Bavière, lot D

when the site of a former hospital facilitates the establishment of residential units & amenities for a new ultra-urban neighbourhood

project characteristics

The Bavaria site refers to the area known as the “Bavaria Triangle.” It is located less than 1.5 km from the city center and Place Saint-Lambert. This triangle is the subject of an overall redevelopment project led by both public entities (the city of Liège, the province of Liège) and a private operator (Bavaria Development SA).

The master plan revolves around three blocks (F-G, A-C, & D-E) situated at the corners of the Bavaria Triangle and a central composition consisting of two architectural landmarks: the “Pôle des Savoirs” of the Province (B) and the sports center (C) located north of the axis of Schwann Street.

programconstruction of a residential complex (149 units), a professional office space, a daycare facility & four commercial spaces
clientBavière développement (UrbaLiège, Thomas & Piron + BPI)
addressquai de la Dérivation • rue des Bonnes Villes • rue des Prés Saint-Denis • 4000 Liège
building typelive
statusunder construction
expertisesarchitecturelandscape designproject managementconstruction managementfeasibility studiesprogramming
sizeabove ground: 17.992 SQM • underground: 6.660 SQM
team• client: Bavière développement (UrbaLiège, Thomas & Piron + BPI)
• businesses: association BPC Liège, Galère, T&P bâtiment
• stability engineer: Lemaire design office
• special techniques engineer: Lemaire design office
• acoustic design office: Venac
• technical inspection service: Seco
• surveyor: HVS & partenaires
• health & safety co-ordinator: PS2 Sixco
lot D

Lot D is part of the D-E block. It contains housing, shops, and a crèche. A province high school is located in lot E. The project in question here falls within this perimeter of the block.

The reference scale is that of G+5. This is a scale that is in line with the average scale of the neighbourhood. This gives the buildings an initial reading of the volumes on a human scale, and allows for controlled densification in relation to the public space.

The surrounding urban landscape, particularly along the Quai de la Dérivation, is characterised by a succession of high points. Two prominent buildings complete the composition of this block. The building at the corner of Quai de la Dérivation and Rue des Bonnes-Villes (building D2_B) is an opportunity to establish a landmark for the Bavière site. It is strategically positioned as an extension of the Bressoux bridge. It consists of a white volume in the foreground.

This has a slender form that provides a certain verticality in relation to the more horizontal composition of the rest of the block.

Another architectural accent is located on the corner formed by the Rue des Bonnes Villes and the extension of the Rue Schwann (here called “Schwann Alley”). The composition is more organic and results from this articulation. This is a punctuation that contributes to the definition of a varied skyline within the block.


Lot D is part of this requirement for accessible and attractive housing. The block consists of 5 buildings of different typologies and architectural expressions.

  • building D1: 17 residential units & 1 professional activity
  • building D2: 54 residential units & 1 shop
  • building D3: 18 l residential units & 1 crèche
  • building D4: 25 residential units & 1 shop
  • building D5: 35 loft residential units, their communal areas & 1 shop

particular attributes of lot D
  • privileged location: on the edge of the quay, setback of 3 m, open space & natural sunlight
  • accessibility & soft mobility
  • focus on public leisure & socialising activities
  • view of the river & the surrounding areas
  • new road development undertaken by the city
  • part of a mixed development
  • wide variety of housing types: studio, 1 bed, 2 bed, 3 bed & lofts


a public parking lot
b liberal professions
c housing D1
d housing D2
e logistics
f commercial
g private driveway
h housing D2B
i housing D2A
j housing D1
k nursery
l housing D3 & D4
m commercial
n commercial
o housing D5

building D1

For the typical floor plan, we have two through-apartments and a third one facing the street. This is a mid-sized building with the top floor set back. Here, we find more spacious apartments with large terraces. On the ground floor, space is allocated for a professional office.

building D2

This building serves as a landmark along the Quai de la Dérivation. It acts as the gateway to the Bavaria site on the Outre-Meuse island. The apartments on the first five levels are more compact and are primarily aimed at investors. On the upper floors, there is a higher proportion of 2-bedroom and 3-bedroom units. The quality of these apartments lies in their bright living spaces and a fluid, functional layout.

Through-apartments are planned on all levels. The development of the two top floors presents an opportunity to diversify the offering and provide a very high-quality product. These apartments boast generous spaces and offer pleasant views of the Dérivation and the city. The ground floor hosts a neighbourhood supermarket.

building D3

For the typical floor plan, we follow a similar principle to building D1. On the ground floor, space is allocated for a daycare facility.

building D4

The building is one of the entry points into the interior of the site. Its uniqueness is evident in its openness at the corner of Rue des Bonnes Villes and Allé Schwann. A dynamic terrace arrangement occupies the corner, allowing the apartments to connect with the city. The upper floors are designated for residential units. The ground floor incorporates a pharmacy.

floor plan D1 R+2

floor plan D2B R+2

building D5, “loft concept”

The building offers an innovative concept aimed at providing attractively priced housing.

This is achieved through a simple yet identifiable architecture, minimalistic finishes with a contemporary and “industrial” feel, along with optional “packs” that include:

  • a generous entrance hall and higher ceiling heights compared to the average
  • simple architecture with large glass windows & vertical or horizontal divisions
  • balconies with steel structures and tension rods, along with relief brick cladding to enhance the industrial loft aesthetic
  • a straightforward structure offering rectangular spaces & minimizing communal areas on each floor
  • loft-style residences ranging from 83 to 146 square meters, delivered with or without “amenities”, optional packs include semi-glazed or solid partitions, kitchen fittings & decoration
  • raw finishes for an industrial-contemporary look: exposed concrete, no plastering but painting on masonry or concrete, industrial-type flooring such as polished concrete or similar
  • modular & adaptable electrical distribution (visible cable trays, surface-mounted tubing for switches & sockets, distributed via ceiling cable trays)
  • exposed ducts & ventilation grilles
  • an attractive base price below the market average (excluding options and packs)

The ground floor features a flexible common space that can accommodate a professional exchange area, coworking space, communal lounge, or a small mobile store selling organic/fair trade/slow food items.

energy performance & certification
  • coefficients: Ew 65