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P5 Presentation. Strategic Management of University Real Estate supported by BIM. An application to the real estate of the Greek University A.U.Th . George Tzovlas|4118014. Developments in Time . Late 2009 Greek Debt Crisis. May 2011 Reduced State Funding for A.U.Th . January 2012 - PowerPoint PPT Presentation
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Strategic Management of University Real Estate supported by BIM
An application to the real estate of the Greek University A.U.Th.
1
P5 Presentation
George Tzovlas|4118014
2
Developments in Time
Late 2009 Greek Debt Crisis
May 2011 Reduced State Funding for A.U.Th.
January 2012 Research Begins
October 2012 A.U.Th. to buy new building?
November 2012 A.U.Th. Campus Facilities Closed
Need for a new Transparent, Rational and Coherent approach
• Proactive management • Optimally support A.U.Th.’s objectives• Conscious & evidence based• Task’s Complexity requires valid information
3
Research Proposal | Problem Statement
4
Research Proposal | Research Question
In which ways the decision making for A.U.Th. real estate can
further be professionalized?
5
Research | Theoretical Framework
Examine 4 CREM Perspectives
Strategic Financial
Functional Physical
In Different Levels
External environment
OrganizationRE Portfolio
Building Object
6
Current Demand
Future Demand
Current Supply
Future Supply
Task
1
Task 3
Task 2
Task 4
4 Management tasksIn time
4 CREM PerspectivesIn Different Levels
CREM
Research | Theoretical Framework
7
Four Management Tasks
Current Demand
Future Demand
Current Supply
Future Supply
Task
1Task 3
Task 2
Task 4
Task1. AssessAssessment on KPIsIdentify C Mismatch
Task2. EvaluateKPIs Benchmarking
Define F Match
Task3. ExploreExternal InfluencesInternal Strategies
Task4. ActThrough a Project
8
Aristotle University of Thessaloniki
Case Study | Analysis
Thessaloniki CBD
A.U.Th. Campus
9
Case Study | Analysis
Aristotle University of Thessaloniki
Educational Facilities: 300.000m2 UFA
80%
20%
-20€/m2
Endowments: 9.000m2 LFA
+60€/m2
Rented57%
Vacant43%
Aristotle University of Thessaloniki | Assessment
0 50 100 150 200 250 300
317
306
UFA m2 (x1000)
10
Case Study | Analysis
0 10 20 30 40 50 60
14
62
Students (x1000)
AUTh
AUTh
11
Case Study | Analysis
Aristotle University of Thessaloniki | Assessment
0 0.5 1 1.5 2 2.5
2.3
1.8
UFA m2 / StudentAUTh
NL HEI
0 5 10 15 20 25 30
21
27
Office Workplace m2AUTh
NL HEI
12
Case Study | Analysis
Aristotle University of Thessaloniki | Assessment
year 2
004
year 2
005
year 2
006
year 2
007
year 2
008
year 2
009
year 2
010
year 2
011120
140
160
180
200
220
240
260
280
A.U.Th. Budget 2004-2011 (min. Euro)
-65%
13
Case Study | Analysis
Aristotle University of Thessaloniki | Evaluation
Type Campus Faculty building Mismatch Cost Office EducationA Off School of Jurnalism & Media 418% 1000% 17% 42%
A Off School of Physical Training / Sports 137% 265% 34% 70%
B Off School of Fine Arts 80% 168% 10% 32%
B On Polytechnics 57% 0% 144% 47%
B On Veterinary 49% 0% 128% 35%
A On Law, Economics and Political .. 48% 28% 50% 71%
B On Chemistry 47% 0% 122% 35%
A & B On Dentistry 36% 0% 61% 60%
A On Theology 35% 0% 37% 81%
A Off School of Education 34% 0% 38% 74%
B On Agriculture & Forestry 33% 0% 29% 80%
B On Biology 27% 0% 37% 51%
A On Old School of Philosophy 24% 0% 24% 56%
A & B On Medicine 23% 0% 46% 31%
A On Building Complex of Education 22% 0% 24% 48%
A On New Philosophy 14% 0% 11% 37%
A & B On Applied Sciences 13% 0% 9% 35%
14
Case Study | Analysis
Aristotle University of Thessaloniki | Evaluation
Type Campus Faculty building Mismatch Cost Office EducationA Off School of Jurnalism & Media 418% 1000% 17% 42%
A Off School of Physical Training / Sports 137% 265% 34% 70%
B Off School of Fine Arts 80% 168% 10% 32%
B On Polytechnics 57% 0% 144% 47%
B On Veterinary 49% 0% 128% 35%
A On Law, Economics and Political .. 48% 28% 50% 71%
B On Chemistry 47% 0% 122% 35%
A & B On Dentistry 36% 0% 61% 60%
A On Theology 35% 0% 37% 81%
A Off School of Education 34% 0% 38% 74%
B On Agriculture & Forestry 33% 0% 29% 80%
B On Biology 27% 0% 37% 51%
A On Old School of Philosophy 24% 0% 24% 56%
A & B On Medicine 23% 0% 46% 31%
A On Building Complex of Education 22% 0% 24% 48%
A On New Philosophy 14% 0% 11% 37%
A & B On Applied Sciences 13% 0% 9% 35%
1. Off Campus Rented space 10x more expensive
15
Case Study | Analysis
Aristotle University of Thessaloniki | Evaluation
Type Campus Faculty building Mismatch Cost Office EducationA Off School of Jurnalism & Media 418% 1000% 17% 42%
A Off School of Physical Training / Sports 137% 265% 34% 70%
B Off School of Fine Arts 80% 168% 10% 32%
B On Polytechnics 57% 0% 144% 47%
B On Veterinary 49% 0% 128% 35%
A On Law, Economics and Political .. 48% 28% 50% 71%
B On Chemistry 47% 0% 122% 35%
A & B On Dentistry 36% 0% 61% 60%
A On Theology 35% 0% 37% 81%
A Off School of Education 34% 0% 38% 74%
B On Agriculture & Forestry 33% 0% 29% 80%
B On Biology 27% 0% 37% 51%
A On Old School of Philosophy 24% 0% 24% 56%
A & B On Medicine 23% 0% 46% 31%
A On Building Complex of Education 22% 0% 24% 48%
A On New Philosophy 14% 0% 11% 37%
A & B On Applied Sciences 13% 0% 9% 35%
1. Off Campus Rented space 10x more expensive
2. Reduce Office Space(+48% in average)
16
Aristotle University of Thessaloniki | Evaluation
Type Campus Faculty building Mismatch Cost Office EducationA Off School of Jurnalism & Media 418% 1000% 17% 42%
A Off School of Physical Training / Sports 137% 265% 34% 70%
B Off School of Fine Arts 80% 168% 10% 32%
B On Polytechnics 57% 0% 144% 47%
B On Veterinary 49% 0% 128% 35%
A On Law, Economics and Political .. 48% 28% 50% 71%
B On Chemistry 47% 0% 122% 35%
A & B On Dentistry 36% 0% 61% 60%
A On Theology 35% 0% 37% 81%
A Off School of Education 34% 0% 38% 74%
B On Agriculture & Forestry 33% 0% 29% 80%
B On Biology 27% 0% 37% 51%
A On Old School of Philosophy 24% 0% 24% 56%
A & B On Medicine 23% 0% 46% 31%
A On Building Complex of Education 22% 0% 24% 48%
A On New Philosophy 14% 0% 11% 37%
A & B On Applied Sciences 13% 0% 9% 35%
3. Increase Educational Space(-52% in average)
1. Off Campus Rented space 10x more expensive
2. Reduce Office Space
(+48% in average)
Case Study | Analysis
17
Where?On-campus? Off-campus?
What?U&F in the appropriate
physical setting
OutcomeTest Feasibility
€
Goal: Cost-efficiency
U & F m2
Type Campus Faculty building Mismatch Cost Office EducationA Off School of Jurnalism & Media 418% 1000% 17% 42%Select
Synthesis | Project Definition
18
Project’s Business Case
Project’s Design Brief
Valid Information for Decision Making
€
Goal: Cost-efficiency
U & F m2
Type Campus Faculty building Mismatch Cost Office EducationA Off School of Jurnalism & Media 418% 1000% 17% 42%Align Type Campus Faculty building Mismatch Cost Office EducationA X School of Jurnalism & Media 0% 0% 0% 0%Match
Synthesis | Project’s Concept
19
Design Brief
Design
LCC criterion
Selected Design
Building in Use
CREM Cost Efficiency
CREPortfolio
SelectedProject
Strategic level
Operational level
Connect
Current Goal
Realization
BIM
Synthesis | Process Framework
Programming & Design
Business case development , School of Journalism & Media
Financial AssessmentA.U.Th. Financial Requirements
A.U.Th . Stategists & Decision Makers
External Environment & Market : Stakeholders
Functional Assessment
Building Object Assessment
Project Realization
CREMVerification
Thessaloniki PopulationFunctions, Attractiveness & Quality of Space
Public OpinionPublic Investments’ Social Returns
Ministry of FinancesA.U.Th. Budget
Market & Industry PartiesMarket Demand for Economic Transactions
(Inter)National R&D partiesMarket Demand for Collaboration, Synergy benefits
Public Stakeholders
PrivateStakeholders
A.U.Th.D.M.
A.U.Th.Goals,
Strategy
A.U.Th.Database
CREAV
Forecasting
A.U.Th.Real Estate
Strategy
Service Providers PartiesSpecialization, Performance Enhancement
DesignersDesigners
Condition Surveyor
Condition Surveyor
ConstructionOr
Reconstruction
Concept Design
FS BIM model
Design Brief
Technical Design
Brief Fit?
Yes
No
Design Fit?
No
Yes
A.U.Th.Project Formation & Organization
Selection
Criteria
CS/FD
Financial Assesment
Yes
Future Financial Model
No
Asses Ownership
Model
Same Model(A)
Find Alternative
ModelCS/FD
Functional Assessment
Yes
Future Functional Model
No
Asses Functional
Model
Same Model(A)
Find Alternative
Model
Specific Functional Requirements
Future Functional
Model
Feasibility Analysis
Validation of Business Case Information
Review Case’s Specifications
SelectionContractor Appointed
LCC realize?
No
Strategy/CaseNo
Review strategy
Future Site&Building
Site&Building:Quality for given costs
FD UFA
Site&Building:Seek
Alternatives€/m2
Site&Building:Keep
Building Object Assessment
No
Yes
No
Yes
Building’sCondition
Building’sRelated
InformationBuilding
info
Building Information Registration
Manual Documentation
And/Or Laser Scan
Prepare building
information model
FS BIM model
FS Site & Object’s
InformationIntegration
of Information
CRE as the 5th Resource
Selected Design to be realized
Realized ProjectFS is CS
Realized ProjectFS is CS
TenderProject Realization
Ministry of EducationStudents, Teaching Staff, Academic Program
Municipality of ThessalonikiCity Attractiveness
Planning AuthoritiesInfrastructure & Sustainability
Input for Design Brief
Yes
20
Pre A
A B
C
D
E
F
Design of a 7 step Process
• 4 Preliminary Steps: PreA - C
• CREM decision in step D
• Alignment in step E
• Realization in step F
Synthesis | End Prodcut
Step A t -4
A.U.Th. Strategists& Decision Makers
Input • External Environment• A.U.Th. Database KPIs Decisions• A.U.Th. Performance• CRE PerformanceOutput• A.U.Th. Goals• CRE StrategyAV• By Forecasting• Strategic Management
Based on Evidence
21
A.U.Th. Stategists & Decision Makers
A.U.Th. SenateA.U.Th. Senate
A.U.Th. Rector’s CouncilA.U.Th. Rector’s Council Vice Rector,
Financial Planning & Development
Vice Rector, Financial Planning & Development
Ext.Public Stakeholders
Ext.PrivateStakeholders
A.U.Th.D.M.
A.U.Th.Goals,
Strategy
A.U.Th.Database
CREAV
Forecasting
A.U.Th.Real Estate
Strategy
A.U.Th. RepresentativeA.U.Th. Representative
CRE as the 5th Resource
CRE performance
E&F
Pre A
End Product | Step by Step
A.U.Th. Organizational Performance
22
End Product | Step by Step
Profitability KPIs | CRE Value €
Demand OrientedRent to partners
Supply OrientedSell Residual m2
Market Orientation
Forecast
A.U.Th. CRE Performance
-% €m2
Today
- m2
+ €Decide
Network
Virtual
Step B t -3
Project’sBusiness Case
Input • A.U.Th. Goals• Budget• Core Business Activities• Users
23
Decisions• Project Current
Performance• Financial model• Functions & Users
Output• Future Financial Model,
Feasibility• Future Functions &
Users, towards a strategic Model, C/N/V
AV• Rationalization• Transparency• Professionalization
End Product | Step by Step
Business case development , School of Journalism & Media
Financial AssessmentFunctional Assessment
CS/FD
Financial Assesment
Yes
Future Financial Model
No
Asses Ownership Model
Same Model(A)
Find AlternativeModelCS/FD
Functional Assessment
Yes
Future Functional Model
No
Asses FunctionalModel
Same Model(A)
Find AlternativeModel
Future Functional
Model
Feasibility Analysis
General Economic ServiceGeneral Economic Service
Property & ProcurementDivisionProperty & ProcurementDivision
A
C
24
End Product | Step by Step
Functional Assessment
• Frequency rate - FR
hrs Used/hrs Available
• Occupancy rate -Occ
Users/UFA x hrs Used
• Define Space Utilization
FR x Occ
Financial Assessment
• Assess Book versus Market
Values
• Assess Cost of Ownership
• Feasibility Studies
Step C t -2
Building Object Assessment
Input • Strategic information
from the Project’s business Case
Decisions1. Costs/Benefits, Quality2. Future Site & Location3. Availability of Building
Information
25
Output• First BIM Model • Integrated Building
Information• Strategic & Operational
AV• Integrated & Valid
Management Info• Increased Transparency
Building Object Assessment
Journalism & MediaTech. Manager Journalism & MediaTech. Manager
Journalism & Media Users’ Comittee
DesignersDesigners
Condition Surveyor
Condition Surveyor
Future Site&Building
Site&Building:Quality for given costs
FD UFA
Site&Building:Seek
Alternatives€/m2
Site&Building:Keep
Building Object Assessment
No
Yes
No
Yes
Building’sCondition
Building’sRelated
InformationBuilding
info
Building Information Registration
Manual Documentation
And/Or Laser Scan
Prepare building
information model
BIM model
FS Site & Object’s
Information
Integration of Information
B
D
End Product | Step by Step
26
End Product | Step by Step
Building Object Assessment
• Site Qualities
Infrastructure , Accessibility, Parking
• Building Object Qualities
Spatial Configuration – Distances & Relations
Technical Condition – Maintenance Costs
Energy Consumption – Operating Costs
CREM
A.U.Th.Real Estate
Strategy
Implementation Process ManagerImplementation Process Manager
StrategyCaseNo
A) Review strategy
Yes
A.U.Th. RepresentativeA.U.Th. Representative
FS BIM model
Integrated Project’s Information
FS BIM model
B) Review Project
Verified Wish-list
Step D t -1
CREM VerificationInput • A.U.Th. RE Strategy• Integrated Valid Project
Information (BIM)
Decisions1. CREM decision for the
specific Project2. Adapt top-down
RE Strategy or bottom-up Project specifications?
Output• A.U.Th. Wish-list for the
project, as input for the Design Brief.
• Stimulation of Decision Making
27
AV• Increased Forecasting
Capacity• Proactive & Strategic• Transparent Decision
Making on Valid Information
C
ABIM 4D
Time Simulation & Test
End Product | Step by Step
Step E&F t 0 & t+1
From Strategy to Implementation
Input 1. A.U.Th. Wish-listDecisions1. Project Formation2. Design Evaluation3. Design Development4. Project’s LCC /
Performance5. Contractor Selection
28
Output• Design Brief • Selected Project Design• Realized Project• Related Info in BIM (+)
AV• From Strategy to
Implementation and back• Management Information
for CREM t +2
Programming & Design
Project Realization
Yes
NoYesNo
Yes
NoDesign Brief
Project Start
Select Concept Design Brief Technica
l Design
LCC
Design
Selected Design
BIM model
BIM model
ArchitectArchitect
EngineersEngineers
TenderSelectContractorRealization
Realized ProjectRealized Project
D
End Product | Step by Step
29
End Product | Step by Step
Design Brief Development
• Define Criteria & Conditions for the Design
Distance of X from Y
-Classroom depth from façade
-Classroom door from staircase
Design & Construction
Generate Feedback Information
Evaluate % success – BIM 4D minimizes risk
30
Answer to the Research Question
• A.U.Th. CREM can further be professionalized
• Proactive , thus Strategic
• Decisions based on Valid Information
• Through a Transparent Process
• Evolution of A.U.Th.’s CREM in time?
Research | Conclusions
31
Past Present Short-Term Mid-Term Long-Term
CREM
CREM
CREM
Incremental Reactive
CRE CollectionOn-CampusOff-Campus
Task Manager
Assessment, Consolidation & Restructuring
Control Risks
Support User’s Activities
Reduce Costs
RE portfolio Analysis,Need to Act on the ProblemPrepare Project
ControllerAnalytical, Transparency
?
Research | Recommendations
32
Past Present Short-Term Mid-Term Long-Term
CREM
CREM
CREM
Incremental Reactive
CRE CollectionOn-CampusOff-Campus
Task Manager
Act on the Problem
Reduce Footprint
Operate the ProcessProject: School of Journalism
Deal MakerProblem SolvingStandardization
Consolidation Restructuring
Control RisksReduce CostsSupport Activities
Controller
AnalysisProjectPreparation
?
Research | Recommendations
Deal Maker
33
Past Present Short-Term Mid-Term Long-Term
CREM
CREM
CREM
Incremental Reactive
CRE CollectionOn-CampusOff-Campus
Task Manager
ForecastingStrategic Decision Making
Improve Quality
EntrepreneurMatch Market Options
Consolidation Restructuring
Control RisksReduce CostsSupport Activities
Controller
AnalysisProjectPreparation
Increase RE Value
Increase Satisfaction
Increase Flexibility
BIM database
Act on the Problem
ReduceFootprint
ProjectGenerated InfoIn BIM
Conclusions | Evolution
34
Present Short-Term Mid-Term Long-Term Future
Support Culture
Entrepreneur
Consolidation Restructuring
Control RisksReduce CostsSupport Activities
Controller
AnalysisProjectPreparation
Stimulate Innovation
Support Image
Stimulate Collaboration
Deal Maker
Act on the Problem
Reduce (-)Footprint
ProjectGenerated InfoIn BIM
ForecastingStr. Dec. Making
BIM Database
Business Strategists
Network
Virtual
Increase (+)RE ValueFlexibilitySatisfactionQuality
CREM
CREM
CREM
Research | Recommendations
35
CREM
• Rational & Proactive
• Prevention of unforeseen “Corrections”
Campus Management
• Sensitivity & Responsibility
• Transparency
Research | Recommendations
36
Time Awareness
Decide and Act before it is too late
Research | Recommendations
Thank you
37
The End