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Circular Economy in Real Estate - Essential starting points - Challenges - Examples
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What’s in it for me?
Responsibility? Competence? Trends? Examples?
>> >> >>
Building bricks of circulair economy Dis4nc4on between Fit-‐Out en Base-‐Building
Remko Zuidema Teacher, Coach and Presenter
BRIQS Fit-‐Out Mastery: Goal
Part performances combined Duurzaam Grondstoffen Beheer.nl
Buildings: Who?
Who are involved? What are they doing? What is their (organiza4onal) goal? How long are they doing so? Under which jurisdic4on?
What make buildings different? Big Investment + Loca4on Fixed + Specific!
Design & Con
struc0on
End Users
Real Estate
Build
ing indu
stry
Materials
Project Por)olio Build market Ac3vi3es Market
Material to user in five steps
Elsewhere? Shops, Internet shops, Daily market etc.
NL law EU law EU law NL law NL+EU law
Design & Constrcu4on Project
Technical
Desig
n
Supe
rvision
&
Guidance
Prelim
inary &
Final D
esign
Construc4o
n &
(dis)Assembly
Law NL
Por)olio
Real Estate
Building
research
Financial
control M
YMP
Loan m
ortgage
buy / sell / re
nt
Technical
Mainten
ance
Law NL
Building market
Prod
. ino
va4o
n Parts return
Transport &
Trade
Prod
. dwg.
Prod
uct return
R&D &
Prod
uc4o
n
Industry & Trade
Law EU
End Users Ac3vi3es
Performance
(how
)
Daily use and
administra4o
n
Mul4p
le sp
ace
use & flexibility
Use of space
(what +
why)
Law NL+EU
Market
Cul4vate &
mining
Storage &
Logis4cs
Recycling &
Upgrading
Prod
uc4o
n &
Harvest
Basic Materials
Law EU
Real Estate
Design & Con
struc0on
Build
ing indu
stry
Materials
End Users
Occup
ants
Tenant
Tech. D
raw.
Cons. com
p
User rep
re-‐
senta4
ve
Administrator
research
Finance
broker
Consultant
Archite
ct
Agro
Mining
Materials
Stock
Return logi
Factory
Trader
Deliverance
Project Por)olio Build market Ac3vi3es Market
Use cycle to Material cycle
Performance
(how
)
Technical
desig
n
Prod
. inn
ovate
Parts return
Cul4vate &
mining
Building
research
Loan m
ortgage
buy / sell
Use of space
(what+why)
Prelim
inary &
final Design
Prod
. dwg
Prod
uct return
Recycling &
upgrading
Financial
control M
YMP
Supe
rvision
&
guidance
Daily use and
administra4o
n
Technical
Mainten
ance
Transport &
logis4cs
Storage &
logis4cs
Mul4p
le sp
ace
use & flexibility
Construc4o
n &
(dis)assembly
Prod
uc4o
n
Prod
uc4o
n &
harvest
Requ
ests &
Demands
Prod
uct
Purchase
Econ
omic
Program
Desig
n &
Build
Performance
Program
Engine
ering
& Build
Prod
uc4o
n orde
r
Materials
Purchase
Agen
t agreem
ent
Project Por)olio Build market Ac3vi3es Market
Contracts to sustainability “Tradi4onal”
Grip on materials
And then collect and store the experiences!
appreciate check
Design Plan
Design Tech. design
(Re) Thinking Vision, Ambi4on Mission
Construct
Tests Complete Produce
Adaptability Maintenance Use
mobilize
inspire
do
plan
reflect
re-‐act
management
Buildings: changing too?
What & who? Where? How much? When? How? Why?
“The only constant is change” Heraclitus, Greek philosopher (app. 500 BC)
Use(r) on the move
Housing installa4on year 1960
Good
old 4mes?
Almost b
eyon
d compreh
encion
!
Housing installa4on year 2010
Inno
va4o
n by new
Prod
ucts bou
ght
The new answers! “We should not try to forecast what will happen, but try to make provision for what cannot be foreseen.”
Emeritus Prof. Dr. Ir. John Habraken (TU/e + MIT) (statement “Supports and the People” 1972)
Difference Building and Product?
Fixed loca4on + high investment + long life 2 extreems: building becomes older than we, dearness! Or we throw it away soon
Environmental influences
Environmental impact of building industry in The Netherlands:
Contribu4ng for 6% of GNP: in road transport of total materials used in total amount of waste of total CO2 emissions of total energy consump4on
30% of impact is determined before opening!
25% 35% 35% 40% 40%
Efficienty (use of volume) 25% of building volume is package
1960 2010
Innova4on by addi4on
Innova4on by interweaving
Adaptability (change incorpora4on)
Installa4e kanalen in Eengezinswoning
Voorbeeld van vervlech4ng
Service ducts in one-‐family housing
Example of interweaving
Average building part life span # of 4mes in lifecycle: 0x Site forever 1x Structure 50-‐100 years 3x Skin 30-‐40 years 4x Services I 20-‐40 years 5x Services U 10-‐20 years 7x Spaces 5-‐10 years 9x Stuff 1-‐5 years Beyond structure life you find demoli4on and materials
end
user<>Investor<> Soc
Building parts modifica4ons Site Structure Skin Services I Services U Separa4ons Stuff
short | Middle | Long years 0 20 40 60 80 100>
<< >>
End User <> Investor <> Soc.
Open Building overview
Decisionmaking on/of buildings
Structure
Purpose
Support
Fit-‐Out
Zone
Facility
Fabric
District Neighbor hood
Home
Rooms
City
Furniture
Building
Municipality
Corpora4on
Condominium
Owner
Province
End User
Developer
Plan name: Realiza0on: Decision:
Ini4ator
Ownership: Rent– Buy devision Rent or Buy? Both!
Own home
Leasehold Municipality Housing Associa4on
Investor Tennent
Condominium Associa4on Lease
Retail / Bar / Restaurant Open Building
Fase: Level: Ownership Rent
O O
O O
O
O
O O
O
O
O O
End User <
> Investor
Fase: Level:
Structure/ founda0on
Skin/ façade
Services/ u0lity
Separa0ons/ interior
Site/ area
Stuff/ furniture
Building materials registra4on Reports need to contain used Direct materials, staying in the building, and used Indirect materials that are used to prepare and maintain!
Fase: Level: Strategic Plan Make Use
Structure/ founda0on Report Report Report
Skin/ façade Report Report
Services/ u0lity Report Report
Separa0ons/ interior Report Report
Report
Report
Report
Report
Site/ area
Report
Report
Report
Report
Discard
Report
Report
Report
Report
Stuff/ furniture Report Report Report Report Report
End User<> Investor <> Society
Social <> Technical <> Ecological
Real Estate
Design & Con
stuc0o
n
Indu
stry and
trad
e
Occup
ants & Ten
ants
Basic Materials
Project Por)olio Build Market Ac3vi3es Market
Skin Nuts-‐/Building Services
User Services Separa4ons
Structure
Stuff/ Fixed Furniture
Investor Base Building
User Fit-‐Out
Stone/ Glass Plas4cs
Sand/ Grind
Metals Wood Tex4le
(Etcetera)
(Etcetera)
Bio sphere / Techno sphere
Different methods connect into building cycles!
OpenBuilding< >C2C/BMc/tNS/BBE >SmartBuilding<
Society surrounding site
(Etcetera)
Window frames
Airco system Wallssytem Kitchen
Floor slabs
Energy storage
NL law EU law EU law NL law NL+EU law
Owner
Examples
What is: sustainable?
Why?
First Long-‐Life Quality Housing “Blan-‐Shera Urawa”, Completed in May 2011,
69 units, 80 -‐93 m2, 30 min north of Tokyo St.
by Haseko-‐Coopera4on (Exp. of 480 K units)
Balcony
Mechanical and Electric Pipe Shays can be Maintained from Outside of Each Unit (from Common Corridor)
Entrance from Common Corridor
PS
Technical Guidelines Japan Act for Promo4on of Long-‐Life Quality Housing:
3. Easiness for Maintenance and Renewal Common piping of condominium apartments must be maintained without entering private parts of dwellings.
4. Adaptability Distance between the floor slabs of base building must be 2,650mm or higher for piping and wiring according to modifica4on of the original room layouts.
Second Long-‐Life Quality Housing “Blan-‐Shera Suita-‐Katayama Koen”, Completed in July 2011,
114 units, 79 -‐ 107 sqm, 10 km from Osaka St.
by Haseko-‐Coopera4on
Fit-‐Out: Japanese going Dutch?
Adap4ng family change
Mecanic and Electro techniscal maintanance through shays reachable from outside of the unit (from communal space)
Family without children
Family with children
Balcon
y Ba
lcon
y
PS
PS
Corridor
Surmountable Separa4on walls and storagesystem
Corridor
Personal Fit-‐Out
Helsinki going Dutch?
Stacked mul4layer Fit-‐Out
Just an empty box?
Base building before Fit-‐Out
Full with happy people!
Happy End Users
Performance façade model Company provides façade : -‐ Design -‐ Permits -‐ Construc4on -‐ Maintenance -‐ End of life -‐ Management -‐ Finance e.Nova4on, Schueco Smartrenovate
Performance services model Energy Service Companies: -‐ Design -‐ Permits -‐ Construc4on -‐ Maintenance -‐ End of life -‐ Management -‐ Finance Empire state building renova4on
Evalua4on 2013 at www.pla{orm31.nl
Example NL, Solids
Homes, Hotels and Offices In Amsterdam Old-‐West
Seems an ordinary building
Residents sa4sfied differently
Fit-‐Out costs 10x less + 10x more than es4mate
And many more examples
Where 2 stakeholders aproach? • Mall with shop units • Lithe buildings, Zuidas Amsterdam • Public buildings, Kanton Bern (CH) • Army Hospitals, Pentagon (USA) • Pensionfunds, Social Housing Corp. • Innova4ve and Crea4ve Homes • Condominium, mul4ple tenant building
Conclusions & Recommenda4ons
Bo|lenecks now in NL: 1. From ‘buyer beware’ to ‘seller beware’ 2. Influence share Investor and End User 3. Learning organisa4on Design & Build Ayerwards going: 1. From Product to Performance delivery 2. From Lineair to Circulair Economy 3. From Dumb Fit-‐Out to Smart City
