This document discusses the relationship between base buildings and fit-outs in construction. It notes that fit-outs, which refer to the interior design and finishing of a building, account for a large portion of the total costs and environmental impacts of buildings. The document advocates for an approach where base buildings are designed to be adaptable to different fit-outs over time in order to reduce waste and costs from frequent renovation. It provides examples of buildings from Japan and other countries that employ designs allowing easy maintenance and modification of interior spaces and systems.

1. Fit-­‐Out
+
Base
Building
Connec4ng
social
and
ecological
loops
@remkozuidema
remko.zuidema@briqs.org

2. What’s
in
it
for
me?
Responsibility?
Competence?
Trends?
Examples?
>>
>>
>>

3. BRIQS
Fit-­‐Out
Mastery:
Goal
Building
bricks
of
circulair
economy
Dis4nc4on
between
Fit-­‐Out
en
Base-­‐Building
Remko
Zuidema
Teacher,
Coach
and
Presenter

4. Part
performances
combined
Duurzaam
Grondstoffen
Beheer.nl

5. Buildings:
Who?
Who
are
involved?
What
are
they
doing?
What
is
their
(organiza4onal)
goal?
How
long
are
they
doing
so?
Under
which
jurisdic4on?

6. Material
to
user
in
five
steps
Design
&
Construc0on
Real
Estate
Building
industry
What
make
buildings
different?
End
Users
Big
Investment
+
Loca4on
Fixed
+
Specific!
Materials
Ac3vi3es
Por)olio
Project
Build
market
Market
Elsewhere?
Shops,
Internet
shops,
Daily
market
etc.
NL+EU
law
NL
law
NL
law
EU
law
EU
law

7. Design
&
Constrcu4on
Project
Technical
Design
Supervision
&
Guidance
Preliminary
&
Final
Design
Construc4on
&
(dis)Assembly
Law
NL

8. Por)olio
Real
Estate
Building
research
Financial
control
MYMP
Loan
mortgage
buy
/
sell
/
rent
Technical
Maintenance
Law
NL

9. Building
market
Prod.
inova4on
Parts
return
Transport
&
Trade
Prod.
dwg.
Product
return
R&D
&
Produc4on
Industry
&
Trade
Law
EU

10. End
Users
Ac3vi3es
Performance
(how)
Daily
use
and
administra4on
Mul4ple
space
use
&
flexibility
Use
of
space
(what
+
why)
Law
NL+EU

11. Market
Cul4vate
&
mining
Storage
&
Logis4cs
Recycling
&
Upgrading
Produc4on
&
Harvest
Basic
Materials
Law
EU

12. End
Users
Real
Estate
Design
&
Construc0on
Building
industry
Materials
Occupants
Tenant
User
repre-­‐
senta4ve
Finance
broker
Administrator
research
Consultant
Architect
Tech.
Draw.
Cons.
comp
Trader
Deliverance
Return
logi
Factory
Materials
Stock
Agro
Mining
Ac3vi3es
Por)olio
Project
Build
market
Market
Use
cycle
to
Material
cycle

13. Use
of
space
(what+why)
Performance
(how)
Loan
mortgage
buy
/
sell
Building
research
Preliminary
&
final
Design
Technical
design
Prod.
dwg
Product
return
Prod.
innovate
Parts
return
Recycling
&
upgrading
Cul4vate
&
mining
Daily
use
and
administra4on
Mul4ple
space
use
&
flexibility
Financial
control
MYMP
Technical
Maintenance
Supervision
&
guidance
Construc4on
&
(dis)assembly
Transport
&
logis4cs
Produc4on
Storage
&
logis4cs
Produc4on
&
harvest
Requests
&
Demands
Economic
Program
Performance
Program
Design
&
Build
Engineering
&
Build
Product
Purchase
Agent
agreement
Materials
Purchase
Produc4on
order
Ac3vi3es
Por)olio
Project
“Tradi4onal”
Build
market
Market
Contracts
to
sustainability

14. Grip
on
materials
Tech.
design
inspire
(Re)
Thinking
Vision,
Ambi4on
Mission
management
Adaptability
Maintenance
Use
re-­‐act
reflect
check
appreciate
Design
Plan
Design
plan
mobilize
Construct
Tests
Complete
Produce
do
And
then
collect
and
store
the
experiences!

15. Buildings:
changing
too?
What
&
who?
Where?
How
much?
When?
How?
Why?

16. Use(r)
on
the
move
“The
only
constant
is
change”
Heraclitus,
Greek
philosopher
(app.
500
BC)

17. Housing
installa4on
year
1960
Good
old
4mes?
Almost
beyond
comprehencion!

18. Housing
installa4on
year
2010
Innova4on
by
new
Products
bought

19. 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)

20. Difference
Building
and
Product?
Fixed
loca4on
+
high
investment
+
long
life
2
extreems:
building
becomes
older
than
we,
dearness!
Or
we
throw
it
away
soon

21. 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
25%
35%
35%
40%
40%
of
total
energy
consump4on
30%
of
impact
is
determined
before
opening!

22. Innova4on
by
addi4on
Efficienty
(use
of
volume)
25%
of
building
volume
is
package
1960
2010

23. Innova4on
by
interweaving
Installa4e
kanalen
in
Eengezinswoning
Service
ducts
in
one-­‐family
housing
Example
of
interweaving
Voorbeeld
van
vervlech4ng
Adaptability
(change
incorpora4on)

24. 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

25. Building
parts
modifica4ons
<<
>>
Site
Structure
Skin
Services
I
Services
U
Separa4ons
Stuff
years
0
20
40
60
80
100>
short
|
Middle
|
Long
End
User
<>
Investor
<>
Soc.

26. Open
Building
overview

27. Decisionmaking
on/of
buildings
Zone
Structure
Purpose
Fabric
Support
Fit-­‐Out
Facility
City
District
Neighbor
hood
Building
Home
Rooms
Furniture
Province
Municipality
Corpora4on
Developer
Condominium
Owner
End
User
Plan
name:
Realiza0on:
Decision:
Ini4ator

28. 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:
LOewvenl:e
rship
Rent
O
O
O
O
O
O
O
O
O
O
O
O
End
User
<>
Investor
Fase:
Level:
Site/
area
Structure/
founda0on
Skin/
façade
Services/
u0lity
Separa0ons
/
interior
Stuff/
furniture

29. 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

30. Social
<>
Technical
<>
Ecological
Real
Estate
Design
&
Constuc0on
Floor
slabs
Industry
and
trade
Society
surrounding
site
Occupants
&
Tenants
Bio
sphere
/
Techno
sphere
(Etcetera)
Sand/
Grind
Basic
Materials
Ac3vi3es
Por)olio
Project
Build
Market
Market
Structure
Skin
Nuts-­‐/Building
Services
User
Services
Separa4ons
Stuff/
Fixed
Furniture
Investor
Base
Building
User
Fit-­‐Out
Stone/
Glass
Plas4cs
Metals
Wood
Tex4le
(Etcetera)
Window
frames
NL+EU
law
Owner
NL
law
NL
law
OpenBuilding<
>SmartBuilding<
Energy
storage
(Etcetera)
Airco
system
Wallssytem
Kitchen
EU
law
EU
law
>C2C/BMc/tNS/BBE
Different
methods
connect
into
building
cycles!

31. Examples

32. What
is:
sustainable?
Why?

33. 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)
Entrance
from
Common
Corridor
Balcony
PS
Mechanical
and
Electric
Pipe
Shays
can
be
Maintained
from
Outside
of
Each
Unit
(from
Common
Corridor)

34. 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.

35. 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

36. Fit-­‐Out:
Japanese
going
Dutch?

37. 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
Balcony
Balcony
PS
PS
Corridor
Surmountable
Separa4on
walls
and
storagesystem
Corridor

38. Personal
Fit-­‐Out

39. Helsinki
going
Dutch?
Stacked
mul4layer
Fit-­‐Out

40. Just
an
empty
box?
Base
building
before
Fit-­‐Out

41. Full
with
happy
people!
Happy
End
Users

42. Performance
façade
model
Company
provides
façade
:
-­‐ Design
-­‐ Permits
-­‐ Construc4on
-­‐ Maintenance
-­‐ End
of
life
-­‐ Management
-­‐ Finance
e.Nova4on,
Schueco
Smartrenovate

43. Performance
services
model
Energy
Service
Companies:
-­‐ Design
-­‐ Permits
-­‐ Construc4on
-­‐ Maintenance
-­‐ End
of
life
-­‐ Management
-­‐ Finance
Empire
state
building
renova4on

44. Example
NL,
Solids
Evalua4on
2013
at
www.pla{orm31.nl

45. Seems
an
ordinary
building
Homes,
Hotels
and
Offices
In
Amsterdam
Old-­‐West

46. Residents
sa4sfied
differently
Fit-­‐Out
costs
10x
less
+
10x
more
than
es4mate

47. 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

48. 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

49. @RemkoZuidema
remko.zuidema@briqs.org
25th
of
september
2014
Indonesia
Fit-­‐Out
Mastery