[Nordic GBC Conference 2013] Helga Jóhanna Bjarnadóttir: Höfðabakki 9 - Sustainable office refurbishment
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This document summarizes the refurbishment of EFLA's headquarters building in Reykjavik, Iceland to make it more sustainable. The refurbishment aims for BREEAM certification and focuses on improving energy efficiency, indoor air quality, construction waste reduction, sustainable transport, and stormwater management. EFLA and the building owner REITIR worked with architects and engineers to implement solutions like efficient ventilation, low-VOC materials, electric metering, reduced parking, and bike infrastructure to create a healthier and more environmentally friendly building.
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[Nordic GBC Conference 2013] Helga Jóhanna Bjarnadóttir: Höfðabakki 9 - Sustainable office refurbishment
- 1. REFURBISHMENT OF EFLA’S HEADQUARTERS HÖFÐABAKKI 9, REYKJAVIK Nordic Green Building Councils´ Conference, 31.1 – 1.2 2013, Helsinki Helga Jóhanna Bjarnadóttir
- 2. REFURBISHMENT WITH EMPHASIS ON SUSTAINABLE SOLUTIONS • Co-operation between REITIR Real Estate Company and EFLA Consulting Engineers in line with environmental policies of both companies • Sustainable certification: – BREEAM Europe Commercial 2009 for office buildings and fit-out
- 3. EFLA S INTEGRATED SERVICES BUILDINGS PROJECT TRANSPORTATION MANAGEMENT ENERGY INDUSTRY ENVIRONMENT
- 4. EFLA CONSULTING ENGINEERS • General engineering and consulting company – 220 employees in Iceland – 50 employees in international affiliated companies – 30% of activities international • ISO 9001, ISO 14001, OHSAS 18001 • Recipients of the Icelandic Quality Award • Recipients of the Icelandic Environmental Award
- 5. REITIR REAL ESTATE COMPANY 130 properties in Iceland • Office buildings • Retail properties • Hotel properties • Mixed-use in Reykjavik centre REITIR is the owner of the office building at Höfðabakki 9
- 6. HÖFÐABAKKI 9 – THE PROJECT Building type: Office building, floor area 3772 m2, number of storeys 3.
- 7. HÖFÐABAKKI 9 NORDIC BUILT – COMPETITION – The tall building 7060 m2 is the Icelandic case in phase 2 of Nordic Built. – Ideas and proposals are requested that are in line with the Nordic Built charter. http://www.nordicinnovation.org/nordicbuilt
- 8. THE MAIN ISSUES IN THE SUSTAINABLE FIT-OUT PROCESS HÖFÐABAKKI 9 – OFFICE BUILDING • Construction period • Health and wellbeing • Building materials • Waste • Energy • Water • Transport • Vegetation and drainage of surface water Architects: VA architects Engineers : EFLA Consulting Engineers Landscape architects: Landslag
- 9. CONSTRUCTION PERIOD – Environmental and safety management during the construction • Follow occupational health and safety procedures • Good communication with neighbours • Waste sorting and reuse • Minimize dust pollution • Choice of building materials – Audits during construction period and follow-up on the commissioning – Building user guide, for operating the building efficiently
- 10. INDOOR AIR QUALITY HEALTH AND WELLBEING – Efficient mechanical ventilation ensures adequate flow of fresh air – Air intakes are located far from sources of outdoor pollution. – Building materials do not include VOCs, e.g. carpets, wood flooring and flooring adhesives.
- 11. ACOUSTICS HEALTH AND WELLBEING – Design and conditions set to improve acoustics by reducing revibration time and improve sound insulation • Carpet on floors • Ceiling tiles with good acoustic performance • Sound insulation of walls was specifically designed and sound from equipment minimized.
- 12. LIGHTING AND DAYLIGHT HEALTH AND WELLBEING – Lighting; • Fluorescent lamps fitted with high frequency ballasts to reduce the risk of health problems related to flicker. • Lamp covers reduce the risk of glare and uncomfort of eyes. • Lighting is zoned and controlled by occupancy sensors to reduce energy use. – Daylight; • Daylight calculations have been performed. • Curtains reduce glare and minimize strain on eyes due to contrasts in light.
- 13. ELECTRICITY – Metering of electricity use; • Lighting • PC‘s • Large electronic devices • Ventilation system. Measurements from meters are collected in a database. – Selection of controls and energy efficient equipment; • Outdoor lighting with daylighting controls • Energy efficient lamps outdoor and indoor • Lift fulfils requirements on energy efficiency.
- 14. HOT AND COLD WATER WATER AND GEOTHERMAL ENERGY – Metering of cold water use; • Sanitary cold water use • Cooling water for ventilation • Cooling water for computer systems Water taps and WC‘s were selected based on low use of water – Metering of hot water use; • Water in radiators, • Ventilation system • Snow melting • Sanitary hot water, – Measurements from meters are collected in a database for EMS
- 15. BUILDING MATERIALS AND EQUIPMENTS – Environmental certification; • Flooring- and ceiling materials with environmental certification – Robustness and noise reduction: • Flooring materials robust and improve acoustic performance – Toxic materials and dangerous substances: • No toxic materials, dangerous substances and materials containing VOC‘s, e.g. in carpets, parquet flooring, linoleum flooring, flooring adhesives and furnishing – Refrigerants: • Fulfil requirements regarding climate change (GWP) and ozone layer depletion (ODP).
- 16. WASTE – Construction waste /building materials • Sorted, recycled and reused • Measured – Waste management in the office building • Facilities for sorting and recycling provided in the building
- 17. PARKING SPACES AND VEGETATION TRANSPORT BEFORE AFTER Parking spaces reduced by 59
- 18. PARKING SPACES AND VEGETATION TRANSPORT BEFORE AFTER
- 19. EFLA S TRAVEL PLAN Minimise environmental pollution from work trips and travel to and from work • Travel survey – monitor success • Updated regularly • General measures • Incentives • Environmentally friendly cars and bikes available • Workshop for eco driving • Free taxi for unexpected travel • Increase bus use • Employees can get a bus ticket for unexpected travel • Accessible bus schedules • Facilities for cyclists: • Access to locked and sheltered bike racks, • Shower and changing facilities, • Access to repair facility, • A workshop in bikeability • Reflective vest for free
- 20. PEDESTRIAN AND CYCLIST SAFETY TRANSPORT
- 21. SUSTAINABLE TREATMENT OF RUN-OFF SURFACE WATER
- 22. THANK YOU
Editor's Notes
- The first refurbishmentproject inIcelandwheresustainablethinking is in the forfront. This is because of a cooperation of EFLA and Reitir …. Bothcompanieshavethisemphasis in theirpolicy. It wasdecidedto get therefurbishmentcertified and the BREEAM schemeEuropeCommercial 2009 for officebuildings - fit outwaschoosen. Thescoring of thebuilding is verygood.
- EFLA Consulting Engineers is an engineering company that delivers integrated service in all main disciplines of engineering and related fields like …… (teljaupp).
- Weare 220 ….. (lesa upp) . EFLA putsgreatemphasisonquality, goodenvironmentalperformance in ownoperation and in design and alsoonoccupationalhealth and safety of theemployeerstherefore as wedecidedtoWealso offer consultation in thefield of managingthose matters and onsustainabledesign. Therefore it wasobvious as wesearched for a building for ourheadquarters in 2010 thatwewhereeagertoworkwith Reitir the real estatedcompany in refurbishment of Höfðabakki 9 in linewithsustainablethinking.
- Reitir is thebiggest real estate company in Iceland and ownsabout 130 properties in iceland. Thosepropertiesare of differentcharacter, officebuildings, retail, hotel, and alsomixeduse in thecenter of thecity. Reitir has a geographically focused but industry diversified commercial portfolio comprised of both prime and strategic real estateReitir own many landmark buildings, such as the Kringlan shopping centre, the stock exchange and Icelandair hotels Natura and Hilton Nordica25 year stable operations are based upon the team‘s experience, long-term business relationships and efficient property managementReitir‘s largest customers are large corporations and local governmentsOld buildings, biggest shopping mall, hotels and office buildings
- Höfðabakki is an office and industrial complex built in the 1970sThe tall building is a Reykjavik landmark building, it originally hosted contractor offices – 7000 M2 The lower buildings nearby housed various hi-tech companies and construction companies 18000 M2 The lot is about 44700 m2 Built 1969 – 1973 as an industrial building. Concrete building on 2 levels (partly 3 level). In year 2000 all walls were cladded with aluminum façade and glass was updated to „Solstop“ glassTenants today are for example, Consulting engineers, Physiotherapists and Ruby TuesdayIn 2010 3.800 m2 were refurbished for a consultant firm. This project is receiving ( Nov.12) a „Very good“ Breeam rating for sustainable building.
- Fit out process was – a tehcnical university that was changed to a office buildling. Nothing was done with the roof, walls, cladding or insulation but all the interior was changes and fitted out. The mein issues in the sustainable fit out process where: teljaupp. Ekkiþetta. The building is assessed with BREEAM Europe Commercial 2009: Offices schemeMain focus on health and wellbeing, material and equipment selection:lighting (reduced glare, efficient controlling) and daylight (reduced glare);indoor air quality (efficient ventilation system);acoustics (reduce reveberation time, sound insulation);equipment selection (minimized energy usage, metering of energy usage);material (certified and harmless materials).
- Wedidneedmechanicalventilation for thebuildingtoensureadequateflow of freshair. Wedidalsoput a humitification and controlontherighthumitification in thebuilding, butwealsohavetheopertunmitytohavenaturalventilation. Theairintkeslocated far fromsouces of outdoorpollutionWedidchoosebuildingmaterialsthatdid not vaporaize VOC,s likefloorfinishes as carpet, thelinoleomAir intakes and exhausts: We fulfil this for al the offices and in our opinion also for the research area (A) in the basement and for the kitchen (B) on the 2nd floor. See enclosed drawing “overview roof and facades”. Ad. A: The exhaust (design 2.100 m3/h is fixed now to 1.000 m3/h) from the offices on the 1st floor overlaps with the air intake (4.100 m3/h) for the research area in the basement, the 3D distance is app. 4,3 mtr´s.Researcharea (A): is occupiedbytwopersons for 30% of theworkinghours, if lookinginto a air-handlingsystemwith a mixing section 60–70 % of theair is circulated and only 20-30% is taken in as freshair, in thiscase it is just 24% wich is partlydilutedbytheout-sideairthat is „circulated“. Ad. B: The exhaust (app. 550 m3/h) from the kitchen toilet, cleaning closet, storage room and office overlaps slightly with the air intake (app. 5.000 m3/h) for the kitchen, the 3D distance is app. 8,4 mtr´s. Anyway prevailing winds are from the east, as shown in the diagrams (Source: vedurstofan Islands) below.Kitchen (B): Thedilutedextractedair, comparedtotheamount of airtaken in is app. 11% plus theprevailingwinddirectionsare in such a waythatthisdoesn´t causeanyproblems. It is not mandatorytoopenthewindows, thehouse is mechanicalyventilated.Thesources of polutionoppose no problems, theyare all far enoughawayfromtheairintakes. Theairhandlingsystem is designedtoprovidesufficientfreshair and dilutepollutantsaccordingtothe „Byggingarregulerð“ 441/1998 (Icelandicbuildingregulations), section 187.Theairhandlingsystemsarelayedouttoprovide 100% of freshair, thismeans a minimumair volume of 10 l/s/person in thewinter and > 10 l/s/person in the summer. This is an officebuilding and no CO2censorsarespecified.There is a demandcontrolledventilation, it is linkedtoheatcensorsonvariousplaces in thebuilding.No naturalventilation is specified.
- We do thinkfactorsthateffectthehealth and wellbeingareveryimportant so wedid a lot in thatapsect.
- Energyuse in Iceland is all withrenewableenergy, ca. 75% hydro and 25% geothermal The energy prices are rather low compared to Europe but although we think it is of importance to reduce as we can energy use Skipta um mynd - ekki hafa þessa peru - finna aðra mynd - yfirfara hvort þetta sé rétt.
- Wehaveabundant of coldwater in Iceland so we do not emphasisthisenv. Aspectveryhigh – althoughwewanttoknowhowmuchweuse, it is alsousedfoorcoolingbecause it is abduntant and mostcosteffectivecoolingmethod. Thismetering is alsoimportanttofollow up withwherethewater is used and if there is no leakage in thesystem. We meter alsohotwater , wecollectthisinformation for ourGreenacounting.
- We used ethylene glycole and water. Setja frekar mynd úr mötuneytinu til að sýna dúkinn.
- ER EKKI TIL FLOTTARI MYND AF SORPFLOKKUNINNI ?
- Wedidmaketheenvironmentaroundthebuildingmorenice, safe andenvironmentalfriendly for pedistrians and cyclists. The site was previously almost exclusively pavedRecent improvements include more grassHundreds of trees have been planted to block winds consume CO2Sustainable urban drainage system
- The Plan: Conducing employees towards arranging their work trips such as their impact on the environment will be minimized.Encouraging and assisting employees that want to use more environmentally friendly transportation modes to and from work.EFLA wants to be exemplary and to lead by example in Iceland when it comes to the making of, operating, monitoring and attainment of a transport plan. General measuresIncentives for employees that agree on regular motion, for example bike or jog to and from work.Employees get a free taxi when sudden or unexpected events arise.Introduce to employees how EFLA bikes can be used for private short distance errands.All employees can get a reflective vest for freeIncrease bus use All at the reservation desk.Employees with transport-agreement can get a free bus pass to try for a month to see whether they can use it efficientlyMake information about busses and timetables easy to access.Increasing bikingEmployees can borrow an EFLA bike to see whether the can use it efficiently to go to work.Employees have an access to a minimum repair facility and can seek assistance.A workshop in how to repair bikes. Employees have access to locked and sheltered bike racksA workshop in bikability
- Pavement withgeothermalheatingSpeed hump whereroadcrosses pavement.Raisedtablejunction and speed hump. Pavementsonboth sides ofroad.Rised crossing/speed hump for Rised table junction.pedestrians, at the access road between the parking and south area. Rised crossing/speed hump for pedestrians