Present development and exploitation of buildings scemes are adressed. Step by step the new development and exploitation scemes are put in place.

1. Sustainable Building process
equals
Quality Management
Presentation Remko Zuidema
December 2010

2. Environmental challenge
In the Netherlands the building industry contributes for
approx. 5 % in the GNP, but for….
25 % in road fright transport
35 % in the total amount of waste
40 % in the total energy consumption and CO2 emission
Energy use in The
Netherlands a year
Other energy use
Use faze of
housing
Use faze of
non-housing
Production & transport
building materials
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3. Environmental challenge
The construction industry is inefficient
10% cost of failure
less then 40%
efficiency
10% building waste on
construction sites
excessive use of materials
and volume
<100 kg/m2 >1000 kg/m2
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4. Just three things can go wrong in
a project….
To late To expensive
Easy to = = Easy to
check…☺ (compare 2 (compare 2 check…☺
data…) prices…)
lowest price
for a minimum quality?
or
maximum quality
for the existing budget?
Not good
= difficult to
(HELP, how to check…
measure?...)
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5. What the client formulated
How this was interpreted
How it was designed
What was executed
Communication =
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Just missing the point?
The documentation
The clients needs
5

6. The management knows all
about time and money…
BUT, who is guarding the integral quality?
A desperate message:
“We are the users of today,
in buildings of yesterday,
by consultants of the day before yesterday,
using methods of the middle ages
to be prepared for the problems of tomorrow!”
And what will we do tomorrow?
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7. Development process
Tenant, user
Client, owner
Design, plan, construct
Builder, constructing Tenant/ user
Industry
Subcontractor Government Owner
Installer Proj. Managm.
Contractor
Architect
Wholesale
Elements
Structural eng. Physics cons.
Products Authorities
Basic materials Install. cons. oth. consultant
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8. Traditional Development
End-user
Management
Management Financial &
Integral Vision Technical
Program
Facility
Needs research Services and
Project definition Maintenance
Design
Management
Construction
Management
Building,
Esthetic & Construction,
Technical Tests & Delivery
Design Completion
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9. Traditional development
End-user 5% 20% 75% = Market share of
100% of costs €
Contractors & Maintanance
Management
Management
Manufacturers & Suppliers
Program
Facility
Owner/
Developer
Design
Management
Construction
Management
Advisors & Architects
Agent
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10. Traditional building process
Structure
gevel + dak
gevel + dak
Skin
Services
Space plan
Completion
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11. Variation in lifespan
Structure Durability
• Long lifespan: 50-100 years
Envelope Durability / Sustainability
• Middle lifespan: 30-35 years
• Part of the public space
Schematic Section
Main Services Durability
• Middle lifespan: 20-25 years
• Part of structure core of the Building S-S
Interior
Secondary services Sustainability M-S
• Middle lifespan: 10-15 years
• Within Floors / Facades
Schematic Plan
Interior Sustainability
• Short lifespan: 5-10 years
• Sustainable Smart Modules
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12. Inhouse services anno 1960
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13. Inhouse services anno 2010
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14. Innovation by addition No flexibility in concrete...
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15. What is an innovation?
• “A successful renewal with a high value for the user”
• Productinnovation
• Procesinnovation 80
70
• Supply driven 60
market 50
40
30
20
10
0
Constructionfirms Supply chain Consultants Miscelleny
Total Productinnovation Procesinnovation
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16. “The main reason why innovation doesn’t take place is not the
lack of technology, but the fear of change.”
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17. Investment vs. Exploitationcosts
Life cycle costs or life cycle benefits?
1 5 50 100 - ???
Design costs
Building costs
Exploitation costs
Benefits during use
Proposition:
Focus on the benefits during use (higher productivity, faster cure and
care, experience of occupants and residents, etc.) has much more
inpact than savings during construction (faster/ cheaper/ etc.).
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18. Industrial development
End-user
Management
Management
Integral Vision Financial &
Program
Facility
Needs research Technical
Project definition Services and
Maintenance
Design
Management
Construction
Management
Building,
Construction,
Esthetic & Technical Tests & Delivery,
Design Completion
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19. Industrial development
End-user 5% 10% 65% = Market share of
80% of costs €
Management
Management
Program
Facility
Owner/
Developer
Advisers, Architects,
Design
Management
Construction
Management
Contractors &
Maintenance
Manufacturers & Suppliers
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20. Industrial building process
Structure
Skin
Services
Proces Innovation
Space plan
Completion
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21. Lifecycle management
reflect
Program management Facility management
Vision Exploitation
Ambition Maintenance
Mission Use
Activities
inspire value
Plan Realization
Design Tests
Engineering Delivery
Design management Construction management
mobilize
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22. Smart Building
prof. John Habraken (1961):
“We should not try to forecast
what will happen, but try to make
provision for what cannot be
foreseen”.
Habraken and Van Randen
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23. Level of complexity
low midium high
functional
1 function 2 -3 functions multifunctional
technical
proven innovative
technology technology
financial
traditional … alternative
# different
tennents
1 tennent 2 tenents More tennents
uniqueness
already achieved once
time
1 Year 1-5years 10 years
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24. “Designing-down and …
Put the fundamental steps in this Context, developments
order, each step is the starting point (our environment)
for the next.
Vision, ambitions
In the first two steps you formulate (goals)
out of the context the combined Mission
shared vision, ambition and mission. (statement to the world)
Activities
Two steps of the sequence to (step stones)
develop the project starting point to
activities and spatial step stones. Program of Demands
(patterns)
All wishes and demands will be Design study
combined in the PoD! (systems)
Building
Translate eventually these systems (mass)
into the organism to develop:
A (multifunctional) built
environment!
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25. Build from supply towards
demand: the Hamburgermodel
• ‘user language’ • ‘Performance language’
• Related to user’s own • Facility or product related
operations • WHAT: properties required to
• WHAT is required (intended facilitate the intended use
use) Translation
• WHY it is required (mission
and purpose)
Functional Performance
needs requirements
DEMAND (Question) Compare
& match
SUPPLY (Solution) Technical Performance
specifications specifications
• ‘Technical language’ •‘
• Related to technical solutions Translation
• HOW will the requirements • Performance lanquage’
been met • Predicted and/ or measured
• Understood by supply chain properties of the solutions
participants offered
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26. Smart Building
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27. Trias of trias:
Humana, Materia en Energetica
Hierarchy towards
sustainability
1 2
3
Minimize use of un-
sustainable resources
1 2
3
Minimize use of un-
1 2 sustainable materials
3
Use spaces efficiently
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28. “Mens sana in corpore sano”
ANALYSIS >>>>> SYNTHESIS
Psychological aspects Functional demands
What demands are being • “Image”
Wished situation
Given situation
set to the building • Esthetic demands
experience? • Orientation
Physical aspects Spatial demands
What demands are being • Number of m²’s
set to acting and moving • Sort of m²’s
of people in building? • Relations
Physiological aspects Technical demands
What demands are being • Strength/Stiffness
set to health and safety? • Stability
• Climate
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29. Investigation scheme
Functioning work environment:
• Spatial function profiles Synthesis
• Choice of workplace concepts (Wished situation)
• m² qualifying/ quantifying
Spatial synergy:
• Organization clusters
• Spatial relations
• Communal facilities
functional
Technical conditions:
• interior climate conditions
• architectural finish level
• Utilities needs
Analysis financial Financial considerations:
• lifecycle analysis
(Given situation) • budget constraints
• market conformity
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30. Smart Building
Slimline Buildings Wingvloer
Leidingvloer FlexCasco
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31. human behavior & technology
should be linked
Purpose of Outcome of
intervention intervention
Human oriented-process-
approach
Humans Organization processes
Satisfied
Organization structures
Technology Taking action
Technical-structure oriented-
approach
Environmental psychology is the discipline assessing the mutual influence of
the (built en natural) surroundings and human behavior.
Example: How become humans more productive/ more satisfied in their werk/ living/ environment?
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32. Success formula in development
C x V x P = S²
Communication Visualisation Participation Sustainability Support basis
To get to a result that is Sustainable (future outlook) and where the good Support basis exist,
we apply this formula in the process.
•Communication. Users are informed (set up communication plan)
•Visualization. Voor ‘non professionals’ it is sometimes difficult to assess multidimensional
presentations. With the use of (3D) drawings, mood boards, images etc. future plans or
propositions will become better assessable.
•Participation. We take interactive workshops with commissioners, owners en/of users.
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33. Price is just the tip of the iceberg
Reduce
purchase Purchase
price price
Inventory Maintanance
Minimalize Reduce costs Energy
Total Costs of Running use
Operation costs
Lifespan Waste of
packaging
Reintegrating Recyclebility
Reduce non-workers
operating
costs Effectiveness
Efficiency
Guarantees
The difference to be seen under water!
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34. Changing form push to pull!
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35. …. And the answer is….:
Future-proof housing
• Demand-driven, people-oriented
• Use is the starting point for Plan, Building and Maintanance
• Sustainability
– Comfort
– Flexible/ Adaptable
– Energy / Environment
• From building lifespan point of view:
– Construction in long term lifespan
– Built-in/-on is more quickly adaptable
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36. Platforms and Partnerships
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37. New business cases arive
• Lease contracts on Skin, Services and Interior lead towards
new feasibility studies of technical and financial institutions
• Find new balance between investment and revenues by
creating parallel costs and income
• Easier and direct re/up cycling because of remaining
building relation of manufacturer after construction
Accomplishment
Investment Value
Exploitation cost Productivity
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38. Are you part of the past?
“It is not the strongest species that
survive nor the most intelligent ones,
But those that react the best to
change.”
Charles Darwin, 1835
Or are you joining us to the future?
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39. Learning prossess to smart and
sustainable building:
• Sustainability and economy go hand-in-hand
• Value development in Lifecycle of use +€
• Innovation requires active participation of suppliers in the (technical)
design faze
• Integrated technologies for integrated solutions
• Unbundling of building partners during project realization
• Set the clear and distinctive difference between law driven minimum
en ambition level
• Process management is service to the project, not just to the
commissioner
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40. More questions?
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41. www.adamasgroup.com
www.slimbouwen.nl
www.activehouse.org
Mail for information?
remko.zuidema@adamasgroep.nl
Amsterdam - Arnhem – Nieuwerkerk a/d IJssel
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