Sustainable Office Buildings Additional Aspects

Transcription

1 Sustainable Office Buildings Additional Aspects Technische Universität München Lehrstuhl für Metallbau Lehrstuhl für Unternehmensrechnung und Controlling Martin Mensinger, Tino Baudach, Katharina Kokot, Heidrun Hogger

2 FOSTA-DSTV research cluster NASTA P 879: Integrated and Sustainable Slab Systems in Steel and Composite Construction P 881: Sustainable Office Buildings in Steel and Composite Construction - Development of aids for the design of office buildings in steel and composite construction P 880: Multidimensional energy enhanced claddings in steel- lightweight construction for industrial and commercial constructions P 843: Holistic assessment of steel and composite bridges according to criteria of sustainability P 844: Development of assessment criteria and guidelines for the sustainability of steel structures of renewable power plants with exemplary appliance P 845: Building in existing contexts and structures potentials of lightweight buildings in steel

3 Motivation Flexibility is one of the main arguments for steel buildings. What is flexibility? What are future demands in regard to flexibility? How can flexibility be integrated in the investment analysis?

4 What does flexibility mean in our case? Definition of the flexibility of an office building: The maximum flexibility of an office building ist given if every present and future office organization form can be realized within the building without changing the primary structure of the building.

5 Typology of flexibility in building construction What does flexibility mean in our case? Add-on flexibility describes possible ways to expand or reduce the available area of a construction. Internal flexibility describes the internal structural flexibility which allows fast and simple modifications within existing structures. (internal flexibility = no change in use = same use but different shaping). Flexibility of use contains the change of the original use and the ability to adapt the construction and building services to the new requirements (change in use = variability). Design flexibility describes the flexibility during the entire design stage. It ist necessary to react to newly defined requirements of the building during the design stage. Prospective flexibility describes the actions to be taken during the design stage to ensure a future flexibility (after finishing the building). Reconstruction costs Additional costs during construction stage

6 How to look into the future Analysis of megatrends in the fields: Individual and society: e.g. demographic change, change of values and social change Economy: e.g. globalization and tertiarization Technological progress: e.g. communication and information technology Environment: e.g. scarce resources and climate change Specific future studies concerning new physical and organizational structures for office work, building in the future, planning and building of office buildings, changes in user groups and developments in the real estate market Sustainable development, amongst other things legal requirements and requirements of the certification systems (Green Building, DGNB)

7 How to look into the future general megatrends people and office work Offices and office buildings sociotechnological requirements for future office buildings Constructive implications for steel- and steelcompositeconstructions sustainable building activity pool of variable future studies Selection of relevant studies Focused evaluation practical application

8 Future trends (I) Image of the future 1: Oligocenters Formation of a few global cities (Megacities) as global centers of power and transnational junctions of worldwide flow of trade, funds and information Concentration of labor supply, multiple jobs of employees, high mobility no fixed working hours and secure jobs, efficiency and economy determine people`s everyday lives Image of the future 2: Polycenters Next to megacities secondary centers are promoted as regional growth poles. This offers chances for regions and people. People are interested in a healthy economic development, distinctive environmental awareness, self-responsability with willingness to learn throughout life, high meaning of social contact, high demands on products (as well as buildings) Image of the future 3: Overlay of these trends Concentration of the economic and social development on a few, very urban centers and regions with monofunctional downtowns, separate urban districts for ethnical groups, closed guarded residentual homes (Source: cf. Böttcher, F. Future Constuction. In: Burghard, R. (editor): Standards der Zukunft Wohnbau neugedacht. Springer-Verlag Wien, 2008.)

9 Future trends (II) Scenario of the future: worldwide settling of the population in Oligocenters and Polycenters (Source: fig. from Böttcher, F. Future Constuction. In: Burghard, R. (editor): Standards der Zukunft Wohnbau neugedacht. Springer-Verlag Wien, 2008, fig. 7, page 135.)

10 People and office work change of working culture Transition from an industrial society to a knowledge society with knowledge-economic jobs and scopes of duties Technological developments lead to a separation of work from place, time and structure, but: communication between people can not be replaced completely by media Offices become places of meetings, for exchange of information and for creative and innovative working (Source: fig. according to: Spath, D.; Bauer, W.; Braun, M.: Gesundes und erfolgreiches Arbeiten im Büro. Erich Schmidt Verlag GmbH & Co. KG, Berlin, 2011

11 Different types of office organizations cellular office `combi office team office open-plan office business club (Source: fig. according to: Mensinger, M.; Baudach, T.; Breit, M.; Eisele, J.; Feldmann, M.; Franz, C.; Hogger, H.; Kokot, K.; Lang, F.; Lingnau, V.; Pyschny, D.; Stroetmann, R.; Zink, J.Z.: Nachhaltige Bürogebäude mit Stahl. In: Stahlbau 80 (2011), Ernst und Sohn, Berlin, 2011, page )

12 Importance of types of office organization for new built constructions Importance of different types of office organization for new built constructions standard celular office Taylorism Open-plan office one person celular office combi office team office Reversible office 2. oil crisis business club 1. oil crisis (Source: fig. according to: Mensinger, M.; Baudach, T.; Breit, M.; Eisele, J.; Feldmann, M.; Franz, C.; Hogger, H.; Kokot, K.; Lang, F.; Lingnau, V.; Pyschny, D.; Stroetmann, R.; Zink, J.Z.: Nachhaltige Bürogebäude mit Stahl. In: Stahlbau 80 (2011), Ernst und Sohn, Berlin, 2011, page )

13 Integration of flexibility in the investment analysis 2 different scenarios of the future (on the basis of the Kano-model): Flexibility as a basic factor: The ability of a building to adept to changing user requirements prevent the appearance of unhappiness but it does not lead to satisfaction. danger for unflexible building structures: less rental income respectively vacancy; flexible buildings turn to be the standard without generating higher rental income. Flexibility as a enthusiasm factor: The ability of a building to adept to changing user requirements leads to satisfaction, but the absense of flexibility does not necessarily lead to unhappiness. flexible building structures will be paid for their useful characteristics

14 Integration of flexibility in the investment analysis Graphical illustration of the connection between flexibility and rental income satisfaction very unsatisfied enthusiasm factor efficiency factor presuppositions: satisfaction of the user is reflected in the amount of rent absolutely insufficient time degree of fulfillment completely basic factor absolutely unsatisfied on the basis of the Kano-model

15 Outlook for the project Integration of flexibility in the investment analysis by comparing a flexible with an unflexible building: statement about the absolut and the relative advantages of a flexible construction Essential assumptions for a flexible construction are: Economic lifetime: 50 lifetime 80 years Change of secondary structure possible without change of primary structure, consideration of reconstructions in time interval 12 years Essential assumptions for an unflexible construction are: Economic lifetime: 15 lifetime 50 years Change of secondary structure only possible with change of primary structure no reconstruction destined (frequency of reconstruction = 0) Including flexibility (as basic factor or enthusiasm factor) by the rental income

16 Contact to the authors Overall project: Lehrstuhl für Metallbau Martin Mensinger, Heidrun Hogger, Li Huang Future trends, scenarios of the future, sociological and sociotechnological aspects: Institut für Technik und Arbeit e.v. Tino Baudach Economic aspects, investment analysis: Project partners: Lehrstuhl für Unternehmensrechnung und Controlling Katharina Kokot Fachgebiet Entwerfen- und Baugestaltung Prof. Eisele, F. Lang Institut für Stahl- und Holzbau Prof. Stroetmann, C. Podgorski Lehrstuhl für Stahl- und Leichtmetallbau Prof. Feldmann, D. Pyschny