Rethinking current practices Stakeholder interests into agile transactions and ownership @remkozuidema [email protected]
BRIQS 20150701 EN TU Delft Time Based Buildings
Aug 07, 2015
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Rethinking current practicesStakeholder interests into agile transactions
and ownership
Circulair buildings time defined?
Building Economy in the new worldOwnership redefinedPractice in NL, Japan and Finland
>> >> >>
Generate building bricks implementing circular economy proceses in urban areas and buildings
Remko ZuidemaOrganize - Research - Educate
Your Fit-Out Masteru
My past performance Duurzaam Grondstoffen Beheer.nl
Circular Economy
Basis materials tracing in• Concentration• Purity• Structure
Difference Building and Product?
A building you can enter and leave….!(size matters! > joke?….)
But a building becomes older than we or is it to throw away soon? Dearness!
“The only constant is change”Heraclitus, Greek philosopher (app. 500 BC)
Use in movement?
Housing installation year 1960
Housing installation year 2000
Housing installation year 2040?
The big questions of life?
“It is not the strongest species that survive nor the most intelligent ones, but those that react the best to change.” Charles Darwin (1835)
Amsterdam Oud-WestHouse the unknown future!
Solids; my own little building
What is good = very different
Own results; Fit-Out 20.000 euro per dwelling10x + 10x more than cheaper estimate Corp...Similar? They both do not want to leave!Self-Installation: Who owns bathroom + kitchen?
Stacked CPC The Hague?
Wat’s economy?
Scarcity + Prosperity
following em.prof.dr.Heertje
Value is an opinion!Whoever calls upon this opionion?
Who owns the Building?
Ground lease?
Building right
Verti
cal a
cces
sion
Rent/ buy?
Ground #A
Building #2
Building #1
Belgian situations?
Owner ground = Owner on topBuilding rights Law: or after 50 years of
build automatically of landowner ... (B)
In B: 1824 United Kingdom of the NetherlandsIn NL: Vertical accession
How to live / work?
Renting or buying? Mortgage?Buying furniture or the whole building?
Requirement every loan:• Cash flow• Risk rental/ selling• Securities / collateral
How about ownership?
Pay for use instead of ownership?
Who owns material bank?
Where is the Circular Economy?
# times in lifecycle:0x Site forever1x Structure 50-100 years3x Skin 30-40 years4x Services 20-40 years5x Services 10-20 years7x Spaces 5-10 years9x Stuff 1-5 years
Beyond structure life you finddemolition and materials
Average building part life span U
ser
<>
Ow
ner <
> So
c
Steward Brand 1994
How the world turns
Real
Est
ate
Des
ign
& R
ealis
ation
Indu
stry
and
trad
e
Occ
upan
ts &
Ten
ants
Basi
c M
ater
ials
ProjectPortfolio BuildmarketActivities Market
Different methods connect into building cycles!
Home Office Economic AffEconomic AffHome OfficeMinistry NL?
CBS Constr. CBS IndustryCBS IndustryCBS Constr.Statistics?
Elsewhere?Shops,
Internetshop, Buildingmarket
etc.
Rules and Insurance/Garantee
Real
Est
ate
Des
ign
& R
ealis
ation
Indu
stry
and
trad
e
Occ
upan
ts &
Ten
ants
Basi
c M
ater
ials
ProjectPortfolio BuildmarketActivities Market
Different methods connect into building cycles!Emptor VenditorVenditorEmptorCaveat?
NL law EU lawEU lawNL lawWhat law?
Social <> Technical <> Ecological
Real
Est
ate
Des
ign
& C
onst
uctio
n
Indu
stry
and
trad
e
Occ
upan
ts &
Ten
ants
Basi
c M
ater
ials
ProjectPortfolio Build MarketActivities Market
Skin Nuts-/Building Services
User Services
Separations
Structure
Stuff/ Fixed Furniture
InvestorBase Building
UserFit-Out
Stone/ Glass
Plastics
Sand/ Grind
Metals
Wood
Textile
(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 lawEU lawNL lawNL+EU law
Owner
From Building Idea
ConstructionReal EstateUseCo
nsum
er
End
Use
r
Arch
itect
ural
Bu
ildin
g Ph
ysic
s
Com
isio
nar
Build
ing
Anal
ysis
Fina
nce
Esta
te a
gent
Des
igne
rCo
nsul
tant
Traditional procurement
Activities ProjectPortfolio
To Building ConstructionCo
nsum
er
End
Use
r
Cont
ract
or
Inst
alle
r
Conc
ierg
e
Tech
nica
l M
anag
emen
t
Syst
emati
cM
aint
enan
ce
Supe
r-
inte
nden
tM
anag
emen
t
Traditional procurement
ConstructionReal EstateUse
Activities ProjectPortfolio
From Idea to Construction
O F DM BOperate Finance DesignMaintanance Build
UUse
ConstructionReal EstateUse
Traditional procurement
Ownership distribution?Rent or Buy? Both!
Own homeLeasehold Municipality
Housing AssociationInvestorTennent
Condominium AssociationLease
Retail / Bar / RestaurantOpen Building
Fase:Level:Ownership Rent
O O
O O
O O
O OEnd
Use
r <>
Inve
stor
Fase:Level:
Base Building
Fit-Out
Site / Area
Furniture / Stuff
Ownership vs Renting
Different options in financial agreement between invester and inhabitant
Fase:Level:FullOwner Landlease
O
O O
End
Use
r <>
Inve
stor
Type:Level:
Base Building
Fit-Out
Site / Area
Furniture / Stuff
BuyRent
O
O
Rent
O
O
FullRental
O
Where is the Circular Economy?
Building industry & trade
Real Estate
Linear from cradle to grave
Elements
Materials
Products
Wholesale
Builder
InvestorSub builders
Service provider
Governance(Law & control)
RA Agent b/s
Bank/ finance
Administrator
Re-useConstr. engineer Building physics
Service consultant Construction costs
Architect
User Administrator / CommissionerDesigner / ConsultantBuilder / Service providerIndustry / Materials
Demolition
Design & Construction
Materials
Developer
User
Circular from cradle to cradle
OrganizingMaterials
Products
Governance(Laws & control)
Buy / Rent
Finance
Administrator
Recycling
Disassembly
Construction Building physics
Service system LCA Costs
Esth. Design
ImprovementsAdjustments
Investor
Wholesale
Building industry, construction and real estate
Materials
Design & Pre-Construction
Concepts book
Ow
ner?
User Administrator / CommissionerDesigner / ConsultantBuilder / Service providerIndustry / Materials
Performance ContractUser
Infill: Japan going Dutch?
What are your life stages?
Technical Guidelines Japan Act for Promotion 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 modification of the original room layouts.
Infill: Japan going Dutch?
Mecanic and Electro techniscal maintanance through shafts reachable from outside of the unit (from communal space)
Family without children
Family with children
Balc
ony
Balc
ony
PS
PS
Corr
idor
Surmountable Separation walls and storagesystem
Corr
idor
Personal Fit-Out
De nieuwe antwoorden!
“We should not try to forecast what will happen, but try to make provision for what cannot be foreseen.”Em. Prof. Dr. Ir. John Habraken (statement of 1961!)
Floor renovation Japan
Floor levels; Genkan – Roka – Tatami/Ina space – Sanitary. Sliding Fusuma / Shoji doors.
Kitchen renovation Japan
.
Sanitary renovation Japan
Sanitary prefab; combined use for basin and toilet. Bath with heat cover and shower.
Service renovation Japan
Electricity prefab; spin per room with colors for different use. Box as meter cupboard.
Who owns what?
Building #1
Apartment right
Verti
cal a
cces
sion
owners above one another:
Building #2
Ground of #A
Ground lease?
Building right
User interests (B2C)Trends:-Activities change faster-Mutual diferences enlarge-Return on investment more important
Health as Mega trend:Nutrition >> Clothing >> Housing !!-Do we have control?
Investors interests (B2B) Trends:-Maximal return on investment -Focus on generating cash – not value-Minimal risk on unlettable merchantability
Basic Law on ownership says:1. By nature & Nail fixed + 2. Accesssion
Spare parts by End User(no more than just furniture?)Or split notarial + land registry?
RentBuy as solution?
I rent that place in the base building (70%),
And then I buy my home within! (30%)
Can not? Can not? Why not? (since 2005)
Mortgage deductible only when I am more than 50% beneficial owner of property ownership
Belgian situations?
Tennant or having building rights: You own the property until the end of contract (B)
In B: 1824 United Kingdom of the Netherlands
In NL: separate and notaryLand Registry Agreements ... AU!
How legal / economic?
Approved 2014:Except 25% external financing! Register now!
NWO = Nederlandse organisatie voor Wetenschappelijk Onderzoek
De Groene Zaak / Het Groene Brein
Ownership formation/separation
Everything ground = Owner everything on topVertical accession
Exceptions:• Horizontal accession or• Apartment right• Building rights• Groundlease
Building #2
Horizontal accession
Building #1
Appartement right
Ground of #A
Verti
cal a
cces
sion
Ground lease?
Building right
Forms of ownership
Building #3
Ground of #B
Building parts modifications
Site
Structure
Skin
Services-O
Services-U
Separations
Stuff
short | Middle | Longyears 0 20 40 60 80 100>
<< >>
Use
r
<>
O
wne
r
<
> So
c
Circulair ownership ahead?
And then nothing arranged:(NL) Merge?(B) Return?(D) Share together?(F) Revive?(EU) Split?Now are and remain all basic materials and
products in a building owned by land lord
What to do differently?
From Linear to Circular Buildings requests for arranging ownership after demolishing!
Especially for products and materials!
Methods for fit-out Finland
How do you organize?Arabia Helsinki
Methods Open Building Finland
The empty “gray” box?
Empty Base building for Fit-Out by user
Home size and Layout Finland
Options in time!
Construction Finland
Different and open connections for later change of service systems locations
Floor Fit-Out Finland
Floor levels; mezzanine in wood
Helsinki Open Building
Stacked fit-outs on two floors
Full of happy users!
Eight families, eight different fit-outs!
How legal / economic?
Approved 2014:Except 25% external financing! Register now!
NWO = Nederlandse organisatie voor Wetenschappelijk Onderzoek
De Groene Zaak / Het Groene Brein
Old knowledge
“We shape our buildings; thereafter they shape us.”
Sir Winston Churchill
ConclusionMain things:- People change their building demands- Materials have economic value after use- A building has elements in different life cycles- Build for change! = adapt or die…
Focus: “the main thing of the main thing is to keep the main thing the main thing”
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