october 9, 2014 - adh - finnish group at bk city (kiinko) · 10/3/2011 · mixed pattern after...
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Alexandra)den)Heijer) 09/10/14)
h3p://www.managingtheuniversitycampus.nl) 1)
Programme
9:30 )coffee/tea)+)welcome)by)prof.)dr.)ir.)Hans)Wamelink))dean)Faculty)of)Architecture)and)the)Built)Environment)
10:00 )prof.)dr.)ir.)Hans)Wamelink,)chair)Design)&)ConstrucPon)Management,))“ConstrucPon)Market,)ConstrucPon)Management)+)BIM”)
11:00 )coffee/tea)break)11:15 )dr.)ir.)Alexandra)den)Heijer,)associate)professor)Real)Estate)Management,)
)“Dutch'Real'Estate'Market,'Real'Estate'Management)+)intro)BK)city”)12:00 )tour)BK)city))12:30 )lunch)brought)to)room)BG.west.150)/)short)break)13:00 )dr.)ir.)Alexandra)den)Heijer)
)focus)on)university)campuses)and)the)changing)academic)workplace)14:00 )tour)TU)Del\)campus)/)OPTIONAL)(self/guided)tour)available))15:00 )bus)back)to)Amsterdam)
TU)Del\)/)Faculty)of)Architecture))and)the)Built)Environment)
Architecture)(A))–)Urbanism)(U))–)Architectural)Engineering)+)Technology)(AE+T))–)Real)Estate)&)Housing)(RE&H)))!chair!Real!Estate!Management!
Key issue : fit between demand and supply Non-residential real estate in NL
sector size (m2 gfa/bvo) vacancy commercial • offices 49 mln m2 14% + 12% ‘hidden’ • retail 30 mln m2 10% (+6% production)
sources: TU Delft research (chair Building Economics: Soeter, Koppels, Heijnders, based on EIB, VNG figures)
October 9, 2014 9/35
NL office market – 49 mln m2 14% + 12% ≈ 13 mln m2 vacant
book value > market value
sources: TU Delft 2013 + AOS Studley, June 2013
• vacancy is about location (not about building characteristics)
• buildings >1995 energy performance plays a role
source: TU Delft, Building Economics, Koppels & Remoy, 2013
O 12,5 25 50 75
Bronbestanden: DTZ Zadelhoff Basis Administratie Gebouwen Kantoren in Cijfers 2011
100 Kilometers
Bewerkt door: Real Estate & Housing Technische Universiteit Delft
Alexandra)den)Heijer) 09/10/14)
h3p://www.managingtheuniversitycampus.nl) 2)
Netherlands 30 mln m2 retail 10% vacancy (2013) 6% planned production (...) and... - (decreasing) purchasing power - (increasing) internet shopping
UK retail news 2013 - http://latestretailnews.files.wordpress.com
sources: TU Delft research, EIB, www.overbewinkeling.nl
http://www.overbewinkeling.nl/feiten/ - launched June 2013 source: Cushman & Wakefield, 2012
European retail in #m2 per 1000 inhabitants
Non-residential real estate in NL
sector size (m2 gfa/bvo) vacancy commercial
• offices 49 mln m2 14% + 12% ‘hidden’
• retail 30 mln m2 10% (+6% production)
public (goals)
• education 40-45 mln m2 hidden (m2 use)
• care & cure 54-56 mln m2
• government 9-12 mln m2
• sports & culture 9-13 mln m2
corporate (user owned)
• corporate real estate 170 mln m2 (est.) real estate as business resource
• agriculture 250 mln m2 (est.) real estate as production resource
sources: TU Delft research (chair Building Economics: Soeter, Koppels, Heijnders, based on EIB, VNG figures)
Sweden 47 HEIs 390.000 students 3,2 mln m2
Germany 330 HEIs
2,4 mln students 28,7 mln m2
Czech Republic 71 HEIs
360.000 students 1,8 mln m2
Austria 21 universities (54 HEIs)
350.000 students 4,2 mln m2
Greece 21 universities
367.000 students 2,5 mln m2
Netherlands 14 universities 240.000 students 4,4 mln m2
France 83 universities 2,3 mln students 18,7 mln m2
Italy 76 HEIs 1,7 mln students 12,8 mln m2
Lessons from the changing market
• commercial real estate is a relatively small (and overexposed) part of the real estate market
• vacancy is hardly related to building characteristics, it is related to area characteristics ! “location, location, location”
• the (best) clients are both owner and user of their buildings: they oversee both (initial) costs and benefits (in use)
• trend is transformation – feasibility depends on value assessment
• market changed from supply-driven to demand-driven
Growth of urban areas 2011-2025
Source: UN-DESA, Population Division: World Urbanization Prospects, the 2011 Revision. New York, 2012
Alexandra)den)Heijer) 09/10/14)
h3p://www.managingtheuniversitycampus.nl) 3)
The Challenge
Source: “The perfect storm theory” Professor Sir John Beddington, (2009) Chief Scientific Advisor UK Government
TU)Del\)/)Faculty)of)Architecture))and)the)Built)Environment)
Architecture)(A))–)Urbanism)(U))–)Architectural)Engineering)+)Technology)(AE+T))–)Real)Estate)&)Housing)(RE&H)))!OTB!–!Research!of!the!Built!Environment!(Housing!market)!
19 |
Home ownership rate in the EU 27
" high (>75%) in Eastern and Southern Europe and Belgium
" Medium (60-75%) in UK, Ireland, Sweden and Portugal
" Low (< 60%) in Germany, Austria, Denmark, Finland, France, Netherlands
slide from: Joris Hoekstra (OTB) 20 |
Content
slide from: Joris Hoekstra (OTB)
21 |
Summary table
' Belgium / Germany'
Netherlands / UK'
Spain / Ireland'
Housing production'
Relatively low and stable)
Relatively low and stable)
Very high before crisis, Sharp drop afterwards)
Transactions owner-occupancy stock'
Relatively low and stable)
High before crisis, sharp drop afterwards)
High before crisis, sharp drop afterwards)
House price development'
Stable or increasing)
Mixed pattern after crisis)
Sharp drop after crisis )
Overall impact GFC'
Low) Moderate) High)
slide from: Joris Hoekstra (OTB) 22 |
Size of the social rented sector in the EU 27
" High in Netherlands
" Around 20% in UK, France, Sweden, Denmark, Austria and Finland
" Very little social rent in Southern and Eastern Europe
slide from: Joris Hoekstra (OTB)
Alexandra)den)Heijer) 09/10/14)
h3p://www.managingtheuniversitycampus.nl) 4)
Programme
9:30 )coffee/tea)+)welcome)by)prof.)dr.)ir.)Hans)Wamelink))dean)Faculty)of)Architecture)and)the)Built)Environment)
10:00 )prof.)dr.)ir.)Hans)Wamelink,)chair)Design)&)ConstrucPon)Management,))“ConstrucPon)Market,)ConstrucPon)Management)+)BIM”)
11:00 )coffee/tea)break)11:15 )dr.)ir.)Alexandra)den)Heijer,)associate)professor)Real)Estate)Management,)
)“Dutch)Real)Estate)Market,)Real)Estate)Management)+)intro'BK'city”)12:00 )tour)BK)city))12:30 )lunch)brought)to)room)BG.west.150)/)short)break)13:00 )dr.)ir.)Alexandra)den)Heijer)
)focus)on)university)campuses)and)the)changing)academic)workplace)14:00 )tour)TU)Del\)campus)/)OPTIONAL)(self/guided)tour)available))15:00 )bus)back)to)Amsterdam)
Practise what you preach BK City as a test case for international trends
Dr. ir. Alexandra den Heijer
associate professor Faculty of Architecture, Delft University of Technology (TU Delft), Netherlands
CONTENT Lessons for / from BK city
BK city is “new old” building of the Faculty of Architecture, after the fire in 2008
FIRE)–)foto’s)
May)13,)2008)
Teletekst)–)bezoek)minister)
Emergency''
management'
'
<'3'days''
a=er'the'fire'
Alexandra)den)Heijer) 09/10/14)
h3p://www.managingtheuniversitycampus.nl) 5)
2008 relocate >3000 students > 800 staff members in < 6 months use the opportunity of a crisis: implement radical changes irony: ultimate case study for research
ASSIGNMENT: relocate 3300 students and > 800 employees DEADLINE: renovate 32.000 m2< 6 months + new construction 4.000 m2 < next 6 months
Found a ‘new’ building within 10 days source photo: Municipality of Delft, 1925
sustainable = re-use
What we started with in June 2008…
Facts 150 participating companies 25 consultancy / architecture firms 350 construction workers on site 800 orders 15 km sprinkler / 5500 sprinklers 30.000 litres paint 220 km data cables 5200 wall outlets
luchgoto)gebouw)
Phase'1'A'EAST:')16.000)m2)gfa)in)use)September)2008)
Phase'2'A'WEST:')16.000)m2)gfa)in)use)November)2008)
Phase'3'–'GLASS'HOUSES:')4.000)m2)gfa)new)in)use)May)2009)
Undergraduates < 4 months after fire Project ready < 1 year
Alexandra)den)Heijer) 09/10/14)
h3p://www.managingtheuniversitycampus.nl) 6)
Programme
9:30 )coffee/tea)+)welcome)by)prof.)dr.)ir.)Hans)Wamelink))dean)Faculty)of)Architecture)and)the)Built)Environment)
10:00 )prof.)dr.)ir.)Hans)Wamelink,)chair)Design)&)ConstrucPon)Management,))“ConstrucPon)Market,)ConstrucPon)Management)+)BIM”)
11:00 )coffee/tea)break)11:15 )dr.)ir.)Alexandra)den)Heijer,)associate)professor)Real)Estate)Management,)
)“Dutch)Real)Estate)Market,)Real)Estate)Management)+)intro)BK)city”)12:00 )tour)BK)city))12:30 )lunch)brought)to)room)BG.west.150)/)short)break)13:00 )dr.)ir.)Alexandra)den)Heijer)
)focus'on'university'campuses'and'the'changing'academic'workplace'
14:00 )tour)TU)Del\)campus)/)OPTIONAL)(self/guided)tour)available))15:00 )bus)back)to)Amsterdam)
hand-out of this presentation: http://managingtheuniversitycampus.nl/
downloads
2011''
PhD'thesis'
2014'
European'campus'
LESSONS #1 Design the building as a city – keep the best places public, intensify use: density of people
Design the building as a city
important)are:)/)density)of)people)/)acknowledge)#)visitors)/)keep)best)places)public))
)/)orientaPon,)logical)floorplan)/)sense)of)place:)heritage)/)branding:)showroom,)legacy))
LESSONS #2 Reduce m2 - trade quantity for quality of space
42.000 m2
Alexandra)den)Heijer) 09/10/14)
h3p://www.managingtheuniversitycampus.nl) 7)
32.000 m2
Estates Director:
“Everybody is always complaining about the overhead-%, but at the same time they will claim an individual office – like accommodation is not adding to the overhead”
inspiring
attractive
social
safe
healthy
Maslov (translated for) learning and working environment
Hierarchy of needs
original source (adapted): Blyth, A., & Worthington, J. (2001/2008), Managing the brief - for better design. London: Spon Press.
Wirtscha\suniversität)(WU))Wien)design:)Zaha)Hadid)Architects,)2013)
Alexandra)den)Heijer) 09/10/14)
h3p://www.managingtheuniversitycampus.nl) 8)
Private)!)Public)space)
LESSONS #3 Invest in visible quality – “window dressing” / “distractions”
Reducing'm2,'but'improving…''
' ' 'Quality'of'place'(interior'design)'
La Chaise&Screen,Charles&Ray Eames, 1948
Armchair, Ib Kofod-Lar-sen, ± 1950
LCM, Charles&Ray Eames, 1945 LCW, Charles&Ray Eames, 1945 Stool 60, Alvar Aalto,1933
Low Table Set, Frank Gehry,1972
LTR Table, Charles&RayEames, 1950
Revolt chair, Friso Kramer,1953
MedaMorph, Alberto Meda,2006
MedaPro+, Alberto Meda,1998
Chair, W.H. Gispen, 1929-1930
Metal Side Table,Ronan&Erwan Bouroullec,
Daybed, George Nelson, 1948 Nelson Tables, GeorgeNelson, 1960
Chair, unknown,1900-1910
EA108, Charles&Ray Eames,1958
Folding chair Dafne, RinaldiGastone, 1980
EA124, Charles&Ray Eames,1958
Elephant Stool, Sori Yanagi,1954
Armchair, G. Th Rietveld,1927
Elliptical Table ETR, Charles&Ray Eames, 1951 Gueridon, Jean Prouvé, 1949 Fauteuil, N.K. Roerichl,1904
EM Table, Jean Prouvé, 1950
Freeform Sofa, Isamu Noguchi, 1946 Armchair, Han Pieck, 1946-1948 Joyn, Ronan&Erwan Bouroullec, 200244 45
source: BK city guide – see http://www.bk.tudelft.nl/bkcity - photos & furniture by VITRA - http://www.vitra.com
foto)Arie)Graafland)
foto)Oranje)tribune)+)Lensveld)prijs?)
LESSONS #4 Embrace academic history – use heritage for branding
Alexandra)den)Heijer) 09/10/14)
h3p://www.managingtheuniversitycampus.nl) 9)
Reducing'm2,'but'improving…''
' ' 'Quality'of'place'(cultural'heritage)'
Reducing'm2,'but'improving…''
' ' 'Quality'of'life'(campus'&'city)'
Campus of the future: - more quality, less quantity - new life for old buildings (photo: Maastricht)
InternaPonal)references:)/ )Heidelberg)/ )Uppsala)/ )Sorbonne)/)Paris)/ )Glasgow)/ )Gent)
Uppsala,)Sweden)
Paris,)France) Heidelberg,)Germany)
Glasgow,)UK)city city
campus
campus city buildings
buildings
buildings
buildings
from:'hZp://www.bbc.com/news/businessA26925463'
'
“Online'students'can’t'help'being'sociable”'(April'9,'2014)'
'
It'was'a'revolucon'moving'higher'educacon'from'bricks'to'
clicks…'and'now'it's'started'to'go'back'to'bricks'again.'
)Online)university)providers,)which)offered)people)the)chance)to)study)from)home,)are)turning)full)circle)by)creaPng)a)network)of)learning)centres)where)students)can)meet)and)study)together.))Instead)of)demolishing)the)dusty)old)classrooms)of)academia,)the)online)university)revoluPon)is)responsible)for)opening)some)new)ones.))Coursera,)a)major)California/based)provider)of)online)courses,)is)creaPng)an)internaPonal)network)of)"learning)hubs",)where)students)can)follow)these)virtual)courses)in)real/life,)bricks)and)mortar)seqngs.))They're)scheduled)and)arranged)online,)with)the)only)vital)ingredients)being)a)laptop,)wi/fi)and)somewhere)to)talk.)
“The)typical)complePon)rate)for)a)MOOC)is)about)5%)to)10%.))For)MOOC)students)(“Moocers”))a3ending)learning)hubs,)the)complePon)rates)are)between)30%)and)100%.”))Source:)Coursera))(7)mln)students))
luchgoto)campus)
Alexandra)den)Heijer) 09/10/14)
h3p://www.managingtheuniversitycampus.nl) 10)
LESSONS #5 Avoid individual territory (“no names on the door”)
John 1,0 Dion 0,8
Gerard 1,0 (0,8)
Fred 1,0 Loes 0,6
Eva-C. 1,0
Monika 0,3 + Fridjof 0,4 (+)
Barbara 0,8
Erwin 1,0 Steffen 1,0 Guido 1,0
Jeroen B. 0,8
Marie-Therese 0,4 Andre 0,6
Everaert 0,5
Koos 1,0 (0,8)
SECRETARIAAT - Angie
- Anuschka - Laura
- Shanti
Ceciel 0,9
Marja 0,8 Jildou 0,9
“Cellular office symbolic for cellular research”
MSc-lab
MSc-lab - 50%
Leentje 1,0 Ellen 1,0 Louis 1,0 Ezra 1,0
Peter-Paul 1,0 Ruud B. 1,0 Rein dG 0,4 Casper 0,2 Stojanovic
Hans W. 0,8
Ada 0,8
Clarien 0,8 + UD Housing Management
Wout 1,0 (0,8) Ineke 0,6
“on a busy day: less than 20% of the desks
is occupied”
source: various utilization studies
Campus of the future: - changing the academic workplace ! space use < 20% of workplaces used
LESSONS #6
Implement flexible concepts – mixed use – but avoid standardization and “open plan”
Changing)the)academic)office) Office)space)
/ )no)individual)territory)/ )12)m2)usable)per)\e))!)became)more)a\er)design)process)/ )acPvity)related)concept))a. SILENT)ROOMS)b. LIVING)ROOMS)c. MEETING)ROOMS)
/)formal)/)informal)d. TEAM)OFFICES)
Alexandra)den)Heijer) 09/10/14)
h3p://www.managingtheuniversitycampus.nl) 11)
Library:)quiet)place)to)study)Space types on campus, example NL
sanitary3% storage
10%
special storage2%
office33%
support10%
restaurant4%
education16%
specific, incl. laboratories
21%
residential1%
SPmulate)social)interacPon)&)intellectual)interacPon)
Campus of the future: - intensive and flexible use of high quality facilities
LESSONS #7
Make it feel like home – “home away from home”
photos: DUWO
Community)building)
Alexandra)den)Heijer) 09/10/14)
h3p://www.managingtheuniversitycampus.nl) 12)
LESSONS #8
Allow students + staff to decorate their working environment
STUDIO space Sept 1, 2008 Sept 4, 2008
Sept 18, 2008 Sept 18, 2008
Studio)space)
/ )student)back)at)the)faculty)/ )6)m2)usable)per)workplace))/ !)became)less)a\er)decision)process))/ )tables)are)assigned)to)groups)of)students))per)semester)(no)permanent)territory))/ )smart)use)of)space)(by)smart)scheduling))
CREATE)“HOME)AWAY)FROM)HOME”)
LESSONS #9
Make it a showroom with the best products of students + staff
Alexandra)den)Heijer) 09/10/14)
h3p://www.managingtheuniversitycampus.nl) 13)
LESSONS #10 Make sure people can see each other work for security, community building, serendipity innovation
Campus of the future: - transparency of processes to inspire and learn from each other
Campus of the future: - transparency of processes: to support image of faculties and university
Alexandra)den)Heijer) 09/10/14)
h3p://www.managingtheuniversitycampus.nl) 14)
students)and)academic)staff)sharing)workspace)!))reducing)the)footprint,)improving)interacPon)
LESSONS #1 Design the building – and the campus – as a city #2 Reduce m2 - trade quantity for quality of space #3 Invest in visible quality – “window dressing” / “distractions” #4 Embrace academic history – use heritage for branding #5 Avoid individual territory (“no names on the door”) #6 Implement flexible concepts – mixed use – but avoid standardization and “open plan” #7 Make it feel like home – (“home away from home”) #8 Allow students + staff to decorate their working environment #9 Make it a showroom (with the best products of students + staff) #10 Make sure people can see each other work (for security, community building, serendipity ! innovation)
strategic
goals)to)support,)quality)ambiPon)
functional
users,)saPsfacPon,)funcPon)mix)
costs,)benefits,)value)
financial
m2,)condiPon.))locaPon,)quality)
physical
campus management
focus'on'insctucon' focus'on'real'estate''
strategic'
operaconal'
campus'decisions'on'any'level:'
integraPng)strategic,)financial,)functional,)physical)aspects)
source: Managing the university campus (Den Heijer 2011)
Alexandra)den)Heijer) 09/10/14)
h3p://www.managingtheuniversitycampus.nl) 15)
strategic
goals)to)support,)quality)ambiPon)
functional
users,)saPsfacPon,)funcPon)mix)
costs,)benefits,)value)
financial
m2,)condiPon.))locaPon,)quality)
physical
real estate management
focus'on'insctucon' focus'on'real'estate''
strategic'
operaconal'
real'estate'decisions'on'any'level:'
integraPng)strategic,)financial,)functional,)physical)aspects)
source: Managing the university campus (Den Heijer 2011)
Managing the university campus Managing the European campus
• book “Managing the university campus” (2011) + world tour (!)
• since 2012 focus on “Managing the European campus” (book in 2014)
supporting campus decisions of EU member states to prevent resource-inefficient campus strategies
• putting campus management
on the education, research & innovation agenda (European Commission)
• gathering data in European network
• European)campus)as)an)enabler)for)Europe)2020'
• European)campus)as)a)disabler)for)Europe)2020'
The)European)campus)Heritage)and)Challenges)869)universiPes)
67%'
of)HE))
13,6'million)17'students)per)academic)
136min'm2'
10'm2/student)
€80bn'to'€130bn)
€'8.000/student)
35'in)top/100)in)the)world)
1'million'non/EU)
Follow me on Twitter: @alexandra_dh
More about the book and research “Managing the university campus”:
http://managingtheuniversitycampus.nl
(see DOWNLOADS for hand-out) ! new book “The European campus” (okt 2014)
2014)2011)
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