October 9, 2014 - AdH - Finnish group at BK city (KIINKO) · 10/3/2011 · Mixed pattern after crisis) Sharp drop after crisis ) Overall impact GFC' ... Practise what you preach

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



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)


Greece 21 universities


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



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)


Very high before crisis, Sharp drop afterwards)

Transactions owner-occupancy stock'


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)



Programme




)“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'



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



Programme




)“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



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)



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




' ' 'Quality'of'place'(cultural'heritage)'


' ' '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)



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)



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)



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



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



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)



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)

Documents

October 9, 2014 - AdH - Finnish group at BK city (KIINKO) · 10/3/2011 · Mixed pattern after crisis) Sharp drop after crisis ) Overall impact GFC' ... Practise what you preach