Post on 22-Jan-2018
OPEN BUILDING AS ENTRY TO CIRCULAR ECONOMY BUILDINGS
@remkozuidema remko.zuidema@briqs.org
Agenda
• Three World Trends • Building and Construc<on revisited • Transac<ons or Value growing • New Economy at horizon
>> >> >>
Implemen<ng circular economy in urban build environment in The Netherlands
Remko Zuidema Research -‐ Educate -‐ Organize
Fit-‐Out Mastery new economy
My past performance Duurzaam Grondstoffen Beheer.nl
Circular Economy
Basis materials tracing based on: • Concentra<on • Purity • Structure
Buildings cover 1/3rd of materials!
When does economy work?
Scarcity + Prosperity According to em.prof.dr.Heertje Value is an opinion! Whoever calls upon this opinion?
“The only constant is change” Heraclitus, Greek philosopher (app. 500 BC)
Use in movement?
User interests (B2C) Trends: -‐ Ac<vi<es change faster -‐ Mutual differences enlarge -‐ Value more important Health as Mega trend: Nutri<on >> Clothing >> Housing !! -‐ Do we have control?
3 types of investment
• Shares (piece of company ownership) • Bonds (loan to country or company) • Real Estate (owning or funds) Totally different approach; non-‐technical!
Investors interests (B2B)
Trends: -‐ Maximal return on investment -‐ Cash vs value -‐ Minimal risk on unlefable
merchantability
Transparency on what? Secrecy on how much?
From linear to circular
Steps to take – value to make
Material track value break!
Anyone new on the planet?
Explosion? 2025: Asia to 60%
Difference Building vs Product?
• Change from hun<ng to farming • makes us stay at one place • able to make stone homes • and mul<ple stories
# <mes in lifecycle: 0x Site forever 1x Structure 50-‐100 years 3x Skin 30-‐40 years 4x Services 20-‐40 years 5x Services 10-‐20 years 7x Spaces 5-‐10 years 9x Stuff 1-‐5 years Beyond structure life you find demoli<on and materials
Average building part life span U
ser <> Owner <
> Soc
Steward Brand 1994
What to do differently?
From Linear to Circular Buildings requests for arranging ownership aper demolishing! Especially for products and materials!
Remaining aper build / prepare + maintain
Registrate building materials
Fase: Level: Strategic Plan Make Use
Structure/ foundaGon Report Report Report
Skin/ façade Report Report
Services/ uGlity Report Report
SeparaGons/ interior Report Report
Report
Report
Report
Report
Site/ area
Report
Report
Report
Report
Discard
Report
Report
Report
Report
Stuff/ furniture Report Report Report Report Report
End User<> Investor <> Society
Building industry & trade
Real Estate
Linear from Cradle to Grave
Elements
Materials
Products
Wholesale
Builder
Investor Sub builders
Service provider
Governance (Law & control)
RA Agent b/s
Bank/ finance
Administrator
Re-‐use Constr. engineer Building physics
Service consultant Construc<on costs
Architect
User Administrator / Commissioner Designer / Consultant Builder / Service provider Industry / Materials
Demoli<on
Design & Construc?on
Materials
Developer
User
Circular from Cradle to Cradle
Organizing Materials
Products
Governance (Laws & control)
Buy / Rent
Finance
Administrator
Recycling
Disassembly
Construc<on Building physics
Service system LCA Costs
Esth. Design
Improvements Adjustments
Investor
Wholesale
Building industry, construc?on and real estate
Materials
Design & Pre-‐Construc?on
Concepts book
Owning
User Administrator / Commissioner Designer / Consultant Builder / Service provider Industry / Materials
Performance Contract User
9 circular levels in products
① Avoid use ② Reduce use ③ Product reuse ④ Repair & Maintain ⑤ Product refurbishing ⑥ Product remake ⑦ Product reuse elsewhere ⑧ Reuse materials ⑨ Energy recovery materials
Labour: Much
(re)use
Lifle (re)use
Materials: Lifle (re)use Much (re)use
Level of circularity:
How the world turns
Real Estate
Design & RealisaG
on
Indu
stry and
trad
e
Occup
ants & Ten
ants
Basic Materials
Project PorEolio Buildmarket Ac?vi?es Market
Elsewhere? Shops,
Internetshop, Buildingmarket
etc.
Five worlds of building business
Real Estate
Design & RealisaG
on
Indu
stry and
trad
e
Occup
ants & Ten
ants
Basic Materials
Project PorEolio Buildmarket Ac?vi?es Market
From material to End-‐User
Real Estate
Design & Con
stucGo
n
Indu
stry and
trad
e
Occup
ants & Ten
ants
Basic Materials
Project PorEolio Buildmarket Ac?vi?es Market
Skin Nuts-‐/Building Services
User Services Separa<ons
Structure
Stuff/ Fixed Furniture
Investor Base Building
User Fit-‐Out
Stone/ Glass Plas<cs
Sand/ Grind
Metals Wood Tex<le
(Etcetera)
(Etcetera)
(Etcetera)
Window frames
Airco system Wallssytem Kitchen
Floor slabs
Energy storage
Owner
Civil Engineering B2G
Furniture B2B / B2C
Urban Tissue / Site
User / loose Furniture & Stuff
Three separated economic areas
Real Estate
Design & Con
stucGo
n
Indu
stry and
trad
e
Occup
ants & Ten
ants
Basic Materials
Project PorEolio Buildmarket Ac?vi?es Market
Building Industry B2C
Building Industry B2B Investor Base Building
User Fit-‐Out
Urban Tissue / Site Civil Engineering B2G
User / loose Furniture & Stuff Furniture B2B / B2C
Transac<on of Cash vs Value
Who needs / gets value? End-‐User, Investor and local Government NEW: Building industry B2G+B2B+B2C Everybody else needs Transac<on Profit!
Contract (re)forms in Real Estate
Five different lease agreement op<ons between investor and end-‐user
Fase: Level: FullOwner Landlease
O
O O
End User <
> Investor
Type: Level:
Base Building
Fit-‐Out
Site / Area
Furniture / Stuff
BuyRent
O
O
Rent
O
O
FullRental
O
Circular building ownership?
Tastes of law: (NL) Merge? (B) Return? (D) Share? (F) Revive? (EU) Split?
download at: briqs.org 2015: ECB in charge for major EU banks?
What do we need?
• Financial models in real estate including material value in <me
• Ownership revised staying simple and transparent
• Contract models for building industry to stay user involved
• Real <me measuring of performance, costs and value opportuni<es
Five economics needing a twist
• End-‐User • Investor • Local Government • Building Industry B2B • Building Industry B2C
No pilot, just projects to do: Circular Building Hoofddorp (Schiphol)
@RemkoZuidema remko.zuidema@briqs.org
September 2015 ETH Zurich | Circular Build Environment