22 Student Housing Estates Olsen, Ib Steen; Bertelsen, Niels Haldor; Frandsen, Anne Kathrine; Haugbølle, Kim - PDF

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Aalborg Universitet 22 Student Housing Estates Olsen, Ib Steen; Bertelsen, Niels Haldor; Frandsen, Anne Kathrine; Haugbølle, Kim Publication date: 2010 Document Version Submitted manuscript Link to publication

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Aalborg Universitet 22 Student Housing Estates Olsen, Ib Steen; Bertelsen, Niels Haldor; Frandsen, Anne Kathrine; Haugbølle, Kim Publication date: 2010 Document Version Submitted manuscript Link to publication from Aalborg University Citation for published version (APA): Olsen, I. S., Bertelsen, N. H., Frandsen, A. K., & Haugbølle, K. (2010). 22 Student Housing Estates: Stakeholder evaluation of user satisfaction, housing quality, econimy and building process CREDIT Case DK01. Hørsholm: SBI forlag. (SBi 2010; No. 20). General rights Copyright and moral rights for the publications made accessible in the public portal are retained by the authors and/or other copyright owners and it is a condition of accessing publications that users recognise and abide by the legal requirements associated with these rights.? Users may download and print one copy of any publication from the public portal for the purpose of private study or research.? 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Downloaded from vbn.aau.dk on: March 11, 2017 SBi 2010:20 22 Student Housing Estates Stakeholder evaluation of user satisfaction, housing quality, economy and building process CREDIT Case DK01 22 Student Housing Estates Stakeholder evaluation of user satisfaction, housing quality, economy and building process CREDIT Case DK01 Ib Steen Olsen Niels Haldor Bertelsen Anne Kathrine Frandsen Kim Haugbølle SBi 2010:20 Danish Building Research Institute, Aalborg University 2010 Title 22 student housing estates Subtitle Stakeholder evaluation of user satisfaction, housing quality, economy and building process Serial title SBi 2010:20 Edition 1 edition Year 2010 Authors Ib Steen Olsen, Niels Haldor Bertelsen, Anne Kathrine Frandsen, Kim Haugbølle Language English Pages 21 References Page 21 Key words Students Housing Estates, user needs, quality, building process, economy, user satisfaction ISBN Cover Publisher Statens Byggeforksningsinstitut Statens Byggeforskningsinstitut Danish Building Research Institute Dr. Neergaards Vej 15, DK-2970 Hørsholm Extracts may be reproduced but only with reference to source: Olsen, I. S.et al. (2010). 22 Student Housing Estates. Stakeholder evaluation of user satisfaction, housing quality, economy and building process. CREDIT Case DK01 (SBi 2010:20). Hørsholm: Danish Building Research Institute, Aalborg University. Contents Contents...3 Preface...4 Summary Introduction and objectives Objectives and work packages of CREDIT Background, purpose and focus of the case study Research design and methods applied in the case study Reading instruction Buildings assessments in construction or real estate processes The actual building, building parts and processes The applied assessment methods and tools in the processes Cost and performance indicators applied in the assessments Relation to different enterprises and national benchmarking Visions and innovation for future improvements Enterprises assessments and indicators internally applied The actual enterprise, company and firm Assessment methods and tools applied in the enterprise Costs and performance indicators applied in the enterprise Relation to building cases and benchmarking organisations Visions and innovation for future improvements National benchmarking indicators, assessment and organisation The actual benchmarking organisation and its purpose Assessment applied in the benchmarking organisation Cost and performance indicators applied in benchmarking Relation to enterprises, building project and real estate Visions and innovations for future improvements Discussions and conclusions Buildings - lessons learned and recommendations Enterprises - lessons learned and recommendations National benchmarking - lessons learned and recommendations...19 References Preface This report describes the results of a case study undertaken as part of the Nordic/Baltic project CREDIT: Construction and Real Estate Developing Indicators for Transparency. The case study is part of the work in work package 4-6 with respect to project assessment tools, application in firms and national benchmarking systems. CREDIT includes the most prominent research institutes within benchmarking and performance indicators in construction and real estate, namely SBi/AAU (Denmark), VTT (Finland), Lund University (Sweden) and SINTEF (Norway). Further, three associated partners have joined CREDIT. The three associated partners are the Icelandic Center for Innovation (Iceland), Tallinn University of Technology (Estonia) and Vilnius Gediminas Technical University (Lithuania). The project has been managed by a steering committee consisting of the following persons: Kim Haugbølle, SBi/AAU (project owner). Niels Haldor Bertelsen, SBi/AAU (project coordinator). Pekka Huovila, VTT. Päivi Hietanen, Senate Properties. Ole Jørgen Karud, SINTEF. Magnus Hvam, SKANSKA. Bengt Hansson, Lund University. Kristian Widén, Lund University. The project group wishes to thank our industrial partners and all the contributors to the case studies. In particular, the project group wishes to thank the four Nordic funding agencies that sponsored the project as part of the ERABUILD collaborative research funding scheme: The Nordic Innovation Centre (NICe), TEKES in Finland, FORMAS in Sweden and the Danish Enterprise and Construction Authority (Erhvervs- og Byggestyrelsen) in Denmark. Danish Building Research Institute, Aalborg University Department of Construction and Health August 2010 Niels-Jørgen Aagaard Research director 4 Summary The aim of the evaluation in this case was to measure whether the targets with a specific political initiative were met. The initiative was taken to increase the number of dwellings in the private housing sector for students. The evaluation focused on the following chosen four themes: quality in the finished buildings, the building process, the economy and the user satisfaction. Basis for the evaluation were similar evaluated aspects of non profit housing for students. The evaluation was primarily based on registration of the quality of the finished buildings, questionnaires and interviews with all clients and persons responsible for economics in the execution of the estates, interviews with local authorities, questionnaires to students, questionnaires and interviews with persons responsible for the operation of the estates and interviews with members of the judging committee. The indicators were tailored to this evaluation. They were used after the estates have been taken into use and the users have moved in. The results and recommendation were aiming at the governmental initiative and to get an insight into quality, building process, economics and user satisfaction of the finished estates. In this way the indicators were mainly on an overall level and reflected the political discussions. Meanwhile they gave also indications of a more general character concerning user needs and wishes to student housing. As they were registered after the buildings were finished they aimed at a continuation of the initiative which turned out not to be actual for the moment. The evaluation has been executed by a group of private companies in accordance with talks with the ministry responsible for the initiative, Ministry of Interior and Social Affairs The results of the evaluation are experiences concerning the mentioned themes and recommendations to alterations. Meanwhile there is no political interest as mentioned for further initiatives of similar character for the moment But in the case a new initiative is taken there are conclusions which also could influence the single building quality, process, economy, and user satisfaction. And the chosen topics could be a platform for a systematic evaluation of student housing. 5 1. Introduction and objectives The case describes a comprehensive evaluation of a governmental initiative to increase the construction of private housing for students. The first 15 estates - new buildings and converted buildings with 1113 flats have been evaluated concerning quality, process, economy, and user satisfaction. For comparing the results with new non profit student housing estates 7 estates in this area with 627 flats have been evaluated. The evaluation concludes in recommendations for alterations in the initiative. 1.1 Objectives and work packages of CREDIT Sir Winston Churchill once said, We shape our buildings, afterwards our buildings shape us (28 th Oct 1943). This quotation underlines how strong a building can influence an occupier or a user. Providing complex public facilities for example hospitals, schools, universities and libraries that are able to meet both the internal and external stakeholders needs and requirements is not without complications. The aims and demands of different stakeholders within a project can sometimes create conflict with each other s interest. Understanding the needs and requirements of these stakeholders are essential to remain competitive in today s market. A client that pays attention to the needs of the end-users will be rewarded with a high-performance property. Simultaneously, this shift seeks to solve many ills associated with inadequate building conditions and resulting in poor building function. Due to the amount of both public and private money being invested in delivering public and private facilities, strong actions must be adopted. Collaboration with the relevant stakeholders will help building owners in identifying the required performance indicators to create high-performance facilities. The project aims to define a model for the implementation of performance requirements, which ensure the fulfilment of the various types of users and stakeholders needs and demands. The model shall also allow for the continuous measuring of the effectiveness of the used requirements and the model as such so that it may be improved as more knowledge and experience of it is achieved. Following the themes of the ERABUILD call closely, the aim of CREDIT is to improve transparency on value creation in real estate and construction. Thus, the objectives of CREDIT are: To capture end user needs and requirements in order to identify and quantify where possible value creation in real estate and construction. To develop compliance assessment and verification methods. To define and develop benchmarking methods and building performance indicators in real estate and construction. To set out recommendations for benchmarking internationally key building performance indicators. Consequently, the deliverables of CREDIT are: 6 1. The establishment of a network of Nordic and Baltic researchers for benchmarking and performance indicators through frequent interactions in workshops across the Nordic and Baltic countries. 2. A State-of-the-Art report, that will identify and critically examine a number of existing tools, databases, mandatory reporting, approaches and benchmarking schemes to capture and measure end-user needs, client and public requirements on performance and value creation. 3. A strategic management and decision making tool to guide the definition and development of benchmarking methods and building performance indicators in different business cases. 4. A comprehensive performance assessment and management tool with associated key performance indicators to capture end-user requirements and to continuously measure and verify the compliance of performance throughout the lifecycle of an actual building project and linked to building information models. 5. Recommendations as to how sectoral and/or national indexes for performance indicators can be designed in order to allow for international benchmarking of construction and real estate. 6. Dissemination of the lessons learned and tools developed through news articles, press releases, workshops with actors in the real estate and construction cluster etc. 1.2 Background, purpose and focus of the case study This case consisting of 15 different student housing estates has been chosen, because it describes assessments of four themes in housing projects: quality, economy, process and satisfaction, (Velfærdsministeriet, Evaluering af støttede private ungdomsboliger, Juli 2008). The idea to choose the case is the result of a meeting in the Danish reference group where user satisfaction was discussed and the participants propose to use an evaluation of student housing. The student housing estates are the result of a state initiative in 2003 to yearly establish more flats for students in the private sector. The flats were supported financial by a percentage of the building costs. The initiative was only open for private clients. The initiative was divided on the years with a competition every year to select clients/companies who were offered a contract. The criterion was how much the companies demanded in financial support to build in comparison with the average costs in the non profit housing sector. A part of the tender documents was some demands of functional, technical and architectural character From 2003 to 2007 the state received 50 applications for support. 32 were accepted and got support. 15 of these projects were finished at the time for an evaluation of the initiative and have been assessed and the results are described here. The executed estates were chosen after a competition where some conditions concerning the area of each flat, kitchen, bath/toilet, common areas with facilities and the building in general should be met. In the competition the applied percentage of the average costs of a student flat was decisive for getting a contract with the state. Maximum for financial 7 support was 50% and approximately 60% of the clients applied for the full support. The assessments of the mentioned 15 housing projects with financial state support were supplemented with comparisons with seven non profit student housing estates and one private project. The seven non profit student housing estates were built in accordance with traditions and quality for state support to such building types. The one private student housing was a special project with a fund as client and in better quality. It was only used in discussions concerning the future for student housing. The results of the assessments were used in the following yearly work and evaluations of new applications. 1.3 Research design and methods applied in the case study The description here is based on the report of the evaluation of 15 private housing estates for students and 7 non profit housing estates for students. The evaluation has been executed by a group of private companies in accordance with talks with the ministry responsible for the initiative, Ministry of Interior and Social Affairs. The group was chosen after a competition and consisted of capacent, EM- CON, KPMG and sbs. The case belongs primarily to WP4. National benchmarking. The conclusions in the evaluation report are aiming at a governmental initiative and recommend some alterations. Furthermore by the systematic evaluation and the choice of themes especially concerning quality and user satisfaction it could form the platform for a future permanent benchmarking system. The case has been written by Ib Steen Olsen, Danish Building Research Institute, after talks with Karsten Gullach and Jacob Østlund Jacobsen from the mentioned ministry The case study has been conducted as an action research by researchers and members of the organization seeking to improve their situation (Greenwood and Levin, 1998). Data have been conducted from multiple sources to enhance reliability and trustworthiness of the results (Robson, 2002). 1.4 Reading instruction Chapter 2 in this report addresses issues relevant to WP4 on assessments at project level. Chapter 3 addresses issues relevant to WP5 on the application of assessments in firms. Chapter 4 addresses issues relevant to WP6 on sectoral, national or international benchmarking systems. Chapter 5 discusses and concludes on the lessons learned with respect to the three levels of projects, firms and systems. 8 Figure 1. Graphical illustration of the hierarchy of the CREDIT reports......report level 1 CREDIT Report 6 CREDIT Summary and National Recom. WP2.....Report level 2. CREDIT Report 1 State-of-the-Art of Benchmarking WP3 CREDIT Rep ort 2 Nordic and Baltic Case Studies WP5 CREDIT Report 3 CREDIT Performance Indicator WP2 CREDIT Report 4 Project Assessment in Construction WP4 CREDIT Report 5 National and International Benchmarking WP6... Report level 3.. CREDIT casenn00 CREDIT Case Study Guideline CREDIT case DKx CREDIT zvbcxvzcvz case DK01 hjk,mnkhjl zvbcxvzcvz njmk,mnm hjk,mnkhjl njmk,mnm CREDIT case FIx CREDIT zvbcxvzcvz case FI01 hjk,mnkhjl zvbcxvzcvz njmk,mnm hjk,mnkhjl njmk,mnm CREDIT case NOx CREDIT zvbcxvzcvz case NO 01 hjk,mnkhjl zvbcxvzcvz njmk,mnm hjk,mnkhjl njmk,mnm CREDIT case SEx CREDIT zvcase bcx vzcv SE01 z hjk,mnkhjl zvbcxvzcvz njmk,mnm hjk,mnkhjl njmk,mnm 9 2. Buildings assessments in construction or real estate processes The evaluation in this case is based on registration of the finished estates, economical calculations, questionnaires and interviews. Clients, companies, local authorities, students, operation managers and members of the judging committee have been involved. Four main themes have been evaluated: quality, building process, economics and user satisfaction. 2.1 The actual building, building parts and processes The description of the case is based on the whole evaluation of the mentioned 22 estates 15 private estates with 1113 dwellings and 7 non profit estates with 627 dwellings, see 1.2 Background, purpose and focus of the case study , Focus in the case is with other words an evaluation of a group of buildings and a comparison with normal traditional buildings of the same functions. The private estates consist of buildings in one to ten storeys. Five of the 15 buildings/estates are renovated buildings. The apartments are from 27 to 50 square meters in average and some have two rooms. 13 of the buildings have common room and kitchen in a special room. All apartments have a smaller or bigger kitchen. 2.2 The applied assessment methods and tools in the processes The evaluation is primarily based on registration of the quality of the finished buildings, questionnaires and interviews with all clients and persons responsible for economics in the execution of the estates, interviews with local authorities, questionnaires to students, questionnaires and interviews with persons responsible for the operation of the estates and interviews with members of the judging committee, see more details 4. National benchmarking indicators, assessment and organisation. The indicators were tailored to this evaluation. The theme quality contained three main topics: architecture, standard and fulfilment of the demand from the ministry. The evaluation was divided into levels and started with the outer appearance and the individual apartments and continued with the inner rooms and components. The theme building process focused on the more general level with the interplay between the main actors: the ministry, the client, the companies and the local authority. 10 The theme economics looked at the costs for construction, operation and life cycle use. Furthermore whether there has been a competition between the companies. The theme user satisfaction focused on the users own evaluation of their apartment. They were also asked about use of common areas and social interaction. Furthermore were student movements and the use of the estate evaluated. 2.3 Cost and performance indicators applied in the assessments The ministry decided that
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