08th – 14th of March 2018
Sustainable Urban Development - Flexible Subsidized Housing
Content: Social Housing, Sustainable real estate development, market analysis, functional planning, energy concept and ecology, developer calculation and property value
1. Social Housing
What are the target groups to live in? What are their needs? What is the best floorplan for them?
- Identify different groups of social housing on behalf of the city of Kufstein. You should define what exactly social housing means for you and which groups of social housing exist.
- Select three different personas out of these social groups which you think the city of Kufstein should support by offering a social housing opportunity to them and describe these groups. Identify the personas by a fictional name and demographics such as age, education, ethnicity, and family status as well as why they are part of a social housing.
- Define the special requirements and needs of each of these personas.
- Based on the special needs develop a customized floorplan for each of these personas. The functional planning is based on the user's needs. CAD drawings are not necessary. The floorplans could be drawn by hand.
- A range of different target groups for social housing
- Selection of three target groups including the characterization of the respective personas
- Description of special needs & requirements of the three personas
- Definition von building quality levels
- Development of floor plans which are suited for each persona
2. Location & Market Analysis
Information to the Project Development
In the city of Kufstein a social housing project is to be developed. The plot of land is an undeveloped area nearby the Fachhochschule Kufstein Tirol. The purpose of the location analysis is to gain a comprehensive overview of the available locations in the selected area through extensive screening.
The task involves a realistic but nonetheless a fictitious project. Consequently, participants are to refrain from contacting companies etc.
The basic conditions for this project are:
- min. 50% of the gross floor area have to be developed for the aspects of social housing with a monthly gross rent (including operating cost, parking space not included) of 5 €/m²
- social differentiation within the project
- a non residential housing usage in the ground floor to increase the total rent
- there could be a residential or a non residential usage in the remaining area
Property Nr. 171/2 nearby the University of Applied Sciences Kufstein (find more information in the download: Location Planning). The area of the property is exactly 1,300 m². For the land-use are the following regulations defined:
- Land-use: The land-use is regulated as mixed use area, which allows spaces for residential and commercial (producing industry is not allowed)
- Binding land-use plan with building development regulations (you can find the details in the download: Binding Land-Use Plan)
- Regulations for parking spaces: For the housing area there have to be one parking place per apartment considered. For visitors and the users of the other spaces on the ground floor must be 5 parking spaces allocated.
Information to the Location and Market Analysis
Where is the location suited and what are the macro and micto factors of the location? What is the demand for businesses in the Kufstein area and what are the needs of these businesses? What types of small trade businesses are suitable for the location in question? Are there possible synergies with the social housing? What market rents can be achieved in this location?
- Specification of the location and the site: Do a location analysis (micro and macro location)
- Demand analysis: show that there is a demand for the type of use
- Competition analysis: from the point of view of demand –> the target group. E.g. determine the number of existing groups in the Kufstein area, including geographical distribution of these businesses.
- Derivate the achievable market rent for the selected type of use.
- Define the space needs of the selected type of use. Show the requirements in m² and zoning.
Requirements for the Location and Market Analysis
- Macro and micro analysis of the location
- Demand for the non social housing usage
- Competitors analysis for the non social housing usage
- Market rent for the non social housing usage
- ground floor plan
3. Functional Planning
Combine the areas for the social housing defined for the three personas with the businesses in the ground floor. You can define other target groups for the left space in the building to get an optimization for the return of invest.
- Ground floor plan including site and two different upper floor plan
- Section to show the structure and the exploitation within the building
- Selected views from outside (2D or 3D)
4. Energy & Ecology
Nearly zero-energy buildings (nZEB) have a very high energy performance. The low amount of energy that these buildings require comes mostly from renewable sources. The Energy Performance of Buildings Directive requires all new buildings to be nearly zero-energy by the end of 2020. All new public buildings must be nearly zero-energy by 2018.
- Create a concept of the HVAC (heating, ventilation and air conditioning) components and the quality of the building envelope.
- Calculate the energy demand with the Exceltool EnerCalc (download: Energy Calculation Template EnerCalC), what will be distributed.
- Determination of building envelope quality: Do a research what is matching your construction idea. It is important to choose ecologically harmless materials.
- Choice of the required building technology and energy sources: The type of heat generator depends on the type of heat distribution and the corresponding temperature level. Ventilation systems are mandatory due to the high demanded energetic standards. Cooling should be avoided as far as possible by constructional measures.
- Choice of possible energy generation plants on the property: In order to reach the nZEB standard it is usually necessary to gain energy on the property and to balance it with the energy demand. Under this point, this power generation plant should be determined if necessary.
- Energy balancing with EnerCalC: With the software EnerCalC proof of the energetic quality of the property is provided. For this purpose, the average primary energy Factor fp in tab “nZEB-Bilanzen” should be nearby 0.
Please use wise rounding and think about false and shameful accuracy within all numbers you publish!
5. Developer calculation and property value
What is the residuum (property value)? Based on the project concept the gross development value (GDV) and the gross development costs (GDC) have to be calculated, which will result in the available price for the building plot. Residual method: In simple terms, the process is a so-called backdoor approach used to calculate the price of a plot, based on a configured development concept.
Calculation: GDV - GDC = PV
GDV: Gross Development Value
GDC: Gross Development Costs
PV: Property Value (Residuum)
For the calculation of the construction costs (cost groups 200-700 of the standard DIN 276) the key values are available in the BKI reports of similar building projects (more information in download: Cost Benchmarks BKI Report 2017). For the calculation the following information have to be included:
- Capitalization / Discount rate of 3.5% (residential) and 4.5% (for other type of areas)
- Interest rate for interims financing 2.5% (duration depends on development time)
Templates and costing benchmarks:
- In addition, you can find some benchmarks for building construction cost data (download: Cost Benchmarks BKI Report 2017)
- You can use the calculation templates. (Residual Cost Calculation Template)
Template & Upload
Please find the template and the upload at 4. Energy & Ecology
Information to the video
Make a project video of a length between 1:48 minutes and 2:00 minutes.
The goal of the video is to describe your project to the municipal council of your, community. Don’t give a overview about the local situation, the audience is familiar with it. Instead show your idea and your solution in a very short movie. You should give an idea about the technical and social concept. Show the influence of your project to the community to motivate the council.
- Length of the video: 108…120 seconds
- Maximal file size: 512 MByte
- Upload to https://drive.google.com Login as email@example.com, password: kufstein2018 In the folder MyDrive/Videos you will find a document that describes the technical requirements of your video-file.
Select up to 6 expressive screenshots of your video and arrange them on the given template you have downloaded from the project platform.
- Inholland University of Applied Sciences
- NHTV Breda University of Applied Sciences
- Pratt Institute New York
- Zurich University of Applied Sciences
- Zuyd University of Applied Sciences
- Asc. Prof. (FH) Alde Hellmut, FH Kufstein Tirol
- Jos Barnhoorn, BSc, MBIFM, Inholland University of Applied Sciences
- Sabrina Eitzinger, MA, FH Kufstein Tirol
- Mirjam Franz, MSc, FH Kufstein Tirol
- Daniel von Felten, MSc, Zurich University of Applied Sciences
- Asc. Prof. (FH) Robert Fröhler, MEng, FH Kufstein Tirol
- Asc. Prof. (FH) Dipl.-Ing. (Univ.) Christian Huber, FH Kufstein Tirol
- Prof. (FH) Dr. David Koch, FH Kufstein Tiro
- Felicia Koning, Inholland University of Applied Sciences
- Rachel Kuijlenburg, The Hague University of Applied Sciences
- Stephan van der Linden MLC, Zuyd University of Applied Sciences
- Ing. Sophia Moll, B.A.
- Edmond P. Rondeau, AIA, CFM, IFMA Fellow
- Dr. Pieter C. le Roux, NHTV Breda University of Applied Sciences
- Associate Prof. Audrey Schultz, PhD., Pratt Institute New York
- Asc. Prof. (FH) Mag. (FH) Emanuel Stocker, FH Kufstein Tirol
- Suzanne L. H. Zanetti – Tacken, BBA, Zuyd University of Applied Sciences
- DRS. Ing. Dirk Zonneveld, MSc, EMFM, Inholland University of Applied Sciences
You can fly over the results in our FM & REM WinterSchool 2018 flipbook. Enjoy!