Building and infrastructure
The fact sheets have been developed to serve as practical guides with detailed information on individual topics relating to the areas for action, and refer to further literature and standards.
Here you will find all fact sheets addressing the areas for action relating to building and infrastructure. Their contents are summarised as short abstracts here. Each fact sheet is available for download as a PDF file, currently only in German.
Building diagnostics
Area for actionOperation and management
Building diagnostics provides essential information on the current condition of the building and thus forms a basis for maintenance or modernisation plans. Such information is as helpful in a portfolio analysis as it is for an inspection-based maintenance strategy. This fact sheet focuses on the process of identifying potentially hazardous substances. Hazards can be posed by individual components or by entire building sections. Once the sources of danger have been identified and documented, the next step is to derive recommendations for action by which the hazards can be promptly eliminated. It must be ensured at all times that users are not exposed to any hazards during normal operations and that craftsmen are not exposed to any hazards while executing their work. The steps listed in the fact sheet are intended as a guide on how to proceed with a building diagnosis. The fact sheet presents certain pollutants that can occur in building components, and gives recommendations for action should any of these be found.
Requirements planning
Area for actionPlanning and structural design
The primary concern of a building owner is that the buildings, areas, or infrastructures meet the requirement of users, meaning that the real estate has high utility value. Because many decisions affecting costs must already be made at the time the programme is defined and in the first conceptual design phase of a building project, construction requirements planning – including proof of need – starts even before the actual planning. Requirements planning is a core strategic task of organisation management that cannot be delegated externally and is thus a central and early component of project development in privately or publicly structured organisations. Ideally, requirements planning is carried out at the property level, including the preparation of a master plan (see fact sheet Master plan), as well as project-specifically, and supports the formulation of use requirements. Requirements planning serves to concretise the tasks in preparation for basic investigation and the subsequent service phases.
Procurement of construction services
Areas for action Planning and structural design Construction and modernisation
Sustainability aspects can be integrated into the contracting of construction work in a way that not only achieves the goals of meeting construction deadlines and the required quality within budget, but which also safeguards the interests of health and environmental protection. The materials and services used in construction have a negative impact on the environment throughout their lifecycle, where problematic substances can also pose direct risks to human health. After assessing the need for a procurement measure, preference should be given to the use of ecologically optimised products and services or environmentally friendly alternatives. To ensure that, during a tender and award process, the bids meet the sustainability criteria defined during the previous selection of construction products and services, it is necessary to integrate sustainability aspects into the tender descriptions. When procuring construction services and materials, a multitude of aspects and interrelationships must be taken into account due to the longevity and complexity of buildings and construction measures. A well-founded comparison of feasible variants establishes a basis for finding high-quality solutions. Things to be taken into account include, for example, the choice of materials (e.g. exclusion of materials that are harmful to the environment and health) as well as the prevailing environmental and social standards for the production and transport of products and services. The aim is to make an economically feasible selection of building and other materials that is conscious of the environment, health, and quality.
Procurement of planning services
Area for action Planning and structural design
The planning and construction phase of a building has a decisive influence on its quality and economic efficiency in the long-lasting use phase. Any disposal or reuse of building materials and products, or subsequent use or dismantling of a building, is also decided at the beginning of a project in the selection and use of building materials and products (see fact sheet Procurement of construction services). For this reason, it is necessary to consider the objectives and requirements of sustainable construction throughout all phases of a construction project, from requirements planning to dismantling. The procurement of suitable planning services is fundamental for finding appropriate and high-quality solutions. The life phases of a building must be analysed with regard to the various aspects of sustainability and optimised in terms of their interaction. Within the available budget, the desired building and utilisation quality should be achieved with the lowest possible environmental impact. This can be made easier by referring to planning documents and orientation aids that deal with the integration of sustainability aspects. These provide assistance, for example, in carrying out user-oriented requirements planning (see fact sheet Requirements planning), in putting together interdisciplinary planning teams, or in organising a sustainability-oriented architectural competition. When contracting third parties for planning services, it is also an advantage if they can demonstrate additional experience in sustainable building, e.g. in the form of a sustainability coordinator certificate.
Operational ecology
Area for action Operation and management
"Operational ecology" refers to the technical optimisation of processes within business or research operations. Every research activity causes material and energy flows and thus environmental pollution. Optimising operational ecology thus involves the efficient use of materials and energy as well as the reduction of unwanted waste and emissions. In addition, cost-saving potentials can be identified through the implementation of environmental protection activities. Risks are also reduced thanks to an improved understanding of the relevance of operational ecology, achieved through material and energy flow management and through increased public acceptance and possibly resulting image gains. In turn, reducing costs and risks can improve competitiveness, which furthermore contributes to the long-term existence of the research organisation.
Biodiversity
Areas for action Planning and structural design Operation and management
The planning and design of open spaces helps to preserve biodiversity. These spaces are an important habitat for certain species. At the same time, appropriate open space design has an influence on the quality of use. Biological diversity, or biodiversity, refers to the diversity of habitats and species as well as the genetic diversity within species. Biodiversity has been shrinking at an alarming rate for many years. This threatens the basis of our life and wellbeing. The economic benefit of biodiversity is also constantly underestimated and not given enough importance in business decisions. The primary and secondary sectors of the economy, i.e. agriculture and manufacturing, are especially affected by changes in biodiversity. There are also many interrelationships between the service sector – which includes research institutions – and biodiversity. Research institutions gain in reputation in the eyes of their stakeholders if they assume responsibility for nature, not only thematically but also organisationally. At the same time, through a conscious approach to their natural environment, they can save costs and make a positive contribution to the development of the ecosystem "city".
Energy concepts for existing buildings
Areas for action Planning and structural design Operation and management
Energy concepts for the energetic improvement of existing buildings are developed from the results of constant energy consumption monitoring and of rough and fine diagnostics. As a rule, the results of building diagnostics will reveal ways to tie energy measures in with repairs that would have been necessary anyway. In most cases, energy measures for existing building stock will be a partial aspect of implementing an overarching modernisation plan, based on goals for upgrading the building stock as a part of portfolio management. The aim is to provide resource-conserving, climate-friendly and low-emission heating, cooling, and electricity. In addition to high-quality building envelopes and efficient technical MEP systems, important components of an energy concept include a suitable selection of energy sources (renewable if possible), self-use or backfeeding of self-generated energy, and tapping of waste heat sources from technical processes. The systematic characterisation, planning, and monitoring of the energy demand (collective term for calculated energy requirement and measured energy consumption) of complex buildings is an important part of energy management.
Energy concepts for real estate
Areas for action Planning and structural design Operation and management
Narrowing down the energy sources, as a part of conservation of resources, and reducing emissions, as a contribution to climate and environmental protection, are important sub-topics relevant to the perception of a research organisation's responsibility towards the environment and society. These are parts of an energy concept that sets and implements higher-level goals (e.g. a climate-neutral campus). Such a concept includes considerations on minimising energy demand, the choice of energy supply, the type and extent of renewable energies used, and synergies with neighbouring districts and industrial facilities. An energy concept for a research organisation's premises can be based, among other things, on existing knowledge about the neighbourhood. Buildings and structural facilities of research organisations represent a complex real estate portfolio, due to their heterogeneous use structure over several decades and the diverse structural characteristics. The use of the energy supply structure provided at the property level – and thus the technical implementation of energy conversion – takes place at the building level. Ideally, there will be a sufficient number of measuring points in the buildings, divided into zones and types of use. These are required for implementing an appropriate measurement concept, as an essential component of target-oriented energy management and the basis for successful energy portfolio management.
Energy concepts for new buildings
Area for action Planning and structural design
As a part of an integral planning process, the energy concept for a new building (and the energy management system based on it, e.g. for an office or laboratory building on the campus of a research organisation) includes the strategic goals (including mission and master plan) of conserving resources, protecting the climate, and reducing emissions in providing heating, cooling, and electricity. In addition to high-quality building envelopes and efficient technical MEP systems, important components of an energy concept include a suitable selection of energy sources (renewable if possible), self-use or backfeeding of self-generated energy, and tapping of waste heat sources from technical processes. The systematic characterisation, planning, and monitoring of the energy demand (collective term for calculated energy requirement and measured energy consumption) of complex buildings is an important part of energy management.
Disposal concepts
Area for action Planning and structural design
A relevant area of environmental management for any type of research institute is waste management. Every research institution produces various kinds of waste and is responsible for its disposal. Disposal concepts should be as efficient and economical as possible. In order to generate optimised waste management processes, an internal waste management system must be regularly adapted as general conditions change. This adaptation includes improving material and information flows and, if possible, closely coordinating supply and disposal. It also involves transparently reporting disposal-related key performance indicators and costs incurred. A central aspect is that the disposal concept and all measures to be implemented should be as sustainable as possible, as outlined by the Circular Economy Act (KrWG). In the hierarchy of objectives, the primary aim is avoidance of waste, followed by recycling, and lastly disposal.
Space management
Area for action Operation and management
Space management falls under the overarching concept of "facility management", which comprises all services for the operation and management of buildings – including structures and technical installations – on the basis of integral strategies (cf. DIN 32736:2000-08). Here, "space management" is used to describe a systematic procedure for taking stock of the quantitative and qualitative characteristics of the existing or planned spaces of a property. Given that space is considered a factor of production and an important resource, efficient use of building space is essential. It presents an opportunity to achieve savings in both investments and operating costs. Essentially, the use of spaces should be minimised or optimised so as to avoid new construction as far as possible and to protect the soil in terms of its natural function. Consideration must furthermore be given to comfort parameters such as ergonomics, air quality, acoustics, and indoor climate.
Flexible building structures
Area for action Planning and structural design
"Flexible building structures" serve to achieve the greatest possible adaptability of buildings or parts of buildings. Flexibility should already be taken into account when planning a new building. It can extend the life cycle of a building because it allows adaptation to changing use requirements. Changes in use requirements arise when there are changes in general conditions, such as processes, services, or technology. Flexibility of structures allows the development and implementation of facility-specific, spatially and organisationally flexible utilisation concepts. This can reduce the risk of vacancy and life cycle costs. Flexibility describes how easily building structures can be adapted to internal changes in use, while convertibility describes how easily building structures can be adapted to other uses.
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Master plan
Area for action Planning and structural design
A master plan is an informal planning tool in the sense of comprehensive planning. It is a central tool for communicating objectives and guiding internal functions (managers, employees, new members, etc.) and external actors (municipal decision-makers, cooperation partners, funding bodies, etc.). It deals with strategies and proposals for action for the design or upgrading of a location or property. It interacts closely with the organisation's structure and development plan, which outlines the needs for the development, design, and spatial arrangement of the property. This is a dynamic process – a master plan should therefore be designed to be updatable. With the aim of structured and sustainable property development, the master plan describes guidelines for the long-term, integral spatial development of a site, taking into account comprehensive urban development and landscaping plans. The master plan helps to clarify and describe the spatial relationships and functional arrangement of the research infrastructures.
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Sustainable procurement
Area for action Operation and management
Sustainability aspects can be considered not only in planning and construction, but also in management. "Sustainable procurement" in the use phase means covering the material resource and service requirements for an organisation to fulfil its mission properly, taking economic, ecological, and social aspects into account. In tendering, the main basis is economic standards, where the price and performance of different offers are compared with each other, and the most economical offer is selected. In sustainable procurement, in addition to other criteria such as functionality, quality, and aesthetics, any consequential burdens that may arise for the procurer itself (e.g. operating and consumable costs) or for the general public (e.g. costs to repair environmental damage) are relevant for the evaluation of products and services.
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User Integration
Areas for action Planning and structural design Participatory organisational development Construction and modernisation Operation and management
A future-oriented real estate development strategy provides selected communication and participation formats that enable stakeholders to become actively involved in the planning, structural design, operation, and management of buildings. Essential conditions for successful user integration are the selection and mobilisation of relevant stakeholders, clearly defined objectives when consulting with stakeholders, and the provision of sufficient resources. Because early involvement of stakeholders opens up room for manoeuvre and prevents conflicts, a key to a successful participation format is integrating stakeholders into project management and development from the very beginning. In addition to merely providing information, participation programmes promote transparent processes in which co-design and co-decision-making are possible. Sensitisation to different points of view sets a mutual learning process in motion, which culminates in mutually acceptable approaches to solutions in the form of strategies, concepts, or measures. What is distinctive about research organisations is that their employees are committed and motivated and, depending on the discipline, can and want to contribute their knowledge and experience. The process of user integration, itself, becomes indispensable especially when undertaking renovations while the building is still being used, and should be planned and implemented with special care.
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User satisfaction
Area for action Operation and management
Workplace satisfaction has a significant impact on the performance and productivity of the workforce. The functional and design quality of the interior and exterior of a room or building is important for achieving high user satisfaction. The building-related factors influencing user satisfaction are reflected by the indoor climate. In a sustainable building, an energy-efficient indoor climate concept is applied that avoids damaging the health and well-being of the room users, and meets their comfort requirements while also preventing damage to the building. Ventilation and air-conditioning systems affect the perceived indoor air temperature, the indoor air quality and humidity, and the acoustics of the room. An optimal indoor climate should be achieved primarily through the building design, using HVAC equipment as little as possible (especially avoiding active cooling). Different uses of rooms in buildings of research institutions give rise to different requirements. There are offices, laboratories, and rooms with semi-public functions (lecture halls, sports facilities, canteens, etc.). It is recommended to conduct user satisfaction analyses in summer and winter, coupled with complaint management. Appropriate questionnaires already exist, and service providers are available to conduct and evaluate such surveys. User satisfaction, as a part of employee satisfaction, is a sub-topic of sustainability reporting.
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Portfolio analysis
Areas for action Planning and structural design Operation and management
Constant portfolio analysis is the basis for targeted upgrading of the existing building stock to create a sustainable campus. It is helpful to identify and assess the characteristics and features of the buildings in order to assess how well the needs of current and future users are being met. The results of the portfolio analysis can provide a basis for determining the type, scope, and order of measures to be taken on the existing building stock.
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Process optimisation
Area for action Operation and management
Process optimisation is aimed at increasing the efficiency and effectiveness of existing business and development processes. In practice, problems often arise from the large number of different interfaces and control points and sometimes due to a lack of clarity regarding competencies, areas of responsibility, and accountability. Internal structures and processes of the research institution are not adapted to changing business activities because they are anchored in traditional thought structures. Furthermore, there is often a lack of communication and information exchange between sites. Research institutions, in particular, generally work on a project-by-project basis and on demand, the result being that only partial aspects of a project or strategy are worked on at a time. In addition, institutes often have several sites working independently of each other. This results in a lack of standards or uniform documentation for promoting knowledge transfer between sites. Platforms designed to assist in knowledge transfer are either lacking or largely unused. Furthermore, different sites have different decision-making authorities, and there is no balance between autonomy and central structuring.
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Dismantling management
Area for action Dismantling and disposal
"Dismantling management" serves to promote the recycling of substances and materials in the construction sector, thereby conserving natural resources and reducing the quantity and harmfulness of waste. The aim of recycling approaches like the "cradle-to-cradle" concept is to achieve closed biological and technical material cycles. Dismantling takes place in the "end-of-life phase" of a building. To make this possible, a dismantling concept already has to be developed in the planning phase. The basis of a dismantling-friendly building design is the use of recycling-friendly building materials.
Renovation of buildings in use
Area for action Construction and modernisation
To ensure the long-term future viability of a research organisation's building stock, it is vital to be able to undertake modernisation or renovation measures on existing buildings. In the early stages of planning a measure, it must be clarified whether the buildings can be temporarily vacated for renovation or must be renovated while users are still present ("renovation of buildings in use"). If renovation during the use of a building is unavoidable, a number of organisational and safety-related particularities must be taken into account during planning and construction, and are described in this fact sheet. If users will be present during renovation work, this will have a decisive influence on the scope, timing, and type of construction work. The reasonableness of the effects on health is especially important. It should be noted that certain groups of people have special health protection needs due to special conditions. These include, among others, persons with chronic illnesses or limited mobility or pregnant women. Timely consideration of these circumstances and appropriate planning increase the success of a renovation of a building in use, and help to avoid conflicts. Renovations of buildings in use thus poses special demands for planning and organisational preparation as well as for site management.
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Environmental cost management and operating cost controlling
Area for action Operation and management
"Environmental cost management" acts as an interface between the environmental protection objectives and the financial or performance objectives of an organisation. It involves identifying where costs can be reduced while still achieving a targeted level of environmental protection. The aims of environmental cost management can be broken down as: compliance efficiency, eco-efficiency, and risk reduction. Compliance efficiency is the adherence to and implementation of environmental protection regulations or self-set (voluntary) environmental objectives. Eco-efficiency refers to the combination of cost reductions and resource savings in the scope of environmentally oriented processes and products. A research institution's environmental cost management helps to reduce risks by identifying potential environmental costs, which can then be planned for, limited, or avoided through anticipatory measures. Timely and voluntary environmental protection measures can also result in competitive advantages.
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