Building Performance Evaluation - تقييم أداء المباني

Qatar Society of Engineers March 1st , 2011 Lecture

Building Performance Evaluation An Integrative Framework For Architectural and Urban Design Projects Evaluation

Dr. Yasser Mahgoub Department of Architecture College of Engineering

Qatar University

Introduction  This lecture outlines a

comprehensive approach to Building Performance Evaluation Evaluation applicable to all architectural and urban design projects.

Design

 Building Performance

Evaluation (BPE) offers feedback on design and contributes to architectural knowledge.

Construction

Introduction  Building Performance

Evaluation (BPE) is an extension of what had been called Evaluation “Post-Occupancy Evaluation."

Design

 BPE is a continuous process of

systematically evaluating the performance and/or effectiveness of aspects of buildings such as accessibility, aesthetics, costeffectiveness, functionality, produ ctivity, safety and security, and sustainability.

Construction

Six Phases of the Building Life Cycle  The typical six phases of the

building life cycle are: 1- Planning, 2- Programming, 3- Design, 4- Construction, 5- Occupancy, and 6- Recycling.

Recycling

Planning

Programming

Occupancy

Construction

Design

Participants in the Building Life Cycle  Initiators: Owners - Investors - Institutions -

Governmental Agencies…  Designers: Architects - Interior Designers -

Landscape Architects - Specialists (Structural Electrical - mechanical - …)  Builders: Contractors - Sub-contractors - …  Operators: Managers - Maintenance staff  End Users: actual persons occupying buildings

Linear Design Method Architectural Knowledge Briefing Need Building Type Program Site Data …

Analysis …

Synthesis …

Evaluate …

Design …

Linear Design Method

Execution …

?

Cyclical Design Method Architectural Knowledge Briefing Need Building Type Program Site Data …

Analysis …

Building Performance Evaluation

Synthesis …

Evaluate …

Design …

Execution …

Cyclical Design Method

BPE Across Project Life Cycle Feed forward Experience

Conceive

BPE Procure

Feed forward Experience

Conceive

Occupy / manage

Post Occupancy Evaluation Procure

Occupy / manage

BPE Across Projects Life Cycle Feed forward Experience Conceive

3-6 mths Procure

12-18 mths

5 yrs

Occupy

Conceive

Feed forward Experience

Plan BPE

Conceive Plan POE

3-6 mths

5 yrs

Occupy

Procure

Feed forward Experience Conceive Plan BPE

Timeline for BPE

12-18 mths

Procure

Procure

3-6 mths

12-18 mths

Occupy Feed forward Experience

5 yrs

The Three Major Elements of Evaluation The Building Performance Evaluation process encompasses Functional and Technical performance of buildings alongside Human performance criteria, while recognizing the Cultural Context of the project.

Technical

Behavioral

Functional

Cultural Context The Three Major Elements of Evaluation

Elements of Evaluation  Technical Elements:

Fire safety, structural integrity, sanitation, durability, acoustics, lighting, HVAC, …..  Functional Elements: Workflow, circulation, space allocation, operational efficiency, productivity, organization, …..  Behavioral Elements: Privacy, security, social interaction, perception of density, territoriality, …..

Technical

Behavioral

Functional

Cultural Context The Three Major Elements of Evaluation

Quantitative and Qualitative Measurements of Performance  Many aspects of building performance are in fact

Quantifiable, such as: – Lighting, – Acoustics, – Temperature and humidity, – Durability of materials, – Amount and distribution of space, – User satisfaction and so on.  The evaluation of Qualitative aspects of building performance, such as aesthetic beauty or visual compatibility with a building’s surroundings, is somewhat more difficult to measure.

Measurements of Performance  Observed Performance

– Measured by an expert or panel of experts.

– Information is recorded with the help of a checklist during a walkthrough of the building.  Perceived Performance

– Measured by the users or occupants of a particular environment.

– In most cases this information is recorded by a questionnaire.  Measured Performance

– Measured performance is captured through monitoring of physical phenomena.

Measurements of Performance Evaluation Measured Perceived Observed Technical Fuctional Behavioral

Urban Building Room

Performance

Scale

An Integrative Framework for BPE Performance Criteria Market/ Needs Analysis PostOccupancy Evaluation

Recycling

Recycling

Planning

Planning

ProgramProgram ming -ming

Occupancy Occup-

ancy PostConstruction Evaluation

Effectiveness Review

Construction

Construction

Design

Design

Program Review

Design Review

Performance Criteria

An Integrative Framework for Building Performance Evaluation

Levels of BPE Effort  There are three levels of effort at which BPEs can be

undertaken:

• Indicative • Investigative • Diagnostic

Levels of BPE Effort  Indicative – – – – –

Quick, walk-through evaluations Selected interviews with knowledgeable informants Structured interviews with key personnel Group meetings with end-users Positive and Negative aspects of building performance are documented using photography and/or notes – Can be carried out within a few hours of on-site data gathering – Executive summary results with prioritized issues and recommendations for action – Indicates major strengths and weaknesses of a particular building’s performance.

Levels of BPE Effort  Investigative – – – – – –

More in-depth Interviews and survey questionnaires Photographic/video recordings Physical measurements Involve a number of buildings of the same type Take anywhere from a week to several months

Levels of BPE Effort  Diagnostic – Focused, longitudinal and cross-sectional evaluation studies – One or more performance aspects (e.g. stair safety, orientation, wayfinding, privacy, overcrowding, ...)

– In-depth research in a very focused topic area – From months to years – Requires highly sophisticated data gathering and analysis techniques

The Process  Preparation (2-3 weeks): Identification of user groups,

timetabling, selection of participants, letters of invitation.  Interviews (1 week): Small groups of like users are

interviewed while walking through the building, which provides the prompt for their comments and observations. A review session is held to verify comments, establish priorities and review the process. Observation studies and written questionnaires may also be used.  Analysis & Reporting (3-6 weeks): Documentation of

participant findings, generation of recommendations, compilation of a report and presentation.

BPE Outcomes  Short term outcomes

– Feedback on existing problems in buildings – Identification of appropriate solutions  Medium term outcomes

– Inform the next building delivery cycle – Database development  Long term outcomes

– Generation of planning and design criteria for specific building types – Add to existing architectural knowledge

BPE Benefits  Fine tuning new buildings.

 Improving design for future buildings.  Assessing building quality  Cost savings

 Renovating existing  Improves staff and customer relations

The Application of BPE  Institutions and Government Agencies Increasing concern for budget overruns, building failure, or inappropriate design decisions made during the planning and development of facility. Government agencies are interested in the performance evaluation concept and process in order to avoid these disadvantages.

 Private Sector and Facility Managers There is an increasing acceptance of the performance evaluation concept and process in the private sector in order to solicit user feedback on existing buildings.

 Design Firms While some design firms are fearful that BPE results may be used against them, and others are unable to convince clients to pay for evaluation studies. Evaluation studies today constitutes an important contribution in the quest to provide quality assurance.

Who Should Conduct BPEs?  Independent team of experts that includes architects, environmental psychologists, mechanical engineers, electrical engineers, facility managers/experts and, when appropriate, fire protection personnel and structural engineers.

 The architectural and/or engineering firms during the pre-design phase  The client hires an individual consultant or professional organization

 An academic group to develop architectural knowledge base on a set of social and psychological issues, evaluation methods, and/or building types.

 In-house facility experts

Barriers to BPEs  There is generally no money for BPEs.

 BPEs require a considerable amount of

time.  No people with necessary BPE skills.  Professionals do not like to have their work judged by other professionals.  Difficulties involved in establishing a clear link among user assessments and the physical environment.

Conclusions  The benefits of BPEs are several:

– better quality of the built environment; – greater occupant comfort – more satisfactory experience in visiting, using, or working in a facility – improved staff morale and productivity – significant cost savings  Most important of all, building performance evaluation contributes to

the state-of-the-art knowledge of environmental design research and thus make significant contributions towards improving the profession of architecture.

Summary  In summary, Building Performance

Evaluation (BPE) identifies both successes and failures in building performance, with an emphasis on human factors and the interaction with the design of physical setting and building systems.  If BPEs are made part of standard practice, it will help establish a performance-based approach to design.

Examples

Case study # 1

New Elementary School Buildings - UAE.

School Plan

New Elementary School Buildings - UAE.

New Elementary School Buildings - UAE.

Case study # 2

Governmental Housing Projects, Kuwait This research is applied on a sample of 27 house owners from different educational levels and socio-cultural backgrounds.

The changes that have been done Exterior changes exterior walls changes exterior walls no changes exterior walls no changes

25

25

exterior wall paint changes exterior wall paint no changes exterior wall paint no changes exterior finishing changes

20

20

20 19

19

19

exterior finishing no changes exterior finishing no changes exterior ornamentation changes exterior ornamentation no changes

15

15 14

exterior ornamentation no changes

14 13

car shed changes

13

car shed no changes

12

car shed no changes exterior doors and fences changes

10

exterior doors and fences no changes 8 7

8

8

exterior doors and fences no changes 7

garden changes garden no changes

5

garden no changes adding extra rooms changes 2

adding extra rooms no changes adding extra rooms no changes

0

adding extra floor changes adding extra floor no changes

The changes that have been done Interior Changes interior walls changes

25

25

interior walls no changes

23

23 22

interior walls no changes

22

interior wall paint changes 20

19

interior wall paint no changes

19

interior wall paint no changes

17

interior finishing changes

16 15

interior finishing no changes interior finishing no changes interior flooring changes

11 10

10

interior flooring no changes 8

8

interior flooring no changes bathrooms changes

5

5 4

4 2

0

5

bathrooms no changes bathrooms no changes kitchen changes kitchen no changes kitchen no changes

Reasons behind changes

7%

7% functional form both

The expence of changes

86%

22%

27%

1000-5000 KD 5000-10000 KD

The materials that are changed

10000-20000 KD 7%

20000-30000 KD 22%

7% throne away 41%

52%

sold reused

22%

30000-40000 KD

Case study # 3

Marina Mall - Kuwait  The evaluation of user satisfaction intended to depict

the objectives and aims of the designers and compare them with opinions of its users, employees and visitors.  It focused on: – – – – –

Way finding and circulation Air temperature Noise levels Some users attitudes Security

Marina Mall - Kuwait

Ground floor plan

First floor plan

Marina mall location

Marina Mall - Kuwait  Way-finding and Circulation:

 Most users cannot find their way in and out the mall and between

stores. They get lost easily. It is hard for users to understand the vertical circulation between the parking level and the shopping level.

There by, most users make themselves familiar with only one entrance to access the mall, which for most of them is the entrance on the Gulf Road.  Air temperature:  The employees are not showing any satisfaction with the indoor

cold temperature. The employees who usually have slight movements, suffer from the cold temperature.

Marina Mall - Kuwait  Noise:

 The area under the dome is very noisy due to the design of the large

double height space under the dome, which causes echoes to travel throughout the building. In addition to the large flow of crowd on the ground floor, the noise coming from the food court on the upper level and the level of music coming from each restaurant and stores surrounding the dome.  Security:  Security staff members are not enough nor qualified for their jobs.

People complain from the fights that regularly occur inside the mall on weekends when there is a large crowd.

a

Marina Mall - Kuwait Noise and Lighting level measurement:

THE DECIBEL METER

lighting lev el

Daytime (lux) Night (lux)

900 800 700 600 500 LUX 400 300 200 100 0

Daytime (lux Night (lux) Area Area Area Area Area Area Area 1 2 3 4 5 6 7 area

Marina Mall - Kuwait 5 4

6 7

3

2

1

Daytime (lux)

Night (lux)

Area 1

250

64

Area 2

860

210

Area 3

670

118

Area 4

570

43

Area 5

400

302

Area 6

790

405

Area 7

690

96

Marina Mall - Kuwait

NIGHT

NIGHT

DAY

DAY

Marina Mall - Kuwait

NIGHT

NIGHT

DAY

DAY

Marina Mall - Kuwait Age

Finding Parking Space

Difficulty to find parking space

Age 13-19

30

20

20-29 20

30-39

10

40-49

10

50-59 0

0

60 +

1

Purpose of v isite

Purpose of visit?

Level of educationLevel of education

shopping

60

20

resturants

15

middle school

10

high school university and college

40

cinema playing

20

5

walking around

higher education

0

0 1

meeting 1

other

Marina Mall - Kuwait Rate Marina Mall according to:

25 20 15 10 5 0 op t l v n c f i e e m s f en emp ightin enti o ise rowd loori nteri xte r xte r ain ecu ire e la t or tan rity xit er t ior ior es ed ng poor ion e s ur e g a l c ne o nv olo nc ir o ok ss average e r n m good en t excellent

Marina Mall - Kuwait

Rate Marina Mall according to?

35

30

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20

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Marina Mall - Kuwait

Salem al-Mubark court

Virgin corridor

Marina corridors

Wide corridor

The one store (exterior)

Marina’s signage

Marina Mall - Kuwait As a result of this BOE, solutions on the short term included the following:  Opening clearer entrances of “The One” store

onto the mall.  Increasing signage of shaft numbers and maps in the parking lot and throughout the building.  Relocate the existing visitors building maps.

The dome

The dome

Marina Mall - Kuwait Recommendations for other future shopping centers and malls:  Study flow patterns of visitors and design

stores accordingly  Provide directories and reference labeling for entrances and zones  Locate entrances of the building in nodes containing equal amount of people so that the entrances would be used equally.

Food court

The parking

Thank You.