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Building Information Modeling/ Virtual Design & Construction
Kungsholmen, Stockholm, is the location of Skanska’s new head office, which is also one of the greenest office buildings in the Nordic region. We moved in at the start of 2014 together with Nordea, which is leasing half of the 55,000-square-meter building. The building has a gross floor area of 83,500 square meters. The project was implemented by Skanska on a proprietary basis.
Västra Kungsholmen is known as Stockholm’s new city district because the old, inaccessible industrial setting has been replaced by housing, parks, waterside walkways and offices – often constructed by Skanska. Entré Lindhagen is located beside Essingeleden, close to both bus and subway lines, and the city center is just a short bike journey away. Lunch can be enjoyed in one of the multitude of lunch restaurants in the area or at the jetty along the waterside walkway.
Skanska pursues the objective of implementing construction projects with the least possible environmental impact. When building our new head office, it was therefore self-evident that we would place extra focus on green solutions. Every decision during the planning stage and the construction process was guided by environmental considerations. We have ended up a full 50 percent below the energy requirement set by the National Board of Building, Planning and Housing for newly built office properties. For example, Entré Lindhagen is self-sufficient when it comes to cooling, which is by far one of the most energy-demanding functions in an office building. We use a smart solution, Skanska Deep Green Cooling, which we have developed ourselves and have patented.
Green ideas were not used solely during the construction process. Beehives on the roof help to keep bees in the urban landscape. Carpools are available for business and private travel, and people who cycle to work can park their bikes indoors and have a shower before starting work.
Providing a good work environment has been a key objective. We wanted to create an attractive work and meeting place for our 1,100 employees and one that stimulates interaction and mobility, while also being flexible. We have chosen an activity-based way of working for our new office. See an animation of the office, by clicking on “Film” above. Pernilla Widlund, Change Manager at Skanska, explains:
“For each employee, there is not just one pace to work, but several areas to choose from based on the assignment they are doing at the particular time – either in their own home zone or anywhere else in the office environment. The office also creates excellent opportunities for the employees to expand their internal networks.”
Lighting that emulates daylight, good ventilation and solar protection also help to create a better work environment.
The green office is certified at Platinum, the highest level of the international environmental certification system, LEED. But not only the building is LEED certified. Nordea and Skanska, in their capacity as tenants, have chosen to achieve Platinum certification for themselves by, for example, focusing on electricity from wind power, presence-controlled lighting and energy-efficient appliances. Entré Lindhagen has also achieved the requirements for GreenBuilding certification.
Magnus HellstenSkanska Commercial Development Nordic+46 10 44 80 355
Mejl Magnus Hellsten
Verksamhetsgren: Commercial development, Construction
Buildings account for 40 percent of society’s energy consumption. Energy requirements for Entré Lindhagen will be 50 percent below the levels set by the National Swedish Board of Building, Planning and Housing’s (Boverket) for new builds.
Our ambition is to create the greenest building ever. We are therefore particularly proud that Entré Lindhagen is pre-certified to the highest level, Platinum, in accordance with the international LEED environmental rating system. The building will also fulfill the requirements for EU GreenBuilding and Sweden Green Building Council environmental certification.
The building will be self-sufficient in relation to cooling thanks to Deep Green Cooling, a climate system with a slow flow of air for which we have a patent pending. We will utilize the rock underneath the building by drilling 144 holes to a depth of about 200 meters through which we will circulate a volume of water. This allows us to extract cooling during the hot months of the year, thus ensuring low energy usage and high air quality.
In the winter, the system is filled with cold air at the same time as we pre-heat the intake air to the office. The system uses the rock’s natural temperature of about 10 degrees Celsius, thus eliminating the need for energy-intensive cooling or heat pumps.
We also operate a larger ventilation assembly and channels to achieve a slower flow of air. In this manner, we use less electricity to power the fans in the assembly and the flexibility of the premises is also enhanced. Magnus Hellsten, Project Manager, explains:
“It’s no problem if the tenant wants to make changes to the premises. No major remodeling work of the system is required to make the transformation from, for example, an open-plan to a partitioned office or conference room and meeting rooms. Such changes impose demands on both the ventilation and the cooling requirements, but we have already made reservations for these eventualities in our system. The large and slow-moving air flows provide more flexibility. Large assemblies with lower flow rates mean that we need less energy to operate the fans.
The work environment for those occupying the premises is important. A substantial amount of natural light enters the building, but the problem with this is the accompanying heat from the sun. This is why the façade will feature a solar screen.
“We have also worked with lighting that is similar to a cloudy sky. If you try to imitate daylight as much as possible, it becomes more natural for the body. The hormone melatonin is affected by the colors in the light. We have chosen a color scale at 4,000 Kelvin, which gives a more natural light.”
The out-of-date and energy-intensive building that once stood on the site was demolished. A full 85,000 tons of material came from the compact building and we recycled about 95 percent of the building material. For example, some of the old windows are now installed in a building in Estonia.
We are also working to minimize water consumption by, for example, installing water-saving toilets and mixer taps. We help tenants to select environmentally sound materials and, of course, it should be easy to sort at source.
Entré Lindhagen is located close to bus routes and two subway lines, making it easy to commute to and from work using public transport.
In early 2014, Skanska and Nordea moved to Entré Lindhagen. Skanska implemented the project in its entirety from acquisition of the property through local planning and investment to leasing and construction.
The building has a total size of 83,500 square meters, of which offices and restaurants account for 55,000 square meters. The building comprises ten stories, including four in the basement.
Everything we do is characterized by environmental consideration. The actual construction process was green and the finished building is extremely energy-efficient.
Smart energy solutions keep running costs low for the tenants. For example, there is automated control of lighting. Flexible floor plans that keep remodeling costs low are also good for the tenants.
Skanska is also building 165 cooperatively owned housing units.
Coordinating 3D drawings
To streamline the building process, we included BIM (Building Information Modeling) in the project. This was done early in the planning when a 3D model was used as the basis of all the drawings. In the model, the models from the architects and designers were coordinated with the various installations. Since everything was visible in the same model, we were able to identify collisions and prevent these before they became actual problems.
Mobile units used during inspections
To enhance the efficiency of work on sites, inspections and rounds have been conducted using mobile units. In this manner, all possible remarks are visible directly in Skanska’s internal portal, thus making follow-up easy.
During the move to Entré Lindhagen, the 3D model was used to visualize parts of the move. This helped us provide employees with the opportunity to become familiar with the office already prior to the move (See animation by clicking on “Film” above).
The construction process
Work commenced by demolishing the old and barren office complex that was on the site when we acquired the property.
Narrow space requires good planning
“Entré Lindhagen is a logistical challenge. When building such a large project as this in an inner-city location surrounded by traffic, offices and housing, logistics is extremely important. Everything is cramped, which places meticulous demands on thorough coordination and planning,” relates Magnus Hellsten, Project Manager for Entré Lindhagen.
Contact with the neighbors was important and traffic in the area had to work. Another company was building on the adjacent site, and the city is planning for infrastructure initiatives and new builds. All contact with neighbors and the City Planning Office has worked well.
Henrik Samrell, Project Manager for the actual construction work, agrees and explains that the size of the project was the second real challenge.
“A large building that had to be completed in a short time. That required a lot of coordination. Thorough planning was also needed to ensure that we had the right staffing throughout the construction period.”
Focus on safety
“We performed many different types of work in the same area, which meant that the work environment and safety were subject to stringent requirements. Among other assignments, this meant that we focused really intently on pre-task planning, which required planning the works together with the contractor assigned to do the work,” says Magnus Hellsten.
“Every morning started with a meeting that we call a toolbox talk. We jointly identified potential risk aspects of the work to be performed during the particular day. It was essential to get a safety culture and safety thinking as an integral part of everyone engaged in the project.”
Once a month, an information letter was sent to residents and companies in the area explaining what was happening in the project. We also minimized third-party risks by preventing unauthorized parties from entering the site. A guard by the gate checked everyone entering the construction site and guided vehicles to the right place.
The building consists of a prefabricated steel and concrete frame, with sandwich elements in the facade; it is ten stories high. It is light and airy, with windows that admit a lot of light, without simultaneously letting in heat and cold. The facade toward Essingeleden and Lindhagensgatan is equipped with spectacular aluminum facade raster features, which serve as an integrated sunscreen.
The project in figures