i nnovative buildings Bo01 Sustainable Housing Development Malmö, Sweden Dockan Sea Park encompasses the development. Turning Torso, a 54-story office-apartment complex to be completed in 2005. Overview Frihetan Flats is just one of the many housing styles. Mobility Centre includes biofueled cars and bicycle parking. A harbourfront brownfield in the city of Malmö, Sweden, was chosen to showcase green residential building and renewable energy technologies. Upon completion, this leading-edge development, known as Bo01 or Living 2001 will house 1,400 residents. Eventually, 10,000 residents will live in the Västra Hamnen ( Western Harbour ) area, of which Bo01 is a part.
Bo01 has accomplished its ecological goals. For example, the development is 100 per cent powered by local, renewable energy. However, the affordability desired was not achieved, due to a combination of a slow housing market in 2001 and the higher initial costs associated with building experimental prototypes and demonstrations. The purchase of approved construction materials and incorporation of new technologies to meet high environmental standards set forth by the City s Quality Programme increased the construction costs. As a result, rental costs are higher at Bo01 than in other areas of the city (averaging $2,000 per unit per month compared to $1,500 for similarly sized units). Rental costs are, however, partly offset by lower energy costs, which are estimated to be approximately 25 per cent lower than in conventional apartments. Statistics Lead Organization Partners* Residential Units Commercial/Retail City of Malmö Sydkraft AB (City owns shares in the company) Government of Sweden European Union *22 private development companies Total of 1,000 units (1,400 residents) once fully developed 10,000 residents in total for Västra Hamnen area 30,000 people working or studying in the area once fully developed Property Area Density Energy Sources Financing 25 hectares (Western Harbour 160 hectares) 40 units/hectare Completion Dates Bo01 2006 Västra Hamnen 2010 100% local and renewable sources (wind, solar, heat from seawater, biogas) 1. $42.7M CAD from the Government of Sweden s Local Investment Programme to cover the City s costs to purchase the land and to decontaminate the soil 2. $2.8M CAD from European Union to implement some of the energy measures 3. private investment from developers total amount unknown *A complete list of the architect-developer teams is found at the end of this case study. 2
Background Malmö has a population of about 250,000, making it the third largest city in Sweden. In the past, the development site, known as the Western Harbour area, was home to many industries including a shipyard, a car manufacturer and a housing development. During the 1970s, a recession in the ship building industry forced many of the area s companies and, by extension, their employees to move away, taking with them corporate and income taxes. Using funds from the Government of Sweden, the City purchased the land from car manufacturer, Saab, for $13 million CAD to establish Bo01. The area had been designated as a brownfield and contained a mix of landfill, shipping and car manufacturing waste. A study performed jointly by the National Environmental Protection Agency, local authorities and the City s environmental department showed that groundsource contamination was relatively low. The City removed and treated 3,500 m 2 (11,482 sq. ft.) of contaminated soil and laid a 1.2 m (3.9 ft.) layer of top soil for vegetation and landscaping, at a cost of $6.2 million CAD, 70 per cent of which was covered by the funds the City received from the Government of Sweden. The City then began a bid process for developers interested in building in the area. More than 20 architect-developer teams were chosen. Goals of Bo01 build a leading-edge sustainable housing development powered by renewable energy provide a mix of housing that is attractive and affordable to a wide range of people revitalize a former brownfield area to generate economic growth Quality Programme Bo01 s guiding document was the Quality Programme (QP), a list of development guidelines that included architectural qualities, the type of materials to be used, energy consumption, greenspace issues and technical infrastructure. A downloadable version of the QP can be found at www.ekostaden.com (see websites at the end of this document). The City worked with developers to create the QP and incorporated their feedback into the final version. The QP formed part of the contract that the City signed with each developer. All buildings had to be designed to include minimal environmental impact from the choice of building materials used (a pre-approved list was prepared and included an emphasis on natural materials) to energy and water conservation features. 3
The Bo01 Area Bo01 includes almost 60 different housing styles 85 per cent are apartments, 15 per cent are townhomes including high- and low-rise, terraced and detached. The photo shows that taller apartment blocks were built on the outer edge of Bo01, closer to the Baltic Sea. These form a wind shelter around smaller blocks and courtyards. Windows are a dominant feature in most units to maximize natural light and take advantage of passive solar energy (Malmö, at latitude 55ºN, receives an average of seven hours of daylight in winter). In addition, some developers also used mirrors in window jambs to direct natural light inside. All stairwells between blocks are naturally lit by windows. Malmö s average January and July temperatures are approximately 1.2ºC and 17.3ºC respectively. Each apartment unit was originally designed to use no more than 105 kwh/m 2 /year in energy (70 kwh/m 2 /year in heating, 35 kwh/m 2 /year in electricity). The International Institute for Industrial Environmental Economics estimated the average energy use in conventional Swedish apartments is 175 kwh/m 2 /year. To achieve the target, developers used different measures: mechanical supply of heating and plumbing, controlled ventilation systems and heat recovery from ventilation systems thick layers of wall insulation and triple-glazed, low-e windows (average R-value 6.5) installation of energy-efficient appliances and water-saving taps and toilets construction of common facilities (for example, cold storage, waste/recycle areas) to save space and energy housing 4
Tango Housing The 27 units that make up the Tango Housing block, designed by Moore Ruble Yudell Architects & Planners, are a good example of the different measures developers used: natural materials (concrete, mineral wool, steel, aluminum, natural stone, glass, wood, gypsum and zinc) can be recycled or reused when the building is demolished 510 mm (20.1 in.) exterior wall thickness 150 mm (5.9 in.) of concrete, 240 mm (9.4 in.) of mineral wool and another 120 mm (4.7 in.) concrete retains heat and stabilizes the temperature inside the apartments triple-glazed curtain walls, which combine framing, glass and glazing, infill and other surfacing materials in one framework, on the courtyard façades slabs and interior walls that vary in thickness 200-250 mm (7.9-9.8 in.) provide sound reduction apartments are heated and cooled by radiant piping in the ceiling and window radiators; all units are connected to Bo01 s district heating and cooling system each unit incorporates an "intelligent wall" that consolidates mechanical and technical equipment triple-glazed windows each apartment has a web-accessible portal that allows tenants to monitor energy and water consumption rooftop solar panels generate the electricity required for the 27 units and add electricity to the district system all rooftops are green roofs, installed to reduce heat loss and slow rainwater runoff Sweden uses U-values to rate actual heat loss (expressed as Watt/m 2 º Kelvin) as opposed to R-values which rate heat loss resistance. The outer walls of the Tango housing units rate a U-value of 0.019 (R-50). Tango s developer, MDK stated that the standard in Sweden is under 0.02. U-values for the windows in the Tango units range between 1.2 and 1.3 (R-values 8.3 and 7.7). The Tango housing roofs contain 500-600 mm (19.7-23.6 in.) mineral wool, which provides additional insulative value. 5
Energy Bo01 uses a district energy system that is entirely powered by renewable energy sources. Electricity is generated by solar and wind energy, while hot water heating comes from seawater and solar energy. Hot water heating is distributed through a pipeline, which was installed concurrently with other municipal infrastructure, such as sewage and waste pipelines. Heat extracted from seawater is stored in a natural underground fresh water aquifer. In summer, warm water (21ºC) fills cavities in the limestone ground, and cold, stored water (16ºC) is pumped up and used for a district cooling system. In winter, a heat pump raises the temperature of the water to 64ºC. A total of 4,000 MWh of heat is supplied annually, while a reversible extraction pump provides 3,000 MWh of cooling in summer. The geothermal system supplies 80 per cent of all heating/cooling requirements; photovoltaics supply the remainder. 1,400 m 2 of solar collectors on roofs and walls (see picture) generate energy for space heating and domestic hot water needs. A wind turbine located three kilometres from Bo01 produces two MW of electricity annually, enough for household consumption, heat pumps and a recharging station for electric vehicles. Wind energy generates the majority of electricity required (99.5 per cent), and photovoltaics supply the remainder. A semi-transparent 120 m 2 skylight (see picture) with integrated photovoltaic on the roof also produces an additional 12,000 kwh of electricity each year (enough for five apartments). Automated Waste Management Garbage, organic waste and recyclables are each deposited into separate receptacles that connect to an underground pipeline system. Some receptacles are located outside (see picture) but many apartment buildings have a separate room for indoor receptacles. The material is sucked through the pipeline to a central storage area for pick up by municipal waste trucks. 6
A few apartments also have food waste grinders in kitchen sinks (similar to a garbage disposal) that are connected to the pipeline system. Currently, all of this waste is composted, but the City has plans to build a pre-treatment plant that will turn organic waste into biogas (methane) to generate electricity and to produce vehicle fuel. Water Malmö receives about 31 inches of rain each year (Vancouver receives an average of 44 inches), so measures were taken to mitigate the effects of stormwater and surface runoff. They include: Low-weight green roofs that absorb rainwater, provide additional insulation, and give residents rooftop gardening space. The roofs also delay stormwater runoff, lowering the risk of sewer overflows and overloads at the wastewater treatment plant. Rainwater capture systems funnel water from roofs into small, shallow channels located in front of each block of units (see picture). Water is continually pumped to avoid stagnant water or water-borne viruses and is used for irrigation. Transportation Except for emergency vehicles and taxis, motor vehicle traffic is controlled to give priority to pedestrians and cyclists. Bus stops are located within 300 metres of any given block of units and buses run to the city s centre every seven minutes. A data network installed in each block of units allows residents to view current bus schedules and, in future, will be used to allow residents to reserve a biogas-fueled car or arrange for carpool trips. An on-site mobility centre includes an underground parking area for all Bo01 residents. Greenspace and Public Art Bo01 has a variety of open and green public spaces, swimming areas along the seafront, a boardwalk and public artworks. The percentage of green/open space to the built area is 53 per cent; this percentage does not include the green roofs. Outdoor spaces were built using natural materials (granite, limestone, slate, wood and water) as well as paving brick and native plants. In addition, there are several narrow lanes between the blocks about the width of a sidewalk that provide pedestrians with a glimpse of the Baltic Sea, as they walk through the Bo01 area, without compromising the sheltering capability of the taller blocks. 7
Challenges Outdoor lighting includes overhead skylight-type fixtures, and low-level lights set into the timber or wall grates of the boardwalk s walls and floor. Although the lighting fixtures were chosen more for aesthetic appeal, all are energy efficient (fluorescent lamps, low-voltage lamps and fibre optics) and range from 7W to 150W depending on their size. Rental Costs Average rental prices for 1,000 square foot units are $2,000 CAD per month, compared to an average of $1,500 CAD/month for similarly sized units in other areas of the city. Newer units, which have fewer amenities (such as, smaller square footage, fewer windows), average about $1,400 CAD per month. To date, no energy efficiency or energy use estimates have been done on these newer, smaller apartments. The developers are the owners and landlords of the individual housing units and the land. The City initially had difficulty attracting developers because of the belief among the industry that building green is too expensive. Lars Asklund an architect who estimated the payback on the one townhome he designed to be at least 10 years believes that although it is more expensive at the outset, the lifespan of green buildings is longer than conventional ones, which can lead to greater resale values. Similarly, Eva Dalman, an architect with the City, noted that: The extra costs for energy efficiency pays off in a few years, as does the cost of green roofs as the roof has a longer lifespan. If you use life cycle cost analysis, it isn t any more expensive in the long run. The City has, however, not done a life cycle cost analysis and has no plans to do so. That being said, the City plans to amend the QP to reduce the number of criteria and focus only on the most important steps that developers need to take. Ms. Dalman said that the City would retain an emphasis on low-energy use and sustainable building materials. The City has also reduced the price of some building plots as an incentive for developers. Malmö University is a case in point it will move into its new premises near Bo01 in 2005. Development plans for student apartments, which will be smaller and less expensive, were at the design stage in late 2004. The remainder of the Western Harbour will be completed around 2010. 8
Results Cleaned brownfield site; 100 per cent locally - produced and renewable energy. 90 per cent of the units have been rented or sold. Successful collaboration between the City, the development community, the Government of Sweden, the European Union, local universities and residents. Increased commercial and tourist activity. Software and consultancy firms, retail stores, restaurants, and a dance theatre have moved into the area. International recognition. Hundreds of professionals have visited the site, including a Canadian delegation of municipal representatives in August 2004. A computer model showed that actual energy use in the Bo01 apartments exceeded the original goal of 105 kwh/m 2 /year. The actual average energy use per flat (132 kwh/m 2 /year) is about 25 per cent higher than the original target, but still much lower than other conventional flats in the city, which average 175 kwh/m 2 /year. The Peer Review for European Sustainable Development (PRESUD) completed an evaluation of Bo01 in 2002. It concluded that the City used its political leadership, influence and resources effectively. The transfer of technologies used at Bo01 was highlighted as particularly valuable, and the report recommended that similar technologies and practices be used in other city housing projects. Resident and Developer Response A 2003 survey of Bo01 residents found that: Many had a very high awareness of environmental issues; 72 per cent have a university or college degree (the city higher education average is 30 per cent). Most were willing to sort recyclable and organic waste, take showers instead of baths, avoid pre-soak laundry cycle, and keep windows closed in winter for maximum heat retention. Half were willing to give up private driving to central city areas in favour of public transit, carpooling/car sharing, or active transportation. Many were dissatisfied with the heating levels in their apartments, which led to higher average energy use per flat than expected. Interviews with architects revealed that the QP influenced their choice of design and building materials. In particular, many cited the QP s lighting guidelines as an influence in designing better daylighting features that minimized the need for artificial light. 9
Awards 2000 Campaign for Take-Off Grand Prize for the production of its electricity works Swedish Architects Association s Housing Award 2001 for the Kajplats 01 apartment building American Institute of Architects, 2003 honour award for the Tango Housing, Moore Ruble Yudell Architects & Planners Supporting Documentation Ecological modernisation in the Western Harbour: how the Bo01 and other housing projects can promote sustainable development in the Western Harbour in Malmö, Sweden, Malin Åberg, Lund University, Sweden. www.iiiee.lu.se/publication.nsf/0/fe180cdaae7b5f23c1256be9002cc0e0?opendocument&click= Evaluation of indoor climate, A study of thermal comfort and air quality in two low energy houses, Hans Bagge and Lotti Lindstrii, Lund University, Sweden. Most of this report is in Swedish, with only the introduction and major conclusions in English. www.byfy.lth.se/publikationer/tvbh-5052.pdf PRESUD Peer review of Malmö City Council, 4th 7th June 2002, by Allen Creedy, PRESUD Director. www.presud.org/en/firstreview/malmo_final-1_interpretd.pdf Re-Encoding the Spectactle. Urban Fatefulness and Stigmatization in the City of Tomorrow. Dr. André Jansson, School of Arts and Communication, Malmö University, Sweden. www.isak.liu.se/andre_re-encoding_pfd.pdf?node=101178 Contact Information Ms. Eva Dalman, Architect Malmö City Planning Office E-mail: eva.dalman@malmo.se Tor Fossum, Project Manager Malmö City Environment Department E-mail: tor.fossum@malmo.se Websites 1. Malmö City: www.malmo.se 2. Ekostaden-Malmö: www.ekostaden.com. Supporting documents are available for download, including the Quality Programme and documents on Bo01 s energy system and architecture. 10
Architects 1. Aj ö tristess arkitekter 2. a-plus arkitekter 3. Arcon Arkitektkontor 4. Arkitekt Magasinet 5. Arkitektlaget 6. Bengt Hidemark Arkitektkontor och Fritz Jaenecke Arkitektgrupp AB 7. Erskine & Tovatt Arkitektkontor AB 8. Karmebäack & Krüger 9. Kim Dalgaard, Tue Traerup Madsen 10. Lars Asklund and Marcus Jansson Arkitekter AB 11. Månsson Dahlbäck Arkitektkontor AB 12. Mario Campi Architetto Associati SA och Arkitektlaget Skåne 13. Mernsten Arkitektkontor AB 14. Mima arkitekter AB 15. MKB Fastigheter AB 16. Molén Arkitektkontor AB 17. Moore Ruble Yudell Architects and Planners 18. Nyréns Arkitektkontor AB 19. Santiago Calatrava, Zürich 20. SWECO FFNS Arkitekter AB 21. Tina Wik Arkitekter 22. Ulf Karmebäck 23. Utvecklingsbolaget Harmoni AB 24. Villa Arkitektur AB 25. White arkitekter AB 26. Wikeborgs arkitektkonto Developers 1. Framtidsstaden AB 2. Framtidsstaden fastighets AB 3. HSB Malmö 4. HSB Sundsfastighether 5. JM AB 6. LB-hus AB 7. LIR-invest AB 8. Matmar HB 9. MKB 10. NCC Boende 11. Nor-Sve Fastigheter AB 12. Öresundsbostäder AB 13. Packwerk Bygg och Fastigheter AB 14. Peab Sverige AB 15. Seniorgården 16. Skanska Nya Hem 17. Södertorpsgården 18. Townhouse 19. Wihlborgs 20. Wikeborg & Sander Fastighetsutv. AB 21. Wingårdh Arkitekter AB 22. Yxhult AB If you have any comments, or would like to submit your project for publication, please contact: smarshal@cmhc.ca For more information about innovative building solutions and green buildings, visit Canada Mortgage and Housing Corporation (CMHC) website at www.cmhc.ca 2005, Canada Mortgage and Housing Corporation Printed in Canada Produced by CMHC 09-05-05 OUR WEB SITE ADDRESS: www.cmhc.ca Although this information product reflects housing experts current knowledge, it is provided for general information purposes only. Any reliance or action taken based on the information, materials and techniques described are the responsibility of the user. Readers are advised to consult appropriate professional resources to determine what is safe and suitable in their particular case. Canada Mortgage and Housing Corporation assumes no responsibility for any consequence arising from use of the information, materials and techniques described. 11