Green thinking - Skanska

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Lifecycle planning 59Life Cycle CostOptioneeringLife Cycle Cost Optioneering is a wayof assessing alternative design options,analyzing their long-term capital andoperational costs to identify those withthe lowest price tag – over the entirelifecycle. A key benefit of this techniqueis that it pinpoints the design featuresand solutions that consume less energy,produce less CO 2 and consume lessmaterials and water, in addition to programimplications, operational impact,logistics etc. This in turn helps decisionmakers clearly see the advantages ofchoosing green solutions and the optionsavailable – while providing soundfinancial evidence for supporting them.Life Cycle Cost Optioneering is a combinationof Life Cycle Costing and LifeCycle Assessment.Similar tools were used when the32nd floor of the Empire State Buildingwas retrofitted to meet high environmentalstandards throughout a 15-yearlease. Turn the page to read moreabout the renovation project.Lifecycle analysis:To get ahead,we move in circles.Thinking in lifecycles has made a big differencein our business.It means seeing a building, bridge or road interms of a cycle. Function, environmental consequencesand costs are spread over its lifetime –from construction and operation to final reusewhen it has completed its service.Of course, planning for the entire lifecyclerequires a lot more work on the front end. Issuesbecome more complex when you have to plandecades or even centuries ahead, and that cansometimes mean a departure from standard financialmodels. But the gains are that much greater.Lifecycle analysis means figuring in – fromthe very start – the environmental benefits that willsave energy and reduce emissions throughouta structure’s lifetime. You can plan in flexibility toefficiently utilize a building even when new conditionsarise later in its lifetime. It also meansselecting materials and designs that can be easilyrecycled.Similarly, a lifecycle cost calculation includes notonly figuring out what it will cost to build a hospital,for example, but finding out what it will cost for itsentire lifetime.Buildings and infrastructure that are planned,budgeted and designed in this way might well bemore expensive up front to build than those traditionallyprocured – but lower operating costs overthe lifetime of the project can soon make it worththe investment.
60 Lifecycle planningLifecycle planning 61The Big Apple turns green.A 30-year project.1Case Study: Lifecycle planning2Case Study: Lifecycle planningLocation: Empire State Building, New York, US.Challenge: Design a floor of the iconic building for flexible use that meetshigh environmental standards throughout a 15-year lease.Completed: November 2008.When Skanska secured a 15-year lease on the 32nd floor of the Empire State Building,we wanted to show that environmentally responsible renovation, leading to reducedenergy use and environmental impact, is possible even 330 feet/100 meters up in a75-year-old skyscraper.We initiated the project through a planning session with all project partners –architect, subcontractors and the owner of the Empire State Building, W&H Properties.This way we could draw on the expertise of the entire project team.The office was designed to allow a variety of office styles without the need for extensiveredevelopment work.“We broke open the floor plan by letting in light through glass internal walls,” explainsSteven Pressler, Executive Vice President of Skanska USA Building. “Ninety percent of thespace has full daylight access, and all full-time occupants have an exterior view.”The daylight in combination with smart lighting and ventilation as well as otherenergy-saving measures has resulted in the Skanska offices having an energy consumptionthat’s 35 percent lower than baseline.Our 32nd floor office is the first in the Empire State Building to obtain LEED certification(LEED Platinum). Moreover, the renovation means our 15-year contract willsave USD 300,000 in energy costs. Now the landlord wants to adopt the same thinkingon other floors. With our new office, we demonstrated that you can radically lowerenergy use and adopt flexible solutions in older buildings – even those built as far backas the 1930s.Read more about the 32nd floor of the Empire State Building at skanska.com/empirestatebuilding.Location: M25, the orbital motorway around London, UK.Challenge: Optimizing methods and materials to be as efficient as possible over a 30-year period.Completion: The project started in 2009, and including maintenance will continue until 2039.London’s M25 is one of the world’s largest orbital motorways. Skanska is part of the consortiumthat has been contracted to add capacity by widening key sections of the M25.The consortium will also be maintaining the entire 250-mile/400-kilometer motorwayduring the 30-year contract, including 1,800 structures varying from culverts to motorwaytunnels and a major river crossing.The M25 is used by up to 250,000 vehicles a day. Therefore it is vital that majormaintenance works carried out through the contract period are optimized to ensurethat disruption of the traffic flow is kept to a minimum. In order to extend periodsbetween major maintenance, and reduce the need and the impact of maintenance worksthrough the project lifecycle, the project team will apply materials and methods withlonger lifespans, including paving that lasts several years longer than traditional paving.Other measures include using recycled materials when repaving, and selecting moresustainable materials.One of the most critical factors is the energy supply for lighting, since there are severaltunnels and most of the motorway is lit at night. The consortium is looking at satisfyingthe entire energy demand through power generated by waste-to-energy.Read more at skanska.com/m25uk.
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