Lifecycle advisory services supporting large-scale mixed-use buildings that are loved for a long time.
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To ensure that a building retains its value over the long term, it is necessary not only to address physical deterioration due to aging but also to comprehensively address environmental considerations, regulatory compliance, seismic resistance, business continuity planning (BCP), social demands, and technological innovations.Furthermore, the environment surrounding large-scale mixed-use buildings is becoming increasingly complex and diverse, and the challenges in building management and operations are more wide-ranging than ever before.
In recent years, Nikken Sekkei’s scope of work in the development of large-scale mixed-use buildings has expanded beyond design and supervision to include project management for the entire development and start-up support for the operational phase, such as the formulation of management and operation plans, allowing us to be involved in the construction process from various angles.Even after completion, we leverage our data and experience to provide ongoing support to building owners throughout the building’s lifecycle.
A Partner Supporting the Steady Operation of Large-Scale Mixed-Use Buildings
By systematically carrying out renovation work based on a long-term maintenance and preservation plan, buildings can be kept in sound condition. However, particularly in the case of large-scale mixed-use buildings, factors such as the complexity of their structure and technical elements often make it difficult to implement renovation work, resulting in a situation where systematic renovations do not progress as easily as they should.At Nikken Sekkei, for such buildings, we provide technical advice on building operations, develop renovation plans, and assist with the procurement of annual construction projects through our Life Cycle Advisory service. As a partner to the building owner, we support efforts to address operational challenges.
In this article, we present a case study of our Life Cycle Advisory services at St. Luke’s Garden.
In this article, we present a case study of our Life Cycle Advisory services at St. Luke’s Garden.
Programming for Successful Large-Scale Renovation Projects
St. Luke’s Garden consists of two super-high-rise buildings and is a large-scale mixed-use complex housing offices, retail spaces, residences, hotels, and other facilities. It operates under a complex management structure involving three owners and two management and operating companies. Having been responsible for the original design, Nikken Sekkei has provided ongoing advisory services since 2006—the 13th year after completion—and continues to do so today. The firm has supported the building’s management by addressing various challenges, including identifying defects, conducting compliance audits, and evaluating renovation projects.
Organizational Chart for the St. Luke's Garden Operations Phase
From the late 1980s through the early 1990s, numerous projects that pioneered the concept of large-scale mixed-use complexes were developed, and many of these are now reaching the stage where major renovation work is needed. St. Luke’s Garden, completed in 1993, is no exception.
As part of our advisory services for St. Luke’s Garden, we formulated medium- to long-term renovation plans in the 13th and 20th years after completion to assess the property’s condition in preparation for future large-scale renovation work.Now, with the building approaching its 30th anniversary—a milestone at which much of its equipment and systems are reaching the end of their service life—Nikken Sekkei was responsible for the programming to launch a large-scale renovation project.
As part of our advisory services for St. Luke’s Garden, we formulated medium- to long-term renovation plans in the 13th and 20th years after completion to assess the property’s condition in preparation for future large-scale renovation work.Now, with the building approaching its 30th anniversary—a milestone at which much of its equipment and systems are reaching the end of their service life—Nikken Sekkei was responsible for the programming to launch a large-scale renovation project.
Nikken Sekkei’s Role in the Building Life Cycle (for Large-Scale Mixed-Use Buildings)
A large-scale renovation project consists of various renovation works; we define “programming” as the process of bringing these works together to establish an overall policy, strategy, and roadmap for achieving the project’s goals.
To successfully advance a large-scale renovation project within a complex building management framework, it is essential to establish a solid, unwavering foundation for the project by thoroughly organizing the program—including stakeholder requirements, visions, and decision-making processes—before proceeding to the detailed planning of specific construction work.By having Nikken Sekkei participate from the programming stage, it becomes possible to assess technical risks early on and systematically organize project requirements from a neutral standpoint, thereby ensuring the project’s success.
In launching the large-scale renovation project for St. Luke’s Garden, we proceeded with programming while sharing an understanding of the building’s current condition, the goals of the renovation project, and the roadmap for achieving them with all building management stakeholders.
To successfully advance a large-scale renovation project within a complex building management framework, it is essential to establish a solid, unwavering foundation for the project by thoroughly organizing the program—including stakeholder requirements, visions, and decision-making processes—before proceeding to the detailed planning of specific construction work.By having Nikken Sekkei participate from the programming stage, it becomes possible to assess technical risks early on and systematically organize project requirements from a neutral standpoint, thereby ensuring the project’s success.
In launching the large-scale renovation project for St. Luke’s Garden, we proceeded with programming while sharing an understanding of the building’s current condition, the goals of the renovation project, and the roadmap for achieving them with all building management stakeholders.
Large-Scale Renovation Plan: Programming Steps
To kick off the large-scale renovation project, we first compiled an easy-to-understand report—using graphs and other visual aids—that outlined the extent of deterioration, the scheduled years for necessary renovations leading up to the building’s 50th anniversary, and estimated costs. This was done to establish a shared understanding of the building’s current condition among all stakeholders.We organized a meeting for all building management stakeholders to share the report’s contents. Taking into account the opinions raised during that meeting and the building’s condition, we prioritized and balanced the renovation work. We then repeatedly developed preliminary renovation plans and solicited feedback from stakeholders to optimize the plan.The accumulated experience gained from our continuous involvement with the building since 2006 proved invaluable, leading to the establishment of renovation goals that took into account the perspectives and backgrounds of each building management stakeholder.
Subsequently, as a concrete roadmap leading up to the start of construction, we created a project overview document summarizing all planned work required over the next five years—including drawings of the renovation areas, details of the work, estimated costs, and manufacturer information—and shared it with the building management company responsible for actual budget planning and project execution.
In this way, we supported the advancement of this large-scale renovation project by not only reporting on the building’s deterioration but also by establishing and managing the entire process leading up to construction—from fostering a shared understanding among stakeholders to organizing and providing information on construction orders.
Subsequently, as a concrete roadmap leading up to the start of construction, we created a project overview document summarizing all planned work required over the next five years—including drawings of the renovation areas, details of the work, estimated costs, and manufacturer information—and shared it with the building management company responsible for actual budget planning and project execution.
In this way, we supported the advancement of this large-scale renovation project by not only reporting on the building’s deterioration but also by establishing and managing the entire process leading up to construction—from fostering a shared understanding among stakeholders to organizing and providing information on construction orders.
Technical Support Following the Launch of a Large-Scale Renovation Project
Moving forward, in preparation for awarding the construction contract, we will proceed with tasks such as preparing design documents, reviewing manufacturers’ drawings, and overseeing construction, depending on the scope of the work.In the immediate future, renovation work on the HVAC and lighting systems in the tenant office areas is planned. However, particularly in areas that directly affect tenants and occupants, construction will generally take place while they remain on-site, making the preliminary coordination—including the schedule and scope of work—extremely complex before construction can begin.In such cases, we will collaborate with the building management company to lead the project by facilitating consensus-building, reviewing construction plans, and providing support for the procurement process.
In addition to addressing physical deterioration as described above, we will also regularly propose value-enhancement measures that take into account the building’s social deterioration—such as the latest building trends, information on competing buildings, and user evaluations.For example, effective value-enhancement projects—such as upgrading the specifications of equipment like HVAC systems, which directly impact user comfort, or renovating entrances and elevator lobbies, which significantly influence the building’s impression—lead to increased building value and improved profitability.By integrating our extensive database—built through numerous design projects—with our design expertise to propose cost-effective renovation plans, we support building owners in their property management efforts.
In addition to addressing physical deterioration as described above, we will also regularly propose value-enhancement measures that take into account the building’s social deterioration—such as the latest building trends, information on competing buildings, and user evaluations.For example, effective value-enhancement projects—such as upgrading the specifications of equipment like HVAC systems, which directly impact user comfort, or renovating entrances and elevator lobbies, which significantly influence the building’s impression—lead to increased building value and improved profitability.By integrating our extensive database—built through numerous design projects—with our design expertise to propose cost-effective renovation plans, we support building owners in their property management efforts.
Shaping the Future of Buildings That Will Be Cherished for Generations
As exemplified by St. Luke’s Garden, Nikken Sekkei’s Lifecycle Advisory services during the building operations phase leverage management capabilities backed by our experience and expertise gained from developing numerous large-scale mixed-use complexes. We believe our strength lies in our ability to address property-specific challenges and circumstances with meticulous care.
Furthermore, we recognize that our involvement in projects as an independent third party—rather than from the perspective of building operators or contractors—allows us to make fair and objective assessments of Q (Quality), C (Cost), and S (Schedule), which is a significant benefit for building owners.
To continue shaping the future of buildings that will be cherished for generations to come, we—as a team of engineers dedicated to supporting building owners—will continue to provide our full support for building operations by applying the know-how we have accumulated through the development and new construction design of large-scale mixed-use buildings throughout the building’s lifecycle.
Furthermore, we recognize that our involvement in projects as an independent third party—rather than from the perspective of building operators or contractors—allows us to make fair and objective assessments of Q (Quality), C (Cost), and S (Schedule), which is a significant benefit for building owners.
To continue shaping the future of buildings that will be cherished for generations to come, we—as a team of engineers dedicated to supporting building owners—will continue to provide our full support for building operations by applying the know-how we have accumulated through the development and new construction design of large-scale mixed-use buildings throughout the building’s lifecycle.
