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Building renewal work has arisen out of the emerging
need to update structures put up during Japan's period of high
economic growth. It is an area with clear growth prospects. The
Ministry of Land, Infrastructure and Transport forecasts that
the current renewal market, which is worth approximately 22
trillion, will increase at an average annual rate of 2.2%, reaching
25 trillion
by 2005 and 27
trillion by 2010.
Kajima has placed priority on renewal business in its Next Three-Year
Plan, setting a target for renewal contracts in fiscal 2004 of
200 billion,
1.3 times the current level.
The Company is engaged in a strong marketing push in all regions,
on the basis of its wealth of project experience, and its technical
ability in construction work to respond appropriately to customer
needs for "Renewal in Residence."
The "Renewal in Residence" principle allows clients to continue
to market and operate their business while renewal works are underway.
It enables customers to avoid the additional cost associated with
relocating to temporary quarters, or the lost opportunity due
to business interruption. Part of Kajima's extensive "in
residence" offerings include installing dampers around the
exterior of buildings, even though, as earthquake-resistant reinforcement,
it is a very large-scale measure, installing new foundations under
existing buildings, and carrying out a "quake absorption retrofit"
by building quake absorption equipment into them.
Specific steps to achieve targets include enhancing the division's
assessment and consultation capabilities under the theme, the
"Seven Diagnostics." These include assessing the earthquake resistance
of existing buildings, looking at building deterioration, and
assessing energy conservation. The Company will establish a Customer
Building Support Center that will seek to build long-term relationships
with clients subsequent to the completion of a new structure.
The intent of all these measures is to put in place a system that
provides comprehensive support over a building's life. Kajima
is seeking to go beyond simply designing and implementing the
works program for new structures or renewal projects, and to provide
support for management to maintenance, and even to operations.
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Examples of Building Renewal Projects
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Renewal of Gunma Bank's Offices
The head office of the Gunma Bank, originally designed and built
by Kajima in 1972, was the site of a three-phase "Renewal
in Residence" project lasting from 1997 to June 2001. The
first phase incorporated overall equipment repairs. The second
phase was devoted to repairs around the core office building,
while the third phase primarily involved repair of the interior
of the headquarters building.
In implementing the "Renewal in Residence" of bank offices,
a new dimension was introduced to the normal priority issues of
fire prevention, safety and the environment, and that of crime
prevention. A higher than normal level of site security was required.
Staff and workers were obliged to carry ID cards and wear armbands
as part of comprehensive security management of entry and exit
to site. Fire prevention was addressed with the fitting of temporary
smoke detectors to the floors on which work was being done, to
prevent any fires caused by construction work. Everything possible
was done to minimize the effect of works on what is primarily
a client service business. That included limiting chipping and
anchoring works to nights and weekends, and requiring welding
equipment to be "earthed" within a meter from where it was used,
to prevent possible damage to office automation equipment.
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Murakami City Municipal Offices in Niigata Prefecture
The Company carried out renewal work on the municipal offices
of the City of Murakami, built in 1974. The contract was the first
"in residence" project commissioned by a government
authority in Japan. The work involved applying the earthquake
absorption method to middle floors of the building. Assessment
of earthquake resistance in the aftermath of the Great Kobe Earthquake
indicated that reinforcement was necessary. Kajima's technical
proposal was adopted after a proposal competition. Earthquake
absorption equipment was fitted to the top of columns on the first
floor, in the form of 26 high-strength laminated rubber dampers
and four sliding bearings. As it was an "in residence" project,
when the columns were cut, low-noise equipment such as wire
saws was used in the dismantling works, and a concrete floor
was fitted in the central atrium. The works also included renewal
of deteriorated internal and external facings, the installation
of an elevator for disabled persons, and the introduction of barrier
free access.
This project was the first in a long line of earthquake
absorption retrofits completed by Kajima. That experience has
formed the basis for the development of an earthquake absorption
system for existing waste incineration facilities, a system now
largely promoted to local governments.
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Seven Diagnostics
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1. Initial Assessment
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Identify current problems (symptoms), propose most
appropriate method of treatment, and estimate tasks and costs.
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2. Assessment of Earthquake Resistance
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Determine safety of building and fixtures and fittings
in event of earthquake.
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3. Assessment of Deterioration
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Survey deterioration due to changes over time. Plan
maintenance.
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4. Assessment of Functionality
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Resolve issues of growing functional sophistication
in office automation, greater diversity, and changing use.
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5. Energy Conservation Assessment
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Propose an energy-conserving low-cost system that
considers the total lifecycle of the structure without wasting
what currently exists.
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6. Environmental Assessment and Environmental Due Diligence
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Comprehensive resolution of waste product problems. Identifying environmental risk.
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7. Building Due Diligence
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Assess asset value of facilities owned, and carry
out ranked due diligence. Respond to due diligence reports at
all levels.
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