The real estate group Urbanity focuses on building modern production campuses. This spring, we wrote about their project in Tachov. Now, the company is preparing yet another project situated on the other side of the country – in Bruntál. 

The project was introduced to us by Roland Hofman, CEO and co-founder of Urbanity Group. 

You build industrial campuses, but your company is not a typical developer…  

When we founded Urbanity Group, we set ourselves a goal to try and move industrial development forward so that it is once again desired and sought after by the public. For instance, for a very long time, we often heard objections and resentment that we only create grey boxes occupying arable land, which only differ from one other by some coloured strip under the attic referring to the developer’s logo. People don’t like such an impersonal concept, and neither do we. We decided that we should return architecture and design into industrial development and prioritize the comfort of its users.  

Was it the only impulse?

At Urbanity, we made a list of what we don’t like about industrial development: no architecture, often uncomfortable working environment, insufficient services for people, being environment unfriendly, burdening local transport and social infrastructure, the fact that workers must be transported to the emerging locations from remote areas en masse, and the social tension resulting from all that. The real and long-term impacts of industrial development on people and the environment remained a question. We decided be the first to do something about it. To create campuses that would represent an integral part of a pleasant lively city.

What can this represent for the particular location? 

We create production campuses that do not burden urban infrastructure, but rather complement or further develop it. It means that we do not just create a production function without any continuity, but on the contrary, we also create other related services provided not only to local employees, but to the entire community. For instance, a nursery school or a quality area for catering, a cafe, a hotel-type accommodation, a company doctor, sports and community facilities and others.

What do you consider important in this context? 

First and foremost, the fact that we want to focus on revitalization of urban brownfields, both so that arable land doesn’t get seized, and also that people from the regions do not leave for larger residential cities just because they don’t have adequate employment within their area of residence. We want to bring attractive job opportunities back to the regions, connect global opportunities with local talent and thereby positively influence the development of cities and regions.  

That must also arouse other positive factors.

It is also influenced by the fact that our campuses are situated right in the city and people do not have to commute far for work. This corresponds with the fact that they have job opportunities virtually behind their house, which also has an impact on traffic – there is no unnecessary traffic burden. People can get to our campuses on foot or by bike, or public transport. Thanks to the additional services offered, people are able to satisfy more of their needs at once and in one place. This is definitely yet another benefit going even beyond. 

You are currently preparing a revitalization of the industrial area in Bruntál, which is 300 m from the bus and train stations. So, it is perfectly accessible as it is not somewhere in the middle of a field. The campus will become part of the city. Can you reveal anything more specific?  

Accessibility and proximity to people certainly play a big role, especially in production companies where there is a greater number of employees. Car transport of employees to remote workplaces, on the other hand, leaves a more significant carbon footprint than freight transport associated with production activities or supply and distribution. This is associated with dustiness, noise and safety. These are certainly other factors from a perspective of sustainability.  

Tachov has a unique certification. How will it be in Bruntál? 

We naturally want to have the production campus in Bruntál assessed with comprehensive certification as well. We want to apply for BREEAM Communities. In this case, the subject of the certification is not only a separate building, but it is the entire location and the effects of the entire project on the region that are assessed. We do not go the standard way of certifying individual buildings separately in the classic BREEAM form, but in fact, we focus on broader relations. This approach is much more comprehensive and complex from the point of view of the overall functioning.  

Can you briefly describe the entire complex?

The campus will comprise four industrial buildings. The smallest of them has an area of 3,500 sq m; it is aimed more at regional production companies. The other two have approximately 5,000 and 10,000 sq m. The fourth one is exceptional for its size, as it has 35,000 sq m, but at the same time for its clear height of 20 m, which allows for a placement of automated and robotic operations.

In Tachov, you set the principle of revitalizing the complex practically on the fly. Will it be the same here? 

It will be easier for us in Bruntál, because there are not that many buildings intended for complex revitalization. The existing operations will mostly be impacted by the revitalization of the campus infrastructure, including new connections of utility services and a new substation, which will also proceed during full operation.

In older campuses, there is often a problem with high energy performance. What is your plan for solving that? 

All our buildings are classified as exceptionally energy efficient. With regard to our approach to energy, we use the relatively robust know-how of our internal energy team. We will certainly maximize the involvement of local renewable sources. All roofs will naturally be equipped with solar panels. From our experience in Tachov, we know that we can cover approximately 40–50% of production clients’ consumption. The advantage of the Bruntál project is that, like in Tachov, the ČEZ Distribuce substation is virtually outside the fence, so, we are not fundamentally limited in terms of capacity. 

How will you handle other important issues?

We will use local sources of drinking water through our own boreholes; thus, we will be able to be 100% self-sufficient. The possible use of heat pumps will depend on the type of production. What has proven very successful for us in Tachov is the use of emission heat from the production process, with which we can cover 100% of hot water consumption and up to 80% of heat consumption for heating the building. We will also work intensively with the colourful elements of the blue-green infrastructure.

Do you collaborate on the project with Bruntál municipality?

Yes, we do. This can be seen, for instance, in the cooperation on a new traffic solution for the access road. The existing access road has, for more than 50 years, led rather ineptly through a villa residential area. We signed a cooperative agreement with the city claiming that we will build a new driveway, which will quieten down the residential area. The new transport solution will also better follow in the emerging urban ring road of Bruntál, which is fully under the responsibility of the city management. The city management has been working on the ring road intensively for many years. Today, they already have a building permit and should commence the implementation next year. As part of the new campus transport solution, we will also build a new bus stop, which will be right at the entrance to the campus. This will further improve the already very good accessibility of the area. In general, I would say that cooperation with the council is very constructive and effective. We were able to identify problems and find their solutions together, which is very important. 

Does the entire site remain in your possession?  

Exactly. We are not only a developer, but also an investor, manager and landlord. Our investment horizon is not as much long-term as it is permanent. Which can be seen in our approach. We can afford to look at the investment from a slightly different perspective than we would if knowing that we would sell our projects to someone else – whether in one or five years. By wanting to keep our projects permanently, we also know that we want and will live in symbiosis with people and communities for decades to come. That is a big commitment.

The last question is what is the time frame for completion?  

We are now at the stage where we have received all the necessary statements and we anticipate that by the end of this year we will have obtained a valid permit for the entire site. We plan to commence construction next year and will be able to deliver the buildings in 6–12 months. We plan to complete the project in three years. The individual buildings will be built turnkey to clients’ specific requirements in order to best suit their needs. Tenancy agreements are signed for 10–15 years, which, for instance, also enables us to adapt energy solutions to clients much better. 

 

Arnošt Wagner

Photo: Urbanity archive

 

Roland Hofman

He specializes in investment, management and development of commercial real estate. He is the co-founder of the real estate group Urbanity, where he holds the position of CEO. He is a graduate of the finance department at VŠB-TU in Ostrava, he received his MBA degree at the University of Greenwich in London, where he also gained experience from working in top management. In the past, he worked in high managerial and statutory positions in companies belonging to the investment company M.L. Moran, where he also set on the Supervisory Board. 

 

Innovation, sustainability, and efficient use of urban space – these are the key aspects highlighted by the recent successes in parking solutions implemented by Green Center, the leading Czech manufacturer and provider of parking systems and technologies.

Green Center focuses on integrating advanced technologies in its projects, which include license plate recognition systems and navigation systems for efficient guidance to available parking spaces, all with the aim of optimizing user experience while also promoting sustainable development in urban areas.

P+R parking house in Nové Butovice

The P+R parking house project in Nové Butovice represents an extraordinary combination of comfortable parking for 380 vehicles while also efficiently utilizing space with a thoughtful division for commuters and local residents. With four charging stations for electric vehicles and the potential for future expansion to a total of 33 stations, this implementation is a prime example of innovation in urban parking.

“We are very pleased with this project because it reflects our ongoing effort to create practical and eco-friendly parking solutions that effectively respond to current needs and aim towards sustainable cities,” says Tomáš Zdobnický, CEO and owner of Green Center.

P+R parking house in Mladá Boleslav

A new P+R parking garage has also been recently opened in Mladá Boleslav. With more than 300 parking spaces and six charging stations for electric vehicles, strategically located between the sports hall and the main entrance to the stadium, this project offers not only practical advantages to the city’s inhabitants but also supports ecological mobility.

T. Zdobnický comments it: “Our investment into innovative and sustainable parking solutions reflects our firm belief that smart technologies and thoughtful urban approaches are key to creating smart and green cities for future generations.”

In the context of growing challenges of urban mobility and enduring sustainability, projects like those from Green Center become an essential step towards adapting our infrastructure and promoting a more sensitive and efficient use of urban space.

The topic of savings in commercial buildings now represents one of the top priorities of all operators of commercial buildings. But in fact, saving costs in operations also make it possible to achieve better comfort and higher employee performance. 

Visual comfort goes hand in hand with ‘non-invasive’ lighting control, without the need for complex reconstructions. It can be achieved by a simple installation of lights with wireless control and utilization of natural sunlight in the building during the day. Commercial buildings are usually more than 50% glazed. Employees don’t need to worry about setting the lighting intensity withing the working area. Everything is done on their behalf by a wireless lighting control system, which is additionally installed without the need for cabling with illuminance sensors and presence monitoring at the workplace. 

Hybrid work has changed offices

Offices are developing by pushing the boundaries between work, living and co-living, which requires a radical examination of traditional office lighting installations, this being especially due to the upswing of hybrid work. Wireless lighting control has proven to play a really huge role in providing flexible, highly attractive administrative premises that offer superior user experience, less energy waste and better employee well-being and productivity. Combined with daylight and occupancy detection, intelligent lighting control can save significant amount of energy in offices by ensuring that the right light is used when necessary. These systems can be easily controlled by switches, sensors or mobile applications. 

Example No. 1: Donaldson Filtration Solutions offices, Kadaň

The need to replace cassette strip lights (which are no longer available for sale in the EU) came only 15 years after the start of operation. It involved 600 sq m of offices (two open space areas with a corridor + 10 offices, two meeting rooms) and car park and loading area lighting that was secured by street lighting. 196 lamps were replaced with a retrofit completion of the original Synergis Lighting_Control wiring with lighting automation and control of office lighting: 

• The light from the windows was used because the building was 50% glazed.
• Dimming was controlled in accordance with daily increase in light. 
• The seven-fold increase in the price of electricity brought about the need to reduce the seven-fold higher costs of the original lighting. 

The nominal consumption was reduced by around 58% in exchange for 196 LED recessed PROLUMIA Pro-Office DALI lighting fixtures with UGR<16 with the best visual comfort in the market.and additional consumption was reduced to 120 installed LED lighting fixtures by another 40% thanks to automated control using the Synergis Lighting_Control by Casambi technology. Dimming was set using light and presence sensors that regulate the performance of the lighting fixtures. The automation of lighting schedules was set in accordance with the presence of people in the 50% glazed offices. 

And the result?

The qualified estimate of savings using active control was around CZK 425,000 per year, while the acquisition costs for this ‘retrofit’ control system were around CZK 380,000.

After adding up the savings, Donaldson Kadaň came close to the original lighting costs with a huge shift in employee visual comfort and increased employee performance thanks to the extremely low lighting factor of the lighting fixtures under UGR<16. 

Example No. 2: Control room of the hydroelectrical power station Střekov – ČEZ Renewable resources: 

It was expected for the lighting comfort to improve when the colour temperature of the lighting changed during the day. The lighting of the control room with 24/7 operation was replaced by fully automatic controllable lights in accordance with the circadian rhythm depending on the time of day for better visual comfort with PROLUMIA Pro-Office TW (tunable white) lights. Autonomous control of the circadian rhythm and dimming was set up using the Synergis Lighting_Control.

Industrial premises are one of the more complex types of buildings to light. Energy consumption for lighting industrial facilities, especially industrial warehouses and storage areas, belongs to the highest ones (46 kWh/sq m per year), therefore it is very important to reduce operation and maintenance costs when the energy savings are being increased. Production halls are premises that can mostly operate 24/7, which means that energy-saving lighting fixtures and more efficient use of daylight are beneficial not only for energy saving, but also for improving visual conditions and the overall well-being of employees.  

Example No. 3: Production premises of Jakob Müller AG – Czech Republic 

After 15 years of operation, the company needed to replace their strip lighting with approximately 200 PROLUMIA Retrofit II LED lights. There they used incident light from skylights measured by wireless motion/light sensors with optics used in high-altitudes. Autonomous zonal Lighting_Control of individual workplaces was modified using lighting dimming according to shifts and the needs of individual production departments from the warehouse, welding room to quality control of all production areas in accordance with the set Luxes in workplaces came to 200 to 750 Luxes. 

 

Thanks to this change, 77% of the original costs are saved during daily operation. 

Advantages of the Synergis solution for building operations: 

• energy efficiency and sustainability, 
• data and connectivity, occupancy control, 
• no need for Internet connection for daily operation, 
• reduction of operating costs, 
• wireless emergency lighting with automatic testing and reporting, 
• trouble-free installation, easy way of being put into operation.

What to say in conclusion?

Today’s modern office and industrial buildings need a different approach to lighting; it should be flexible, adaptable to changing functions and user preferences, and energy efficient. Lighting is the largest endpoint of electricity consumption in European offices accounting for 40% of all electricity consumption. Intelligent lighting control can save up to 60% of energy in offices when combined with daylight, while occupancy detection can save up to 44% in comparison with an installation without sensors.

What is also important is the functionality for the end user; a recent study states that 33% of office workers said that they would like to adjust their ceiling and desk lighting to the level of incoming daylight. Giving workers individual control over lighting, which is also required by green building certification schemes such as LEED and BREEAM, can easily be achieved by installing the wireless Synergis Light_Control in all, even already existing buildings. 

Richard Jílek, Photo: Synergis archive 

There are many different things one can see behind the ‘modern facility management’ term. Some see it as a not really ‘sexy’ field that deals with buildings, premises, and security. 

However, modern facility management has become quite ‘sexy’ in recent years due to new technologies. The flourishing of IoT and robotics and all the technological innovations that have already been here but started to make even more sense with the energy crisis vindicate it. 

IoT helps savings and efficiency 

Technologies can not only save costs, but they also serve as a great tool in the decision-making process of business management. Thanks to them, management is always well aware of what is happening anywhere within their buildings or premises and can thus decide how to set up further processes based on relevant data. Keeping a good track and having the possibility to actively influence the efficiency of individual workplaces is often priceless. 

Systems and sensors interconnected within the IoT system contribute to savings and efficiency significantly. There is no need to send workers to take readings and have the necessary data only once a month or a year. IoT and remote readings give you real-time data and you can also see the trend at times when reading would otherwise not be possible. This is how OKIN Facility revealed for some clients, for instance, the operation of equipment in production even when there was no production in process. Modifications and in some cases automation of processes allow one to do a lot, which saves money and time. In some cases, the system can, for instance, alert you to increased values and the worker can decide himself what to do next. At other times, the system can be set automatically. If any value is exceeded, a message (alarm) is generated or pre-set automated procedures occur. 

The OKIN Facility has the advantage of having their own system, which can also be connected to the client’s system, so there is no need for the client to purchase an additional system. The biggest advantage, however, is the possibility of connecting different types of sensors and detectors into one system. Sensors and detectors usually have their own applications, which usually cannot be interconnected. This is not the case here.

A case study from retail with a specific solution

The following business case from a retail area can document the use of IoT in practice. The customer manages an extensive network of branches and was looking for an efficient and comprehensive solution for the supervision and control of their operations. The main challenges were to monitor the quality of goods storage and energy consumption in individual branches, measure the temperature within the area in order to optimize heating (and thus reduce costs), centralize the control of light advertising in order to eliminate unnecessary waste, and at the same time increase user comfort. The aim was to ensure that all branches are managed centrally and in real-time, which would lead to better control over the operations, cost savings and overall efficiency gains.  

OKIN Facility and their partners delivered a complete solution to their client. From the initial analysis and mapping of the state of the branches through suitable hardware for fitting existing energy meters, temperature sensors for refrigerators and stores and devices for turning on and off light advertising to its physical installation on site. These devices are operated using batteries with a multi-year lifespan and thanks to advanced LP WAN networks, such as LoRaWAN from ČRA. 

The brain of the entire solution is SARAhub’s own cloud platform, which collects data from all devices and sensors, displays detailed information, history, trends and, above all, enables timely and automated response to emerging situations using user-defined scenarios. The advantage is the combination of different agendas within one environment and further expansion possibilities. 

The next logical step is to use the collected data for ESG reporting, expand the functionality by counting people in the store, footfall analysis, or monitoring the filling of waste containers in selected locations in order to optimize waste collection.  

Robots (and cobots) save costs and manpower

It is not only energy efficiency, but also, for instance, cleaning whose process is also performed using robots. Sometimes, they are also called cobots, because they still need some kind of cooperation with people. But even they can take care of much more efficient cleaning, because they can clean for hours with the same quality and without getting tired. Similarly, they can handle cleaning in warehouses and halls where they need neither heat nor light. That is where further efficiency is achieved due to energy savings, because the lights would otherwise stay on all night during cleaning time. The most effective combination of working and charging time and an appropriately selected robot for a specific environment and surface is not only about choosing the brand of the robot, but about real knowledge of technologies and their possibilities (each manufacturer and model is different) as well as the cleaning process in specific clients’ operations.

Today’s robots know how to learn, their software and their flexibility are constantly being improved for even more perfect cleaning and better assistance. They can’t do everything yet, but they can already do a lot. In the same way, human labour force (on which facility management is based) can spend more time on jobs that are more complicated and robots cannot handle yet. At OKIN Facility, these technologies and innovations are dealt with by a special department with people who understand both technology and facility management and provide clients with further efficiency and added value.

Technology represents an important help in this field – and not only there. It is just a matter of how best to use them and adapt the whole process for it to be really efficient and make it possible to work in more places at the same time and with a more significant use of human labour force and skill, because the rest can be helped with by technology. 

Ing. Tomáš Polák

Photo: OKIN Facility archive

Unique locations, exclusivity and specific architecture – these are the factors that belong, according to Marek Unčovský from Avant Financial Group, among the most important in terms of development. 

Together we talked about the investment portfolio focused on premium real estate and the activities and opportunities the group pursues in the market.

Your group focuses, among other things, on investments in the development of premium real estate. Why do you think it is worth investing in such properties? 

The charm of premium real estate lies primarily in their resistance to market volatility. An exceptional project simply always finds its buyer. After all, we were able to see that for ourselves many times in history – unlike other commodities, the value of premium real estate resisted market fluctuations significantly better. The uniqueness of the project, which is usually characterized by a specific location, connection to its character, distinctive architecture and privacy, is also important to us.

Which specific development projects are you currently working on?  

We invest in real estate through the Nemomax qualified investors’ fund (Nemomax investment fund with variable capital, a. s.), which has focused on investing in the development of premium real estate since 2017. At the end of July this year, the value of their assets reached CZK 892 million and is building a very respectable portfolio. The fund’s successful projects include, for instance, the reconstructed First Republic villa Rokoska located at the foot of the slope above Troja, Prague. They have also built modern apartment buildings within the VIVA Vrchlabí project. As for the upcoming projects, I would like to mention the Na Karmeli Residence, which will offer, in the future, premium apartments in the middle of the historic centre of Mladá Boleslav. The newest project that is being prepared is the VIVA Lipno project situated on the bank of a popular South Bohemian dam, which is undergoing preparatory work and obtaining necessary documentation. It combines exclusivity, a unique location, unique architecture and privacy. It is also exceptional for blending in with the surrounding nature, as the individual objects were designed to evoke the natural part of the surrounding forest cover and to be environmentally friendly and energy efficient. 

Apart from development, you are also engaged in financial services. Who are they aimed at?  

The investment company AVANT, which has had a strong name in the market for the past 17 years has been included in our portfolio since 2021. The company specializes in the establishment, management and administration of funds of qualified investors. We provide experienced investors with interesting investment opportunities, for instance in sectors such as the development of residences and commercial real estate, logistics and industrial sites. And it is thanks to the activities of the investment company AVANT that we have gained valuable know-how on how to connect the investment and business sectors. Now, we intend to use this experience within the holding company Avant Financial Group.  

What in particular do you offer? 

We help entrepreneurs in different ways. First of all, we offer them equity financing, or buying out their project. Our third service is strategic management and acquisition of strategic partners. That helps projects that thematically do not fall into our area of focus, but we still see growth potential in them. We will evaluate the opportunity and connect these entrepreneurs with investors or other partners from within the AVANT ecosystem who will help them develop their company. We provide our clients with strategic management in such fundamental projects. 

I see your group is doing well despite the recession. What economic results does it achieve?  

At Avant Financial Group, we maintain stable growth. Over the past year, we managed to achieve a profit of CZK 110 million and increase our capital to CZK 328 million. The assets of our group reached the threshold of CZK 1.35 billion. The growth of Avant Financial Group is based on a set strategy that we have followed since the company was founded – to focus on premium and unique projects with growth potential. Despite the current macroeconomic situation, we see that we have chosen the right direction and we are glad that our investors and partners trust us in this regard.