Jens-Kristian Hognestad (right), environmental advisor at Veidekke Circular, on his way to one of many inspections at Hammersborg Torg.
With AI, drones, and 3D scanning, OBOS has decided to set the bar high for reuse. "We need to move away from producing nice, mandatory reports that then just sit in a drawer," says Martine Linnestad, project manager at OBOS Eiendom.
Since 1964, OBOS has had its headquarters at Hammersborg Torg, a stone’s throw away from the Government Quarter. Now, the buildings will be revitalized before new tenants occupy the property in 2026/27.
The original plan was for expansion, but war, pandemics, and rising prices forced OBOS to rethink. Now, they hope to inspire the rest of the industry towards more reuse.
"It has mostly been cheaper to replace the old rather than preserve it. That is now changing, and it needs to change," explains Linnestad.
Martine Linnestad, project manager at Obos Eiendom. Photo: Obos.
"We are incorporating reuse and a preservation mindset into all parts of project development and believe this offers a unique opportunity to develop the property on its own terms," adds Kristine Glomsaker, colleague and project developer at OBOS Eiendom.
They believe the buildings can have a unique interior profile that is both cohesive and durable.
"The buildings from the 60s have rational and efficient frameworks and a strong identity marker in the architecture that we want to build upon," Glomsaker explains.
To achieve this pioneering work, OBOS hired Veidekke Circular as a sort of general contractor for the process. To ensure the price tag is also sustainable, the process has depended on new Norwegian technology.
"There are 23,000 square meters that have been renovated to varying degrees over the years, and the work has been variably documented. The focus shifted from total rehabilitation to how we could utilize as much of the old as possible. It then became important to get an overview—not just of the documentation, but also of areas, materials, and components," Linnestad explains.
From Mandatory Reporting to Actual Reuse
As of July 1, 2023, reuse mapping became mandatory for all commercial buildings over 100 square meters that produce more than 10 tons of waste during renovation and demolition.
However, there are no requirements for what the report is then used for.
"The typical scenario is that a report of around 10 pages is produced and then not used for anything. That gets us nowhere," says Jens Kristian Hognestad, environmental advisor at Veidekke Circular.
Together with OBOS, they want to set the bar higher, believing that both regulations and future customers will demand the same.
"We know that the requirements for reuse will only become stricter. At the same time, we also believe that future customers will expect it. We’re not there yet, but if we don’t dare to start, we’ll end up at the back of the queue," says Kristine Glomsaker, project developer at OBOS Eiendom.
The iconic OBOS buildings at Hammersborg Torg will be revitalized with as much reuse as possible. Photo: Obos.
"Seeing the value in the resources we already have will only become more important. We need to get used to looking twice at things and thinking, 'Does it work? Yes, then we’ll continue using it,'" adds Linnestad.
Since May 2023, a series of inspections and meetings have resulted in a practical reuse report of around 100 pages.
Virtual Model and AI Platform
With the help of drones and portable laser cameras, the technology company Senseloop has delivered a virtual model of all areas.
"First and foremost, we’ve used this technology because it is extremely time-saving. With virtual models, we don’t need to visit the buildings to check every little detail," explains Linnestad.
In addition, OBOS has used the AI platform Findable to organize all building documentation.
"To succeed with the project and contribute to circularity in the industry, it has been crucial to find and get an overview of the documentation we have. Findable has gathered, structured, and made the documentation searchable," Linnestad explains.
Documentation is critical to achieving actual reuse. Obos is using Norwegian-developed AI technology to streamline the work.
She and her colleague Kristine Glomsaker explain that it is crucial to understand the potential of all the building materials you already have.
"Documentation is actually critical to achieving reuse. That’s why we used Findable in the project," explains Glomsaker.
"A lot of the key to better preserving the resources we already possess lies in understanding what we actually have. We cannot avoid the fact that we need to get better at this," she says.
An Unconventional Construction Process
In the spring of 2023, the first of many inspections was conducted. What needs will the tenants have over the next 20-30 years? And what is the condition of everything from the ventilation system to the rebar?
"It’s an unconventional construction process. You have to be prepared for more questions than answers at the beginning," says Hognestad.
He describes an iterative process where all disciplines must be involved. Here, they must learn about each other’s deliveries and requirements and support each other.
"Mindsets must be challenged. Instead of being responsible for delivering from your discipline, everyone has to work towards a common goal," says Hognestad.
Veidekke Circular has managed the process from A to Z. Hognestad doesn’t hide that the work is time-consuming and complex.
"One of the most challenging aspects is that there is so little documentation. We had to find and make available what we had as quickly as possible so that everyone had the insights they needed," he says.
Everyone involved had to work from the same decision-making basis. Interior architects, electricians, operations managers, ventilation installers, and more had to be on-site for inspections.
"It can be scary to break away from what you know best, which might be new construction, but it will be an absolutely necessary skill going forward," Hognestad points out.
Hopes More Will Reevaluate Their Projects
"There is no doubt that this is the right thing to do. We want to take social responsibility in the industry because if OBOS can’t do it—who can?" asks Glomsaker.
The hope is that the industry will follow suit. Preferably before they have to.
"We must prepare for the future. The requirements from the EU will come," she says.
The effort has required resources, but the residential developer believes it will pay off.
"We want to find a model that makes it easier and more efficient to realize reuse for every project that comes. We believe this will pay off on multiple levels," says Glomsaker.
