SIST EN 15221-6:2011

2003-01.Slovenski inštitut za standardizacijo. Razmnoževanje celote ali delov tega standarda ni dovoljeno.Upravljanje objektov in storitev - 6. del: Merjenje površin in prostorov pri upravljanju objektov in storitevFacility Management - Teil 6: Flächenbemessung im Facility ManagementFacilities management - Partie 6: Mesure des surfaces et de l'espace en facilities managementFacility Management - Part 6: Area and Space Measurement in Facility Management91.040.01Stavbe na splošnoBuildings in general03.080.99Druge storitveOther servicesICS:Ta slovenski standard je istoveten z:EN 15221-6:2011SIST EN 15221-6:2011en,de01-december-2011SIST EN 15221-6:2011SLOVENSKI
STANDARD



SIST EN 15221-6:2011



EUROPEAN STANDARD NORME EUROPÉENNE EUROPÄISCHE NORM
EN 15221-6
October 2011 ICS 03.080.99; 91.140.01 English Version
Facility Management - Part 6: Area and Space Measurement in Facility Management
Facilities management - Partie 6: Mesure des surfaces et de l'espace en facilities management
Facility Management - Teil 6: Flächenbemessung im Facility Management This European Standard was approved by CEN on 8 July 2011.
CEN members are bound to comply with the CEN/CENELEC Internal Regulations which stipulate the conditions for giving this European Standard the status of a national standard without any alteration. Up-to-date lists and bibliographical references concerning such national standards may be obtained on application to the CEN-CENELEC Management Centre or to any CEN member.
This European Standard exists in three official versions (English, French, German). A version in any other language made by translation under the responsibility of a CEN member into its own language and notified to the CEN-CENELEC Management Centre has the same status as the official versions.
CEN members are the national standards bodies of Austria, Belgium, Bulgaria, Croatia, Cyprus, Czech Republic, Denmark, Estonia, Finland, France, Germany, Greece, Hungary, Iceland, Ireland, Italy, Latvia, Lithuania, Luxembourg, Malta, Netherlands, Norway, Poland, Portugal, Romania, Slovakia, Slovenia, Spain, Sweden, Switzerland and United Kingdom.
EUROPEAN COMMITTEE FOR STANDARDIZATION
COMITÉ EUROPÉEN DE NORMALISATION EUROPÄISCHES KOMITEE FÜR NORMUNG
Management Centre:
Avenue Marnix 17,
B-1000 Brussels © 2011 CEN All rights of exploitation in any form and by any means reserved worldwide for CEN national Members. Ref. No. EN 15221-6:2011: ESIST EN 15221-6:2011



EN 15221-6:2011 (E) 2 Contents Page Foreword .3Common Introduction for the European Standards EN 15221-3, EN 15221-4, EN 15221-5 and EN 15221-6 .4Introduction to Area and Space Measurement in Facility Management .61Scope .72Normative references .73Terms and definitions .74Methods and units of measurement .84.1Units .84.2Distance .84.3Area . 134.4Volume . 135Framework of area and space measurement of buildings . 135.1General . 135.2Level Area (LA) . 165.3Non-functional Level Area (NLA) . 185.4Gross Floor Area (GFA) . 195.5Exterior Construction Area (ECA) . 215.6Internal Floor Area (IFA) . 225.7Interior Construction Area (ICA) . 245.8Net Floor Area (NFA) . 255.9Partition Wall Area (PWA) . 275.10Net Room Area (NRA) . 285.11Technical Area (TA) . 305.12Circulation Area (CA) . 325.13Amenity Area (AA) . 335.14Primary Area (PA) . 346Area and space measurement outside of buildings . 356.1Additional terminology . 356.2Classification . 37Annex A (normative)
Area Matrix . 39Annex B (normative)
Further illustrations. 41B.1Further illustrations for atria . 41B.2Further illustrations for covered areas and uncovered areas . 42B.3Vehicle parking area . 43B.4Further illustrations for staircases and stairwells . 43B.5Walls . 44Annex C (informative)
Examples for subcategories to Technical Areas, Circulation Areas, Amenity Areas and Primary Areas . 46Bibliography . 49 SIST EN 15221-6:2011



EN 15221-6:2011 (E) 3 Foreword This document (EN 15221-6:2011) has been prepared by Technical Committee CEN/TC 348 “Facility Management”, the secretariat of which is held by NEN. This European Standard shall be given the status of a national standard, either by publication of an identical text or by endorsement, at the latest by April 2012, and conflicting national standards shall be withdrawn at the latest by April 2012. Attention is drawn to the possibility that some of the elements of this document may be the subject of patent rights. CEN [and/or CENELEC] shall not be held responsible for identifying any or all such patent rights. This European Standard is one of the series EN 15221 "Facility Management" which consists of the following parts:  Part 1: Terms and definitions  Part 2: Guidance on how to prepare Facility Management agreements  Part 3: Guidance on quality in Facility Management  Part 4: Taxonomy, Classification and Structures in Facility Management  Part 5: Guidance on Facility Management processes  Part 6: Area and Space Measurement in Facility Management  Part 7: Performance Benchmarking According to the CEN/CENELEC Internal Regulations, the national standards organizations of the following countries are bound to implement this European Standard: Austria, Belgium, Bulgaria, Croatia, Cyprus, Czech Republic, Denmark, Estonia, Finland, France, Germany, Greece, Hungary, Iceland, Ireland, Italy, Latvia, Lithuania, Luxembourg, Malta, Netherlands, Norway, Poland, Portugal, Romania, Slovakia, Slovenia, Spain, Sweden, Switzerland and the United Kingdom. SIST EN 15221-6:2011



EN 15221-6:2011 (E) 4 Common Introduction for the European Standards EN 15221-3, EN 15221-4, EN 15221-5 and EN 15221-6 In 2002 the initiative was taken to establish a European Standard for Facility Management benchmarking purposes. It was soon recognized that to reach this objective, preliminary standards had to be elaborated and published. The first result of that process was the standards EN 15221-1:2006 and EN 15221-2:2006. Based on the discussions in the development of those two standards the decision was made to develop four new European Standards for Quality, Taxonomy, Processes and Measurement. After the realization of those six standards it was possible to pursue developing a European Standard for Benchmarking prEN 15221-7. The standards, EN 15221-3, EN 15221-4, EN 15221-5 and EN 15221-6 have been developed, adopted and agreed as a set of principles, underlying the Facility Management approach on EN 15221-1, to ensure consistency. These are incorporated in the basic principles of a process-based management system, upon which these standards are founded.
The FM-model of EN 15221-1 is shown below.
Model EN 15221-1:2006 These standards also build on widely accepted management principles, in particular value chain (Porter, M E, (1985), "Competitive Advantage: creating and sustaining superior performance", Free Press, New York) and quality control (PDCA (Plan, Do, Check, Act). Deming, W E (1986), "Out of the Crisis", MIT, Cambridge). Reference to ISO 10014:2006, Quality management – Guidelines for realizing financial and economic benefits.
D E M A N D SPECIFYINGS L A s S U P P L Y D E L I
V E R I
N G STRATEGIC TACTICAL OPERATIONAL Client Customer End User O R G A N I S A T I O N PROVI DERInternaland/ orexternalPRIMARYPROCESSES SUPPORT PROCESSES KPIsFACILITY SERVICES PRIMARYACTIVITIESFacility Management Agreement D E M A N D SPECIFYINGS L A s S U P P L Y D E L I
V E R I
N G STRATEGIC TACTICAL OPERATIONAL Client Customer
End User O R G A N I S A T I O N PROVI DERInternalor /
and externalPRIMARY PROCESSES SUPPORT- PROCESSES KPIsFACILITY SERVICES
PRIMARY ACTIVITIES
Facility Management agreement SIST EN 15221-6:2011



EN 15221-6:2011 (E) 5 The principles of the Deming cycle (PDCA) underpin all of the standards but are applied to a different extent and depth in each. In fact, there are different types of PDCA cycles depending of the term (e.g. long-term, short-term).
These standards align to EN ISO 9000 family of standards for Quality Management Systems and applies specific guidance on the concepts and use of a process-based approach to management systems to the field of Facility Management.
The term "facility services" is used as a generic description in the standards. The term "standardized facility products" refers to the "standardized facility services" defined and described in EN 15221-4, Facility Management – Part 4: Taxonomy, Classification and Structures in Facility Management. Countries can decide to substitute the term "product" into "service", when they consider that it is important for a good acceptance and use of the standards in their own country. The aim of all the standards is to provide guidance to Facility Management (FM) organizations on the development and improvement of their FM processes to support the primary activities. This will support organizational development, innovation and improvement and will form a foundation for the further professional development of FM and its advancement in Europe. Therefore, generic examples are provided in the standard to assist organizations. These standards lay the foundation of the work that has to be done further more in developing Facility Management, for e.g. benchmark standards prEN 15221-7. SIST EN 15221-6:2011



EN 15221-6:2011 (E) 6 Introduction to Area and Space Measurement in Facility Management In order to support a consistent European approach to Facility Management, this document provides a constructive framework with clear terms, definitions and principles for measuring floor areas and spaces in buildings, not least a common language amongst all stakeholders in the entire construction industry. The need for a harmonised European approach to "area and space measurement" is evidenced by the fact that many European countries currently use different rules and definitions for assessing building floor areas. Subsequently, space measurement data from different countries is difficult to interpret and data comparisons are most likely to be inaccurate. It is this comparability of data which is eminently important for a wide range of decision-makers, such as planners and architects, economists and investors, owners and tenants, politicians and administrators, etc. Recent research by the European Committee of Construction Economists (CEEC) highlighted the fact that all European countries use similar elements for measuring floor areas in buildings. The way these components are grouped and coded, however, differs vastly between various countries. Subsequently, comparisons between the Net Internal Area of an
UK building as measured by RICS with the Net Enclosed Area (Netto-Grundfläche) of a German building as measured by DIN or the Net Floor Area (Netto Vloeroppervlakte) of a Dutch building as measured by NEN are highly misleading as the floor areas are measured differently. In short, the fact that measuring specific floor areas in one and the same building using different national standards result in variations up to 30 % clearly highlights the need for a harmonised European approach to "area and space measurement".
SIST EN 15221-6:2011



EN 15221-6:2011 (E) 7 1 Scope This European Standard establishes a common basis for planning and design, area and space management, financial assessment, as well as a tool for benchmarking in the field of Facility Management. This standard covers area and space measurement for existing owned or leased buildings as well as buildings in state of planning or development. This standard presents a framework for measuring floor areas within buildings and areas outside of buildings. In addition, it contains clear terms and definitions as well as methods for measuring horizontal areas and volumes in buildings and/or parts of buildings, independent of their function. 2 Normative references The following referenced documents are indispensable for the application of this document. For dated references, only the edition cited applies. For undated references, the latest edition of the referenced document (including any amendments) applies. EN 15221-1:2006, Facility Management — Part 1: Terms and definitions 3 Terms and definitions For the purposes of this document, the terms and definitions given in EN 15221-1:2006 and the following apply. 3.1 distance numerical expression of a one-dimensional figure, measured along the shortest line linking two points 3.2 area numerical expression of a two-dimensional surface, calculated mostly as the product of two distance measures 3.3 volume numerical expression of a three-dimensional concept, calculated mostly as the product of all three distance measures
3.4 space area or volume bounded actually or theoretically [see ISO 6707-1] 3.5 floor generally the lower horizontal structure of a room which constitutes the bounding element of a building or part thereof 3.6 ceiling generally the upper horizontal surface of a room SIST EN 15221-6:2011



EN 15221-6:2011 (E) 8 3.7 roof covering structure which constitutes the top level of a building or part thereof 3.8 wall generally vertical structure which constitutes the bounding elements of a building or part thereof NOTE It is distinguished between both structural walls and non-structural walls as well as exterior and interior walls (see B.5): A
Structural walls support floors or roofs and/or ensure structural integrity B
Non-structural walls are intended to divide/separate space only 1
Exterior walls divide/separate inside rooms from the outside 2
Interior walls divide/separate inside rooms only Combinations of the above are possible (e.g. interior walls can be structural and exterior walls can be non-structural). 3.9 room part of a building, entirely or partially bounded by dividing elements and whose floor and/or ceiling forms part of the construction of the building, accessible to people 3.10 building undivided shelter comprising a space entirely or partially bounded by enclosing structures, intended for specific purposes for its occupants 4 Methods and units of measurement 4.1 Units The units of measurement differ according to the type of calculation:  distances are measures of one dimension and should be expressed in metres (m);  areas are measures of two dimensions and should be expressed in square metres (m2);  volumes are measures of three dimensions and should be expressed in cubic metres (m3). NOTE Where other measurements are used, this can be transformed by using existing formulas e.g. square feet vs. square metre. 4.2 Distance For distances, it is necessary to distinguish between length, width and height. The length is measured as linear extent from end to end (measurement of a horizontal distance). The width is measured as linear extent from side to side (measurement of a horizontal distance). The height is measured as linear extent from top to bottom (measurement of vertical distance). NOTE 1 Width is equal to or smaller than length. For lengths, widths and heights it is distinguished between gross and net distance:  the gross length / width is measured as horizontal distance between the outer limiting faces of exterior walls or the horizontal distance between the centres of interior walls; SIST EN 15221-6:2011



EN 15221-6:2011 (E) 9  the net length / width is measured as horizontal distance between the inner limiting faces of walls, whereby incidental structural components are not taken into consideration;  the gross height is measured as vertical distance between the top of a finished floor or the adjoining land and the top of the finished floor of a room situated above it or the top of the roof structure; NOTE 2 For the lowest storey in the building, gross height has to be measured to the bottom of the floor (up to the maximum of an ordinary floor).  the net height is measured as vertical distance between the top of a finished floor or the adjoining land and the bottom of a ceiling or roof situated above it, whereby incidental structural components are not taken into consideration;  the free height is measured as vertical distance between the top of a finished floor or ground level and the underside of the suspended ceiling that is situated above it, whereby incidental structural components are not taken into consideration. NOTE 3 The minimum passage height can be less than the free height.  The construction height is the difference between gross height and net height. Examples are given in Figures 1 and 2. SIST EN 15221-6:2011



EN 15221-6:2011 (E) 10
Key 1 room 1 2 room 2 3 exterior wall 4 interior wall 5 floor 6 floor or roof 7 suspended ceiling 8 ceiling 9 raised floor bg1 gross width room 1 bg2 gross width room 2 l gross length lN net length h gross height hc construction height hp passage height hN net height hF free height a) – Measuring distances on a vertical plane SIST EN 15221-6:2011



EN 15221-6:2011 (E) 11
Key 1 room 1 2 room 2 3 exterior wall 4 interior wall b gross width bg1 gross width room 1 bg2 gross width room 2 bp passage width bN1 net width 1 b N2 net width 2 l gross length lG1 gross length 1 lG2 gross length 2 lN1 net length 1 lN2 net length 2 b) — Measuring distances on a horizontal plane seen from above Figure 1 — Measuring Distances SIST EN 15221-6:2011



EN 15221-6:2011 (E) 12
Key 1 highest floor level 2 intermediate floor level 3 lowest floor level 4 enclosed area 5 covered area 6 building area above ground 7
column h gross height Figure 2 — Examples of measuring gross distances in different buildings with multiple levels SIST EN 15221-6:2011



EN 15221-6:2011 (E) 13 4.3 Area Both horizontal and vertical areas are measured by their actual dimensions. Inclined planes such as ramps are measured by their vertical projection onto an (imaginary) horizontal plane illustrated. Stair flights with a height difference <1,50 m are illustrated at the plane where they start, stair flights with a height difference ≥ 1,50 m are illustrated at the plane where they end (projected upward to the next plane).
Key b width l length Figure 3 —
Vertical projection Gross areas are determined by the gross distances, net areas are determined by the net distances. Areas which are solely needed for maintenance and emergency exits are not taken into account in this standard. 4.4 Volume Volumes are measured by their actual dimensions. Inclined planes, whether floors or walls, define inclined bounds to the volume. Gross volumes are determined by the gross distances, net volumes are determined by the net distances. Note that Non-functional Level Area concepts such as voids do not apply here. When measuring volumes, a multi-level space is measured as a single volume. 5 Framework of area and space measurement of buildings 5.1 General Buildings, rooms and floors shall be measured at the floor level (at the height level to the top of a finished floor). Every floor level shall be measured separately. Areas with varying net heights within one floor level may be calculated separately.
The area of a floor shall be determined as the area of the vertical projection onto the horizontal plane. Wall openings in interior and exterior walls are also measured by the vertical projection of their outer limits at floor level onto the horizontal plane and belong to the volume and area of exterior and interior walls.
SIST EN 15221-6:2011



EN 15221-6:2011 (E) 14 See Annex B for further information. For all categories of areas it is distinguished between: A spaces which are entirely covered and enclosed on all sides up to their full height; B spaces which are entirely covered, but not enclosed on all sides up to their full height (e.g. recessed balconies); C spaces which are not covered, but contained within components (e.g. open balconies). Table 1 — Hierarchy of floor areas in the building Level Area (LA) Non-functional Level Area (NLA) Gross Floor Area (GFA) Exterior Construction Area (ECA) Internal Floor Area (IFA) Interior Construction Area (ICA) Net Floor Area (NFA) Partition Wall Area (PWA) Net Room Area (NRA)Technical Area (TA)
Circulation Area (CA)
Amenity Area (AA) Primary Area (PA)
examples of subdivisions see annex C examples of subdivisions see annex C examples of subdivisions see annex C examples of subdivisions see annex C Unrestricted Technical Area (UTA) Restricted Technical Area (RTA) Unrestricted Circulation Area (UCA)
Restricted Circulation Area (RCA)
Unrestricted Amenity Area (UAA)
Restricted Amenity Area (RAA)
Unrestricted Primary Area (UPA)
Restricted Primary Area (RPA)
NOTE When defining the Rentable Floor Area it is strongly recommended to use one of the defined measurements of the table above. The application of the framework given in Table 1 is illustrated in the following example.
A section of this building is being given in Figure 4. In the following figures, the grey coloured areas are showing in each case the area described in the subclause. SIST EN 15221-6:2011



EN 15221-6:2011 (E) 15
Figure 4 —
Floor plan of the upper floor of the building used as an example SIST EN 15221-6:2011



EN 15221-6:2011 (E) 16 5.2 Level Area (LA) Level Area is a measured area for one level, including all areas contained inside and measured to the outside permanent finished surface. This includes penthouses and mezzanines, basement and enclosed/covered connecting walkways and linkways.
Separate buildings have to be measured independently.
Here follows an exhaustive list of the elements contained within this term: a) voids, atriums and cavities; b) perimeter wall thickness; c) external columns and piers; d) structural walls and partitions; e) internal columns and piers; f) non-structural walls; g) flexible and movable partitions; h) rooms for mechanical services installations (e.g. lift rooms and
boiler rooms as well as heating and cooling apparatus); i) rooms for electrical services installations (e.g. conductors and generators as well as mains communication rooms); j) rooms for other services installations (e.g. waste management installations and facilities maintenance stores); k) stairwells, lift-wells and escalators; l) corridors and other circulation areas; m) amenities include all sanitary areas (e.g. toilets, showers and changing rooms as well as cleaners' rooms); n) central support spaces (e.g. entrance halls and catering spaces as well as social and recreational spaces); o) local support spaces (e.g. meeting spaces, filing and storage space as well as print and copy areas); p) work spaces (e.g. cellular offices, laboratories, shop floors, teaching areas or operating theatres). An example of the Level Area is shown in Figure 5. SIST EN 15221-6:2011



EN 15221-6:2011 (E) 17
Figure 5 —
Measuring Level Area The Level Area is then broken down into Non-functional Level Area and Gross Floor Area. SIST EN 15221-6:2011



EN 15221-6:2011 (E) 18 5.3 Non-functional Level Area (NLA) Non-functional Level Area is a measured area, consisting of voids, atriums and cavities. An example of the Non-functional Level Area is shown in Figure 6.
Key 1 atrium above stair room on ground floor 2 atrium above entrance area 3 atrium above internal yard 4 void above technical area on ground floor Figure 6 —
Measuring Non-functional Level Area SIST EN 15221-6:2011



EN 15221-6:2011 (E) 19 5.4 Gross Floor Area (GFA) Gross Floor Area is the calculated area of Level Area (LA) excluding the Non-Functional Level Area (NLA). LA-NLA=GFA
To differentiate the term, the areas included in it are being given in the following list: a) perimeter wall thickness; b) external columns and piers; c) structural walls and partitions; d) internal columns and piers; e) non-structural walls; f) flexible and movable partitions; g) rooms for mechanical services installations (e.g. lift rooms and
boiler rooms as well as heating and cooling apparatus); h) rooms for electrical services installations (e.g. conductors and generators as well as mains communication rooms); i) rooms for other services installations (e.g. waste management installations and facilities maintenance stores); j) stairwells, lift-wells and escalators; k) corridors and other circulation areas; l) amenities include all sanitary areas (e.g. toilets, showers and changing rooms as well as cleaners' rooms); m) central support spaces (e.g. entrance halls and catering spaces as well as social and recreational spaces); n) local support spaces (e.g. meetings spaces, filing and storage space as well as print and copy areas); o) work spaces (e.g. cellular offices, laboratories, shop floors, teaching areas or operating theatres). An example of the Gross Floor Area is shown in Figure 7. SIST EN 15221-6:2011



EN 15221-6:2011 (E) 20
Key 1 atrium above stair room on ground floor 2 atrium above entrance area 3 atrium above internal yard Figure 7 —
Measuring Gross Floor Area The Gross Floor Area is then broken down into Exterior Construction Area and Internal Floor Area. SIST EN 15221-6:2011



EN 15221-6:2011 (E) 21 5.5 Exterior Construction Area (ECA) Exterior Construction Area is a measured area consisting of the exterior walls of a building envelope finished surface. This also includes additional bracing for exterior walls, for example flying buttresses and seismic supports.
An example of the Exterior Construction Area is shown in Figure 8.
Figure 8 — Measuring Exterior Construction Area SIST EN 15221-6:2011



EN 15221-6:2011 (E) 22 5.6 Internal Floor Area (IFA) Internal Floor Area is the calculated area of Gross Floor Area (GFA) excluding the Exterior Construction Area (ECA). GFA-ECA=IFA
To differentiate the term, the areas included in it are being given in the following list: a) structural walls
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