Mr. Sailer, how do you build a barracks?

As part of its “Mission Forward”, the Armed Forces in new equipment and personnel growth – but also massively in the development of a modern infrastructure. An interview with Hofrat Johannes Sailer, Head of Directorate 7 and, in this function, the chief builder of the Austrian Armed Forces.

With the exception of the Güssing barracks, which was opened ten years ago, the army has hardly built any new barracks in recent decades. Now several new buildings are planned from Villach to Mistelbach. Mr. Sailer, how do you build a barracks?
As a first step, we prepare a micro and macro analysis of the current state of a location. This allows us to determine what measures are required, i.e. whether we need to consider a new location or whether it makes more sense to invest in the existing structure.

Let’s assume we have to build a new building.
Then the all-important question is whether a suitable plot of land is available. Ideally, the Republic of Austria Army Administration should be the owner of this plot. Or whether we first have to look for a suitable plot of land. That would answer the question of location.
Exactly. In the next step, we then work through a very extensive to-do list. For example, there is the question of how to find a good solution with local residents, i.e. how to build a barracks in such a way that it meets with the greatest possible acceptance in the surrounding area. Then, of course, there are all kinds of environmental issues, details about transport links, sustainability and water rights. Is the existing water of drinking water quality? How is the subsoil suitable for building on? The self-sufficiency and resilience of the sites and how we deal with heat products that were previously discharged into the sewage system, such as waste water from the kitchen, is now also a huge issue.

But up to this point, no planner has been involved with the issue?
No, a planner is only commissioned if no in-house planning is carried out. And only once the aforementioned and many other fundamental issues have been clarified. We then invite tenders for a competition that is essentially based on three pillars. Firstly, there are the military requirements based on the threat situation, secondly, requirements from the areas of climate, environmental protection, sustainability, life cycle assessment of the real estate and thirdly, the economic efficiency assessment with a view to the expenditure required to be able to operate the barracks at the end of the day.

What does such a barracks plan look like?
Very extensive, with many detailed and individual plans. If we take the planned barracks in Villach as an example (-> Groundbreaking ceremony for Villach barracks), then we will create around 500 different plans for individual objects, components, the sewers and many other areas. This enormous variety is not surprising, however, as we are ultimately building a new district with a barracks.

You mentioned earlier that when building new barracks, it is important to deal with the local residents. How do you manage to find a good understanding?
By analyzing the situation very carefully and responding to different needs. In principle, the military is not a quiet neighbor, but not every barracks area generates the same amount of noise. We have garages, workshops and training areas where it is noisier, but also living and sleeping areas that serve as quiet and recreational areas. In our planning, we are now trying to locate these quieter barracks areas where the barracks are directly adjacent to residential areas. We are carrying out public participation and surveys, which is very time-consuming. However, we want to get the population on board at an early stage and take their concerns into account. https://militaeraktuell.at/bundesheer-aufbauplan-standort-hoersching/

Let’s assume that all concerns have now been allayed and the planning has been completed. How much time has passed since the initial decision to build a new building?
For an accommodation building for a company with around 200 employees, we reckon with a lead time of around six months, one year of planning and around two years of construction …

… and if we are talking about a completely new barracks like the one currently in Villach, for example?
In this specific case, the project – we’re talking about a barracks for two battalions with around 1,100 beds – was on my desk in 2021. It then took around two and a half years for the planning to be finalized (-> Plans presented for large barracks in Villach), we are expecting planning permission soon and completion of the project between 2029 and 2030.

“The challenge is huge,
but we will master the tasks and play our part in the ‘Mission Forward’.”

Heeresimmobiliendirektor Johannes Sailer

So the project will keep you busy for around ten years in total? Is the time required similar to other major projects such as building a hospital?
Yes, although unlike a hospital (Sanitätszentrum West, -> 22 million euros for Sanitätszentrum West), we are building on a greenfield site and not somewhere in a residential area. Against this background, the approximately ten years for planning, construction and implementation are quite realistic; private companies could realize a project of comparable dimensions one year faster at best.

Why are private companies faster?
Because we have to plan for two award procedures lasting around six months, which a private developer does not have to carry out.

Let’s come back to our planned barracks construction: we now have a plan and a building permit. What are the next steps?
Then comes the invitation to tender for the companies. In the size range in which we operate, we look for general contractors or partial general contractors for structural work, air conditioning, heating and plumbing, for example, in order to be able to bundle as many interfaces as possible. If we were to put individual trades out to tender, we would have to assign ten to 15 employees to the construction, but four to five employees can handle this task. But they are fully occupied, the specifications for Villach comprise around 2,500 pages.

And then?
Then we build (laughs). We make sure that all the requirements of the labor inspectorate are met and, above all, we take care of the safety and hazard plan for later expansion and conversion work. This takes into account the cable routes and many other construction details so that we can later see exactly where which cables are to be found. All changes are noted in this digital plan, so that it is always up to date. Incidentally, the employee who will later be responsible for the building is also involved in this phase of the process. In the case of Villach, this is an employee of Military Service Center 11 in Klagenfurt. What many people don’t know: Just because the building is finished does not mean that the project is complete.

What does that mean?
The project is only partially invoiced on completion. The final sum is only paid out after the warranty period of three years has expired and until then all problems are meticulously documented. Only then is the project really completed from our point of view.

“99 percent of the companies commissioned are Austrian companies, which means that almost all of the added value from barracks extensions and conversions remains in the country.”

Heeresimmobiliendirektor Johannes Sailer

Can any construction company build military buildings? Or to put it another way: does a company need any certifications or other requirements to be allowed to build military properties?
No, certifications or anything similar are not necessary. But of course we make sure that we commission construction companies that have already built something comparable. In the case of the construction of a medical center, for example, it would be important that a company has already built hospitals. By the way: 99 percent of the companies commissioned are Austrian companies, which means that almost all of the added value from barracks extensions and conversions remains in the country.

You have already mentioned self-sufficiency and sustainability – are these areas becoming increasingly important?
Definitely – but this is also due to the changed way of looking at things. In the past, the primary aim was to build cheaply. Today, we build on the basis of a complete life cycle cost analysis. The construction costs usually only play a subordinate role compared to the subsequent maintenance costs. Overall, it is cheaper to spend more money first in order to build more sustainably and then save money later when maintaining the buildings. Self-sufficiency is about keeping the barracks in operation in the event of a crisis, such as a blackout. Incidentally, the wastewater issue is crucial here. https://militaeraktuell.at/juedische-soldaten-monarchie-bundesheer/

In what way?
In the event of a crisis, the disposal of wastewater is extremely important in order to prevent the spread of bacteria and diseases. Only very few municipalities can guarantee the disposal of wastewater for at least 14 days in the event of a power outage. However, we need this guarantee, which is why we also support the municipalities in setting up the necessary infrastructure or stocking up on sufficient fuel.

The last completely new barracks in Austria was the Montecuccoli barracks in Güssing, but it has been another ten years since it opened. Several projects are currently under construction at the same time: Villach, Mistelbach(-> 150 million euros for the new construction of the Mistelbach barracks), the Western Medical Center and others. What does this additional work mean for you personally and is this additional work of your management at all?
Personally, I would describe the situation as “exciting”, “challenging” and “really great”. And yes, Directorate 7 has around 750 employees who can fulfill all the tasks assigned to them, and of course they are currently working at full capacity. But the motivation is great, we can now really make a difference and will play an active role in shaping the future of the Armed Forces. How many projects are currently being implemented apart from the major projects mentioned?
In total, there are around 730 ongoing projects (-> of which more than 430 ongoing construction projects with a volume of more than 60,000 euros each) that are being prepared, realized or invoiced. As I said, the challenge is huge, but we will master the tasks and play our part in the “Mission Forward”.

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