Exploring the benefits of building refurbishment over new-build

What are some of the initial considerations when assessing a building's suitability for refurbishment?

From an architectural standpoint, factors such as form, function, and layout are critically important along with building fabric condition and integrity.  If the building isn’t a protected structure and a refurbishment would result in small, cramped functional spaces, then architectural layout re-design considerations and wayfinding will need to be addressed. Achieving full compliance with current building regulations / standards for some older buildings can be quite challenging. 

Assessing the feasibility of fabric upgrades is also key from an energy conservation perspective. While maximising the fabric performance is a priority, it is important that fabric upgrades do not create other issues such as interstitial condensation. For protected structures, it may not be possible to upgrade some fabric elements for conservation reasons.  

From an engineering standpoint, the first thing to consider is the structural integrity of the building. Structural engineers need to evaluate whether it is safe, structurally sound and if there are issues like material corrosion or degradation, water-ingress or dampness, that could be difficult to remedy and costly to fix. 

Mechanical-electrical engineering / building services considerations will include identification of preferred ME Services-strategy, internal environmental requirements, compliance with Building Regulations / Energy Performance Directives, ESG / sustainability assessments / carbon management drivers, etc. On a practical ME design and constructability level, the potential retention and upgrade of part or all existing ME Systems is a major consideration, along with the requirements for mech-elec. service zones above ceilings, which have changed over the years. For example, if the floor plates are too tight with constrained storey heights, effective and efficient ME services refurbishment might not be feasible. 

From an energy conservation perspective, the preference will be to retrofit fossil fuel free heating solutions such as ground source or air source heat pumps. While not strictly a prerequisite, a good performing building fabric is preferable for the application of heat pumps since they operate at lower temperatures versus fossil fuel boilers.  

The intended purpose of the refurbishment is also key. For instance, a ‘light-touch’ refurbishment of a school building may not require extensive mechanical and electrical infrastructure, whereas trying to fit an operating theatre into an existing office building may present challenges related to ‘deep-retrofit’ requirements and significant floor-to-floor height constraints on ME service routing and distribution. 

What role do risk assessments play in evaluating potential cost benefits?

Risk assessments are crucial for identifying unknown factors, such as the adequacy of existing building foundations. For example, discovering that a wall supports a roof during demolition can be quite concerning and costly. By applying appropriate risk assessment techniques, you can weigh the value for money against the carbon benefits. 

For instance, when discussing refurbishment of an older building with a potential funding institution, they might have previously viewed it as a significant risk and avoided it. However, by applying a robust risk assessment methodology to any refurbishment plans allows for better risk identification and management, along with greater cost certainty before committing to a refurbishment project. There are now tools available that enable more accurate predictions of refurbishment out-turn costs. 

What are the potential carbon savings associated with refurbishing an existing building compared to demolishing it for a new build?

Refurbishing an existing building helps to eliminate the majority of the embodied carbon involved in constructing a new one. You also need to consider the transportation of materials to the site and the material-recovery / waste disposal associated with demolition. Existing buildings often come with pre-established infrastructure, such as roads and parking, which may not be available on a greenfield site. The total lifetime carbon assessment tool plays a significant role in this analysis, as it allows you to evaluate operational carbon savings against embodied carbon, determining whether the former offsets the latter. 

Have clients shown increased interest in refurbishment options in recent years?

It depends on the clients. Some organisations focus almost exclusively on refurbishment due to its cost-benefit implications. Public bodies are guided by government legislation, policy and recommendations, while a significant number of developers seeking foreign direct investment (FDI) can choose to pursue LEED Sustainability accreditation for their buildings to enhance their appeal, which is generally easier to achieve on new-build compared to building refurbishment project. 

In the industrial space, companies frequently re-purpose existing buildings while also expanding their wider plant-facilities with new-builds. Regular refurbishments of industrial production facilities are common, often involving the full integration of new process facilities. 

Additionally, some commercial developments in urban areas occasionally retain listed buildings within or immediately adjacent to new developments, as new-build alone may not meet the full functional or spatial requirements. 

In the healthcare sector, extensions to existing hospitals often necessitate the refurbishment of connected departmental buildings, as part of the overall development project.