Existing Green Buildings
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Existing buildings require ongoing maintenance and upgrades to optimize performance over their lifetime. A strategy of incremental refurbishment tied to component lifecycles can turn this into a financial advantage. Regularly upgrading components at the end of their life minimizes costs while keeping the building operating efficiently. This approach of "designing for change" recognizes buildings as long-term investments that must adapt to changing needs and technologies over decades. The six elements of a building - site, structure, skin, services, space plan, and stuff - all have different replacement cycles, from 5 to over 30 years. Maintaining and improving each element according to its lifespan helps buildings remain valuable for years to come.
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Existing Green Buildings
- 1. Existing Green Buildings Getting to the 95% of the existing building stock
- 2. Existing Buildings, always something to fix • Buildings are a long term commitment for any company • Turning this into an advantage makes financial sense • Follow a ‘cycle of refurbishment’ strategy tied to component life cycles • Incremental upgrades over the life of a building will keep it operating optimally Construction Period Design and construction Skin 30 30 30 Design and construction Services Skin 20 30 2020 20 30 30 Design and construction Motors & Control equipment Services Skin 15 20 30 15 15 15 15 15 2020 20 30 30 Design and construction Design and construction Scenery Motors & Control equipment Services Skin 5 15 20 30 5 5 5 5 5 5 5 55 5 5 5 5 5 5 5 15 15 15 15 15 2020 20 30 30
- 3. Leads to ‘Designing for Change’ • Concept from Dr Francois Duffy of DEGW • Enhanced by Stuart Brand of the Whole Earth Catalogue fame in his book ‘How Buildings Learn’ • Builds on the methodology of putting together buildings where high change is necessary or where future requirements are expected to change over the life of the building! • Forms the basis of systems and component upgrading throughout the life cycle of a building to maintain the buildings performance and value • When component replacement is timed to the ‘end of life’ of components the upgrade has a minimal cost overhead
- 4. The Six “S’s” Site, Structure, Skin, Services, Space Plan and Stuff The exterior surface: changes about every 20 years, driven by aesthetics, technology or maintenance needs The foundation and load-bearing elements – expensive to change, with a life of 30 to 300 years The working Guts: communications, cabling and electrical wiring, plumbing, sprinkling, HVAC, elevators and escalators. Services wear out or obsolesce every seven to 15 years The interior: Walls, ceilings, floors and doors. Commercial interiors change about every three years, more frequently with mobile division of space The furnishings: chairs, desks, phones and equipment. these change almost daily in most commercial settings The geographical setting: the most timeless and enduring of all attributes
- 5. Site
- 6. Structure
- 7. Skin
- 8. Services
- 9. Scenery
- 10. Settings
Editor's Notes
- Sweating your building asset for the long haul!
- Every building is made up of different components and each components has a finite life. Working with existing buildings is very interesting and it forces you to recognise these aspects. From the facilities management perspective understanding, recognising and using this theory will keep a building performing optimally through out its life. Our problem in most cases is that the design team do not consider these possibilities and sometimes ‘snooker’ a building into premature obsolesce. The diagram overlies the component life with the long term retention of a building. Building on this it is apparent that a 20 year old building should have its exterior looked at, its control systems have most probably been outdated by technology developments and some of the plant such as electrical motors and pumps with either need replacement or have already been replaced. The toilets are outdated and worn out and could do with a re-fresh. This gives an owner the opportunity to replace the pumps and motors with more efficient models to save energy, introduce more intelligent control of the air conditioning system to improve efficiency and effectiveness and finally replace all the sanitary fitting with low flow fittings and water efficient dual flush cisterns. Light fittings can be re-tubed with better lamps and control gear, if necessary while occupancy sensors can be installed to address wastage. Finally the façade environmental performance can be improved by the addition of insulation or shading as part of any maintenance program to reduce the air conditioning or/and heating load.
- Onion Theory and Cycles of Refurbishment. The background is from a concept proposed by Dr Francis Duffy in his book ‘The New Office’ and enhanced by Stuart Brand in his Book ‘How Buildings Learn’. It is referred to as the six ‘S’ or the ‘Onion Theory’ as we refer to it in our office. This recognises that every building has different cycles of renewal, based on their level of permanence. Duffy, F. (1997) The New Office. London: Conran Octopus Limited Brand, S. (1997) How Buildings Learn. London: Phoenix Illustrated (originally published by Viking in 1994)
- This recognises that every building has different cycles of renewal, based on their level of permanence; this theory starts with the Site which is eternal; through to the Structure with a typical life of between 30 and beyond 300 years; clad in the Skin that needs to be refurbished every 20 years or so; with all the Services that are installed internally to support the occupants and processes that have a cycle of between 5 and 15 years; The internals space is broken up by the Space plan that changes on the average every three years, but more often with modular walls; finally there is Stuff that covers furniture and all the other items that the occupants have with them that is in a constant state of flux.
- this theory starts with the Site which is eternal;
- through to the Structure with a typical life of between 30 and beyond 300 years;
- clad in the Skin that needs to be refurbished every 20 years or so;
- with all the Services that are installed internally to support the occupants and processes that have a cycle of between 5 and 15 years;
- The internals space is broken up by the Space plan that changes on the average every three years,
- but more often with modular walls; finally there is Stuff that covers furniture and all the other items that the occupants have with them that is in a constant state of flux.