R1 R&R Sept '16 52 cc

Industry Voice
Planning for future adaptation
As in designing and constructing new build construction it is still somewhat unusual for the project team to give proper
consideration to the practicalities of future refurbishment and possible reconfiguration. In most cases this is probably a shortsighted
omission; Roisin Sweeney of Buildoffsite.com explains.
Woodview Mews, built version of the LivinHome housing
system (courtesy of Geraghty Taylor Architects)
During the life of the building or
structure it is entirely likely that work
will need to be carried out to repair
and replace services, to refurbish and possibly
to carry out a complete reconfiguration
because the building is no longer required for
its original use or possibly because
replacement technology needs to be
incorporated.
OK, there will always be ways to carry out the
necessary work but this will inevitably be at an
unpredictable cost and will likely be carried
out over an extended period of time, when
with up-front planning there could be a faster,
more cost-effective approach.
This opportunity to fast track is increasingly
attractive to retailers who understand that it is
both necessary to carry out regular
refurbishment to ensure that the internal
environment is attractive to customers, keeps
up with corporate branding and that
associated services - whether these be
restaurants, changing facilities or back office
installations - are attractive and efficient. The
imperative for retailers will be to have the
required works carried out as quickly as
possible to their required standards. Extended
periods of closure are highly undesirable if
customer loyalty and revenue is to be retained.
A number of the most enlightened retail
clients are now working with Buildoffsite
through a specially constituted Refurbishment
Hub, to explore ways in which a fast-track
approach to projects will provide for rapid
dismantling and removal of existing
installations, and the installation of offsite
constructed replacement modules and
components. Ensuring that the original design
and service layout has had regard to the needs
of refurbishment will ensure that limiting
factors, such as the width of access points to
perhaps allow for the skid mounted delivery,
and installation of full size units, has been
taken into account. This is not rocket science
and there are plenty of examples of the
approach in, for example, the exhibition,
theatre/film and logistic sectors.
Much the same set of considerations will apply
to other building types where it is understood
that there will be a need for predictable and
efficient refurbishment. Hotel bedrooms,
restaurants and public areas are obvious
candidates for a planned fast track approach.
However, similar challenges exist for, say,
schools and hospitals and health facilities. In
these cases the need for refurbishment is
driven by changes in technology and in
practice. In health, the rate of advance in
clinical practice is so rapid that something of a
revolution in enabling technology takes place
every five years or so. Let’s just consider what
this means in terms of the need to carry out
major refurbishment to all those new facilities
that have been provided over recent years at
such huge cost to the public purse. The rate of
change in educational practice is not so fast –
nor possibly so disruptive – but it is still a
relevant consideration.
It is also a distinct possibility that opportunities
will arise for fast track refurbishment in the
housing sector. The concept of lifetime homes
requires an approach to design and
construction that allows for internal space to
be reconfigured, possibly for additional
modules to be installed and in due course
removed, and also the opportunity for in-situ
downsizing and upsizing.
If we don’t think about this alternative
approach then the inevitable consequence will
be reliance on demolition, waste disposal and
traditional forms of construction. All of which
will involve excessive cost, excessive
construction time and probably lower levels of
quality.
If you are interested in the opportunities
provided by the adoption of a fast track
approach to refurbishment then follow the
work off the Buildoffsite Refurbishment
Hub at their website.
www.buildoffsite.com
18 Refurb retrofit
magazine
Sep/Oct 2016 R1