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46 Barry’s Advanced Construction of Buildings
Table 2.3 Refurbishment and demolition: factors to be considered
Factors considered
Building function
Adaptability and flexibility of building
In-use cost: service and maintenance
Value of land and property
Physical condition – structural
soundness and stability
Historical or aesthetic interest
Green and sustainable issues
Life cycle costing
Options
No action
Alteration
Alteration and extension
Refurbishment
Partial demolition and new build
Demolish, remove historical or valuable materials and
use on another development
Façade retention and new build
Demolition and rebuild
Demolition and redevelopment
❏
❏
❏
❏
❏
❏
❏
❏
❏
❏
❏
❏
❏
Historical and social context (including town planning restrictions)
Economic constraints and potential [life cycle analysis (LCA)]
Condition of fabric
Condition of services
Stability of the structure and foundations (especially the loading capacity)
Acoustic and thermal properties
Fire protection and escape provision
Contaminants within the existing building, e.g. asbestos
Health and safety
Potential for reuse and recovery of materials (embodied energy, etc.)
Access limitations
Scope for new use
There are a number of options available when deciding to renovate, refurbish or demolish
a building. Table 2.3 identifies factors that may be considered and some of the
options available.
Façade retention
Not all existing buildings have sufficient structural properties for the proposed new use, and
a considerable amount of structural work may need to be undertaken to ensure that the structure
is made good. In many cases, the foundations may need to be strengthened and underpinned
and the structure reinforced. In some cases, the structural work is so extensive that the
only part of the original structure retained is the façade. Façade retention involves retaining
only the external building envelope or specific aspects of the external fabric. This may be all
of the existing walls, or in some cases, it may be as little as one elevation of the building only.
The internal structure and majority of the building fabric is demolished to make way for a new
structure behind the retained (historic) façade. Removing the main structural and lateral
support (walls and floors) from the façade will render it unstable. A temporary support system
must be put in place to hold the façade firmly in place while the existing structure is removed
and the new structure installed. The temporary support system must be able to provide the
necessary lateral stability and resist wind loads. The support systems may be located: