advantages of existing building reuse
DESCRIPTION
Dissertation For BA(Honours) in Interior ArchitectureTRANSCRIPT
Institute of Technology Sligo
BA (Hons) Interior Architecture Level 8
Advantages Of Existing Building Reuse
Student Name: Niklas Weissbrich
Student No.: S00090130
Signed:_________________________ Date:__________________
Advantages of Existing Building Reuse
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i. Contents
i. Contents..................................................................................................................Page 2
ii . Abstract..................................................................................................................Page 4
iii .Table of Illustrations..............................................................................................Page 5
iv. Abbreviations.........................................................................................................Page 7
v. Acknowledgements..................................................................................................Page 8
Chapter 1: Introduction..............................................................................................Page 9
Chapter 2: Literature Reviews....................................................................................Page 11
2.1 Introduction...........................................................................................................Page 11
2.2 Building Adaptations.............................................................................................Page 11
2.3 Refurbishment and Upgrading Buildings..............................................................Page 12
2.4 ReReadings............................................................................................................Page 13
2.5 Conclusion.............................................................................................................Page 13
Chapter 3: Methodology..............................................................................................Page 14
3.1 Introduction.............................................................................................................Page 14
3.2 Research method.....................................................................................................Page 14
3.3 Conclusion...............................................................................................................Page 14
Chapter 4: Discussion ...................................................................................................Page 15
4.1 Introduction.............................................................................................................Page 15
4.2 Main Discussion......................................................................................................Page 15
4.3 Irish Housing Surplus..............................................................................................Page 15
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4.4 Why should we upgrade Buildings?......................................................................Page 16
4.5 Case Study of Zukunft Haus Pilot Program..........................................................Page 21
4.6 Available energy conservation techniques............................................................Page 24
4.7 Findings.................................................................................................................Page 28
Chapter 5: Conclusion.................................................................................................Page 30
References..................................................................................................................Page 31
i. References...............................................................................................................Page 31
ii. Bibliography...........................................................................................................Page 33
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iii. Abstract
This dissertation focuses on the advantages associated with the reuse of the existing buildings
in Ireland. This dissertation concentrates on the often forgotten everyday residential homes. It
concerns itself with the environmental implications which need to be tackled and the
advantages to consumers. The researching of the issue included the review of three key texts
and a case study to demonstrate the need and rewards of refurbishing homes. The texts
provided the necessary information to determine the importance of such upgrading works.
From the research it is evident that the housing sector accounts for 40% of energy used in
Europe 87% of which is used for heating and hot water. This is a clear indicator that the
existing housing stock needs to be upgraded to save up to 180TWH and a 70million tones of
Co2 Gas. Many governments have already committed themselves to upgrade existing
buildings but more needs to be done. The Irish government needs to give larger grants and
incentives to promote upgrading and actively further the process by making the upgrading of
buildings policy.
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iv. Table of Illustrations
Figure 1: Weissbrich, N. (2012) „Scarriff Workhouse‟ [Taken on 19th February 2012]
Figure 2: Haughton, K. (2006) „Shadowlands_12.jpg‟ [online] Available from:
http://archive.kimhaughton.com/image/I0000DDozwzMdpBA [Accessed 10th January 2012]
Figure 3: isover (2011) „Grange Lough‟ [online] Available from: http://www.isover.ie/case-
studies/grange-lough-/131 [Accessed 10th February 2012]
Figure 4: The Irish Times (2010) „1m scheme to restore farm buildings‟ [online] Available
from: http://archiseek.com/2010/e1m-scheme-to-restore-farm-buildings [Accessed 19th
February 12]
Figure 5: dena. (2012) „Zukunft-Haus‟ [online] Available from: https://effizienzhaus.zukunft-
haus.info/ [Accessed 10th January 12]
Figure 6: dena. (2012) „Zukunft-Haus‟ [online] Available from:
https://effizienzhaus.zukunft-haus.info/ [Accessed 10th January 12]
Figure 7: dena. (2012) „Zukunft-Haus‟ [online] Available from: https://effizienzhaus.zukunft-
haus.info/html [Accessed 10th January 12]
Figure 8: dena. (2012) „Zukunft-Haus‟ [online] Available from: https://effizienzhaus.zukunft-
haus.info/ [Accessed 10th January 12]
Figure 9: dena. (2012) „Zukunft-Haus‟ [online] Available from: https://effizienzhaus.zukunft-
haus.info/ [Accessed 10th January 12]
Figure 10: dena. (2012) „Zukunft-Haus‟ [online] Available from:
https://effizienzhaus.zukunft-haus.info/ [Accessed 10th January 12]
Figure 11: dena. (2012) „Zukunft-Haus‟ [online] Available from:
https://effizienzhaus.zukunft-haus.info/ [Accessed 10th January 12]
Figure 12: dena. (2012) „Zukunft-Haus‟ [online] Available from:
https://effizienzhaus.zukunft-haus.info/ [Accessed 10th January 12]
Figure 13: dena. (2012) „Zukunft-Haus‟ [online] Available from:
https://effizienzhaus.zukunft-haus.info/ [Accessed 10th January 12]
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Figure 14: dena. (2012) „Zukunft-Haus‟ [online] Available from:
https://effizienzhaus.zukunft-haus.info/ [Accessed 10th January 12]
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v. Abbreviations
List of abbreviations:
BFDP Bioenergy Feedstock Development Program
DCLG Department of Community and Local Government
Dena German energy agency „Deutche Energie Agentur‟
HPCBF High-Performance Commercial Building Facade
IEA International Energy Agency
UBEP United Nations Environmental Program
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vi. Acknowledgements
I would like to thank Emmet O‟Doherty for the tutoring of this dissertation and the patient
reading and advice given. This dissertation would not have been possible without the
literature it is based on so a large thanks goes out to all mentioned in the bibliography but a
special thanks to James Douglas, Christopher Gorse, David Highfield, Graeme Brooker and
Sally Stone who‟s texts where the main influence on the dissertation.
I would also like to thank my classmates and family members for their opinions and time
taken to read my dissertation.
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Chapter 1: Introduction
This dissertation will examine the environmental advantages and moral need for buildings to
become more energy efficient. Currently there is a shift in the architecture and construction
industry‟s towards building reuse. This shift is due to recent high profile refurbishment works
such as the Grand Louvre and the Reichstag. (Brooker & Stone,p10, 2004) Carbon emissions
need to be reduced to preserve the planet. The existing building stock in Ireland and the rest
of the world has huge potential to reduce CO2 emissions.
The literature review will look at three primary published works which deal with upgrading
work from their own perspectives. The texts will look at the viability of the existing building
stock and the technical implications associated with upgrading them. ReReadings will look at
the reuse of buildings as a moral obligation rather than a financial gain. All texts reviewed
and others will help to ascertain a full understanding of the issues associated with upgrading.
A method of research and analysis of texts is then devised. The research method of
qualitative research based on theory was then identified. It was identified to have the most
potential for analysis of texts and articles as it would be impractical to undertake a more time
consuming research methods.
For the purpose of this dissertation the following terms are used defined as:
„Upgrading‟ is the changing of the thermal and environmental performance and
characteristics of a building to a higher standard. It also includes changing the building to be
accessible by all user types.
„Adaptation‟ is derived from the Latin ad (to) and aptare (fit). (Douglas, p 1, 2006) for the
purpose of this dissertation the meaning of adaptation is the work carried out to change the
use of an old or disused building which includes upgrading the building for wheelchair
accessibility and thermal upgrade.
„Refurbishment‟ is the commonly used term for upgrading the building, restoring the external
and internal envelopes and general adaptation work.
The main body of text will argue the importance of using the existing building stock
as a positive asset rather than a negative. It will look at different aspects that have to be
considered when making any decisions regarding refurbishment or new build. These points
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will try to promote the reuse of old or disused buildings through history, environmental
issues, financial constraints, moral implications and health issues.
The German Zukunft Haus pilote program which was developed between 2003 and 2005 is
then examined in a case study. The case study concentrates on the upgrading of standard
dwellings and apartments using existing technologies and methods. It also looks at the impact
this program has had on German policies and commitments into the future.
The third part of the main discussion of text will give an outline of the considerations that
need to be taken when upgrading old or disused buildings. It will look at modern
environmental technologies that can, and should be used in the upgrading process. It will
determine the importance of having a clear strategy and understanding of the existing
conditions before undertaking the upgrading work.
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Chapter 2: Literature Review
2.1 Introduction
In this literature review I will be looking at three main texts which will influence the main
discussion of the text. Building Adaptations by James Douglas displays how the existing
building stock can be viable into the future. Refurbishment and Upgrading of Buildings by
Christopher Gorse and David Hightfield deals with similar issues but a more technical
approach on the constraints associated with upgrading. A more theoretical approach is taken
in ReReading by Graeme Brooker and Sally Stone, determining the reuse of existing
buildings from a moral perspective rather than a set in stone financial issue. Other texts will
also aid in gaining a better understanding of building upgrading issues.
2.2 Building Adaptations by James Douglas (2006)
James Douglas retired as a lecturer at the Heriot-Watt University, Edinburgh in 2009 where
he taught building surveying. He was a former head of the Building Integrity Division, BRE,
UK and author of several books in relation to surveying, building adaptations, refurbishment
and repair.
This book outlines that as the western world becomes more overcrowded the need for
adapting buildings rather than demolishing them becomes more apparent than ever. „Building
Adaptations‟ explores the modern need for the reuse of the existing building stock. The book
looks at the need to adapt and refurbish outdated buildings in order to ensure their viability in
the future of the built environment. It outlines the different steps required to adapt a building
for future use, both physically and financially. Douglas also demonstrates the different
principals, techniques and processes needed when an existing building undergoes adaptation,
refurbishment, extension or conversion. It addresses the world wide change in progress which
will call for sustainable construction in all construction work, new build, refurbishment and
adaptation.
This book is highly relevant to this study as it demonstrates the ongoing shift in the
construction sector, where upgrading the existing building stock will account for the majority
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of construction work. It gives guidelines and methods on how to upgrade existing buildings,
making it an important source of information.
2.3 Refurbishment and Upgrading of Buildings by Christopher Gorse and David
Highfield (2009)
Christopher Gorse is a Project Director in the School of the Built Environment at Leeds
Metropolitan University, UK. He heads up a research team developing learning materials and
investigating sustainability issues in construction. David Highfield was the head of
Construction and Project Management at Leeds Metropolitan University. He is widely
renowned as being a leading expert in the field of refurbishment and renovation and is widely
published on the subject.
The book examines how upgrading buildings in today‟s economic climate is not only a
necessity due to the high maintenance cost associated with old structures but it also makes
financial sense. The authors argue that the cost of building on a greenfield site is much higher
that an adaptation project of similar size due to the savings in the cost of construction
materials. This text deals with the technical implications associated with any such work and
outlines some solutions to key problems and difficulties associated with that work. It
illustrates common difficulties in refurbishment work such as existing floor and wall
strengthening, facade retention, introduction of new floors, timber decay problems, fire-
resistance, prevention of moisture and damp and upgrading the thermal and acoustic
performance of the building envelope.
This text will help to create a greater understanding of the importance to insulate and upgrade
the external fabric of the building. It highlights the importance of using the correct methods
to upgrade and eliminate the faults associated with improving the thermal performance of a
building.
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2.4 ReReading by Graeme Brooker and Sally Stone (2004)
Both Sally Stone MA and Graeme Brooker MA are senior lecturers in Manchester UK in the
fields of architecture and interior design respectively. Stone teaches a design studio course
concerned with the re–use of existing buildings. Brooker came to Manchester presiding the
position of senior lecturer at the University of Wales institute Cardiff.
ReReading is an authoritative testament to the complex process of remodelling existing
buildings. The difficulties faced by the designer to add an intervention which considers the
full range of experiences associated with the building in question. The text gives a
theoretically based guide on how the designers should approach a refurbishment project.
Brooker and Stone explain the evident shift in the treatment of existing buildings in
architecture due to high profile refurbishments like the Tate Modern in London, the Baltic
Art Factory in Gateshead, the Grand Louvre pyramid and courtyard, and the Reichstag in
Berlin. The text will aid as a theory based approach to refurbishment, making the angle of
looking at the subject matter very different to the other texts. It looks at refurbishment as a
moral art form, not a financial stance, putting the buildings history and surrounding context
as the foremost driving force behind any decision to refurbish. This text deals with upgrading
from a moral ground making it very different to the usual financial implications of other
texts.
2.5 Conclusion
In this literature review I have identified three key texts which will form the basis of the
dissertation, supported by other texts and internet sources. Each text will help the discussion
in a different way as each text deals with the subject matter in a slightly different way.
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Chapter 3: Methodology
3.1 Introduction
The primary propose of this dissertation is to establish the advantages and importance of
upgrading work to old or disused buildings. The appropriateness of such work and give
guidelines on how a successful upgrading scheme can be realised.
3.2 Research method
The primary research methodology that will be employed in this dissertation will consist of
qualitative research based on theory. This research method applies to this study as it allows
for the gathering of published works from different sources. This will allow for a more
specific view of the subject matter. Qualitative research gives opportunity to gain in depth
understanding of the academic view on the subject. It specialises in the „Why‟ and „How‟
making it ideal for the aims of this dissertation.
This research method, although practical to this dissertation, focuses on the specifics of the
material under discussion and does not quantify any findings. It gives opinions backed by
academic knowledge in the field.
The argument will develop with the reading and analysis of books, academic papers and case
studies. These will become the backbone of the dissertation. Notes from texts will be taken
and combined to gain a holistic view of the subject matter. From reading the base texts I will
find my own point of view and align it with that of others. This will serve to backup my own
opinions with the research and academic knowledge of others.
In reading and studying the texts mentioned an idea regarding the need to refurbish our
existing buildings will develop. Personal opinions would be developed further, but for the
purpose of this dissertation can‟t be fully developed due to the complexity of the subject in
question.
3.3 Conclusion
Although qualitative research has its flaws, due to the aims of this dissertation it fulfils the
need to find why and how to upgrade buildings.
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Chapter 4: Discussion
4.1 Introduction
In the main discussion of this dissertation will explain the different points that should
influence the decision to choose upgrading existing buildings rather than new construction.
The need to preserve the history is hidden in the Irish housing stock. The importance to reuse
the large surplus of stockpiled residential buildings of the Celtic Tiger. It deals with the
highly important issue of reducing carbon emissions through upgrading and the financial
implications. It discusses he moral obligation towards retaining historical reminisces and the
health advantages that can be achieved.
The case study will look at the German Zukunft Haus program which was set up by the
German Energy Agency, looking in particular at the upgrading of the thermal performance of
a 1850‟ building.
When undertaking upgrading works, renewable energy sources should be considered. The
second part of the main discussion will look at some of these energy sources and guidelines
of design that should be observed.
4.2 Discussion
4.3 Irish Housing surplus
Ireland is in a turbulent time in its history at the moment, not in the traditional sense of
revolutionary violence but due to the immense changes that need to take place in the future.
The Celtic Tiger “was based on a mirage and a false assumption that the normal rules of
supply and demand somehow did not apply in Ireland” (DCLG, 2011). This needs to be
rectified. We need to use this housing surplus rather than build more. Ireland has a long
history associated with its housing stock, evident in a large variety of building all over the
country. The past should not be destroyed but we need to respectfully use its buildings to be
sure of their survival into the future. This will also prevent us using more of the landscape
Ireland builds an economy on.
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4.4 Why Should We Upgrade Our Buildings?
Ireland has a problem with abandoned and unfinished houses as every year they claim the
lives of children (Mills. 2012). Ireland‟s people need to take responsibility for the existing
building stock and upgrade it so we can extract its best possibilities. In the Celtic Tiger the
Irish construction industry built way beyond demand leaving 120,577 houses unfinished in
Ireland (DCLG, 2011). These developments need to be given a new lease of life by careful
refurbishment work. Utilizing the existing buildings and upgrading them to saves not only
much needed money, but also save the countryside from more harmful developments. James
Douglas argues in his book Building Adaptations:
Figure 1. Famine workhouse in Scarriff Co. Clare built in 1841ad
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“Empty buildings are a wasted resource. They do not yield any rental income or
property taxes. They are more prone to vandalism, occupancy by squatters, premature
deterioration and intruder damage than occupied buildings”
Douglas, p36, 2006.
We need to Update and re-insert life into our dilapidating building stock before it is to late
and many of them deteriorate beyond repair. Besides not using the existing there are many
more reasons for upgrading disused or unfit for purpose buildings. The environmental aspects
and resulting effects of upgrading are well known.
In the current world energy Crises, buildings play an ever-growing part in reducing their
reliance on fossil fuels such as coal, peat, oil, oil based product (such as polystyrene and
other plastics) and electricity (as most of Irish electricity is generated from fossil fuel power
plants). Fossil fuels reserves are due to reach “peak production” by 2020 according to IEA
(International Energy Agency) spokesperson Dr. Fatih Birol (Connor, 2009) The construction
sector consumes 30-40% of world energy (UNEP, 2007) and has a profound responsibility to
reduce energy usage and become more efficient. Although the world currently accepts that oil
reserves are depleting, the major oppositions claim that the ongoing debate “has lost a great
Figure 2. Abandoned housing estate in Co. Longford photograph taken by k. Haughton
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deal of its relevance in the past three years," (Doha, 2011). This is due to new oil finds and
improvement in technology. The more relevant debate should be why we keep burning fossil
fuels when it is a known fact that it creates harmful greenhouse gasses and acid rain. Many
countries have signed up to the Kyoto agreement, including Ireland and outlining their
commitment carbon dioxide emissions.
Although the environmental advantages of upgrading the existing building stock should be
the driving factor for adapting buildings it is usually not the first consideration due to the
associated cost. We live in a world where the financial aspects of a project are the driving
force. Many people are under the impression that upgrading work is far more expensive than
demolish and new build but do not consider the advantages of upgrading. Upgrading
buildings is usually much more cost effective and far more environmentally friendly when
grants and supplements are taken into consideration . This is due to the savings in the carbon
footprint of the refurbishment work as demonstrated by the Zukunft Haus program in
Germany. By utilizing an existing structure the cost of building that structure is eradicated. In
the current economic climate it is essential that building costs are kept to a minimum,
allowing more people to build. This is not to say refurbishing cannot be more costly than new
build as Christopher Gorse and David Highfield discuss;
“There would be little point in refurbishing and re-using existing buildings if the costs
were to be greater than those of demolition and new construction, unless overriding
reasons exist, as in the case of buildings that have been listed because of their
architectural or historic interest.”
Gorse & Highfield, p.9, 2009.
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When the correct building is chosen however the cost of upgrading and refurbishment is
significantly lower than that of demolition and new build as will be demonstrated in the case
study later in this dissertation.
When buying a house many people respond to the “Character” in a building. This is due to
“The character you build into your home is the truest indicator of whether your home is
simply a house in which you live or an extension of your own character.”(Arnot, 2008) This
character of a building is difficult to reproduce in a new build. Old buildings have marks and
reminders of different historical periods giving them an irrefutable place in time, which
people respond to. An old building also acts as a landmark where people from the area can
relate to, as they have lived with it, potentially their entire life. When upgrading a building it
is essential that this connection to history is not lost. This need for historical consideration
was demonstrated by Foster Associates in the remodelling of the Reichstag in Berlin where
the soviet bullet holes where left in the structure as a grim reminder of the buildings turbulent
history (Brooker & Stone, p.38, 2004). There is little to no reason why historical reminders of
a building should be hidden or removed with the exception to compromising the structural
integrity of the building. The reminders of the buildings past are what draw people towards
old buildings so they should be retained as much as possible.
Image 3. Winner of ISOVER Energy Efficiency Awards for 2011 Co. Wexford
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The upgrading of existing buildings has the added advantage of improving the health
environment in the old buildings. Old buildings typically suffer from health issues that are of
utmost importance to the occupants. There are many different hazards, ranging from lead
based paint or lead pipes to more serious problems such as radon.(MacDonald, 2004),
Upgrading the existing building stock offers the opportunity to rectify some of these issues.
Some issues such as mould are often difficult to rectify as it resides deep in the fabric of the
structure. These issues can only be rectified to a certain degree but the health conditions will
inadvertently be improved.
Figure 4 Traditional Irish Cottage
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4.5 Case Study1 : Zukunft Haus Pilot Programme, Germany 2003–2005
During World War 2 many residential houses in Germany were destroyed. This led to a huge
surge of building in the coming years, 1948 to 1973, where houses where build at speed
rather than quality. This is similar to the end results of the Celtic Tiger in Ireland. This
building surge left Germany with 30% of its housing stock under 50 years of age. Despite this
the German Federal Government realised the potential for energy savings in existing
buildings and set up the German Energy Agency (dena) in 2001.
The dena set out to provide a framework for the refurbishment of pre- 1970s buildings. From
2003 to 2005 dena refurbished and upgraded 140 apartment buildings, using what dena
describe as tried and tested technologies that have been proven economically viable. Energy
efficiency was improved by up to 85%. This is 50% more efficient than the current new build
standards in Germany. (Power, p.7, 2011)
Examples of buildings upgraded under the Zukunft Haus Efficient home program are:
One family home in Nürnberg
Built in 1953
Upgraded in 2006
Architect - Benjamin Wimme
Figure 5 and 6 One Family home before and after upgrading work
This 1950‟s building was refurbished through the dena zukunft haus program in 2006. The
client wanted reuse his 1953 building and bring it into the 21st century. It upgraded the
building performance from a U-Value of 1.9 W/m²K to a new U-Value of 0.1 W/m²K. This
was managed using nothing but conventional German building techniques and products.
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Figure 7 energy consumption graph before and after
Figure 8. Post upgrading work Figure 9. Internal view post upgrading
The building is used and given a new lease of life, while keeping true to the characteristics of
the existing structure. The Zukunft Haus Program proves it is possible and financially viable
to upgrade building. The estimated cost of a new building of this size, to the spec of the final
product was estimated at around €500,000 the total construction cost of the refurbished
building came in at just € 253.496,69 plus a grants incentive of €10,500.
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One family home in Bremen
Built in 1958
Upgraded in 2008
Figure 10 and 11 Building before and after renovation work
This building was constructed in 1958 as part of a housing estate which in 2008 was
revamped as part of a redevelopment plan. Prior to the upgrading work the house had a U-
Value of 1.446 W/m²K. It was upgraded to a new U-Value of 0.31 W/m²K with a total cost of
€200000 of which grant incentives paid half.
Figure 12, 13 and 14 images of building during renovation and completion
The Zukunft Haus pilot program was a resounding success according to dena. The German
government has found this program so effective in reducing carbon emissions that they use
this as a basis to their commitment to the Kyoto agreement.
All information regarding the dena Zukunft Haus where sourced on the Zukunft-Haus homepage (dena, 2012)
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4.6 Available energy conservation techniques.
There are many systems and tactics that can be employed in energy conservation ranging
from renewable energy systems to good design. It has the potential for significant savings
over time as well as reduces the buildings reliance on fossil fuels. When making decisions
regarding these technologies the location of the building and the product is of upmost
importance. According to Strong (1999) the main environmentally sound technologies in use
today are:
Technology Explanation Comment
Insulation
Improving the insulating
abilities of the building.
The most cost effective,
cheapest and most
commonly used building
upgrade.
Double Glazing
Higher insulating capabilities
and reduction of drafts.
Used as part of a more
extensive upgrade but a
capable of vast improving
heat lost.
Biomass
Using the energy stored in
plants and organic matter,
such as woodchip-powered
heat and power plant.
Used as part of a sustainable
upgrade. This energy
resource is highly
renewable.
Geothermal
Tapping thermal energy in the
soil to warm buildings using
heat pumps.
Widely used but known to
yield little return form
investment.
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Technology
Explanation
Comment
Hydropower
Using waves or large mass of
stored water to generate
electricity
Used widely as mass power
generator but is increasingly
used for individual building.
Solar Thermal
Capturing sunlight onto a
receiver dish which converts
the light into heat.
Used widely for heating
domestic water and heating.
Photovoltaic‟s
Converting light energy to
electricity using
photosensitive plates.
Used in both domestic and
commercial situations with
great effect and savings.
Wind
Using wind power to generate
electricity, pump water and
grind grain and wind-driven
ventilation systems.
Used widely to great effect
especially in Ireland due to
the high quantity of wind
around the countryside.
Due to ever emerging new technologies this list also has to include:
Technology Explanation Comment
Rain water Harvesting
The collection of surface
water of roofs and other flat
surfaces for the use of toilet
facilities and gardening.
Water is a commodity
Ireland has plenty of and as
such should be used due to
incoming water charges.
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There are also many design methods that can be utilised in an adaptation project. These are
often difficult to achieve due to the pre-existing constraints of the existing building but with
careful planning can often be employed. There include:
Technology Explanation Comment
Natural Ventilation
Allowing the natural air
circulation to deliver the
adequate fresh air
requirements reducing the
reliance on ventilation
systems.
Used as a addition to
mechanical ventilation,
utilising the stack effect for
its natural pull of air through
the building.
Solar Gain
Utilizing the heat generated
by the sun and heat generated
by electrical appliances
Using the captured heat
generated by the sun, people
and appliances in conjunction
with conventional heating.
This will reduce heating
costs.
Light Gain
Maximizing the natural light
penetrating into the building.
Allowing for light wells to
penetrate into deep plane
buildings will reduce the
building reliance on artificial
lighting which is beneficial
not only financially but also
psychologically.
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These energy conservation methods only apply when a building is prepared for such a
system. Before entertaining any such technologies the building fabric needs to be upgraded.
Insulating the external envelope will ensure the productiveness of all mentioned methods as
an un-insulated building would just loose the generated heat.
” If the buildings are not properly insulated, heat energy simply passes into and
through the structure and is therefore lost. With heavy brick and stone buildings, satisfactory
heating can be difficult to achieve, particularly where intermittent heating cycles are
operated. However, the heavy internal walls within the structure do have advantages: they
can act as a heat store, taking in heat energy during the warm day and giving it out during
the cold night. Although there are benefits to heavy masonry construction, attention still
needs to be given to the external envelope so that heat cannot flow straight through the
building.”
Gorse & Highfield, p.55, 2009.
For a successful refurbishment a clear strategy needs to be employed. This will help the
designer to organise the building and fit in or intentionally sit in opposition with the existing
buildings:
” A complex combination of different factors, such as site conditions, structural
systems, programmatic requirements, the era in which the building was constructed or the
pursuit of the individual architect. These all combine to produce a building of rich complexity
driven by an often simple strategy.”
Brooker & Stone, p.79, 2004.
Any new intervention in a refurbishment should of course have a consistent relationship with
the existing building. It is the designers responsibility to establish a strategic analysis which
will determine the extent of the refurbishment required for each project, “It is the
understanding of how the two fit together, of their affinity or otherwise, of their complete
integration or their standing apart, that provides the categories for the analysis of types of
building reuse.” (Brooker &Stone, p.79, 2004).
While upgrading building seems to be the future of the construction sector in Ireland it is not
always the right choice. Some buildings are just not suitable for refurbishment. Christopher
Gorse and David Highfield discuss
“There would be little point in refurbishing and re-using existing buildings if the costs
were to be greater than those of demolition and new construction, unless overriding reasons
Advantages of Existing Building Reuse
Niklas Weissbrich Interior Architecture Year 4
28
exist, as in the case of buildings that have been listed because of their architectural or
historic interest.”
Gorse & Highfield, p.9, 2009.
In a situation where cost of refurbishment outweighs demolition and new construction it is
simply not economically viable to upgrade.
Existing buildings also come with their own unique challenge as usually a large scale
renovation project which goes hand in hand with change of use.
“Opportunities are sometimes missed because designers impose stereotypical
solutions, often ignoring the serendipity of fitting a new function into a building generated by
a different set of aims”
Baker, p.6 ,2009.
Upgrading is the only way we can be sure to retain the encoded history of Irish housing. By
upgrading old structures we will ensure their endurance for many years to come and by
refurbishing the existing building stock we will be able to maximise the financial potential of
the Irish housing market. Empty houses in Ireland conceal millions of euro in taxable income
from the government only adding to an already stretched economy. Using the existing
building stock will minimise the need to build on Greenfield sites witch depletes the famous
beauty of the natural landscape.
4.7 Findings
In conclusion it is important to look at the full picture when embarking on an upgrading
project. There are many positives but it is worth while knowing it can potentially be more
viable to demolish the existing building and rebuild although this is rarely the best or most
economical option. While upgrading our buildings it is essential not to lose track of the
hidden history and culture which is stored in the Irish housing stock. Utilizing Ireland‟s huge
housing surplus is better for the economy and preserves the valued Irish landscape.
Advantages of Existing Building Reuse
Niklas Weissbrich Interior Architecture Year 4
29
As this discussion shows the existing buildings in Ireland need to reduce their reliance on
fossil fuel. The world is in the biggest energy crisis it has, or ever will endure, and it is up to
the existing buildings to make up for the huge deficit.
The financial implications are the main driving force behind the decision of the majority of
upgrading work. This is often the cause for choosing new build over upgrading.
Potential buyers respond to the historical and cultural characteristics in the building, often
falsely categorising the faults of the old building as what gives it character. By upgrading the
existing building stock we will extend the buildings usable timeline.
From the case study carried out by the German energy agency it is entirely possible to surpass
current building regulations in an effort to push all building new and old to the zero carbon
house target. Existing technologies and methods have been proven to be economically viable.
By having clear strategic choices, the culturally valuable building stock, needs to provide the
foundation for the future of the proud Irish housing history.
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Niklas Weissbrich Interior Architecture Year 4
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Chapter 5 Conclusion
This dissertation makes the argument for upgrading rather than new build. From the literature
review the main subject of refurbishment is explored from practical guidelines to theoretical
approaches.
The method chosen for this dissertation allows for the analysis of text‟s and research in the
time frame available. Other research methods may have been more appropriate for the subject
under discussion, but time constraints did not allow for such methods.
The main discussion of text explores the need to upgrade, demonstrating the benefits and
negatives of that work. It explores the historical importance of Irish buildings, the
environmental need for the existing housing to reduce emissions and the financial benefits of
upgrading. It argues the moral dilemma of retaining character in the existing building and the
health benefits gained through upgrading.
From the case study carried out by the German energy agency it is entirely possible to surpass
current building regulations in an effort to push all building, new and old to the zero carbon
house target. The program was a resounding success leading to the German government to
base a large portion of its commitment to the Kyoto agreement on this program.
The renewable energy sources are a major consideration of upgrading work. It is however of
utmost importance to have a clear strategy for upgrading.
From this dissertation the benefits of upgrading are made clear. It displays the move in the
construction sector to refurbishment work on existing buildings. The argument is made using
the academic knowledge and expertise of others to make explicate the ideas under discussion.
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Niklas Weissbrich Interior Architecture Year 4
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