SUSTAINABLE REFURBISHMENT WINDOW ON THE WORLD
certifiably green has focussed attention on the retrofit of existing buildings as a way of complying with environmental objectives. The owners of the New York icon are purchasing windows, insulation and new building systems as part of a drive to cut energy use by 38 per cent. The move highlights how a retrofit of an existing building including the procurement of new materials and systems can transform the performance of a building. “There is arguably an inclination to see a move to purpose-built new offices as being a better option than improving a current workplace or refurbishing existing space,” says Paul Edward of Logic Office Group. “Often this is because we assume that we can’t deal with change in an old building, be it a need to introduce new technology, meet environmental standards, implement new ways of working, accommodate growth or whatever. But we need to challenge the
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CASE STUDY N
he decision by the owners of the Empire State Building to invest around $20 million in a refurbishment programme aimed at making the landmark site
assumption that modern buildings are better able than older buildings to meet the needs of a modern organisation. Often they are, but in many cases, the refurbishment and procurement of new systems for older buildings can prove to be a better option.”
Ann Clarke of Claremont Group Interiors agrees. “It pays to weigh up the options carefully,” she says. “Flexibility can be very important in meeting the needs of the organisation in the long term. Buildings typically consist of six layers, each of which functions on a different timescale. These range from the site itself which has a life cycle measured in centuries, through to the building – decades, interior fit out – years, technology – months, to staff – days or hours. An effective project will be the one that best resolves the tensions that exist between these elements, including looking at the way that the interplay of these layers has on the environmental performance of the building. An holistic approach will look at every aspect, including management issues such as flexible working arrangements which can
be important in meeting environmental objectives.”
It is important for managers to understand how these decisions can affect the characteristics of a building. Ann identifies a number of considerations for facilities managers: • Buildings that predate the widespread use of modern lighting and air-conditioning may have better natural lighting and ventilation. By definition this is better than trying to mitigate a poorly performing building with energy hungry services. In the case of technological and infrastructure change the older building structure may be more able to accept the large horizontal and vertical channels needed to accommodate telecommunications servicing.
• Modern buildings often have large floorplates, embedded services and low floor to ceiling heights which can limit their use. Older buildings are less likely to have the same limitations so may
o UK building is more closely associated with its host City than the Liver Building. So when it came to refurbishing the site, it was essential that it retained its historic status while meeting the ever changing demands of the contemporary workplace
The Grade I listed building first opened in 1911 as the custom built home of the Royal Liver Assurance Group and is now arguably the only privately owned landmark of any UK city and still home to the Royal Liver Friendly Society. The latest phase of its development has been a sympathetic modernisation of the interior, the development of additional leasable space, compliance with current legislation, the introduction of new energy saving features, combined with the restoration and preservation of the building’s many historic architectural features.
The project with main contractor and designer Claremont Group Interiors has been ongoing as part of a programme of work including the sympathetic refurbishment of the West Entrance Atrium which retains the atrium’s original features but also incorporates a new mezzanine level; an elegant, cost-effective way of increasing the overall lettable floor space of the building. The second phase of work involved the refurbishment of the main ground floor. Existing interiors have been stripped back, but original features have been retained and restored. Contemporary lighting, decoration, graphics and fittings have been installed sympathetically to create an elegant and timeless solution appropriate to this iconic building which is both redolent of the past and strikingly contemporary.
www.claremontgi.com
32| SUSTAINABLE FM | FEBRUARY 2011
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