advantages of existing building reuse

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

Niklas Weissbrich Interior Architecture Year 4 2

i. Contents

i. Contents..................................................................................................................

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



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.................................................................................................0

References..................................................................................................................Page 31

i. References...............................................................................................................Page 31

ii. Bibliography...........................................................................................................Page 33



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.



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]


haus.info/html [Accessed 10th January 12]













http://archiseek.com/2010/e1m-scheme-to-restore-farm-buildings/

http://archiseek.com/2010/e1m-scheme-to-restore-farm-buildings



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

mailto:[email protected]



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.



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


Niklas Weissbrich Interior Architecture Year 4

10

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

http://dailyupdate.ie/?author=4



17

“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

http://www.isover-eea.com/index.php/home/subsite_home/1/ie



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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:


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:


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.”


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



28

exist, as in the case of buildings that have been listed because of their architectural or

historic interest.”


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.



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.



30

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.



31

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33

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advantages of existing building reuse

Documents

niklas weissbrich student

building adaptations

main discussion

irish housing surplus

literature reviews

table of illustrations

research method

available en