Designing for long term
Future proofing or Designing buildings specifically for long-term use is a broad term that can encompass not only buildings and infrastructure but also communities. It has adopted different meanings within these different contexts, ranging from resilience to climate change to demographic change and resource security.
In relation to buildings, future proofing is an assessment process aimed at maximising whole-live value in the face of unpredictable, ongoing change.
Future proofing a building requires careful consideration of likely future scenarios:
- What changes are might happen in the life of the building?
- How likely are those changes?
- How serious would the impact of such a change be?
- What is the cost of future proofing against that change?
Some issues that might be considered in assessing the most appropriate strategy for future proofing a building are presented below;
Choose the right materials
When it comes to long-term designing , it’s vital to select materials are a real investment in the future. They need to be attractive, easy to maintain, sustainable and resilient.
The following are just a few things to consider when choosing materials:
- Durability and resilience – will it stand the test of time?
- Product and installation cost vs. budget – what will it cost you now?
- Life cycle costs – will it save you money in the future?
- Environmental sustainability – will it degrade or produce noxious gases over time?
- Future repair – will it be easy to replace or repair when the time comes?
Energy
The cost of energy is likely to continue to rise, and energy security is not certain. This might put a development at risk. Reducing future energy consumption or finding alternative sources of energy can therefore help to future proof a building.
Heating & moisture
Having proper insulation and optimal U-values are essential for avoiding issues and the negative effects of thermal bridging . The long-term effects of moisture and rainwater can lead to the ruination of certain parts of a property if precautions aren’t taken at the outset.
Preventing these eroding effects of heat and moisture begins early on in the design stages. Failure to consider these matters can lead to a shorter property lifespan and higher maintenance costs.
Flexibility
Flexibility and adaptability of the built environment and our attitudes towards it are essential to retention of the built environment in a disposable society. The flexibility of a building or elements of its design can allow it to continue to be used efficiently despite changes in operational requirements, whereas an inflexible building might become unusable.
Maintenance
For a building to have a long-lasting life, architects and designers must consider the practicalities that arise during the building’s day-to-day operation. Future maintenance work should be carried out with ease and speed through regular inspections and maintenance so it may continue to contribute to the economy, culture, and sustainable society.
Passive design solutions
One of the best ways to ensure a materially and economically sustainable development is to invest in what are commonly referred to as ‘passive design solutions.’ These are design features that use natural elements to provide heating, cooling and ventilation, helping foster a comfortable environment for all occupants.
Occupants tend to be happy with the healthy environments that follow from passive design. Of course, it is advisable to provide residents with some level of control for them to adjust internal temperatures during the harsher seasons.
Building Lifecycles
In terms of the built environment, ‘life cycle’ refers to a product, building or service over the course of its whole life. For example, relation to a building, this would include its design, construction, operation, and disposal. Considering the life full cycle of a building can help ensure that all aspects are properly considered, rather than just the cost of construction.
Life cycle assessment (LCA) is a process used to total up the environmental impact of a product’s supply chain. Providing sufficient data is available on the product’s composition and supply chain, LCA can be used to work out the environmental impact of almost anything from a can of baked beans to a car. The results of the LCA are presented in an environmental product declaration (EPD).
In construction, more and more construction product EPD are being published by manufacturers for their products.
Building LCA tools are used to total up the environmental impact of the building, based on the environmental impact coming from the supply chain of the construction products it is made from (sometimes operational energy, operational water, future maintenance and demolition are also included).
The leading standards in construction LCA are clear that “The purpose of an EPD in the construction sector is to provide the basis for assessing buildings…and identify those which cause less stress to the environment” – in other words, you need to do building LCA.
As an example, BREEAM has been introducing LCA into their schemes since 2011. BREEAM provides independent third-party certification of the assessment of the sustainability performance of individual buildings, communities and infrastructure projects. BREEAM also aim to deliver whole life value by orienting design and specification to a life cycle approach.
Early stage understanding of the likely construction of the building and its servicing strategy, focuses the design team on likely requirements for service risers, ceiling void depth etc. especially for conditioned buildings requiring large amounts of plant. This can draw attention to the overall size requirements of the building and its projected costs, which may lead to alternative means of construction.
BREEAM certification helps deliver and validate the sustainability value of client assets cost effectively and to an internationally recognised and robust standard, tried and tested since it was first launched in 1990.
In doing so BREEAM helps clients manage and mitigate risk through demonstrating sustainability performance during planning, design, construction, operation or refurbishment, helping to lower running costs, maximise returns through market value and attract and retain tenants with desirable places to live and work.