Page 139 - Beyond Decommissioning

120 Beyond Decommissioning

5.8 Age and conditions of facility

Old age is not so bad when you consider the alternatives.
Maurice Chevalier (1888–1972)

It has been noted that the long age of buildings can be detrimental because any
related negative environmental impact will be spread over long periods. Such longev-
ity also raises technical issues, especially in regard to the usability of external fabric
and finishes (e.g., liners, coatings). When the outer fabric of a building begins to dete-
riorate, this can raise considerable issues to the building’s reuse. Such technical chal-
lenges require a wide range of renovation techniques. In many cases this means the
planning and implementation of innovative solutions (including related R&D) that
are applied within the constraints imposed upon the designers and contractors
(Bullen and Love, 2011).
As a rule, a newer structure is easier to be associated with a cost-effective reuse
than an older one. Although short-term reuse is sometimes possible, longer-term
use of such a structure may be risky due to degradation or looming collapse. By con-
trast, a relatively new structure which has been used (then, monitored) often up to its
shut down and has not been left vacant for a long time is more likely to be considered
for post-decommissioning reuse.
While the age at which a plant is closed will vary, the issue of vacancy can be
addressed through planning. A plant that has a post-decommissioning plan in place
will transition easier and more quickly into a reuse project. This transition may allow
for the reuse of an existing structure, or its preservation as a monument. Either way,
reuse is possible and should be considered.
Regardless of the need for structural upgrades to modern standards, old buildings
often offer some interesting features. On account of the lack of climate control tech-
nology (e.g., air conditioning) at the time of their construction, the shape, and mate-
rials of many old buildings were inherently energy efficient. This includes thick walls,
shutters, overhangs, awnings, and high ceilings for natural ventilation and lighting.
These sustainable features will be retained when redeveloping these buildings
(formfindinglab, 2016).
To determine how structural elements should be adapted, an industrial structure
should be subjected to a thorough condition review by a design professional. Key
factors in this review include the useable life and foreseen replacement value of each
component, maintenance history, previous major capital projects, visual require-
ments, and the impact on the existing structure, as well as how long the owner intends
to keep the property (Buildings, 2008).
The structural integrity of the building is one of the most important factors for suc-
cessful reuse. The adaptive reuse of a building requires a proactive look at the struc-
ture. Will the structure experience new loads? Are structural modifications necessary?
Will there be new openings and penetrations? A related critical factor is compliance
with applicable structural codes. Older facilities may have to be assessed if they can
realistically and inexpensively be modified to comply with “beneficial occupancy”