The following 'Rules of Thumb' can be followed in the initial stages of the development progress.
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Rules of Thumb | Key Indicator / Prompt |
- Assess the possibilities and analyse the constraints.
| Should we use a redundant site?
Should we demolish or rebuild, should we reconstruct? Should we adapt and expand? What is the most sustainable option? What are the main constraints, i.e. condition of the building, adaptability for a new use?
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| Look at the structure of the building, its condition.
Many old buildings at first glance may look problematic but a detailed survey can often reveal that the structure is basically sound and that with careful attention to detail and use of the right materials restoration and conservation is possible.
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- Consider alternative appropriate uses. Consult the local planning authority, look at the local plan.
| The local planning authority will have a view about the use of the building. Local plan policies will often encourage the retention and reuse of historic buildings to appropriate uses, i.e. office / industrial use if employment generation is a priority in the area.
There may be design and development guides available as supplementary planning guidance.
Transportation and traffic considerations will be important factors.
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- Design the refurbishment in a way that reflects the existing building and gives flexibility.
| Consider the overall design of the existing building and have regard to its integrity when planning the refurbishment. What affect will new openings have on the facade? How will a new extension integrate with the existing fabric?
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- Conservation areas and listed buildings need special care: controls are tighter
| Is the site within a conservation area?
Are the buildings listed?
Are there Scheduled Ancient Monuments within the site?
Consult local planning authority and talk to the building conservation officer for advice as to whether the work needs listed building consent. There are often design and conservation advice leaflets available.
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- Think ahead: at the design stage, consider and plan for every eventuality for refurbishing and reusing a building.
| Have you thought about each stage of the life cycle of the building or site when planning the development?
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- Design for flexibility - a renovated building should be able to accommodate different uses in the future.
| Have you considered the range of uses that could be accommodated in the building?
Does the design allow the building to be adapted in the future to allow this to happen?
An extra 200 - 300mm can give 2.7 to 3.0 metre floor to ceiling height in commercial buildings; attractive to current tenants, and allowing different service arrangements for future tenants.
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- Choose construction materials carefully - are they easy to maintain?
| Can they be easily maintained?
Are they environmentally friendly?
Are they low embodied energy materials (See Aim for Lean Construction)?
Can the component parts be deconstructed for reuse at a later day?
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- Plan the building width and depth to maximise active frontage, day light and ventilation.
| A 12 - 14 metre width of floor plate allows natural daylight to all work places and 'future-proofs' against possible environmental legislation.
Buildings comprising 5 - 7m wide daylight cells or modules provide an extremely flexible form. Below 5.5m restricts rear extensions blocking out light and ventilation.
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- Design for beauty - it lasts.
| Have you identified what creates the character of the local area? Does your design reflect these key characteristics in a positive way?
Is the design high quality?
Do the buildings integrate with existing buildings?
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- Reusing land - Step 1 is guidance and consultation, with the Environment Agency and Local Authority.
| Make contact with the relevant officers. Land reclamation and remediation is a complex technical area. It usually requires specialist help.
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- Reusing land - Step 2 is a desk top study and intrusive site investigation.
| What data exists - is there a need for further investigation? Define the type and extent of contamination.
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- Reusing land - Step 3 is a Risk Assessment.
| What risks to humans, animals and the environment posed by the contaminants identified in the site investigation.
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- Reusing land - Step 4 is site investigation and feasibility: essential in planning reclamation work.
| If contaminants exist, there is a need to establish a remediation strategy that addresses the risks and balances the economic feasibility and programming of work against sustainable best practice.
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- Reusing land - Step 5 is to choose the reclamation techniques.
| Will this be based on conventional and engineering methods or new process based techniques like bio-remediation. Look at established Environmental Management Systems (EMS) such as ISOI 4001 and the Eco-Management and Audit Schemes (EMAS).
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- Reusing land - Steps 6 & 7, once the land is remedicated, involve sustainable approaches to ground preparation.
| Look at ground improvement techniques for improving the geotechnical or load bearing properties of the ground. The use of recycled aggregates may be worth consideration. Look at soils for planting and restoration. Add wildflower mix to grasses.
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