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OFFICE REFURBISHMENTS
An edited version of this article first appeared in Building magazine
June 2012
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Cost Model: Office Refurbishments
Introduction
Refurbishment,
why would we do that?
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Cost Model: Office Refurbishments
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Cost Model: Office Refurbishments
The use of chilled beams, chilled The complete refurbishment of a A BREEAM Excellent
ceilings and cooling mats are some building provides an opportunity
of the ways to create the right to review the services strategy. The
rating can be achieved
environment whilst maintaining ability to move a major plant from, in a refurbished
floor to ceiling heights. The use of say, the roof to basement can release
displacement air systems in existing area which can be turned into valuable
building and this
buildings is popular and enables the usable space. The freeing up of area on increases the
users to open windows and provide a roof can enable the potential to build
natural ventilation during the summer additional floors. marketability of the
months. This choice will be largely existing asset.
dependent on the ability to have a Finally, refurbishment also allows
suitable floor void to deliver the air to the opportunity to provide additional
the space. facilities such as bike stores,
showers and larger bin stores to
The creation of a welcoming entrance achieve BREEAM points. This is an
should be a major consideration in any important consideration with a major
refurbishment regardless of scale. The refurbishment. A BREEAM Excellent
first impression of the building is the rating can be achieved in a refurbished
entrance, and a high quality entrance building and this increases the
will enhance the marketability of the marketability of the existing asset.
building. Examples of how entrance
areas can be altered to create a more
inviting environment include:
The extent and the success of a –– The introduction of secondary glazing. The base building
refurbishment is dependent on the
base building. The base building
–– The level of service infrastructure provides the
and plant space in the base building
provides the fundamental constraints that is available for use. Included in fundamental
to the level and nature of the this is the availability of existing riser
refurbishment. Some of the elements space to accommodate 21st century
constraints to the
of the base building are fixed and if technology into a 19th or 20th level and nature of
not ideal will need to be resolved by a century building.
design solution. the refurbishment.
–– Existing vertical circulation and the
impact on this resulting from an
Examples of possible issues to be increase in occupational density.
considered are:
–– Condition, capacity and quality of
–– The orientation of the base building. the base building. There is a risk
This could drive the requirement that the base building could contain
for extensive solar shading should deleterious material and asbestos.
the building be an east-west facing This would need to be addressed as
orientation. part of the refurbishment process as
would the achieving of an adequate
–– The quality of the existing external floor loading capacity. Additionally,
elevation. There may be a need to the capacity of the existing structure
adopt energy efficient measures may limit the potential to add area
to improve the facade thermal through additional floors.
performance and reduce the heat loss
from and heat gain into the space.
–– The air leakage rate of facades. This
will also contribute to the thermal
performance of the facade that will
influence the selection of the heating
and cooling systems.
–– The replacement of the existing
glazing.
Sustainability
It is generally considered that the –– External shading and facade For buildings offering
retention of an existing building is treatment can assist in the
considered more sustainable as it is reduction of energy consumption, limited potential
using existing building stock on 100% however, methods available such
as introduction of new glazing, and
for sustained uplift
previously developed land.
external shading is restrictive in in value, a small
refurbishments. The introduction of
As part of the new building design
secondary glazing can be considered refurbishment might
process, measures to incorporate
sustainable features go hand in hand.
for a refurbishment. provide an opportunity
With refurbishments the process is a –– Refurbishment projects can lend
themselves to innovative services
to enhance rental
little more challenging.
solutions that ordinarily would income ahead of
not be acceptable in the modern
Sustainable features for consideration
new corporate building. Exposed a comprehensive
in refurbishment schemes include:
services and use of thermal mass for redevelopment.
promotion of cooling for example.
–– Low water volume WC and urinals
and the inclusion of low water use –– Natural ventilation and mixed mode
sanitary equipment such as flow environmental control. This will be
restricted taps and showers. influenced by the size, location and
shape of the floor plate.
–– Introduction of lighting controls and
the extensive metering to monitor
the performance of the building and
occupants.
–– Green roof – This attenuates
rainwater and aids in the sustainable
drainage design.
Cost ranges
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Cost Model: Office Refurbishments
Cost models
The following are a series of cost Rates are current in second quarter
models covering the different ranges 2012 based on a central London
of refurbishment of a fictional central location. Furniture and fittings,
London office block. The varying levels professional fees and VAT are excluded
of structural intervention are covered
under options included with the cost
models.
£ £/m2 % of
GIFA total cost
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Cost Model: Office Refurbishments
Cost models
£ £/m2 % of
GIFA total cost
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Cost Model: Office Refurbishments
Cost models
£ £/m2 % of
GIFA total cost
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Cost Model: Office Refurbishments
Cost models
Options: Adding Value by increasing usable space
OPTION 1
Partial Infill of Atrium Void
Total estimated construction cost - Option 1: Partial Infill of Atrium Void 733,000
Total additional Net Internal Area: 375m2 (4,036ft2)
OPTION 2
Replacing Rooftop Plant with Lettable Office
Total estimated construction cost - Option 2: Replacing Rooftop Plant with Lettable Office 733,000
Total additional Net Internal Area: 645m2 (6,943ft2)
Acknowledgements
The authors would like to thank Paul Allen of Davis Langdon, an AECOM company, Nicola Gillen of DEGW, an AECOM company,
and Ian Woodman of AECOM for their assistance in the preparation of this article.
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Program, Cost, Consultancy
www.davislangdon.com
www.aecom.com