Do we need to further change the perception of buildings that are no longer fit for purpose?

The built environment has a large part to play in the move to become more sustainable. The World Green Building Council estimates that as a sector, it accounts for 39% of global energy-related carbon emissions. There are many ways in which this figure can be reduced and considering whether buildings should be demolished, refurbished, or retrofitted plays a part in this equation.

It must firstly be stated that this is not a simple decision. The best course of action for a building that no longer meets the demands of its current users must be assessed on a case-by-case basis. The sustainability of the current use of the building should firstly be carefully assessed in terms of its economic viability, social value, public benefit, energy efficiency and embodied carbon.

If it is found that the current use is no longer viable, then alternative options must be sought. The building may be viable for a different use. However, if it is found that the building has reached obsolescence, then the debate of retrofitting or refurbishing verses rebuilding begins. It may be possible to retain sections of the building rather than a full-scale demolition to reduce the embodied carbon lost.

If demolition and rebuild is decided to be the best course of action, then an innovative approach is needed so the new building is designed to be sustainable throughout its lifecycle. Emphasis should also be placed on waste reduction through the reuse of materials from the original building or the use of recycled materials. In addition, there should be a major emphasis on designing the building to minimise its operational energy.

Planning policy can play an important role within this decision-making process. It can be argued that national policy is currently lagging in regulating this. For example, the latest changes to permitted development rights allow for some demolition without planning permission. However, the new London Plan is further ahead on the route to zero carbon. It has a general presumption against demolition and emphasises carbon reduction across the building’s entire life cycle. Some London boroughs have also introduced policies that require further justification for demolition, and this is likely to spread to other authorities outside the Capital and in local plans in the future.

Whether it is a policy requirement or not, we need to change the perception of demolition. It should not be the go-to option without consideration of a wide variety of factors. But sometimes it is the most sustainable approach and should not be automatically dismissed without careful analysis.