Fourth Dimension in Building Strategies for Avoiding Obsolescence (1993) / Chapter Skim
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Actions and Strategies for Avoiding Obsolescence
Actions and Strategies for Avoiding Obsolescence
Pages 31-52
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From page 31... ...
Nevertheless, thoughtful planing and programming of a facility can do much to avoid early obsolescence, both for new construction or substantial reconstruction, by stoving to assure that a facility's design is robust: capable of accommodating change without substantial loss of performance capability. Continuing to be alert to possible change is an essential prerequisite of effective management of individual facilities and facilities portfolios.
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From page 33... ...
Similarly, current behavioral research that is now yielding a better understanding of how people find their way to exits in building fires will become the basis for future building code requirements. Also, new environmental and health regulations emerge from a legislative process that generally takes 3 to 5 years, and scientific and engineenug publications, and even major newspapers, often report on developing trends that may have an impact on facilities performance requirements.
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From page 34... ...
as well as changes in mechanical equipment are factors considered in this strategic planning, which could lead to changes in market characteristics, product mix, and consequent facility obsolescence. For designers and for on ners of a substantial building inventory, postoccupancy evaluation (POE)
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From page 35... ...
Information gathered through the survey, which also includes more general questions regarding suitability to mission, best and worst features, and potential moneysaving modifications, is used in subsequent operations as well as in future design. Preparing for Design Through Predesign Analysis Scanning and programming are preludes to facility design, and the consideration of future change should proceed smoothly from these prelude activities into design.
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From page 36... ...
ACTIONS IN DESIGN The design stage of facility development is crucial in avoiding obsolescence in that it determines not only the spatial relationships of activities the facility serves but also the interactions among functional subsystems (e.g., electrical, telecommunications, and HVAC) , each of which may be influenced by obsolescence in any of the others.
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From page 37... ...
Many federal agency design manuals and guide specifications, for example, are reviewed and updated on a S-year cycle. Other design guidance may be updated on different cycles.
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Design approaches for other facility types might be found if a means can be developed for comparing performance and costs of design alternatives from i4,Ihe comment, by chemists familiar with the facility, made at a 1991 workshop sponsored by the NRC Board on Chemical Sciences and Technology.
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From page 39... ...
The most successful examples of highly standardized integrated building systems are those for which there is sustained demand for construction of multiple installations. Arguments against such building systems include the time it can take to develop the system and its development cost.
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From page 40... ...
i e:SD synod.: ; institutions today, socially, politically and economically, is so swift that a large scale systems program which is dependent on long-term commitment and advance decision making is not viablen (Arnold, 1972~. Making Flexibility a Design Goal Experience with venous facility types demonstrates that flexibility or adaptability to change, no matter how it is achieved, is a valuable characteristic that helps delay or avoid obsolescence.
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From page 41... ...
The latter's Flexibility Mandate highlights the use of such features as raised floors, cellular systems, and power poles that can help provide needed flexibility. The CERL is working to develop flexible facilities design guidance that will allow easy modification or renovation of government structures without sacrificing the quality of the interior space.
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From page 42... ...
Providing areas with increased floor load capacities also enhance responsiveness to changes in functional relationships within the user's organization. Assuring that exterior walls of those areas that may need expansion remain free of site obstructions similarly eases future change.
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From page 43... ...
Such prototypes may help to extend the service life of the facility with respect to its first use. Sizing Components to Serve Demand Growth The principle reflected in the development of shell space can be applied to other facility components that are very difficult or expensive to change at a later date (i.e., structural floor load capacity, and capacity of main trunlc air ducts)
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From page 44... ...
Recent growth trends in uses of telecommunications, data processing, and other electrical equipment suggest that substantial allowance for demand growth is prudent. However, increasing efficiencies and emerging control technologies make it difficult to estimate with confidence what future growth rates will be.
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From page 45... ...
In these stages the owner and user can act to identify external changes that may signal the onset of obsolescence, while at the same time operating and maintaining the facility to achieve performance according to design intent. Good maintenance practices, in particular, have an effect similar to that of quality assurance in construction: enhancing the likelihood that performance will indeed conform to design intent.
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From page 46... ...
~~ r~ Using Postoccupancy Evaluation in Facility Management Postoccupancy evaluations (POE) can help ~ both delaying obsolescence and extending an existing building's service life, when this after-the-fact assessment is used to snake adaptations in the facility or its operations.
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From page 47... ...
adaptive reuse can become a significant continuing staff responsibility. In general, it is essential that these installations have a good recorded inventory of the portfolio, including current condition assessments "d functional subsystem characteristics.
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From page 48... ...
For example, installing clear polymer sheet over windows reduces energy loss, and using portable electric heaters can make work areas tolerable in facilities with obsolete or otherwise inadequate climate control systems. Making do generally is a short-term strategy with high user costs.
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From page 49... ...
The many and complex factors that determine relative cost and viability of retrofit and renovation defy easy analysis. The Singapore Construction Industry Development Board noted that the average age of facilities for which major retrofits are undertaken in that island nation is 13 years, and others have suggested that it may not be viable economically to undertake an extensive renovation of strictures over 30 years old (Fang, 1990; Lockwood Green Engineers, 1989~.
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July:48~9. Building Research Board.
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From page 51... ...
A Report by the Committee on Inspection for Quality Control on Federal Construction Projects. Building Research Board, National Research Council.
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