When a university in Northern England recently announced plans to
demolish its Centenary
Building — a prize-winning
structure
celebrated less than 30 years ago as an example of “dynamic, modern and
sophisticated” design — a
debate
erupted
among architects, facility managers and sustainability professionals alike.
Officials cited escalating maintenance and operating costs as rendering the
building obsolete.
The lead architect on the structure, which had been named Britain’s best new
building by the prestigious Royal Institute of British Architects in 1996,
said
that aging infrastructure was not justification for a relatively new building
that could be upgraded or renovated. Historic societies also protested the
demolition, as did environmentalists who cited the emissions factor in replacing
the building. The question raised was, what are realistic expectations for
buildings?
Reimagining older spaces to be updated,
retrofitted
and/or remodeled to meet modern needs can extend the lives of valuable
structures and their materials. As more buildings are expected to be as dynamic as possible to meet
the needs of multiple use cases (education, coworking, networking, leisure and
more), what are the factors to consider in enhancing a structure’s longevity?
Rethinking the lifecycle of our buildings
Every building has a unique story defined by its location, purpose, age and
community. Deciding whether to demolish or renovate is not as simple as
crunching the obvious numbers on costs — how the environmental impacts of an
older building’s energy inefficiencies stack up against the carbon emissions
created by demolition and new construction have real-world implications. These
factors should be considered when looking at what to do with buildings as they
age as well as the social impacts.
Forward-thinking planners will try to balance economic realities
with environmental and social benefits. A comprehensive evaluation of whether to
demolish and rebuild or invest in renovation should consider the following:
-
Long-term energy use: How will energy consumption evolve over the
building's extended lifespan?
-
Environmental impact: What is the ecological cost of demolition versus
renovation?
-
Social benefits: How does the building serve its community now, and how
might that role evolve as needs change?
Applying a holistic lens changes the focus from short-term financial gains to a
more sustainable future that honors a building’s historic qualities and
potential.
The case for renovation
Renovating existing structures provides multiple benefits, including:
-
Environmental and sustainability benefits: One of the most compelling
arguments for renovation involves the often-overlooked concept of embodied
carbon
— the total carbon footprint generated by the extraction, manufacturing,
transportation and construction of building materials. Embodied
carbon
accounts for nearly 11 percent of global carbon emissions, which can be
significantly higher in regions with intensive construction activities. When
a building is demolished, the embodied energy and materials are wasted. New
construction triggers additional energy-intensive processes that can add up
to a 30
percent
increase
in carbon emissions compared to retrofitting. These unaccounted-for costs
often tip the scale in favor of renovation, where preserving the structure
can result in markedly lower overall environmental impacts.
-
Energy-efficiency upgrades: Modernizing heating, cooling and lighting
systems; installing insulated smart windows and upgrading
exteriors
can dramatically reduce energy consumption. These improvements can often be
made without drastic changes to the character of an older building, and they
will also lower operational costs.
-
Adaptive reuse: Converting outdated office spaces into residential units
or mixed-use developments can spark a revitalization of urban areas and, in
some cases, is a more
economical choice
than new construction. This strategy helps preserve the historic
character of a structure while repurposing it to meet current demands,
challenging the idea that a building's life is inherently finite.
-
Financial incentives: Many local governments now provide tax
credits,
zoning flexibility and other incentives to encourage the preservation and
repurposing of existing structures. These benefits reflect a broader
societal shift towards long-term, sustainable investments over rapid,
short-sighted replacements. By choosing renovation, building managers and
sustainability professionals can champion a future-oriented mindset that
values resilience over
disposability
while significantly easing hidden environmental costs.
When new construction makes sense
Despite the many advantages of retrofitting, there are situations where new
construction is the more sustainable choice:
-
Safety concerns: Aging buildings often contain hazardous materials
including asbestos or lead or have outdated wiring; narrow, steep
stairwells; and insufficient emergency exits. In such cases, the risks of
updating an old structure outweigh those of constructing a new one.
-
Inherent design limitations: Some structures are simply too worn from
years of use, uneven maintenance, and failing insulation or outdated layouts
that do not meet modern energy standards or occupant requirements. In these
circumstances, a purpose-built facility can start with advanced,
eco-friendly technologies from the ground up — ensuring optimal performance
with reduced long-term environmental impact.
-
Evolving community needs: When a building no longer serves current or
anticipated future requirements, constructing a new facility could better
serve the community. The new construction must be planned with a long-term
vision that minimizes future waste and incorporates sustainable design
principles from the outset.
In each case, deciding whether to raze or renovate a structure carefully
balances immediate needs, long-term benefits and environmental considerations.
Sustainable tech solutions
Technological innovations are transforming building management and offering new
ways to extend the life of our built environment:
-
Digital twins & AI modeling: Virtual replicas of physical
structures
allow for detailed simulations of renovation scenarios. Used in conjunction
with AI analytics, these digital tools assess energy efficiency, structural
integrity and environmental impact — offering managers data-driven decisions
to meet specific goals.
-
Smart sensors & integrated systems: Intelligent sensor
networks
can continuously monitor and adjust building systems such as temperature and
lighting in real time. These systems support a proactive approach to
maintenance and energy management.
-
Phased renovations: Incremental upgrades allow building owners to
portion out expenses over time while gaining the financial benefits of
improved performance. This gradual approach minimizes disruption while
making progress.
-
Predictive maintenance: Advanced AI
tools
can detect equipment failures before they happen, which helps avoid
unexpected costs and downtime while prolonging the life of critical systems.
This proactive strategy moves team efforts from a reactive
"fix-it-when-it-breaks" approach that is both costly and labor-intensive.
There is no one-size-fits-all answer when deciding between renovation and new
construction. With technological advancements, the potential to extend the life
of existing structures continues to improve. Whether through smart retrofitting
or carefully planned new construction, the goal is the same: to create spaces
that are efficient, sustainable, and adaptable to communities' ever-changing
needs. Changing the focus from short-term fixes to long-term solutions will
create a resilient built environment that preserves the integrity of a
building's past, serves the needs of the present, and anticipates those of
a sustainable future.
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VP, Global Market Expansion - Atrius®, Acuity Brands
George West is Vice President of Global Market Expansion for Acuity Brands Intelligent Spaces Group where he oversees the group’s OEM, Business Development and Cloud Solutions sales teams. Prior to joining Acuity, George was a Regional Vice President and General Manager for Eaglestone Holdings.
Published Feb 13, 2025 8am EST / 5am PST / 1pm GMT / 2pm CET