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Few building clients have sufficient understanding or experience to be specific regarding the life expectancy of the buildings they commission. In general, the tacit assumption by both clients and designers is that buildings will last as long as their owners want them to last and are prepared to invest in them. However, it is clear that decisions taken by the client or the designer can have a profound impact on the lifespan of a building and the cost of keeping it in beneficial use. The ‘intelligent client’ will be aware of this but will still look to his designer or consultant to advise him on the life-affecting aspects of his project. In any event, it is, in my opinion, part of the designer’s duty to consider these aspects and advise the client of the options available, coupling past experience with some vision of possible future events.
Arup Research & Development has carried out a series of studies commissioned by the Building Research Establishment on the subject of building performance and costs-in-use. This paper gives a brief commentary on the results of that research, explores the implications and application thereof in the context of the definition of client requirements, and outlines a methodology whereby these performance requirements may be taken into account in an explicit manner in the design and property management processes.
The 50-storey all steel framed office tower is the focal point of the Olympia & York Canary Wharf project, presently nearing completion on the Isle of Dogs in east London. It is one of 24 proposed buildings located on and around the wharf.
R. Bergmann and R.H. Campbell