“The greenest building is the one already built.”
Whether that saying is true depends on the building, of course, but it does raise the question of whether decades-old buildings can be brought to Leadership in Energy and Environmental Design standards.
Extending the life of an old building is not as straightforward as it sounds. Many fail to meet modern building codes, let alone qualify for LEED points. And buildings with a heritage designation come with strict renovation rules.
However, a number of projects across the country are tackling older buildings in an effort to earn LEED points for things such as water-energy efficiency and air quality which helps to reduce operating costs in the future. Projects can even earn points for the amount of original building being saved. If you're going to save a cultural landmark, why not do it to the highest standards, proponents say.
Because the Canada Green Building Council awards LEED certification based on the total number of points earned, different older buildings have the chance to achieve green status in their own unique ways. Here are three projects that have applied for LEED certification – by recycling, restoring and repurposing.
Vancouver East Cultural Centre
Exterior view of the Vancouver East Cultural Centre. The space has served as a theatre for 40 years, but began as a First Methodist Church. An administrative wing and smaller performance venue have been added.
When it comes to older buildings, nasty surprises can be ruinous. So, when work began on the charming First Methodist Church occupied by the Vancouver East Cultural Centre, architects were dismayed to discover crumbling foundations and a roof supported by “an enormous system of trusses … that looked like my dad might have built,” says Hugh Cochlin, a principal of Proscenium Architecture + Interiors in Vancouver.
The Centre, affectionately known as the “Cultch,” has occupied the 1909 structure since the 1970s, but it needed a significant amount of work.
“There's always a balance that has to happen between life safety and respecting heritage fabric,” Mr. Cochlin explains.
“We had a decision to make that is classic for all old buildings: You have to bring it up to current codes … you have no choice but to undo quite a bit of what was already there.”
When the building's original roof structure was replaced with a steel frame, the century-old 2x4 wood pieces were reused elsewhere in the building, which helped earn LEED points. The building's restored features include an interior staircase, the balcony inside the 220-seat theatre and wood floors. The overall project also included a new administrative wing, additional washrooms and a new 80-seat performance venue for small, independent theatre companies.
When pursuing LEED points, theatres face a different set of heating, cooling and lighting situations than, say, an office building, Mr. Cochlin explains. Theatres have enormous spaces and performing arts stages that get hot under the lights. Indoor environmental quality credits were achieved by improving air quality in the theatre and maximizing daylight in administrative spaces.
While the restored building is as energy efficient as is possible, project managers didn't pursue certain LEED points where the costs would have outweighed the benefits, Mr. Cochlin says. Still, the return on investment for a project of this kind can be measured in the venue's new lease on life. It was a venue of the Cultural Olympiad which took place during the 2010 Winter Olympics.
Vancouver East Cultural Centre
Address: Venables Street
Building size: 730 square metres
Project type: Live theatre venue
Completion date: Fall 2009
Total cost: $14-million
LEED New Construction, Silver:
• Reuse of an existing building
• Raw building materials used as finishes (e.g. exposed concrete floors)
• Recycling theatrical set materials
• Education program outlining the project's green initiatives
• Low mercury lighting
Smith Hall, foreground, shown in 1968 with the other two original chalets, Farrally Hall and Vinci Hall, in the background.
