Specifics of construction on brownfield sites

Revitalisation of brownfields provides opportunities – particularly for large and experienced investors. The Czech Republic has more than 3,000 brownfields—being the unused remains of industrial, agricultural, residential, or military areas—with over 1,600 having investment potential.

Reusing a brownfield site is initially a more challenging and lengthy process compared to building on a greenfield site, but in the long run it is a more sustainable and lucrative development. This relieves the investor of the urban burden of managing the site, which the Czech Republic is aware of and trying to motivate investors with subsidies from relevant ministries. Other support programmes are offered by The Business and Innovation Agency (API) or banks. Furthermore, brownfield revitalisations are well covered by the BREEAM and LEED environmental certification schemes.

Pre-conversion analysis

Before starting a brownfield conversion process, a detailed analysis of the site is needed. In terms of spatial planning, it is advisable to make use of the information contained in the regulatory plan and spatial studies or municipal planning documents. Brownfields are often characterised by ecological burdens that must first be remediated. Similarly, the investor must not forget about any restrictions imposed by the conservation authority, as dilapidated buildings are often considered as part of technical or cultural heritage. The structural and technical condition of existing buildings can be hazardous, and the use of original structural elements may not make economic sense to use. On the other hand, it can also be an opportunity to implement new construction into an existing one and preserve some of the site’s heritage. Furthermore, standard surveys (hydrological, biological, etc.) are in the solution to ensure the viability of the final project. Some brownfields are also natural assets in terms of biodiversity. Higher bird species, rarer pollinating insects, or endangered animal species have been documented on many sites. Specific habitats (small pools, temporary wetlands, sandbanks, etc.) can be created. Not only for the above reasons, the new project is also subject to a buffer zone analysis and other legally protected interests to identify the main potential problems within the environmental impact assessment (EIA, IPPC).

The selection of an architect and designer and the preparation of a design brief is followed, as with other projects, by the creation of project documentation. Property rights, such as ownership of utilities or easements, are also often a challenge for brownfield revitalisation.

A full-fledged territory as part of its surroundings

Brownfields also require a detailed study of their relationship to their surroundings, not only in terms of traffic, noise or amenities, but active public participation is also strongly recommended. In revitalised brownfields it is good to incorporate cafés, galleries, co-working and community centres, etc.

It is advisable to look at brownfield revitalisation from the point of view of the principles of the circular economy. It is a material bank with a great potential to fulfil the Reduce - Reuse - Recycle principle. If a brownfield site has been contaminated in the past, the investor should not forget to carry out an ecotoxicological analysis of a representative sample.

Even in these locations, according to Czech legislation, every new building must meet the  energy performance requirements of a so-called near-zero energy building. It is recommended to take this into account at the design stage and integrate selected renewable energy sources, such as solar and photovoltaic systems, into the project. In multifunctional buildings, the synergistic effect of waste heat can also be exploited.