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Conclusions and recommendations
Conclusions and recommendations
8
In summary, experience proves that early plans and decisions to establish new productive uses for decommissioned nuclear sites are both cost effective and agreeable to a wide range of stakeholders. Such strategies are alternative to release of the site with no post-decommissioning plans defined. However, in case of very high local land values, the additional costs of total dismantling, site clearance, and unrestricted release of the site may be acceptable and the land sold profitably even some time after the completion of decommissioning. For historic buildings, a pragmatic approach to the reuse should be taken, whilst conserving the heritage value of the building. The inclusion of heritage assets in the redevelopment projects provides a focus for sustainable change. The impact of successful schemes is felt beyond the boundaries of the project and can boost the economy of the whole community and beyond. Hierarchically, the following expresses the redevelopment schemes in a decreasing order of suitability: l
l
l
l
l
l
l
The redeveloped site should ideally support a workforce of similar skills to those existing during past operations, or at least a similar number of jobs. In many cases, the value of used structures, systems, and components is optimized if they can be locally adapted to alternative functions. Alternative uses with the highest ranking are usually those nearest to the original objective of the plant; for example, it would be appropriate to first assess the feasibility of reusing the existing NPP site, facilities, infrastructure, and electrical transmission lines for a new power plant (e.g., the use of uncontaminated parts such as turbines for the construction of a new fossil-fired plant onsite). Continuing nuclear operations of various types may be a logical follow-on reuse of a site after decommissioning (nuclear R&D centers, spent fuel, and radioactive waste stores). This strategy has several advantages, for example, prompt availability of qualified staff onsite, existing public acceptance, and availability of nuclear and conventional services. If this is not appropriate for local and regional circumstances, then utilization of the site and facilities for nonnuclear heavy or light industrial purposes may be the next most effective strategy (e.g., warehouses, production industry, mechanical workshops, recycling centers, and production of chemicals). The next-in-ranking alternative could be the adaptive reuse of buildings and sites for housing or recreational purposes (e.g., climbing walls, bungee jumping, observation towers, sport fields, restaurants, and casinos) or a variety of other uses (R&D facilities, municipal waste treatment, biological and medical installations, university buildings, high technology parks, and diverse businesses). Establishment of nuclear museums or exhibition centers remains the default option should the above-mentioned alternatives fail: this option has the great merit of highlighting the historic and cultural heritage of the site, a school of thought that is becoming of growing appeal to the general public in many countries. Besides, many contemporary artworks require large bare undecorated spaces, which can be offered by many industrial buildings.
Beyond Decommissioning. https://doi.org/10.1016/B978-0-08-102790-5.00008-7 Copyright © 2019 Elsevier Ltd. All rights reserved.
344
Beyond Decommissioning
The keys to success for a redevelopment project include such aspects as stakeholder involvement, early appraisal of potential hindrances, funding, schedule, and timing. Recommendations to those responsible (at various levels) for the redevelopment projects include: l
l
l
l
l
l
l
l
l
l
l
l
Define who the property owners are and will be. Ensure timeliness of decisions and providing assurance of cleanup costs. Work with the local governmental offices to fit the project into local political priorities and regional development plans, as well as land use laws. A clustering of activities as opposed to a single-building project can start a large scale, successful redevelopment program. A change in the greater area may be necessary to make a site commercially profitable. Many successful schemes were led by the individuals with vision: do not “wait for deus ex machina.” Mixed use redevelopments are generally successful. Maintain records relevant to a redevelopment project: they might turn out to be useful for the next redevelopment. Protect human health and the environment before, during, and after the redevelopment project. Inform the regulators and community of the political importance and other benefits (environmental, social, and economic) of the project to garner their support and help to overcome any hindrances to redevelopment; pay due attention to objections and reservations. Eliminate environmental contamination and its remaining (although unfounded) stigma. Plan for the project to conserve natural resources and maintain essential components of natural systems. Secure the economy or other benefits of the project. For private developers, this requires that the selected reuse support initial refurbishment, provide the developers with a reasonable return on their investment, and generate a regular income to ensure the long-term maintenance of the building and any associated open spaces. The financial return should also take account of the additional risk associated with onsite contaminants. Ultimately, the economic feasibility of most projects will depend upon the ability of the private developer to predict the market and meet market demand. In that sense, the redevelopment of actually or potentially contaminated sites is no different from any other development project. Instead, the public redevelopment projects are typically designed to improve the quality of the local environment for the community directly or to make the community more attractive for further development. In general, public sector funding can help to launch a solution.
Not two cases of industrial reuse are identical, due to multiple internal and external factors: it is up to the owners, planners, and stakeholders to use available experience (mostly from the nonnuclear sector) to identify and agree to a strategy acceptable to all parties. As industrial reuse is inherently case specific, a lot of focused expertise, on one side, and imagination, on the other side, are required in concrete applications. And expertise and imagination should go hand in hand. “Imagination is more important than knowledge … Albert Einstein (1879–1955).”
8
In summary, experience proves that early plans and decisions to establish new productive uses for decommissioned nuclear sites are both cost effective and agreeable to a wide range of stakeholders. Such strategies are alternative to release of the site with no post-decommissioning plans defined. However, in case of very high local land values, the additional costs of total dismantling, site clearance, and unrestricted release of the site may be acceptable and the land sold profitably even some time after the completion of decommissioning. For historic buildings, a pragmatic approach to the reuse should be taken, whilst conserving the heritage value of the building. The inclusion of heritage assets in the redevelopment projects provides a focus for sustainable change. The impact of successful schemes is felt beyond the boundaries of the project and can boost the economy of the whole community and beyond. Hierarchically, the following expresses the redevelopment schemes in a decreasing order of suitability: l
l
l
l
l
l
l
The redeveloped site should ideally support a workforce of similar skills to those existing during past operations, or at least a similar number of jobs. In many cases, the value of used structures, systems, and components is optimized if they can be locally adapted to alternative functions. Alternative uses with the highest ranking are usually those nearest to the original objective of the plant; for example, it would be appropriate to first assess the feasibility of reusing the existing NPP site, facilities, infrastructure, and electrical transmission lines for a new power plant (e.g., the use of uncontaminated parts such as turbines for the construction of a new fossil-fired plant onsite). Continuing nuclear operations of various types may be a logical follow-on reuse of a site after decommissioning (nuclear R&D centers, spent fuel, and radioactive waste stores). This strategy has several advantages, for example, prompt availability of qualified staff onsite, existing public acceptance, and availability of nuclear and conventional services. If this is not appropriate for local and regional circumstances, then utilization of the site and facilities for nonnuclear heavy or light industrial purposes may be the next most effective strategy (e.g., warehouses, production industry, mechanical workshops, recycling centers, and production of chemicals). The next-in-ranking alternative could be the adaptive reuse of buildings and sites for housing or recreational purposes (e.g., climbing walls, bungee jumping, observation towers, sport fields, restaurants, and casinos) or a variety of other uses (R&D facilities, municipal waste treatment, biological and medical installations, university buildings, high technology parks, and diverse businesses). Establishment of nuclear museums or exhibition centers remains the default option should the above-mentioned alternatives fail: this option has the great merit of highlighting the historic and cultural heritage of the site, a school of thought that is becoming of growing appeal to the general public in many countries. Besides, many contemporary artworks require large bare undecorated spaces, which can be offered by many industrial buildings.
Beyond Decommissioning. https://doi.org/10.1016/B978-0-08-102790-5.00008-7 Copyright © 2019 Elsevier Ltd. All rights reserved.
344
Beyond Decommissioning
The keys to success for a redevelopment project include such aspects as stakeholder involvement, early appraisal of potential hindrances, funding, schedule, and timing. Recommendations to those responsible (at various levels) for the redevelopment projects include: l
l
l
l
l
l
l
l
l
l
l
l
Define who the property owners are and will be. Ensure timeliness of decisions and providing assurance of cleanup costs. Work with the local governmental offices to fit the project into local political priorities and regional development plans, as well as land use laws. A clustering of activities as opposed to a single-building project can start a large scale, successful redevelopment program. A change in the greater area may be necessary to make a site commercially profitable. Many successful schemes were led by the individuals with vision: do not “wait for deus ex machina.” Mixed use redevelopments are generally successful. Maintain records relevant to a redevelopment project: they might turn out to be useful for the next redevelopment. Protect human health and the environment before, during, and after the redevelopment project. Inform the regulators and community of the political importance and other benefits (environmental, social, and economic) of the project to garner their support and help to overcome any hindrances to redevelopment; pay due attention to objections and reservations. Eliminate environmental contamination and its remaining (although unfounded) stigma. Plan for the project to conserve natural resources and maintain essential components of natural systems. Secure the economy or other benefits of the project. For private developers, this requires that the selected reuse support initial refurbishment, provide the developers with a reasonable return on their investment, and generate a regular income to ensure the long-term maintenance of the building and any associated open spaces. The financial return should also take account of the additional risk associated with onsite contaminants. Ultimately, the economic feasibility of most projects will depend upon the ability of the private developer to predict the market and meet market demand. In that sense, the redevelopment of actually or potentially contaminated sites is no different from any other development project. Instead, the public redevelopment projects are typically designed to improve the quality of the local environment for the community directly or to make the community more attractive for further development. In general, public sector funding can help to launch a solution.
Not two cases of industrial reuse are identical, due to multiple internal and external factors: it is up to the owners, planners, and stakeholders to use available experience (mostly from the nonnuclear sector) to identify and agree to a strategy acceptable to all parties. As industrial reuse is inherently case specific, a lot of focused expertise, on one side, and imagination, on the other side, are required in concrete applications. And expertise and imagination should go hand in hand. “Imagination is more important than knowledge … Albert Einstein (1879–1955).”