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I think they're putting us in the matrix
(aussie.zone)
Notice in our building about the lift replacement has a scary picture.
๐ Its mentioned, i think in the wikipedia article, that the ongoing maintenance costs of Lloyds are huge and were it not for the buildings historic listing, there is a reasonable chance they'd have already taken the building down. So you'd better allocate extra in the budget for those ongoing costs.
Damn. My goal is the exact opposite. Make a building that a landlord can't ruin :D
I was mainly thinking copper pipes (water, gas) and drains (PVC) which are all outdoor rated and could be designed for cheaper/easier servicing on the outside if done right (eg with skeleton stairs access).
Aircon I'm not so sure. The ducting is often steel (rusts) and the insulation can go bad if rain gets in it, requiring lots of replacement of big, heavy ducts. For this I might instead build-in some air channels into the building's structure and contemplate condensationproof methods of lining them. Dunno. Either that or force everyone to use split systems >:D so they can get it fixed themselves when something goes wrong.
The glasshouse bit I mentioned sounds grand, the install costs would be immense and the ongoing cleaning costs yet another disaster. Giant mesh shade sails might be a wiser option.
I think a shade sail is the way to go, the bigger the better. In fact if you can find some buccaneers, i think a sailing ship sail would really make the building pop!