The basic definition of sustainability, as given by the United Nations in 1987, states that we should be able to meet the needs of the present without compromising the needs of future generations. From this originated the three principles of ‘reduce, recycle, and reuse’ that can help protect the planet for the future. In construction, sustainability is not just characterized by the materials used and the processes incorporated but also by how the lifecycles of the materials and the structure can be extended and reused.
Adaptive re-use in construction is one of the most effective ways to practice sustainability in the built realm as it helps to fulfill all three principles. Carl Elefante, former president of the American Institute of Architects, in 2007 coined the statement, “The greenest building is……the one that is already built.” What he implied almost two decades ago was that repurposing and retrofitting an existing building is far more energy-efficient than demolition and building a new one. Furthermore, the energy that was expended to build the structure in the first place, called embodied energy, is conserved, and less energy is utilized in the process of adaptive reuse than in new construction.
Significance of Adaptive Re-use
In the process of adaptive re-use, an existing built structure is reimagined differently from its original purpose. Its life is prolonged by repurposing and retrofitting or renovating it for a different use to suit today’s needs with updated facilities while preventing demolition, reducing construction costs, facilitating energy efficiency, and promoting circular architecture. This course of action helps to optimize the performance of the structure and, at the same time, adheres to the conditions of sustainable construction by serving the three dimensions – environmental (conservation), economic (growth), and social (equity). The adaptive design can help to combat climate change because, according to the World Green Building Council, it can “…..create environmental, commercial and social benefits, such as reducing operational carbon through energy efficiency and removing fossil fuel connections, creating significant embodied carbon savings, improving health and wellbeing outcomes, preserving heritage sites, improving community spaces and increasing property value.”
The recent pandemic saw people using buildings differently than ever before, with most living, working, and studying in residential spaces rather than workplaces and institutions. Suddenly, many buildings were left vacant even after the seriousness of the pandemic passed and presented the opportunity to adapt them to resilient structures that cater to the rising need for multi-functional spaces rather than building a new set of buildings. Adaptive re-use was the most energy-efficient and cost-effective option in such a scenario and would continue to be the most sustainable and worthwhile choice.
Benefits and Challenges of Adaptive Re-use
Benefits of this process include:
1. Preserving the cultural identity of the building and the urban environment
2. Decreasing energy consumption and carbon emissions
3. Facilitating economic opportunities and cost-effectiveness
4. Conservation of embodied carbon while still fulfilling the spatial and utilization needs 5. Bridging the gap between old and new by giving new life to neglected structures
Challenges of adaptive re-use include:
1. Changing the use of the already-built structure may require structural changes
2. Adhering to current regulatory frameworks that also include environmental standards
3. Financial constraints in cases where extensive restoration and renovation are required
4. Navigating safety hazards from the original structure and materials during retrofitting
5. Lack of details, awareness, and uncertainties of the existing structure
However, the benefits far outweigh the challenges, not just at the structure level but also at an urban level, which makes this process a beneficial one for all cities and stakeholders to consider in doing their part towards inculcating a sustainable lifestyle. Choosing the right structure, the right application and the right method for adaptive re-use contributes significantly to the success of the process.
Adaptive reuse offers a sustainable way to honor the past while designing for today’s needs. Enhance your architectural approach by joining workshops at PAACADEMY.
Types of Adaptive Re-use
A building that is to undergo adaptive reuse needs to be assessed so that dealing with the challenges does not take too much effort, money, or time. The site should provide access to facilities, and the proposed use should be economically viable and sustainable-conscious. The age of a building, its location, the state of decline, and the potential use for which it is being adapted for re-use all govern the need and type of adaptive re-use for that particular structure. Adaptive re-use can be broadly divided into five categories depending on the approach taken:
1. Historic preservation
This type applies specifically to historic buildings, and the main aim is preservation. Owing to the significance of the structure in the city’s history, the aesthetic elements of the exterior and interior are largely left untouched to maintain its integrity. Minimal changes are made to adhere to the current regulations and use, and facilities are upgraded to suit modern needs. The best course of action would be to implement sustainable systems and energy-efficient infrastructure to help reduce carbon footprint.
Example 1: Forbidden City Palace Museum, Beijing, China
The palace museum was part of the home of the emperor in the Forbidden City for about five centuries before it was commissioned to become the museum in 1925 under the guidance of Kuai Xiang, who was the designer of the whole Forbidden City. The site received the UNESCO World Heritage status in 1987 owing to its significance in Chinese history. The 600-year-old structure stands the test of time and has been maintained as part of the largest preserved historical palace complex, contributing to large amounts of conserved embodied carbon.
Example 2: Rambagh Palace, Jaipur, India
The Rambagh Palace was the residence of the Maharaja of Jaipur, and it was converted into a luxury hotel in 1987 by the Taj Group of Hotels with the aim of maintaining a balance between heritage and modernity. The designers included local craftwork and locally sourced materials in the design while retaining the original splendor of the palace’s detailing. The site is inclined towards sustainability through its efforts in water conservation, solar energy harvesting, facilitating natural elements of light and green, and even incorporating zero-plastic waste plans.
2. Renovation
This is the most common type of adaptive re-use where the exterior is mostly left to its original aesthetic, and the interior is repaired and refurbished to suit the needs of the new purpose of the building. The aim of the process is to preserve the exterior so that the original vision remains unchanged at the urban level. The interiors are retrofitted with required spaces and modern amenities. This is applicable to any structure that has outlived its use but still possesses a good structure that could be re-used. The process is sustainable because demolition of the whole structure is avoided, and modern amenities could be more energy efficient.
Example 1: Dunn Library, Simpson College, Iowa
The Dunn Library structure at the Simpson College campus, originally designed by Richard Neutra, was degrading, required high maintenance, and needed to be restored. The Lawrence Group redesigned the interior to accommodate not only library spaces but also academic support services and modern student spaces with the latest technological and mechanical amenities. This was achieved while still preserving the iconic exterior structure of the original design.
Example 2: Virtua Samson Cancer Center, New Jersey
The Cancer Center, renovated by Francis Cauffman Architects, was originally a supermarket building adjacent to Virtua’s Health and Wellness Center. Retaining the exterior shell of the building and just adding elements like skylights, large windows, and high ceilings, the architects were able to achieve a well-lit space with ample views that helped to promote a sense of hope, serenity, and healing. The structure also provided unhindered views both into the building from the outside and to the landscaped exterior from the inside, keeping people connected with nature.
3. Facadism
Facadism is the style where the public-facing façade is preserved and restored, and the rest of the building is demolished and rebuilt to suit the new purpose of the structure. The original structure may not be of historical importance, or the interior may be significantly deteriorated, so refurbishing may not be feasible. While this may not be as sustainable as the other methods, it still contributes to retaining the front façade and leaving the street view undisturbed.
Example 1: Plaza de toros de las Arenas, Barcelona
The plaza was initially a building that held cultural significance to the locals, although the building itself did not have high architectural value. Architects Alonso y Balaguer and Richard Rogers demolished the interior and used the restored original exterior as a second skin to the newly designed shopping and entertainment complex. A large dome was added to cover the activities below, and a public walkway was incorporated along the structure’s perimeter to provide a 360-degree view of the city. The dilapidated structure that had been reduced to a traffic island is now converted into a usable space that integrates into the city fabric as a landmark building.
Example 2: 48 Leicester Square, London
This building was a familiar Edwardian structure on Leicester Square, originally known as The Communications Building. Make Architects were asked to reinvent the interior space of the building with a completely new structure and core with high end amenities. The building currently houses retail and office spaces and has a new mansard roof but is enveloped by an original preserved elegant external façade. Located on one of the busiest streets of London, the structure still retains the Edwardian architecture feel.
4. Integration
In the Integration type of adaptive reuse, a new structure is built above or around an existing structure to lighten the pressure of the increasing need for space within a building. The structure may be used for the same purpose still, or a new one but the newly added structure complements it. The original structure may only be modernized to equip the building to today’s needs, but only the interior and the exterior are left untouched.
Example 1: Jægersborg Water Tower, Denmark
The Jaegersborg Water Tower was a landmark structure in Copenhagen, and the clients were keen to keep it that way. Dorte Mandrup Arkitekter strengthened the landmark characteristic by retaining the water tank and its solid columns and inserting living units that formed the student housing. Each unit is characterized by huge bay windows that bring in daylight and unobstructed views, creating a quality space with optimal use. The bottom half of the building houses the youth center and its facilities.
Example 2: Hearst Tower, New York
The Hearst Tower was originally built as a six-story base for a tower used by the media house Hearst Communications. About eight decades later, Foster and Partners designed the first ‘green’ tower atop the existing structure, also getting New York City’s first LEED Gold certificate for a skyscraper. The tower has been integrated into the original base, and together, they make a landmark site on the Manhattan skyline. The design also accounts for using recycled materials and consumes 25% less energy than other office buildings.
5. Infrastructure re-use
Infrastructural buildings like railways, tunnels, bridges, and industrial plants that are unused or outdated can also be repurposed into innovative projects that cater to modern needs. The new purpose is usually a non-industrial one, and they can become landmarks owing to their size and location.
Example 1: Tate Modern Museum, London
Originally designed as London’s Bankside Power Station, the building has an immense presence in its surroundings owing to the tall chimney. Architects Herzog & de Meuron utilized this to their advantage to make it a modern-day landmark without foregoing its historical presence. The only change on the exterior was the addition of the glass beam set horizontally to complement the tall chimney. The interiors were worked out to accommodate galleries of varying sizes, but the blandness of the design helped to highlight the museum’s artworks.
Example 2: High Line, New York City
The High Line is a 1.45-mile-long public park built in New York over an elevated but abandoned railroad. The project designed by Field Operations and Diller Scofidio + Renfro is an example of adaptive re-use at an urban level. A testament to inclusive cities, the project aimed to combine agriculture and architecture to form a public space that is a catalyst for urban rejuvenation, community interaction, and outstanding views. Although planned, the spaces exude the opposite scenario and are a model for biophilic design that addresses urban sustainability.
