Sustainable building adaptation : innovations in decision-making

How to adapt existing building stock is a problem being addressed by local and state governments worldwide. In most developed countries we now spend more on building adaptation than on new construction and there is an urgent need for greater knowledge and awareness of what happens to commercial buildings over time.

Sustainable Building Adaptation: innovations in decision-making is a significant contribution to understanding best practice in sustainable adaptations to existing commercial buildings by offering new knowledge-based theoretical and practical insights. Models used are grounded in results of case studies conducted within three collaborative construction project team settings in Australia and the Netherlands, and exemplars are drawn from the Americas, Asia, Japan, Korea and Europe to demonstrate the application of the knowledge more broadly.

Results clearly demonstrate that the new models can assist with informed decision-making in adaptation that challenges some of the prevailing solutions based on empirical approaches and which do not accommodate the sustainability dimension. The emphasis is on demonstrating how the new knowledge can be applied by practitioners to deliver professionally relevant outcomes.

The book offers guidance towards a balanced approach that incorporates sustainable and optimal approaches for effective management of sustainable adaptation of existing commercial buildings.

Author Notes

Sara J. Wilkinson is Associate Professor of Property and Construction at the University of Technology, Sydney, Australia
Hilde Remy is Assistant Professor of Real Estate Management at Delft University of Technology, The Netherlands
Craig Langston is Professor of Construction and Facilities Management at Bond University, Queensland, Australia

Sara J. WilkinsonHilde RemøyCraig Langston

About the Authors	p. xi
Preface	p. xiii
Part I Building Adaptation	p. 1
Chapter 1 Defining Adaptation	p. 3
1.1 Introduction	p. 3
1.2 Terminology	p. 4
1.3 The Significance of Building Adaptation	p. 4
1.4 Decision-Making Issues in Building Adaptation	p. 10
1.5 Decision Options and Levels of Adaptation	p. 11
1.6 Adaptation and Different Land Uses	p. 13
1.7 Conclusion	p. 14
References	p. 15
Chapter 2 Drivers and Barriers for Adaptation	p. 18
2.1 Introduction	p. 18
2.2 Building Life Cycle Theory	p. 18
2.3 Building Performance Theory	p. 20
2.4 Building Adaptation Theory and Sustainability	p. 21
2.4.1 Social Factors	p. 22
2.4.2 Environmental Factors	p. 27
2.4.3 Cost and Economic Factors	p. 30
2.5 Other Attributes Associated with Adaptation	p. 34
2.5.1 Physical Attributes	p. 34
2.5.2 Locational and Land Use Attributes	p. 36
2.5.3 Legal Attributes	p. 37
2.6 Conclusion	p. 38
References	p. 39
Chapter 3 Assessing Adaptation Using PAAM	p. 42
3.1 Introduction	p. 42
3.2 Preliminary Assessment	p. 42
3.3 Principal Component Analysis	p. 47
3.4 Preliminary Adaptation Assessment Model	p. 49
3.5 Illustrative Case Study	p. 54
3.5.1 Building Description	p. 54
3.5.2 Assessing a Building for 'Alterations' Adaptation	p. 54
3.6 Conclusion	p. 56
References	p. 58
Chapter 4 Sustainable Adaptation: A Case Study of the Melbourne CBD	p. 59
4.1 Introduction	p. 59
4.2 The Context for Adaptation	p. 59
4.3 Typical Sustainability Measures Used in Commercial Building Adaptation	p. 60
4.4 Sustainable Adaptation Case Studies	p. 62
4.4.1 131 Queen Street	p. 62
4.4.2 Alto Hotel (636 Bourke Street)	p. 64
4.4.3 247 Flinders Lane (Ross House)	p. 66
4.4.4 490 Spencer Street	p. 68
4.4.5 500 Collins Street	p. 70
4.4.6 406 Collins Street	p. 73
4.4.7 182 Capel Street	p. 75
4.4.8 115 Batman Street	p. 77
4.4.9 385 Bourke Street	p. 79
4.4.10 530 Collins Street	p. 81
4.5 Comparative Analysis of Sustainable Adaptation Measures	p. 82
4.5.1 Owners	p. 83
4.5.2 Age	p. 83
4.5.3 Location	p. 84
4.5.4 Aesthetics	p. 85
4.5.5 Location of Vertical Services	p. 85
4.5.6 Existing Land Use	p. 85
4.5.7 Floor Area	p. 86
4.5.8 Street Frontage	p. 86
4.5.9 Historic Listing	p. 86
4.5.10 Number of Storeys	p. 87
4.5.11 PCA Grade	p. 87
4.5.12 Attachment to Other Buildings	p. 88
4.5.13 Site Access	p. 88
4.6 Conclusion	p. 89
References	p. 90
Part II Adaptive Reuse	p. 93
Chapter 5 Building Obsolescence and Reuse	p. 95
5.1 Introduction	p. 95
5.2 Conversion Research Worldwide	p. 97
5.3 Building Lifespan and Obsolescence	p. 100
5.3.1 Technical Lifespan	p. 100
5.3.2 Functional Lifespan	p. 101
5.3.3 Economic Lifespan	p. 101
5.4 Obsolescence and Vacancy	p. 102
5.5 Quality and Obsolescence: User-Based Property Assessment	p. 104
5.6 The Physical Characteristics of Structurally Vacant Office Buildings	p. 106
5.6.1 Structure and Floors	p. 107
5.6.2 Floor Layout, Building Length and Depth	p. 107
5.6.3 Facade	p. 108
5.6.4 Stairs and Elevators	p. 108
5.6.5 Location Characteristics	p. 108
5.7 Selected Adaptive Reuse Projects	p. 109
5.8 Conclusion	p. 117
References	p. 118
Chapter 6 Reuse versus Demolition	p. 121
6.1 Introduction	p. 121
6.2 Decision-Making Criteria	p. 122
6.3 Tools, Scans and Instruments	p. 123
6.3.1 The Transformation Meter	p. 124
6.3.2 Programmatic Quick Scan	p. 127
6.3.3 Architectural Value	p. 127
6.3.4 The Architects' Method	p. 128
6.3.5 The ABT Method: An Instrument Developed in Practice	p. 128
6.4 Decisions-Based on Financial Arguments	p. 129
6.5 Durability and Sustainability	p. 131
6.6 Conclusion	p. 132
References	p. 133
Chapter 7 Examples of Successful Adaptive Reuse	p. 135
7.1 Introduction	p. 135
7.2 Dutch Conversion Projects (Office to Residential)	p. 136
7.2.1 'Stadhouder' in Alphen aan den Rijn	p. 137
7.2.2 'Lodewijk Staete' in Appingedam	p. 137
7.2.3 'Enka' in Arnhem	p. 138
7.2.4 'Schuttersveld' in Delft	p. 139
7.2.5 'Westplantsoen' in Delft	p. 139
7.2.6 'Wilhelminastaete' in Diemen	p. 140
7.2.7 'Granida' in Eindhoven	p. 141
7.2.8 'Residentie de Deel' in Emmeloord	p. 141
7.2.9 'Twentec' in Enschede	p. 142
7.2.10 'Eendrachtskade' in Groningen	p. 143
7.2.11 'Billiton' in Den Haag	p. 143
7.2.12 'Hof ter Hage' in Den Haag	p. 144
7.2.13 'Churchill Towers' in Rijswijk	p. 145
7.2.14 'Puntegale' in Rotterdam	p. 145
7.2.15 Westerlaan Tower in Rotterdam	p. 146
7.3 Discussion	p. 147
7.3.1 Data Analysis	p. 147
7.3.2 Conversion Risks	p. 147
7.3.3 Conversion Opportunities	p. 150
7.3.4 Typology	p. 152
7.3.5 Structure and Floors	p. 152
7.3.6 Floor Layout, Building Length and Depth	p. 153
7.3.7 Facade	p. 153
7.3.8 Stairs and Elevators	p. 154
7.3.9 Location	p. 154
7.3.10 Building	p. 155
7.4 Conclusion	p. 157
References	p. 158
Chapter 8 Preserving Cultural and Heritage Value	p. 159
8.1 Introduction	p. 159
8.2 Historic Heritage	p. 159
8.3 The Value of Heritage	p. 160
8.3.1 The Value of Place	p. 160
8.3.2 Cultural Capital	p. 161
8.3.3 Benefits of Heritage Conservation	p. 162
8.4 Assessing Economic Value of Heritage	p. 163
8.4.1 The Market Value of Heritage	p. 163
8.4.2 Direct Market Value	p. 164
8.4.3 Indirect Value	p. 164
8.4.4 Indirect Value of Heritage Tourism	p. 165
8.4.5 Heritage as a Source of Skills and Competencies	p. 165
8.4.6 Private/Public Value	p. 166
8.5 Heritage Value and Adaptation	p. 166
8.6 Architectonic and Aesthetic Value	p. 167
8.7 Experience Value	p. 170
8.7.1 Familiar Ugliness	p. 170
8.7.2 Cultural-Historical Value	p. 170
8.7.3 Symbolic Value	p. 171
8.7.4 Traumatic Experience Value	p. 173
8.7.5 Value in Use	p. 174
8.7.6 Intrinsic Value (Highest and Best Use)	p. 174
8.7.7 Heritage as a Source of Social Value	p. 176
8.8 Conclusion	p. 180
References	p. 181
Part III Adaptation Decision-Making and Optimisation	p. 183
Chapter 9 Identifying Adaptive Reuse Potential	p. 187
9.1 Introduction	p. 187
9.2 ARP Model	p. 188
9.3 Obsolescence Rates	p. 191
9.3.1 Physical Obsolescence	p. 191
9.3.2 Economic Obsolescence	p. 192
9.3.3 Functional Obsolescence	p. 193
9.3.4 Technological Obsolescence	p. 194
9.3.5 Social Obsolescence	p. 194
9.3.6 Legal Obsolescence	p. 195
9.3.7 Political Obsolescence	p. 196
9.4 Case Study: GPO Building, Melbourne	p. 197
9.5 Discussion	p. 201
9.6 Conclusion	p. 205
Note	p. 206
References	p. 206
Chapter 10 MCDA and Assessing Sustainability	p. 208
10.1 Introduction	p. 208
10.2 Background	p. 209
10.3 A New Approach	p. 211
10.3.1 Conceptual Framework	p. 211
10.3.2 Value for Money	p. 213
10.3.3 Quality of Life	p. 214
10.3.4 Sustainability Risk	p. 215
10.4 Life-Cost Planning	p. 215
10.5 Case Study: Bond University Mirvac School of Sustainable Development (MSSD) Building, Gold Coast	p. 217
10.5.1 Method	p. 217
10.5.2 Return on Investment	p. 218
10.5.3 Energy Usage	p. 220
10.5.4 Functional Performance	p. 220
10.5.5 Loss of Habitat	p. 221
10.5.6 Sustainability Index	p. 221
10.6 Discussion	p. 223
10.7 Conclusion	p. 227
Notes	p. 227
References	p. 228
Chapter 11 Modelling Building Performance Using iconCUR	p. 230
11.1 Introduction	p. 230
11.2 Visual MCDA	p. 231
11.3 iconCUR Model	p. 232
11.4 Case Study: 88 George Street, Sydney	p. 235
11.4.1 Overview	p. 235
11.4.2 Before Intervention	p. 237
11.4.3 After Intervention	p. 239
11.5 Discussion	p. 241
11.6 Conclusion	p. 247
Notes	p. 247
References	p. 248
Chapter 12 Designing for Future Adaptive Reuse	p. 250
12.1 Introduction	p. 250
12.2 Rationale	p. 251
12.3 AdaptSTAR Framework	p. 254
12.4 International Case Studies	p. 259
12.4.1 1881 Heritage, Hong Kong SAR (PRC)	p. 261
12.4.2 Peranakan Museum, City Hall (Singapore)	p. 261
12.4.3 Corso Karlín, Prague (Czech Republic)	p. 262
12.4.4 Arsenal de Metz, Metz (France)	p. 262
12.4.5 The Candy Factory Lofts, Toronto (Canada)	p. 263
12.4.6 Punta Delia Dogana Contemporary Art Centre, Venice (Italy)	p. 263
12.4.7 Andel's Hotel, Lódz (Poland)	p. 264
12.4.8 Sugar Warehouse Loft, Amsterdam (The Netherlands)	p. 264
12.4.9 The Powerhouse, Long Island City (USA)	p. 265
12.4.10 John Knox Church, Melbourne (Australia)	p. 265
12.5 Discussion	p. 266
12.6 Conclusion	p. 268
References	p. 268
Index	p. 273

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