C h a p t e r
1
An Overview on Adaptive reuse
1
Overview
Introduction
Introduction Conscious adaptationofoldbuildingsintosomething new is a familiar notion. Even in history there have been various buildings that were adapted into some other use. During war, many buildings are temporarily used as hospitals and base camps. Few decades after industrialisation, many abandoned factories and warehouse were converted into schools, hospitals, and even housing units. In rural areas, barns, store houses and even religious establishments have undergone similar reincarnation, blendingthenewwiththeold. In the current struggle for environmental sustainability by different communities, “recycling” hasbecomeasubsequentsolution.Withintentionsto reduce, reuse, and recycle waste, newlife is foundin everything from bottles, boxes, vehicles, and evenin buildings. Anything that is not degradable is advised to be reused, either for the same purpose or for a totally new use. Similarly old buildings are also “recycled”– they are given a new function to keep theminactiveuse.ThisisbroadlytermedasAdaptive Reuse. Although the appeal of reuse is easy to understand, for the sake of clarity, this chapter elaborates on this innovative and pragmatic notion; in order to understand the fundamental nature of adaptive reuse, definitions of the same arelooked at from previous researches.Theremight be more than one definition for the term,buttheaimofthischapter is to understand adaptive reuse both as a process and as anattitude. Further, it also discusses the advantages and problems concerned with such a method and how it serves to extend the use and symbolic value of a historicbuilding.
2
Overview
What isAdaptive reuse?
What isAdaptive Reuse?
There are a variety of examples; for instance, an old factory may become an apartment building, a rundown church may find new life as a restaurant, and an old warehouse or an office building can become a museum or restaurant. Due to their noticeable nature, these projects also eventually become the focal point for the redevelopment of adjoining resources. Hence, just changing the use alone may not sufficient. In such interventions many issues have to be addressed such that the overall experienceandvalueofthebuildingisenhanced.
“Adaptive + Reuse” The “reuse” suggests that the structure or building was once used for a particular purpose, which may have ceased due to various reasons and therefore it was reused. And the term “adaptive” suggests that the structure was not merely reused for any purpose but the new function was adaptive. The dictionary meaning relates adaptation to “adjustment”, and “modification or something to make it more fit for 1 existence under the conditions of its environment.” Inanarchitecturalcontextthesamecouldapplytoan old building adjusted to incorporate a new use. Although the rationale behind such an adjustment in a specific scenario is elaborately looked atinthenext chapter, the following section reviews the various notions and descriptions of the term in general, leadingtoanunderstandingofthetermmorerelevant tothisresearch.
Many industrial buildings are significant primarily for their architecture, as vernacular relics from the industrial age, and may be less so for their association with prominent people and events. Industrial buildings are especially well suited for adaptive reuse due to their large, openspaces.Also, in such a setting the ambience created can be interesting. These kind of places are not usually visited by the common user; most of them are even restricted to the public due to many reasons. Hence whenitisgivenanotherpurpose, and suddenly open for admittance, the idea of visiting a factory or a warehouse can in itself provide an interesting experience for the new user, irrespective of what the new use might be. The TATE Modern in London is a famousexampleofsuchareuse.
Rehabilitation is defined as “a variety of repairs or alterationstoanexistingbuildingthatallowittoserve contemporary uses while preserving features of the past.”2 Many of such projects were primarily only a preservation or a restoration idea, but now the emphasis has shifted from accurate and respectful restoration to a freer, more innovative, and creative attitude tochangesthat anoldbuildingmayundergo. Nowadaysthechanges are made toturnthebuilding, from just being anartobject,intoaproductofawhole 3 socio-economic system . Adaptive reuse is then a component of rehabilitation where one of the main aspectsistheactoffindinganewuseforabuilding.In another paper it is defined as “adaptive reuse is a process that changes a disused or ineffective item into a new item that can be used for a different 4 purpose.” This definition has more relation to the “reuse” aspect and the decisions on retention of existing features is left to the designer. Similarly, 5 another view describes it as “ adapting existing economically obsolete buildings for new, more productive purposes. The changes made are substantial, physical alterations that modify the buildings’ original, intendeduse.” Even if the existing building is devoidofanyhistoric importance, it would still havematerial value.Henceitwouldatleastprove cheaperthanatotallynewconstruction.
1. Webster'snewworlddictionary,NewYork,1958 2. Pathan,Ayub-Adaptivereuse,casestudyofBombaydockyards 3. Cantacuzino, Sherban- “Re Architecture: Old buildings new uses/1989Abbevillepress,NewYork. 4. Adaptive reuse: preserving our past building our future, CommonwealthofAustralia2004 5. Cantacuzino, Sherban- “Re Architecture: Old buildings new uses/1989Abbevillepress,NewYork.
3
Overview
What isAdaptive reuse?
Apart from providing a new use and keeping the buildingalive,therecyclingofbuildingshaslongbeen animportantandeffectivehistoricpreservationtool.It was originally developed as a method of protecting historically significant buildings from demolition. Old buildings oftenposses' historic features withheritage significance, adaptive reuse is elaborated as a “process for adaptingoldbuildingsfornewuseswhile retaining their historic features.”6 In such reuse projects, the historic value and heritage significance plays a very important role. If according to the above definition, the historic features are retained, then the processshould have minimal impact on the heritage significance of the building anditssettings. It is even advised for the developers to gain an understanding of the reasons behind such a heritage status, and thenpursueadevelopmentthatissympathetictothe building. Often heritage is seen as a source book fromwhichformsarecopied,itisthoughttobedevoid 7 of any values and allowed to be discarded . Another definition relating to the same is “...adaptive reuse helps extendthe lifeofhistoricbuildingsandprevents them from becoming forsaken and derelict. It preserves buildings by changing outdated functions 8 intonewusestomeetcontemporarydemand. ”
Fig 1. ExteriorviewofTateModern,Bankside
Fig 2. Interior view oftheTurbineRoominTateModern, Bankside.
Similar to the act of providing a new use, the importance of heritage is only a part of the adaptive reuse process. It is necessary to consider the economic and social aspectofeachprojectaswell.It is often described as a “process by which structurally soundolderbuildingsaredevelopedforeconomically viablenewuses.” Adaptive reuseistheconversionof existing vacant or under-utilized buildings into new residential andlive/workspaces9. When a building or a site loses its original function, it can be “rescued” from abandonment or demolition by adapting it to a new use, especially if its architecture is remarkable andingoodcondition. An old building with a function orausethatdoesn'tsuitthecondition,willnotwork.It canevenleadtothedepletionofitsexistingcharacter thanenhancingit.
6. Adaptive reuse: preserving our past building our future, CommonwealthofAustralia2004 7. Kapur, Amita-Adaptivereuseofold buildings : new functions andinteriorspaces/CEPT,1996 8. Pimonsathean yongtanit: current issues concerning adaptive reuseintheconservationofurbanculturalheritage 9. Cantacuzino, Sherban- “Re Architecture: Old buildings new usesP-9
4
Why heritage resorts?
Overview
This is the reason that most developing countries apply this principle primarily for cultural purposes. It is now becoming evident and clear that within a market economy, cultural/urban heritage could be considered as a financial asset. Communities have a lot to gain from adaptively reusingheritagebuildings. Byavoidingdemolitionandreconstructionitbecomes a major environmental benefit and a sustainable development. This, combined with energy savings and the social advantage of recycling a valued heritage place, makes adaptive reuse of historic buildings an essential component of sustainable development. Apart from the economic gains, the processatthesametimehastoprotect,preserveand sustainablyconserve not onlytheindividualbuildings but the urban fabric too. Summarizing this view, adaptive reuse is a process by which older and/or historic buildings are developed for their cultural value, while receiving economically, socially, and culturallyviablenewusesofasustainablenature.
Why Heritage resorts? Adaptive reuse has beenmore of a western concept and is a recent phenomenon in the Asian region. Especially in developing countries like India, many historical buildings have been demolished to pave way for new constructions. The only buildings that have escaped demolition are the ones that are brandedunder “heritage�.Theonesthatrequirecare are mostly conserved, made into museum and used astouristsites.Theotherbuildingsarepredominantly ownedbythegovernmentandtheyalsoundergoonly basic renovation. The only projects that undergo a design process involving reuse are resorts. Restaurants and resorts could be set in varying locationsfromanoldhousetoalargepalace.Hence, for this study, the focus will remain on heritage resorts. Since resorts are a form of adaptive reuse, the relationship between the old and the new is as important as the desire to create a comfortable stay for visitors, and can provide an interesting platform for analysis and study. The conversion into a resort can affect the social and economic scenario of the surrounding environment. The architectural input plays an important role, and the process itself can have various approaches that may be studied and understood. Like in any other architectural project, heritage resorts also undergo certain preliminary analysis before thefinaldesignismade.
5
Overview
Heritage and Adaptive reuse
Heritageandadaptivereuse All buildings are faced with deterioration mainly due totheforcesofnatureandvariousotherfactors.They do not last forever and often outlive their original purposes. Though the term “heritage� may comprise of many other things, ingeneral, those buildings that withstand these forces of nature or time can be termedasheritagebuildings.Theheritageespecially in Asian countries is under increasing threat from various forces. These could be linked to population growth, environmental degradation, migration of people from rural to urban areas , urban redevelopment, industrialization, globalization of both the economies of the region and the traditional socio-culturalfabric.Someofthefactors are10
Fig3. Negligencecancauseheritage buildingstodeteriorateand reducetheirstructuralstrenghtandheritagevalue
Dismemberment of heritage sites, with resultant lossofintegrity; Dilapidation and structural deterioration of the fabric ofthe region'sbuiltenvironmenttothepoint where it can no longer adequately support the humanusesforwhichitisintended; Replacement of original components with counterfeit and non-indigenous technologies and materials; Loss ofthesenseofplaceoftheregion'sheritage sites, through inappropriate reconstruction processes which homogenize their unique characteristics. Disenfranchisement of heritage from the traditionsofcommunityuse.
F i g 4. PictureofaneglectedprintingpressinGalleFort,Srilanka. Damage to heritage is mainly due to lack of awareness, advice, alternativesandfinancialsupport
This kind ofdamage toheritage is mainly due to lack of awareness, advice, alternatives, and, financial support. Another factor could be that the region is susceptible to many potential natural andman-made disasters, which can impact severely on all forms of cultural heritage. Even post disaster reconstruction measures have permanently compromised the original cultural heritage. The responsibility of safeguarding the special ambience and the architectural heritage of a region lies with its building owners, citizens, and political representatives, as well as the administration11. Emphasis should therefore be given to strengthening partnerships
Fig 5. The sense of place is usually lost when the addition is inappropriate, and original is replaced with counterfeit and nonindigenoustechnologiesandmaterials.
6
Overview
Heritage and Adaptive reuse
between different players, such as the municipality, residents, the private sector, and civil societies. Thesepartnershipsarecrucial,notonlyforcomingup with effective and practical solutions, but also for ensuring that the activities initiated are sustainable after the project ends. There are various organisations in history and now with the sole aim of conserving and preserving buildings andartefacts of historic importance. Pathan's undergraduate thesis12 gives a list of suchorganisations. In this dissertation, many conservation norms quoted are according to INTACH(foundedin1984). Even though there are manyorganisationsthatfocus onconservation,theireffortsarecompromiseddueto various reasons such as the absence of clear definitions of what constitutes the heritage, lack of regulatory controls, and inadequate financing and incentives. But the greatest danger to longer-term safeguarding of the heritage in Asia is inadequate public understanding of the need to conserve the heritage and inadequate steps taken towards these heritage resources. Pathan concludes that “the conservation movement in India can be said to have gathered some momentum during the 1980's with respecttonaturalresourcesandelements.But in the context of heritage and urban centres, the conservation movement is undoubtedly in its infancy.” Both the awareness and conservation efforts are insufficient compared to the numbers of heritagebuildingspresent.
10,11. AsiaURBS-“Achieving economic and environmentalgoals throughheritagepreservationinitiatives”/AsiaURBS2004. 12. Pathan, Ayub- Adaptive reuse, case study of Bombay dockyards.
7
Overview
Benefits ofAdaptive reuse
The benefits of adaptively reusing heritage buildings As adaptivereuse can beappliedtohistoricbuildings as a tool to keep them alive, it has at least three advantages. The advantages may be related to the old or the new use. The old building has benefits related to conservation, while the new whole is economicallybeneficial. To conserveandsaveanold building, sometimes artistic and historic value alone may not be sufficient to convince the decision makers; and when thebuilding is “recycled�toregain contemporary economic value, it becomes a good reason for conservationists to agree with the preservation of such buildings.Inapaperpr esented in Commonwealth of Australia13, these advantages are broadly categorised as environmental, social, and economic. Also in terms of design such an exercise can be interesting, and the design challenge canpromote innovative ideas. This is also abenefit,withrespecttoarchitecture.
Fig6. ViewofanoldbungalowconvertedintoacafĂŠ,clothesstore , andexhibitionspaceinChennai.
To begin with, the cost of new construction is less whentheexistingstructureisretained.Insomecases it might not be needed at all. Further the new activity (boutique, hotels, restaurants, or retail shops) generates income that covers the cost of restoration and maintenance costs. In others cases, such as museums and libraries, the new activity might not cover the cost, but they provide an indispensable social benefit to the community. Environmentally, as new construction is not required, natural resources usedinmanufacturing construction materials arenot exploited and thus adaptive reuse also promotes conservationoftheenvironment. Buildings greatly contribute to the significance, the identity, and the physical condition of a given urban area. And historical buildings bring back memories and links the past with the present. It is therefore normal and appropriate to retain the historic building stock and the urban fabric in order to find and enhance values related to history, continuity, familiarity, and identity. Hence the initiation of adaptive reuse projectscanbeanextraincentivefor economic revitalization, not only for an individual building,butalsototheregionandtothecityaswell.
13. Adaptive reuse: preserving our past building our future, CommonwealthofAustralia2004
8
Overview
Benefits ofAdaptive reuse
Environmental benefits
Social aspects
Adaptive reuse ofbuildingshasamajorroletoplayin the sustainable development of a community. When adaptive reuse involves historic buildings, environmental benefitsaremoresignificant,asthese buildings offer so much to the landscape, identity, and amenity of thecommunities they belong to. One of the main environmental benefits of reusing buildings is the retention of the original building's 14 “embodied energy.” By reusing buildings, their embodied energy is retained, making these project much more environmentally sustainablethanentirely new constructions. New buildings have much higher embodiedenergycoststhan old existing buildings .
Keepingandreusinghistoricbuildingshaslong-term benefits for the communities that value them. When done well, adaptive reuse can restore and maintain the heritage significance of a building and help to ensure its survival. Rather than falling into disrepair through neglect or being rendered unrecognizable, heritage buildings that are sympathetically recycled can continue to be used and appreciated. Increasingly, communities, governments, and developers are seeking ways to reduce the environmental, social, and economic costs of continued urban development and expansion. We are realizing that the quality and design of the built environment in our towns and cities are vital to our standard of living and our impact upon natural resources.
“The Australian Greenhouse Office notes that the reuse of building materials usually involves a saving ofapproximately95percentofembodiedenergythat would otherwise bewasted. In this context the reuse 15 of heritage buildings makes good sense.” The energy consumed by materials, labour, etc., is much less when an old building is reused without being demolished.
In thecontextof local governmentplanning, heritage has merged with more general environmental and quality-of-life concerns inrecentyears. Communities increasingly recognize that future generations will benefit from the protection of certain places and areas, including areas of heritage value. They act as valuable sources of information and preserve the lifestyle, construction technique, and architecture of that precinct.
Economic benefits The benefits of most goods and services, including heritage property, usually accrue to those who own them or pay for them; not to those who use them. In the case of many heritage properties the reverse is true. An area with architectural or heritage significance may benefitthose who resideinit,those nearby orthosewhojustpassthroughorvisit it,asin the case of a heritage property or precinct drawing tourists to the area. These indirect benefits can be extremelydifficult to measure.
Our lifestyleis enhancednotjustfromtheretentionof heritage buildings, but from their adaptation into accessibleand useable places.The reuse ofheritage buildingsinestablishedresidential areascanprovide the community with new housing and commercial property opportunities. Location, access, and public transport availability will always attract developers, and the size of the sites and variety of buildings available for reuse mean that a good mix of dwelling typescanbeoffered,withbroadappealtobuyersasa result. Town planners and councils that recognize and promote the benefits of adaptive reuse of heritage buildings, then, will be contributing to the livabilityandsustainabilityoftheircommunities.
Benefits can be dynamic and can be reflected in higher returns in the form of increased overall value and rents.The returnsmaybegreaterthanthecostof restoration and maintenance. The market however, may view the cost as prohibitive and the end market consumer may not be prepared to meet the rental levels required. This could be said to be true of any property/development situation,butmayerroneously appear to be accentuated in the case of heritage properties.
14. The CSIRO defines embodied energy as the energy consumedbyalloftheprocessesassociatedwiththeproductionof a building, from the acquisition of natural resources to product delivery, including mining, manufacturing of materials and equipment,transportandadministrativefunctions. 15. Adaptive reuse: preserving our past building our future, CommonwealthofAustralia2004
9
Overview
Benefits ofAdaptive reuse
Promoting innovation The adaptation of heritage buildings presents a genuine challenge to architects and designers to find innovative solutions. As development pressures increase in our cities, more heritage buildings are being reused,producingsomeexcellentexamplesof creative designs that retain heritage significance. It offers an interesting intellectual challengecompared tonewconstruction. Adaptive reuse is no simple mix of old and new, it is the product of aesthetic judgement, the deliberate juxtaposition ofseeminglydisparateelementssothat the form and meaning of each is amplified and yet a
Fig7. ViewofoldGalleFortPress,SLbeforereuse,depictingthe deterioratingunusedpropertythatexistedthen.
16
coherent whole is maintained. The historic context that already exists usually provides an interesting premiseforthedesignertoworkon.
Fig 8. ViewofthereusedPress,nowaneconomicallysuccessful and celebrated Hotel and restaurant. One can see how the designer has innovatively modified the existing corridor into a comfortabledwellingunit.
Although “adaptive reuse� scheme seems to be an economically, environmentally, and socially sound approach for any conservation programme, it often givesrisetodebatesconcerningitsimpactoncultural aspects.Adaptive reuse deals with theconversion of economicactivities that will notonlyimpactthewayof life of residents, but also undoubtedly affect the visitors and users. If the new use doesn't fit the programme, the approach might fail economically; sometimes the new use proposed might not be feasible within the existing legal limits pertaining to that location. Another such issue, at a larger level is theimpactofgentrification. 17
16. Pathan, Ayub- Adaptive reuse, case study of Bombay dockyards. 17. Gentrification is a common feature when rapid physical transformation takes place in a historic inner area. It arises with new sectorofpopulationexpressing new aspiration that leads to demandfornewservicesanddesign.
10
Overview
Classification
Classification Adaptive reuse is a process, and it has a potential to vary andexist indifferent ways. Hence theremaynot beafixedwaytoclassifyorcategorizesuchprojects. But one can generalize theideabygroupingtogether common aspects. For instance, theseprojectscanbe differentiated by the kind of use they are put to; namely, Active-useand Passive-use. Usuallythenewuseisexpectedtogenerateacertain amount of income, sufficient enough to cover restoration and maintenance cost in the adaptive reuse programme. The project becomes an economicsuccessifitattracts peopleandprovides a profit to the developers. Hotels, restaurants, retail shops,department stores,andevenresidential units canallbecategorizedunderactiveuse.
Fig 9. The “Dutch House� in southern Sri lanka is a home-stay where the original house is almost kept intact. With very little modification,thespacesareusedforsimilarpurposes.Thelivingis convertedintoaloungeoracommonspacefortheguests.
Unlike active use, passive use does not generate substantial income to cover restoration and maintenance, but can bring other advantages like bringing social benefits to thecommunity. Examples are museums, libraries welfare housing units, galleries, and other social activity buildings. These kinds of projects can act as a valuable source of knowledge to the community.Apart fromtheartefacts and activities that are present inside, the building in itself can reflect the cultural historical importance of thelocale.
Fig10. Theroomsareonlyre-furnished,thelayoutofthebuildingis unaltered,onlytheuseofthespace ischanged.
Heritage resorts, though they might come under active-use,arecapableofprovidingboththebenefits. In many regions historic places form a fundamental partofthetourismindustry.Heritagetourismprovides opportunitiesforbothdomestic and overseastourists to experience the distinctive historic heritage places and the rich stories associated with them. It can also provide employment for the local community and training opportunities. It can give tourists an opportunity to further develop a relation and understandtheunique traditionsandcharactersofan area.
Fig 11. A swimming pool has been added to provide a more comfortablestayfortheguests,italsoaddsvaluetotheplaceand attractsmorevisitors.
11
Overview
Classification
Anothertangentofclassificationiswithrespecttothe amount of intervention that takes place in an old building. Though there are various attitudes when it comestomakinganinsertinanhistoricenvironment, in general the architect's intervention can be divided intotwo. Non-spatial intervention in which, one accepts the existing spatial structure and relation. There is no spatialinterventionmade.Thebuilding mightbeonly restored, and the spaces can be reused without altering any architectural elements, like a bungalow being converted into a coffee shop. Not much addition orremovalismade,newservicesareadded, and existing spaces are converted into usable areas without major physical alterations but by elaborate spaceplanning.
Fig 12. View oftheOriginalhouseinGalleFort,SLbeforereuse. Thebuildingsdilapidatedconditionrequiredaspatialintervention.
On the other hand, in some buildings, some walls might have to be changed, broken or added. A conscious spatial intervention is made; spaces are added or altered for the functioning of the new use. These interventions depend on the architect's decisions, his visions and his approach. A comparative importance of the old and new is decided by the designer; along with, to what degree oldfeaturesshouldberetainedtoachievethedesired balance with the new and to what degree the new shouldbeexpressed.
Fig 13. View of the Reused Galle Fort, now an economically productivehotel,suggestingtheactivereuse.
These approaches can be modern, in terms of materials, structure, and style of architecture. The design has an dialectic approach where the new intervention contrasts theexisting. The materials are different from the materials of the original building, and the new stands out from the old. The other approachcanalsobecalledthetraditionalapproach, the old is complimented and enhanced by the new. The materials and the structure follow or repeat the existingelements.
12
Overview
The Process
The process In any adaptive reuse project, a detailed analysis is required to determine the building's opportunities, constraints,andmoreimportantly,for finding a viable new use. The building's adaptive capacity may be determinedbyconductinga thoroughanalysis of the buildings and its structure. In the case of heritage buildings, a historic preservation engineer or an architect could conduct such an investigation. It is further important to undertake studies to develop appropriate architectural solution or design alternativesfordifficultdesignchallenges.
Fig 14. Schematic representation of kinds of classification of Adaptive reuse projects, with respect to the kind of use and intervention.
A designer working on such reuse projects, after choosing the building, makes an analysis of its qualities on a sievingbasisbeforesettingdownonan initial design. This segment of the thesis looks at various pre-requisites for the design process in general, and further focuses on the issues that arise whiledealingwithheritageprojects.
13
Overview
Attributes andPre-requisites
Attributes and pre-requisites to the design process in an Adaptive Reuse project The bestuseforanoldbuildingisthatforwhichitwas built for initially. But sometimes due to various reasons, it becomes obsolete and once adaptive reuseisacceptedasthesolution,thefirstcrucialstep is the assigning of the new function. The difference between“reuse”and“adaptivereuse”liesinselecting the right function that can be inserted. Then obviously if the new programme is similar to the old or original one, there is less intervention and the “conversion” has more chances of success. The programme could even be an enhanced version of theoriginalone.Thentheintervention required in the old building would be the least, as most of the elementswouldbeincommon. On the contrary if the new proposed programme is very different, the intervention needed is more severe. The intervention would be on the building's general structure, materials, and alter various architectural elements. A new response to the existing environment has to be emphasised and the resulting proposal would be quite critical for the preservation and enhancement of the original identity. The foremost concern would be the practical aspects in terms of the economic advantages and how well the new use functions. Further, the design approach depends mainly on the designer's perception and intent. It will depend on how the designer perceives the past, or how well he conveys hisintent. The next segment gives a brief outlineofthegeneral issues that shouldbeaddressedbeforethedesigner proposes the new design. In this case, the design process can be complex, and to find the best suited solution, the designer needs to go through the following pre-requisites.
14
Overview
Attributes andpre-requisites
Cultural significance of the building or groups of buildings Lawsand bylaws,withreference tohistoric context, thelawsmightbeunique. Views about the buildings in question of the local communityandGovernmentagencies Survey Structuraland architecturalqualities corresponding totheproposeduse(s) Locationandaccessibility Opportunities for financial support in planning/constructionstages Availability and procedures for purchase, leasing, permissions. Compatibilitywithbuildinglayoutwithproposeduse Acquisition and allied costs, particularly true when ownership is complex– private, public, municipal, religious organizations,state, mixed, etc.–including payments and compensations for relocations of residents; Physical condition, including foundation and structural condition; size, expansion possibilities, vertical,horizontal; Availabilityofutilities Impactofsurroundingbuilding Potentialmarketabilityofthenewstructure Fig15. Someofthegeneralconsiderationsintheselectionofsites forAdaptiveReusecanbelisteddown.
Choosingbuildingforreuse Theultimateaimistofindanidealuseforthebuilding. But first itneedstobeverifiedthebuildingisviablefor reuse.Adesigner has to consideranumberofissues before choosing the building for reuse. Initially, the buildings assets have to be recognized. Apart from the physical aspects like structure and material, certain intangibleaspectsalsoneedstobelookedat. For example, in heritagebuildings, the historical and socio-cultural significance oftheexistingbuildinghas tobeestablished.Forotherkindofexamplessuchas factories and dockyards, other considerations like organization, extent of use, natural forces, and locationarelookedat. Once theuseisdecided,theoldbuildingundergoesa renovation based on parameters that preserve their material values with more or lesssuccess,inorder to host the new function. There is usually a dialogue created between the old and new where both the entities become foregroundandbackground to each 18 other. This gives rise to a number of issues which are directly related to architecture, and the following are the main premises on which the architect would makedecisions.
Spatial obligations Space is what is modified or manipulated and even created in these projects. When the old building is being givenanewlifewithanewfunction,itshouldbe taken intoaccountthatthespatialrequirementsofthe newfunctionarenotdifferentfromtheexistingspatial framework, because each and every building has its owndistinctspatialorexperientialcharacter.Thenew functionshouldbesuchthatitrespondstothespatial characteroftheexistingbuilding.Orthenewfunction should be such that it can be accommodated in the existing spatial framework without being an obstruction to the already existing structural system. Forexamplewhenapalaceisconvertedtoaheritage 18 . Orbasli,Aylin-Touristsinhistorictowns./E&FNSpon,2000
resort, thetwofunctionsaresimilartoeachother with respect to hospitality and service, hence making the wholeprojectfeasible.
15
Overview
Attributes andpre-requisites
The scale of the existing building also affects the scaleofthenew.Thenewfunctionitistoosmallortoo big,cancauseseriousdamagetotheexistingoriginal character. If there is no alternative but to place a function which demands more space than that offeredbytheexistingbuilding,thenitshouldbesuch that the new volumes maintain the balance between theoldandnew.
Incorporationof Infrastructure The structural system in the old building should be sound and long-lasting, otherwise the structural stabilityshouldbeanalysedtodecidehowmuchcan beretained.Thebuildingshouldbeflexibleenoughto incorporate required modern facilities. Even if the new design is sensitive to the existing built form, the project is not going tobefeasibleifitdoesn'tintegrate with themodernfacilities.Incorporationofservicesas requiredbythenewfunctionsuch as air-conditioning andfirefightingsystemsshouldbeworkedout.
Aesthetic issues Over and above all these issues, the design has an equally important responsibility of conveying its intent; the overall architectural character, the spaces and the experiencecreated for the user is important. The designer is directly responsible for these issues; it would depend on the designer's attitude and perception of the project, for example, the kind of materials used, the scale of the new, or whether the designer enhances thecharacterofbotholdandnew. The same is elaborated further in the following segment. Sometimes, efforts to preserve and revitalize historic buildings run up against financial obstacles, restrictive zoning and codes, contamination, and structural problems that createchallenges inreusing these uniquestructures. Theywillalwayshaveadded costs associated with their reuse, but if anticipated earlyon,canbesuccessfullydealtwiththroughsome carefulplanningandcreativity.
16
Overview
Chapter summary
Chapter summary Preservation and restoration are possible when a buildingcangenerate public interest by becomingan attraction or cansurviveontheoriginalfunctionitwas builtfor.Iftheexistingbuildingisapublicbuildingorof any iconic value, it is important and worthwhile to consider it for conservation, as often, it is a landmark in the area, historically important and hence architecturally valuable. But every approach that comes under conservation cannot be applied to all historical buildings and for those buildings that are redundant and don't fall into either of the above categories, adaptive reuse is thebest solution. It can be applied as a tool to keep them alive and in active use and hence should always be favored over demolition and redevelopment. There are countless reuse options available for redundant and obsolete buildings. Someofthemorepopularconversionsare of such sites into museums, art studios, live-work units, offices, residential units, schools, retail, and increasingly more are combining several uses together. Indeed, it has been a growing trend in the developed countries, and would prove to be a great benefiteconomicallyforanationlikeours.
The benefitsofadaptivereusearenowbeingrealised by many designers and planning and local authorities, and also the general public. After the efforts of organisations like INTACH, and their efforts to provide solid documentation and conservation legislationactivity, it is notaquestionofwhether,buta question ofhow–placesofhistoricsignificanceareto beconservedandreused. Adaptive reuse is thebestarchitecturalsolution,ifwe want to maintain a sense of culture, history and continuity in a world that is undergoing constant change. The imperative of economic growthdictates that we areconstantly outgrowingexisting urban and architectural forms.At its bestadaptivereusecan be a sensitiveandwell informed response to both these forces.
Whetheritispreservationorrestoration,choosingthe appropriate method depends on many dimensions. These methods are to be based on sustainable techniques and financial mechanisms that are responsive tolocalskillsandmaterials.Itshouldalso involve community participation and constant usage of the building as a resource. Only then the building can be kept in active use and simultaneously generate the needed income to sustain the building. Otherwise if notproperlytakencareof,theconserved buildings onceagain may face the sameproblemsof deterioration leading tothefailure oftheconservation efforts. Hence, recently theemphasis in convertingbuildings tonewuseshasshiftedfrommerelyextendingthelife ofahistoricbuildingtothechallengeofusingexisting space and structure into something useful. The best use for a building is that for which it was created for, but after it becomes obsolete, it is converted. If the new programme of the function is similar to the original one, the conversion has more chances of success with less physical intervention. On the contrary,iftheprogrammeisdifferent,amoresevere intervention on the building's general structure is required. 17
Overview
The Issue
The issue A celebrated adaptive reuse project is more than just the conversionorrehabilitationofapropertyforanew or continued use. Summarizing earlier discussions, basically it is a process that harnesses the energy and quality of the original building (of special architectural or historic interest or simply a workaday building), combining the energy and activity that the new use (leisure, retail office, or residential)bringsto theexisting.Butinmanyexamples,adaptivereuseis portrayed as more than a process;itisoftenglorified andusedasaclaim.Onedoesnotwanttoseeanold building or structure with intricate carvings and history be demolished, but would like to see such places be preserved and made new again. But how muchchangeisacceptable? Projects thatwereonce called somewhat of a travesty are now being celebrated for their commercial success and economic advantage. At the same time, projects that were once celebrated for their conservation aspect mayprovetobelesscapableofattractingvisitorsand becomemoreofamuseumthanasettingforleisurely activities. Inheritageresorts,certainprojectsfocusmoreonthe conservationoftheexistingstructure, andverylittleis modified or added. It requires that the conservation norms be followed and the old left behind so that it gives certain character to the place, site response, tradition, etc. On the other hand, some projects isolateandappreciateacertainindividualappealand value from theexisting, and the restofthestructures are newly added following certain aspects from the old. In this context, projects that are more oriented towardsconservationandrestorationarecelebrated, while the others are criticized. At the same time, projects that are predominantly focussed on the theme, with a very modest historical significance still become a success as a resort. Often thematically focussed projects are criticized by conservationists for their allegedly inauthentic approach, while they are accepted as successful models by some promoters and the tourists as well. Does it mean that to provide an entertaining thematic experience, one has tocompensateontheconservationaspects, or if one concentrates on conservation, a great thematic environmentcannotbeprovided? What ultimately matters in such projects is the evocative experience that the final outcome creates for the user. The essence of such experiences is 18
Overview
The Issue
based on creation of historical values and where these are fabricated they are phoney–This phenomenon may be entirely acceptable in stage sets, at the seaside, in the funfair, and in the theme park. Whether it is acceptable in a genuine historic context and the degree to which it modifies the historic statement of that context becomes a matter forthisdebate. Suchanexperience is provided by the presence o f a strong historical significance, hence if the historic features are restored, the required ambience is expected to be achieved. Similarly, a completely fabricatedbutawellplannedandexecuted projectis also able to provide such an experience. In themed resorts like Disney, almost everythingisredonefrom scratch; many elements are compensated, a few hints are taken from the old and the rest are completely recreated. Such projects are celebrated for the environment and are also a success, but sometimescriticizedfor losingornotpossessing any historic value. How does one understand both the approaches? Is it better if both the approaches overlap? then adaptive reuse projects are theoretically somewhere in-between on a spectrum or scale with heritage oriented projects on one end, and theme oriented projects on the other. Now the question is whichsideshould a projectdrift towards? Further, what implications do they have as a design and how important is their role in an adaptive reuse project? These seemingly opposing positions are further complicated by local authorities, user requirements (in this case a resort), andotherlimitations oflivingin a democratic market economy. The resort has to function andprovidethis evocativeexperienceforthe user along with all the necessary comforts. Compared to the traditional methods, new materials andconstructionmethodsarecheaper andefficient– probably more viable for the resort. With the large and growing number of tourist attraction that offer some form of historic heritage, it is getting harder to differentiatebetween the fabricated and thegenuine. Would the public recognize the difference between a visittoathemeparkandavisittowhatareconsidered legitimate historic sites? In many cases the tourists arenotgivenactual history, but instead are offered a contemporary creation, more of a spectacle for the eye and re-enactment than the much needed discourse.
19
Overview
The Issue
This becomes theissuethisthesishopestoaddress: to provide the needed evocative experience in a heritage resort, should one follow conservation norms and heritage oriented requirements or user is given more importance and a mere spectacle takes anupperhand,evenifitcompensatesonthehistoric value of the existing building? The basic assumption that could form the underlying theme of the entire study isthata“heritageresort”projectcanbelocated theoretically“in-between”twokindsofprojects. (i)Heritageoriented Those projects thatfocusmainlyonheritagevalueof the property, they may be included under pure conservation or restoration, projects in which the original buildingisnotdrasticallychanged. The new function is incorporated to fit the existing built form and character. The designer's primary motive is to conserve the building, in order to maintain the heritage value. Certain features are recognized tobe of importance and are retained. Hence the aspect of conservation and preservation is predominant. For this thesis, these kinds of projects are termed as heritageprojects.
The two kinds ofapproachwhilereusing a historic property into a resort
Adaptive reuse is in-between these two kinds of approach. The overlapmakestheinterventioninteresting.Thedesignermaytake astandthatmaybemoretowardstoeitheroftheapproach.
(ii)Theme oriented The other kind could be projects that focus more on thethematicenvironmentthatisultimatelycreatedfor the user. The designer either enhances the experience provided by the existing structure, or completelyprovidesanewexperienceforthevisitors. In these theme based projects, heritage and history could be recreated, sometimescompletely fabricated with the sole aim of entertainment and a memorable experiencefortheuser. The following sections in Chapter 2 emanate from research papers and discussions on similar topic and aims to bring out the various arguments that arise from different stand points. The arguments are focused to understand the pressures created by the two stand points and the relationships between various issues are plotted. Further it categorizes thearguments in the form of parameters first individually and later co-ordinated with direct architectural aspects, leading to an analytical framework,whichislaterdemonstrated onexamples toreachaconclusion.
Fig 16. Schematic representation of how adaptive reuse projects areinbetweenapurelyconservationandathemeorientedproject
20
Overview
The Method
The Method While people are drawn to such projects based on historic sites inthehopes of an immediate encounter with the authentic, physical remains, thisencounteris never unmediated. Instead, processes can be identified that shape it and enhance the experience relatedtothecollectivememoriesassociatedwiththe site.Wecannotmakejudgementsbymereprevailing impressions. One needs to enquire into this aspect, present arguments for architecture from opposite poles ofthespectrum,and try tounderstandwhether adaptive reuse is a definite method, or is just a rhetoric statement. Summarising the above raised issues, the following chapter would debate on the following questions.
1.Arethedecisionsdrivenbystricturesrelatedtoconservationandpreservation? Which form of authenticity would this practice seek to conserve: the historic buildingorthehistoricwayofbuilding? 2.Arealldecisionstakenintheseprojectsbythedesignerpredominantlythematic or utilitarianintheirattitude?Aretheyarefunctional,economical,andsoon? 3. How do user perspectives affect these understandings? For example do touristsandtourismaffectthesedecisions? 4. Are the architectural ideas meant to provide an experience located in history and typology? Then theadaptivereuseprojectsareanattempt to recapture it, In that case what conflicts arise between utilitarian arguments and the desire to providesuchanexperience? 5.Heritagesometimesbecomesanareatoassertthesuperiorityofthepresentin comparison to the past, then reuse process merely updates the building to its presentstandards.Doestheprocess self-defeat its purpose ifitfailstoprotectthe building'sheritage valueandifthenewdesignisnotpartofthetotalphilosophy of heritage? 6. Are all the decisions dynamic? Meaning the parameters to legitimize such projects are related to the experience the design successfully evokes within the stated objective. Design is then evaluated as to how creatively it caters to or achievesthatexperience.
21
22