SCHOOL OF ARCHITECTURE, BUILDING & DESIGN Centre for Modern Architecture Studies in Southeast Asia (MASSA) Bachelor of Science (Honours) (Architecture) Asian Architecture (ARC 2234 / ARC60403)
PROJECT 1: Case Study Paper
TITTLE: A Comparison Study on the Sustainable Impacts of Revitalization of the old Sentul Train Station and Manseibashi Train Station
NAME: Yong Yih Tyng
STUDENT ID: 0312764
TUTOR: Pn. Nurul Alia Ahamad SUBMISSION DATE: 9 June 2015
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Content Page 1. Abstract -------------------------------------------------------------------------------------------- 4 - 5 2. Acknowledgements ------------------------------------------------------------------------------ 6 3. Introduction 3.1 Definition of Revitalisation and Sustainable in Adaptive Reuse Concept ---------------------------------------------------------------- 8 - 12 3.2 Old Sentul Train Station and Manseibashi Train Station History Background ----------------------------------------------------------- 13 - 22 4.
CHAPTER 1: Analysis 4.1 Similarities in terms of revitalization of old Sentul Train Station and Manseibashi Train Station ---------------------------- 24 - 28 4.2 Differences in terms of revitalization of old Sentul Train Station and Manseibashi Train Station ---------------------------- 29 - 30
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CHAPTER 2: Cost and Man Power Effective 5.1 Building materials that are being preserved throughout the revitalization of old Sentul Train Station and Manseibashi Train Station ------------------------------------------------------------------ 32 - 35 5.2 Building Evaluation for Adaptive Reuse and Preservation ----- 36 - 38 5.3 Cost Effective of Adaptive Reuse ---------------------------------- 39 - 45
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CHAPTER 3: Environment and Economic 6.1 Positive Impacts on Nature by the revitalization of old Sentul Train Station and Manseibashi Train Station ---------------------------- 47 6.2 Differences and similarities of old Sentul Train Station and Manseibashi Train Station in terms of sustainable site context- 48 - 49
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CHAPTER 4: Social 7.1 Differences and similarities of old Sentul Train Station and Manseibashi Train Station in terms of social sustainability----- 51
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Conclusion -------------------------------------------------------------------------- 53
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Summary ---------------------------------------------------------------------------- 55
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Reference/ Annotated Bibliography --------------------------------------------- 57 -58
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Abstract
This study aim to convey the idea of how adaptive reuse of old buildings around Asia can achieve sustainability development and preserve genius loci of place of by a comparison example of the sustainable impacts of revitalization between the old Sentul Train Station and Mansebashi Train Station. Revitalization of existing old buildings has direct impacts on the contextual sustainability development. Sustainable or “sustainability development” has three main aspects. These aspects include the consideration of environment, social and economic. (Circular Ecology Ltd, 2014). The decision whether to revitalization of an old building, which was once served as one among of all the nodes of a place; town or city has significant outcome far differ when it is not done so. A “sleeping site”, or “inactive site” can suddenly be awaken by the revitalize action and again become a popular place for the local and visitors when it is given a new identity. (Ada Louise Huxtable, Lessons In Healing the City’s Scars). In some case, the development can quickly transforms into an uncontrollable phenomena which could make the site self-sustainable possible. To ensure the progress and reliability of the research, several literature reviews based on the topics of adaptive reuse and sustainable development were conducted. Other than that, the tasks to visit the nearest site and online research to gather more information regarding the site has also completed. To ensure the analysis regarding the topic to be clearer, two old buildings with similar function are selected. The revitalization of old Sentul Train Station into Kuala Lumpur Performing Arts Center (KLPAC) through adaptive reuse has retain its historical memory by preserving parts of the brick structure of the former building, same as the case for Manseibashi Train Station, Kanda, Japan. The Japanese architects whom responsible for the revitalization have preserved red-brick via duct and transform into the new shopping center, mAAch Ecute Kanda Manseibashi. In both cases, the old train stations has given a new appearance as well as function to serve the users. Studies has shown that in both cases, this new definition to both of the old stations has successfully affects the environment in an aesthetic way without the expenditure of cost, materials and energy. Also, the changes has also affect people around them, to use the space in a new way. Thus, population within the site also increase accordingly. However, there are also some differences as the part of outcome of the comparison study, for 4
example, the further development of the site function and type of users that are going to populate the site. In conclusion, despite of the similarities of the former function of the old buildings that were selected for this study, the unpredictable scale of the sustainable development of these two different sites, is still an issue that worth to ponder about. The revitalization action surely has more positive outcomes than that the negative ones, however, if without the addition of passive design during the revitalization process, it is still a distance from the sustainability goal.
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Acknowledgement
Here by, I wish to take the opportunity to appreciate the step-by-steps guidance and knowledge that I get from my tutor Pn. Nurul Alia Ahamad during the whole progress of my writings. Thank you for the wisdom that enrich my thinking and the vision of this writings. You gave me a clear direction and encouragement to what I wish express in this writings so I could proceed effectively. I would also like to appreciate the Taylor’s Lakeside University Library of providing bountiful resources that helped me to my research. Also, not to mentioned, to those, who I may not know in person, have provided the online resources which I have used as references in my research. Last but not least, I wish to thank my sponsors and my family to give me the trust, the opportunity and the motivation in everything.
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3.0 Introduction
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3.1
Definition of Revitalisation and Sustainable in Adaptive Reuse Concept
3.2
Old Sentul Train Station and Manseibashi Train Station History Background
3.1 Definition of Revitalization and Sustainable in Adaptive Reuse Concept
In this research paper, the core discussion is circulating about the connection of Adaptive Reuse and Sustainability. In Malaysia context, Adaptive Reuse and Sustainability, both of these terms are understood fairly. The common condition is that, the meaning of the term Adaptive Reuse is being translated literally into renovation of a place while the term Sustainability becomes a bench mark of green designs or merely a standard just to get the building an honor label as Green Buildings. However, the meaning of both these terms are far beyond.
“ Sustainable development is development that meets the needs of the present without compromising the ability of future generations to meet their own needs.” ( Brundtland Commission, 1987)
Sustainability has the meaning of development or progress within the term itself. It is not only about the past and the present, but it is also about the future, hence, “the future generations”. To further elaborate the idea, sustainability means that how we are now, or what we should do now, to ensure the whole species is going to sustain their life in the future by the reflection of the past. The Father of Biology, Charles Darwin’s famous philosophy, states that:
“In the struggle for survival, the fittest win out at the expense Of their rivals because they succeed in adapting themselves Best to their environment” (Charles Darwin) 8
or
“It is not the strongest of the species that survives, Nor the most intelligent, But the one most responsive to change.” (Charles Darwin, 1809)
Based on these statements, noted that the similarities of the terms used: “adapting…..environment” and “responsive to change”. In both phrases, the term is being highlighted is the environment. It is impossible to argue with the fact that any element on the Mother Earth cannot sustain their own species without the interaction with other elements. Not even human (Homosapien), the most civilized animal on Earth. If the interdependence link between one of the element is broken, with no substitute, the whole community will be disturbed. The result is the end of the species, the worst case, it is the disappearance of the whole community. Hence, to sustain the balance of the environment is as important as to ensure the development of human future generations, since human fulfill needs through environment.
There are three main pillars of sustainability: social aspect, environmental aspect, and economic aspect. To achieve the optimum condition, all these aspects have to come together and work as one at a balance state. Either achieving any two out of the three will give us average results: “ Social + Economic Sustainability = Equitable Social + Environmental Sustainability = Bearable Economic + Environmental Sustainability = Viable” 9
Circular Ecology Ltd. (2014)
Figure 1: The relation of three sustainability pillars. Circular Ecology Ltd. (2014). Retrieved from http://www.circularecology.com/sustainability-and-sustainable-development.html#.VWHrqk-qpBc
One of the factor that has impacts on all the three pillars is the identity of the place – the genius loci. The sense of locality can come from the local, food, art, culture, tradition, history background and architecture, whereby, the most obvious elements shall be the historical trace on the architecture itself. Rebuilding a city with a brand- new look of innovative designs is interesting but it can also be destructive to the original sense of the place. Destruction of the original cityscape line with new buildings inevitably destroy the intangible nodes of place that were established earlier, which, was once the reason of why people feel closely related to a place. A place eventually lost its social network, similar to that the interdependence linkages within a community are broken. People lost their relation to that place and the character of a community is in a dilemma. A story that once was engaging and unique has lost its ability to be told. It is now beyond control.
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One cannot completely shut down the civilization progress of a place even by political means because it is the nature of human to reach their furthest potential at any price. Inevitably, the appearance of the whole environment will eventually change, however, the main question is how to control the speed of the change and at the same time preserve the originality of the place. How we are, to retain the best part of the story and prolongs the life-time of the originality of the place. Hence, Adaptive reuse can be one of the most effective strategy to counter this issue.
“Revitalization” in terms of Adaptive Reuse is the restoration of the spirit of a place by giving it a new definition. A metaphor as an interesting way of continuation of a folk story. A breath of life.
“What we need is continuity . . . historic preservation is not Sentimentality but a psychological necessity. We must learn To cherish history and to preserve worthy old buildings . . . We must learn how to preserve them, Not as pathetic museum pieces, But by giving them new uses.” (Ada Louise Huxtable, Lessons In Healing the City’s Scars)
Other than that, the explanation by David Rock about the correct approach for adaptive reuse:
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“ The structure of an existing building together with its character And service systems can and must form a base for creative solutions. To understand the full implication of what exists and how to use It creatively as a base for something new requires empathy And sympathy with the situation, attitudes which are Currently strengthened by the revised interest in Architectural history and the study of the vernacular. It is an interesting and perhaps disturbing thought that, When working on the redesign of an existing building, One is in effect, probably working in partnership with A dead architect or engineer.� ( Rock 1979 )
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3.2 Old Sentul Train Station and Manseibashi Train Station History Background
Old Sentul Train Station and Manseibashi Train Station were selected as the comparative case studies for the sustainable impacts of revitalization in this research study due to their similarities, where, both of them are originally built as one of the important nodes at their site context to connect and gather people. Other than that, both of these train station has a long history of more than 100 years until the time when they were redefined for other usage. Both of the train stations were being rebuilt once before the revitalization work came in afterwards due to tragedy event.
Old Sentul Train Station is located at Sentul West, Kuala Lumpur, Malaysia. It has a history about 204 years before it was converted by YTL Design Group in Year 2004 into Kuala Lumpur Performing Art Centre (KLPAC). It has started as a wood crafting workshop and sawmill in early Year 1800 then converted into part of the Sentul Work own by Keretapi Tanah Melayu (KTM). In Year 1906, it was the most important railway deport and workshop in Sentul region. Unfortunately in late 1940s, it was destroyed by a bomb during end tail of War World II. The site was left abandoned until the Year 1960s when a project came in and transformed the site into a golf clubhouse. The golf clubhouse has functioned for a period of time, however, it was once again being abandoned since early 1990s. Only until about a decade later, it was revitalized by YTL Design Group’s Architect Baldip Singh and Ng Sek San, turning it into the new building with the appearance that it possess nowadays while preserving the memory of its past, the trace of the original building with reddish brick façade that once the famous Sentul Work. The new building was designed in a way that the new part of the building is adapting the old part of the building. The new transformation was not only gave a new look to the building but also redefine the function of the building. It’s original function as a gathering place has restored within this Adaptive Reuse process.
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Figure 2. Old Sentul Train Station
Figure 3. Old Sentul Train Station. Images retrived from http://malaysiaheritage.blogspot.com/2009/01/photoexhibition-retraces-railway.html
Figure 4. Old Sentul Train Station. Images retrived from http://malaysiaheritage.blogspot.com/2009/01/photoexhibition-retraces-railway.html
Figure 5. Took by K. Azril Ismail Old Sentul Train Station. Images retrived from http://www.thestar.com.my/Story/?file=%2F2009%2F1 %2F11%2Flifearts%2F2965266
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Figure 6. Kuala Lumpur Performing Art Centre. After revitalization. Brick Structure (Old), Glass Structure (New) Image retrieved from http://www.skyscrapercity.com/showthread.php?t=390225&page=2
Figure 7. Kuala Lumpur Performing Art Centre. After revitalization. Brick Structure (Old), Glass Structure (New) Image retrieved from http://www.skyscrapercity.com/showthread.php?t=390225&page=2
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Figure 8. Kuala Lumpur Performing Art Centre. After revitalization. Brick Structure (Old), Wood (Old), Steel Cage (New) Image retrieved from http://www.skyscrapercity.com/showthread.php?t=390225&page=2
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Manseibashi Train Station (the Phantom Station), which was earlier designed by Tatsuno Kingo with an architectural style inspired by Amsterdam Centraal, has a shorter history if compared to Sentul Train Station, about 100 years before the revitalization of the site takes place. The name of the train station was given after the bridge around the site by the governer of Tokyo, Tadahiro Okubo. Located in Kanda, Tokyo, Japan, Manseibashi Train Station was once serve as a member of the public transportation system in Tokyo, Japan before the great Kanto Earthquake in Year 1923. The original structure was launched in April 1, 1912 (Meiji 45) and served for eleven years before the earthquake on 1st November. After the earthquake, the original structure was destroyed left only the platform which is functioning till now. A new smaller train station building was then rebuilt to replace the destroyed structure. Nowadays, it is still observable the original faรงade of the platform. Visitors can appreciate the beauty of the reddish brick faรงade that still well preserved until now. In September 2013, it was the first launch of the Shopping center (mAAch ecute KANDA MANSEIBASHI), designed by Shojiro Fukami, Yasunari Kawamura, Tooru Ishizaki, Aya Takahashi, JRED + KiwakoKA MO, Masashi SOGABE, Masayoshi TAKEUCHI, Manuel TARDITS, Yuka MATUNO (leave), Kei SATO (leave), Toulu TERAOKA, MIKAN. The design approach is adapting the form of the old train station platform and introduce new function to the structure.
Figure 9. Manseibashi Train Station Original Building Before Earthquake. Image retrieved from https://tokyobling.wordpress.com/tag/train/page/2/
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Figure 10. Manseibashi Train Station Original Building Before Earthquake (Model) Image retrieved from https://tokyobling.wordpress.com/tag/train/page/2/
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Figure 11. Manseibashi Train Station Original Building After Earthquake. Image retrieved from http://www.ebay.co.uk/itm/1923-JAPAN-Postcard-MANSEIBASHI-STATION-DESTROYED-by-GreatKanto-EARTHQUAKE-/231376092626
Figure 12. Manseibashi Train Station Platform (left over) before revitalisation Image retrieved from http://tokyoscum.blogspot.com/2011/11/history-of-akihabara-part-1_24.html
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Figure 13. Manseibashi Train Station Platform (left over) after revitalization (mAAch ecute KANDA MANSEIBASHI) Image retrieved from https://tokyobling.wordpress.com/tag/%E4%B8%87%E4%B8%96%E6%A9%8B/
Figure 14. Manseibashi Train Station Platform underground passage (left over) after revitalization Image retrieved from https://tokyobling.wordpress.com/tag/%E4%B8%87%E4%B8%96%E6%A9%8B/
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Figure 15. Manseibashi Train Station Platform (left over) after revitalization (mAAch ecute KANDA MANSEIBASHI) Image retrieved from https://tokyobling.wordpress.com/tag/%E4%B8%87 %E4%B8%96%E6%A9%8B/
Figure 16. Manseibashi Train Station Platform (left over) after revitalization (mAAch ecute KANDA MANSEIBASHI) Image retrieved from https://tokyobling.wordpress.com/tag/%E4%B8%87 %E4%B8%96%E6%A9%8B/
Figure 17. Manseibashi Train Station Platform (left over) after revitalization (mAAch ecute KANDA MANSEIBASHI) Image retrieved from https://tokyobling.wordpress.com/tag/%E4%B8%87 %E4%B8%96%E6%A9%8B/
Figure 18. Manseibashi Train Station Platform (left over) after revitalization (mAAch ecute KANDA MANSEIBASHI) Image retrieved from https://tokyobling.wordpress.com/tag/%E4%B8%87 %E4%B8%96%E6%A9%8B/
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Figure 19. Comparison of transformation looks of Old Sentul Train Station and Manseibashi Train Station Image retrieved from various sources
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4.0 Chapter 1: Analysis
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4.1
Similarities in terms of revitalization of old Sentul Train Station and Manseibashi Train Station.
4.2
Differences in terms of revitalization of old Sentul Train Station and Manseibashi Train Station.
4.1 Similarities in terms of revitalization of old Sentul Train Station and Manseibashi Train Station
Based on the study, it is found that there are some similarities in the approach of revitalization of old Sentul Train Station and Manseibashi Train Station, along with the advantages and limitations of the existing sites, which, direct or indirectly, exerting some degree of manipulation effects. Of two very different sites, each with own significant social cultural background, old Sentul Train Station and Manseibashi Train Station somewhat come together in the dialog of adaptive reuse. Both structures are mainly made of bricks and mortar, built around the period of architectural terra-cotta (Year 1890 – 1920). The evidence of the style can be clearly seen in the preserved façade of the transformed buildings, which is made of reddish bricks (terra-cotta).
Figure 20. Kuala Lumpur Performing Art Centre. After revitalization. Brick Structure (Old), Glass Structure (New) Image retrieved from http://www.skyscrapercity.com/showthread.php?t=390225&page=2
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Figure 21. Manseibashi Train Station Platform Entrance (left over) after revitalization (mAAch ecute KANDA MANSEIBASHI) Image retrieved from https://tokyobling.wordpress.com/tag/%E4%B8%87%E4%B8%96%E6%A9%8B/
Figure 22. Manseibashi Train Station Platform Entrance (left over) after revitalization (mAAch ecute KANDA MANSEIBASHI) Image retrieved from https://tokyobling.wordpress.com/tag/%E4%B8%87%E4%B8%96%E6%A9%8B/
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The approach of combining new to old structure is quite similar for both structures. Both structures involves the attachment of new onto the old. For Old Sentul Train Station, the stitching of new onto the old is side by side (Figure 20) while for the Manseibashi Train Station, the modification is done on top of the platform and at the interior space of the via duct. (Figure 15 – 18).
Figure 23. Manseibashi Train Station Platform Interior Transformation (left over) after revitalization (mAAch ecute KANDA MANSEIBASHI) Image retrieved from https://tokyobling.wordpress.com/tag/%E4%B8%87%E4%B8%96%E6%A9%8B/
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Although new elements were added onto the old structure, however, it is still preserved the original form of the old structure and less interruption to the faรงade. The integrity of the old structures were retained.
Other than that, the function for both of the buildings, which were originally served as an important connection node for the community has also been revived. The old Sentul Train Station has now become a focus point of attraction for performing arts lovers while the old Manseibashi Train Station has become a shopping attraction for locals and tourists. Both the places were designed to have new functions that restore their original purpose of gather and distribute the crowd.
Similarities of both of the buildings can also be found on the design integration of new part of the building, in terms of material usage. Both of the building has now transformed with the addition of new modern design elements that made of concrete, glass and steel. The addition of the new parts of the building invite large amount of sunlight into the building and lift up the interior space in both cases. (Figure 24 and 25). It is an addition value of passive design.
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Figure 24. Use of glass, concrete and steel for new parts of the design. Invites large amout of sunlight into the interior space. A passive design approach. Image retrieved from http://en.wikipedia.org/wiki/Kuala_Lumpur_Performing_Arts_Centre#/media/File:KLPAC_Studio1.jpg
Figure 25. Manseibashi Train Station Platform Interior Transformation (left over) after revitalization (mAAch ecute KANDA MANSEIBASHI) Image retrieved from https://tokyobling.wordpress.com/tag/%E4%B8%87%E4%B8%96%E6%A9%8B/
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4.2
Differences in terms of revitalization of old Sentul Train Station and Manseibashi Train Station
Old Sentul Train Station and Manseibashi Train Station are located at very different country with contrast social cultural background. It has somehow quite an impact on the progress of revitalization of the places. Taking the comparative example of these two train stations, being a performing art centre, the revitalization of Old Sentul Train Station has attracts mostly the people who are interested in performing arts, by that it means that the users scope at the place is more focus. The function of the place defines the group of users at the site of Sentul. However, in another hand, for Manseibashi, this is not the case. The users scope is more diverse at Manseibashi. They could be the locals who when to the place for groceries and coffee, tourists, or pass by users. It is more diverse if compare to Old Sentul Train Station. One of the reason could be due to the location of the site itself. Old Manseibashi Train Station is located at the junction of the central while the location of old Sentul Train Station is more to west region.
Figure 26. Location of Old Sentul Train Station (KLPAC). Far from main road. Image retrieved from Google Earth Pro
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Figure 27. Location of old Manseibashi Train Station.(maAh ecute). Next to main road. Image retrieved from Google Earth Pro
From Figure 26 and 27, Imagery of Google Earth, it is also shown that the most obvious differences between these two sites which is greatly affecting the speed of revitalization of the site. Old Sentul Train Station is located far from the main road if compared to old Manseibashi Train Station which located just next to the main road. The site becomes easier to excess by the public and it is more attractive to users. The town planning about old Manseibashi Train Station can also be observed from the aerial view of this image. A conclusion to be made, that, the urban planning for Manseibashi surrounding environment is more likely in order and compact when compare to old Sentul Train Station, which is surrounded by nature. When the site is more related to the people amd easier to excess, the speed of revitalization of the site is much more faster that the site that has lacking of this quality.
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5.0 Chapter 2: Cost and Man Power Effective
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5.1
Building materials that are being preserved throughout the revitalization of old Sentul Train Station and Manseibashi Train Station
5.2
Building Evaluation for Adaptive Reuse and Preservation
5.3
Cost Effective of Adaptive Reuse
5.1
Building materials that are being preserved throughout the revitalization of old Sentul Train Station and Manseibashi Train Station
According to the study, the reddish brick terra-cotta, is the main building material that is being preserved throughout the revitalization of old Sentul Train Station and Manseibashi Train Station.
Figure 28 . Kuala Lumpur Performing Art Centre. After revitalization. Brick Structure (Old), Image retrieved from http://www.heartpatrick.com/klpac.html
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Figure 29. Manseibashi Train Station Platform Exterior Transformation (left over) after revitalization (mAAch ecute KANDA MANSEIBASHI). Brick Façade preserved. Image retrieved from https://tokyobling.wordpress.com/tag/%E4%B8%87%E4%B8%96%E6%A9%8B/
Terra-cotta is unfired clay that is baked in a kiln twice after molding. Glazing compound is added to the bake at the second time before it is cooled down and transported to the job site. (Rabun. J. S, Kelso. R, 2009). This method of constructing façade by using brick terra-cotta was a very popular architectural style during Year 1890 – 1920, Victoria Period. Although brick could be a load bearing material with a fair strength, it is not the case for this architecture typology. In these case, both train stations, brick terra-cotta is used as a decorative façade then a load bearing wall. The bricks terra-cotta were arranged in order and jointed by mortar onto a concrete surface. Terra-cotta is the first curtain wall system materials that work together with the advance of new skeletal frame. (Rabun. J. S, Kelso. R, 2009).
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In the case of repair and preservation of the brick work, inspection of the mortar joint is one of the step that cannot be taken easily. The weaken mortar joint is mainly the reason of why the brick terra-cotta is fall off or crashes under stress. Mortar functions to hold all the masonry units in the order and protect them from water. Lime-based mortar has a combination that produce a soft composition which allow moisture to be released from the walls. This is an important detail that is not to ignore to prevent over-stress of the wall. If the wall is stressed, damage will occur on the masonry. Over a duration of time, tuck-pointing of masonry is required to be performed. New mortar has to be applied in replace of the fall off mortar to preserve the integrity of the terra-cotta order.
One of the issue that is quite tricky for the replacement of the damage brick terracotta is the difference of color of the brick. Careful selection of sand aggregate or tinting ingredients is very important to produce equal coloration throughout the wall even some of the bricks are replaced to preserve the aesthetic visual of the wall.
Other than the work of repairing, to ensure the wall is well maintain, the task of masonry cleaning should be carried out consistently. The pressure of the water used to clean the wall must be at low pressure, not higher than 600psi. Or else, it could leave a damage scar on the bricks. Prevent to use cleaning agents because some of the bricks can be either acidic or alkali in nature that might dissolved by the cleaning agent.
Figure 30. Manseibashi Train Station Platform Exterior Wall (left over) after revitalization (mAAch ecute KANDA MANSEIBASHI). Brick Terra-Cotta and mortar joints disintegrate. Image retrieved from https://tokyobling.wordpress.com/tag/%E 4%B8%87%E4%B8%96%E6%A9%8B/
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Figure 31
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5.2
Building Evaluation for Adaptive Reuse and Preservation
Before a structure can be proceed into adaptive reuse or preservation work, the task of building evaluation is a must to identify the capability of the structure to survive and it does not exert and harm to the people. This is important because materials deteriorate through time and this can cause a weakening effect on the structure. If the weaken structure is not define, the structure itself might crash in anytime and kills life. That could be a hazard and unthinkable tragedy might happened. Other than that, in a site context that is having earthquake as one of the natural threats, for example, Japan, the building evaluation is a must to work as careful precaution from the unthinkable.
Other than evaluation on the existing condition of the buildings, the sustainability of new application should also be taken in account as consideration. There are several aspects that has to be thought of, such as, the available space, system conformance with character of the building, electric code, energy efficiency, life-cycle cost, sustainability , electrical power systems, lighting systems, communication systems, fire and security alarm systems and last but not least, the vertical transportation systems.
Considerations and strategies of revitalization or preservation are vary in different site contexts. For example, The Vacant Properties Revitalization Cycle (Sophie Francesca Cantell, 2005).
The Vacant Properties Revitalization Cycle is a Strategic framework for revitalization. The cycle consists of the following five stages: 1.) Prevention and Assessment 2.) Stabilization 3.) Rehabilitation Resources 4.) Property Transfer or Demolition, and 5.) Long-Term Revitalization Strategies. (Sophie Francesca Cantell, 2005) 36
In Japan, the preservation works fall according to the Japanese cultural law of 5 categories of cultural properties, “tangible cultural properties”, “intangible cultural properties”, “monuments”, “cultural landscape”, and “groups of traditional buildings”. The national government also designates “important cultural properties-national treasures-” and “historic sites, places of scenic beauty, natural monuments” as important matters to be conserved. It is an orthodox preservation system that designates a single site or building in these categories without recognizing “places of scenic beauty” and “groups of traditional buildings”. (Keiichi Shimizu, 2010)
The first step prior the building evaluation is to define whether the building is listed as any of the categories: landmark structures, national register properties, historical properties or modern buildings. Then, for the basis, financial is one of the key issue that has to be considered once a developer initiates a project concept. These considerations include: rental rates, sales projections, and project costs. According to J. Stanley Rabun and Richard Kelso, there are at least five criteria in financing a project:
1. Interests rates are the key to development 2. High interest rates mean no speculative development 3. Rates above 9% control inflation but are not suitable for development 4. Rates below 9 % are where development begins 5. At 6 percent interest and around 4% inflation is where development flourishes. (Rabun. J. S, Kelso. R 2009)
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In terms of project development, it is important to make adequate comparison between a project sales amounts or rental income of similar cases before construction take places. Also, the total yield of rentable spaces has to be compared against the current market condition to double check the possibility of profit. Construction costs and economic feasibility are also part of the considerations that should be taken account to ensure the investment is secure.
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5.3 Cost Effective of Adaptive Reuse
Adaptive Reuse is an approach of building the new with minimized cost expenditure. In adaptive reuse, part of the building materials are sought from the site and some of the existing structures which are still intact are preserved and reuse. Taking both old train station as an example. The whole left over structure of old Manseibashi Train Station are being preserved while part of the structure at old Sentul Train Station is reused. (Figure 32 and 33).
Figure 32. Comparison between material of new and old. Bricks (left) are material being preserved and reused Image retrieved from various sources
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Figure 33. Comparison between structure of new and old. Bricks structures are being preserved and reused Image retrieved from various sources
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Due to the fact that part of the buildings are remain intact for adaptive reuse construction process, the cost of building demolition and man power is lowered with the replacement of prior building evaluation which cost less than the work mentioned earlier. In the normal condition, since less materials are used in adaptive reuse approach compared with the case of a total new built with the same construction technique, scale, material and design, the cost of fuel is also lowered. The whole project can be completed in a shorter period of time with less man power.
In design and built, a set of worksheet of Pro Forma Analysis is often to be used to allow the builders to understand the finance condition and to aid them for right decision making. The Pro Forma Analysis contains 17 core information: Original cost of building, prime interest, mortgage interest, mortgage ratio, annual taxes, insurance by annual, annual utilities, annual janitorial, annual maintenance, construction interest rate, rental rates, rentable square feet, gross square feet, construction costs per square foot, initial cost of building including land, land value and value of improvements.
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Figure 34. Pro Forma Analysis Example Image retrieved from (Rabun. J. S, Kelso, R. (2009). Building Evaluation for Adaptive Reuse and Preservation, New Jersey: John Wiley and Sons, Inc.
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Figure 35. Pro Forma Analysis Example Image retrieved from (Rabun. J. S, Kelso, R. (2009). Building Evaluation for Adaptive Reuse and Preservation, New Jersey: John Wiley and Sons, Inc.
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Figure 36. Pro Forma Analysis Example Image retrieved from (Rabun. J. S, Kelso, R. (2009). Building Evaluation for Adaptive Reuse and Preservation, New Jersey: John Wiley and Sons, Inc.
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Figure 37. Pro Forma Analysis Example Image retrieved from (Rabun. J. S, Kelso, R. (2009). Building Evaluation for Adaptive Reuse and Preservation, New Jersey: John Wiley and Sons, Inc.
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6.0 Chapter 3: Environment and Economic
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6.1
Positive Impacts on Nature by the revitalization of old Sentul Train Station and Manseibashi Train Station (Environment)
6.2
Differences and similarities of old Sentul Train Station and Manseibashi Train Station in terms of sustainable site context (Economic)
6.1
Positive Impacts on Nature by the revitalization of old Sentul Train Station and Manseibashi Train Station (Environment)
Throughout the research findings, it is shown that there are many positive impacts on nature by the revitalization of old Sentul Train Station and Manseibashi Train Station. The most obvious positive impact is the reduction of resource usage due to part of the materials are salvage from the site. For example, in the study of old Sentul Train Station and Manseibashi Train Station, brick is the mostly salvaged material. Most of the intact brick structures are reused and redefine by function. Study shows that, the reuse of one brick saved 0.5kg if carbon dioxide. For every 2000 reused bricks saved about one ton of carbon dioxide. (Rebrick)
When the building life-time is elongated, the energy impacts on the site is lower. The longer the time a building serves, the more sustainable it is in terms of environmental sustainability. Less trees have to be cut down to provide a new site hence less disturbance to the ecological system.
Other than that, in an adapt reuse building, the demolition work is in a smaller scale and results less waste to be transported to the landfill. This has directly reduce the fuel used in transportation, man power, and also the amount of greenhouse gaseous released. Hence, less negative impacts to the environment.
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6.2
Differences and similarities of old Sentul Train Station and Manseibashi Train Station in terms of sustainable site context (Economic)
Revitalization of an existing place often provides the public users an unexpected sense of wonder especially when the construction work is ongoing. The existing users will unable to stop themselves from anticipate the end result of a collage of old and new. The comparative study between Sentul Train Station and Manseibashi Train Station shows that revitalization of the place has obvious positive impacts on both of the site. Both of the once abandoned site has now reoperation and continue to serve the public. However, the different functionality of the two transformed buildings has different impacts on the economy, in terms of Macro and Micro scale.
At the Macro scale, the revitalization of old Sentul Train Station has attracts visitors both local and people around the world, mostly performing arts enthusiasts, to populate its surrounding. Indirectly, it has increases the demands of goods and purchasing power, from daily products to property. This is a positive impacts to the site in terms of Macro economic growth. However, in another hand, due to the nature of Kuala Lumpur Performing Art Centre (KLPAC) is not a profit-based organization, whereby most of its expenses are covered by the donation from people and the amount of sold out tickets for the performance, it is very awkward if to address the revitalization of old Sentul Train Station as a huge wealth drawer to its micro economic. Nevertheless, it might even have no capability of earning much profit after the deduction of the building expenses, at a micro scale.
The similarity of revitalization of old Manseibashi Train Station and old Sentul Train Station in terms of economic growth is quite similar at the Macro scale but totally different at a micro level. The Shopping Centre (mAAch Ecute Kanda Manseibashi) has a very profitable income in form of rental spaces income at micro level. The space within the old via duct
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was divided into sub units that were rented out to shop owners to sell their goods. Hence, it is more profitable if compared to KLPAC.
Figure 38. Manseibashi Train Station Rented space. Image retrieved from https://tokyobling.wordpress.com/tag/%E4%B8%87%E4%B8%96%E6%A9%8B/
Figure 39. Manseibashi Train Station Rented space. Image retrieved from https://tokyobling.wordpress.com/tag/%E4%B8%87%E4%B8%96%E6%A9%8B/
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7.0 Chapter 4: Social 7.1
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Differences and similarities of old Sentul Train Station and Manseibashi Train Station in terms of social Sustainability (Social)
7.1
Differences and similarities of old Sentul Train Station and Manseibashi Train Station in terms of social Sustainability (Social)
The transformation of old Sentul Train Station into KLPAC is a dramatic twist for the Sentul society. KLPAC provides a gathering point for local and overseas performing arts enthusiasts to come together and exchange their perspectives about performing arts. The existence of KLPAC has highlighted the influence and importance of performing arts in Malaysia culture and the people’s life. There are classes that held for children and adults, to provide a platform of interaction across generations. The interaction has inspired more creative individual to be nurture and practice on their talents as a positive outcome. People feel more interconnected and happier because now they have a place where they can unleash their potential. The activities held at KLPAC also recall the memories of the people through the performance and the important of deep thoughts regarding social issues. As an overall result, the life quality of the people has improved. Manseibashi Train Station has its own interpretation on its social impacts. The interesting conversion of old train station viaduct into a new creative architecture is eyecatching in the people eyes. Other than the appreciation of the creativity of the local architects, the transformed building is also a place that could change the lifestyle among Japanese, providing a leisure space for the people, an escape from their usual hasten lifestyle. It was in a very short period of time when the newly transformed place is crowded with people. Although it is not located at a site where there is beautiful scenery like KLPAC, people could not stop from crowding the area. Perhaps, this is because the building as the focus point of the site is well defined.
“There is also another reason why people come here to travel, love to come here, it is real life. The people here also dry clothes there, but it is fun. So, now you can really relax, chat with people and friends And see and feel this kind of place (Stephen Sun).
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8.0 Conclusion
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8.0 Conclusion
As conclusion, a series of considerations and evaluations against a building that is going to be adapted and reused should be carry out prior any decision making. The influential factors that affects the success or failure of a building for optimum sustainability include the spatial requirements of the client, the site location, the suitability of the building for life-time elongation. Adaptive reuse of a place is a very creative design approach which at the same time promote sustainability at a lower price, lower impact to the environment if the work is under well supervision.
A successful building results by adaptive reuse can become a model for the younger architects to think about how to be creative with a limited resource, and achieves sustainability in terms of social, economic and environmental development.
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9.0 Summary
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9.0 Summary
To achieve the goal of sustainable architectural environment does not only anchors on the way of how green design approaches are being applied on the new building but also, how does the professionals in the field give a second chance to the existing buildings in a sustainable manner. Revitalization of an old building into a new functional architecture definitely dedicates much contribution in the effort of sustaining not just the identity of the space but also its sustainability in terms of social, economic and environment. Revitalization of an old building has become one of the trend in contemporary architecture recently.
Via an in-depth research on the sustainable impacts of the old Sentul Train Station and Manseibashi Train Station, it is found that materials, building systems and existing site context could be the tangible elements that can sought from the site for reuse purpose. Most of the cost of construction that spent around on the works in redefine a site topography, foundation construction, road construction and some part of structural elements can be reduce. As a result of the butterfly effect, it brings to a sustainable notion by the reduction of resources consumed. In another hand, the revitalization of an old building can recreate a new focal point to its context, which at the same time, familiar to the surrounding users. Indirectly, this give a new breath to the context without alter much the original taste of the context and promote social sustainability.
Although there are much sustainable impacts from the revitalization old buildings, however, the revitalization action might not be able to achieve the maximum sustainable target without proper integration of passive designs during the redesign processes. A successful adaptive reuse of an architecture can become a significant model for future contemporary sustainable design in terms to achieve the balance between sustainability and local identity.
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10.0 Reference/ Annotated Bibliography
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Journal 1. Littig, B. and Grießler, E.(2005) ‘Social sustainability: a catchword between political pragmatism and social theory’, Int. J. Sustainable Development, Vol. 8, Nos. 1/2, 65–79. 2. Ewa Maria KIDO. (2013). Stations for people: recent developments in railway station design. 58. 3. Shimizu. K. (2010). Conservation and adaptive reuse of industrial heritage in Japan. Tokyo: Center of the history of Japanese industrial technology. National museum of nature and science. 4. Group, JR East. (2013). Report: Station Renaissance: Present and future, topic 4, 71. 5. Cantell, S, F. (2005). The adaptive reuse of historic industrial buildings: Regulation barriers, best practices and case studies. Virginia Polytechnic Institute and State University. 6. Brit Kayan, 2014.Building Maintenance in Old Buildings Conservation Approach. Journal of Design and the Built Environment, 42-32 . 7. M.A. Othuman Mydin,a, N.A. Keling, N. Md. Sani , N.F Abas. (2014). Assessment of Adaptive Reuse of Heritage Shop Houses for Sleep Lodging in Malaysia: Fulfilment of Conservation Guidelines. Penang: EDP Sciences. 8. Commonwealth of Australia. (2004). Adaptive Reuse: Preserving our past, building our future. Australia: Department of the Environment and Heritage, 3. 9. Heritage NSW Newsletter, Does Heritage Make Good Economic Sense?, NSW Heritage Offi ce, Autumn 2002, 6–7. 10. UNESCO. (2005). UNESCO and sustainable development. France: UNESCO. 11. George J. Venta, P. Eng, Venta, Glaser, Associates. ( 1998) .Life cycle analysis of brick and mortar products. Canada:.Athena Sustainable Materials Institute. 12. The Brick Industry Association. (2009). Technical Notes on Brick Construction: Sustainability and Brick. Virginia: The Brick Industry Association, 48, 1-14. 13. Rabun. J. S, Kelso. R. (2009). Building Evaluation for Adaptive Reuse and Preservation. New Jersey: John Wiley and Sons, Inc. 15-18.
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Website 1. Wikipedia, 18 October 2014, 23:18. Retrieved http://en.wikipedia.org/wiki/Kuala_Lumpur_Performing_Arts_Centre
from
2. Star Publications (M) Bhd, 2 March 2015, 12:46:44. Retrieved from http://www.thestar.com.my/Lifestyle/Entertainment/Arts/On-Stage/2015/03/01/DatukFaridah-Merican-and-Joe-Hasham-reminisce-on-10-years-of-the-Kuala-LumpurPerforming-Arts-Centr/ 3. Star Publications (M) Bhd, 15 June 2013 10:58:58. Retrieved from http://www.thestar.com.my/News/Nation/2013/06/15/Foundation-gives-RM3mil-toKLPac-Aim-is-to-support-performing-arts/ 4. KLPAC overview, 2012, Retrieved from content/uploads/2012/11/klpacOverview_compressed.pdf
http://www.klpac.org/wp-
5. http://www.klpac.org/ 6. http://www.maach-ecute.jp/ 7. http://opencityprojects.com/category/tokyo/ 8. http://www.gamlemursten.eu/files/7713/3948/9356/Rebrick_folder_2.pdf
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