Adaptive reuse exemplified

A former tower block in the Johannesburg CBD, which once housed Transnet’s offices, has been transformed into high-quality affordable housing by Savage + Dodd Architects.

Union Square is a 19-storey office building with three basements located at 80 Plein Street in Johannesburg’s CBD, opposite the Noord Street Taxi rank. It was built in 1969 for the Union Ground Corporation and served as Transnet’s offices for many years. After they moved to the Carlton Centre in 2000, the building stood vacant for some time before it was transferred to the Housing Development Agency (HDA), which was tasked with taking stock of state-owned property and buildings and allowing other government entities to re-develop them.

Heather Dodd of Savage + Dodd Architects says she first visited the building when the Johannesburg Housing Company (JHC) was interested in buying it in 2009, although nothing came of its initial interest. Several years later, in 2014, the building was transferred to the Johannesburg Social Housing Company (Joshco). “We were placed on the Joshco panel in 2014 and then were allocated Union Square,” says Dodd.

Union Square is well located in terms of proximity to public transport and to public open space, particularly Joubert Park. It is also close to amenities such as shops and schools, all of which placed it well for residential use, particularly catering to the affordable inner-city rental market with potential to help fulfil Joshco’s mandate with the COJ to reach deeper down the housing affordability ladder.

Union Square's narrow office wing width of 12m, with a north-south orientation, made it ideal for conversion into residential units with double aspect.

“The objective of the project was to provide decent, highquality, affordable and well-located housing units to individuals and families in alignment with the City of Johannesburg’s inner-city housing frameworks and urban regeneration strategies,” says Dodd.

The project was funded by the City of Johannesburg (COJ) and Social Housing Regulatory Authority (SHRA) and aligned with the City of Johannesburg’s inner-city housing frameworks and urban regeneration strategies.

The building had a typical narrow office wing width of 12m, with a north-south orientation, which made it ideal for conversion into residential units with double aspect. The floors from the first to the 19th floor each accommodate 18 residential units, with the inclusion of social amenities, and the ground floor was maintained as retail space.

The residential units were designed to accommodate a diverse range of needs, including bachelor units (21m 2 ), one- and two-beds units (32m 2 and 46-48m 2 respectively), as well as shared room clusters. The clusters consist of four rooms sharing two bathrooms and communal space (103m 2 with single rooms ranging from 12-19m 2 ). This arrangement allowed for a total for 344 units.

This range of unit typologies allows a mix of family types, from singles to extended families, to be housed in a single building.

In addition, the conversion includes a mix of quality recreational, social and utility spaces that support residential life.

Washing lines were provided on the roof areas, as is a children’s playground with balustrading and fencing for safety.

The building’s history as a stateowned building of its time meant that Union Square had multiple lifts and separate toilets for racial segregation.

“This allowed a lot of possible common area usage for support functions within social housing,” says Dodd. “So, spatial transformation personified!”

Redundant areas in the building core that were formerly toilets servicing the offices and ducts spaces have been utilised to house wheelie bins for general refuse and recycling. Wet services, plant rooms, cleaners’ toilets and storerooms are located off second stair. Others could be used for homework rooms, meeting rooms, laundry and community recreation areas. Washing lines were provided on the roof areas, as is a children’s playground with balustrading and fencing for safety.

Specifications in terms of finishes, fittings and services are robust and considered from a lifecycle cost benefit, as well as future maintenance perspective. Alternative lightweight walling systems were used during construction. A number of sustainable features have been incorporated in the provision of services such as increased energy and water efficiency through efficient hot water provision, lighting and taps.

“A tall building conversion is not the same as a mid-rise,” says Dodd. “It is much more challenging.” She points out that the building’s proximity to Noord Street Taxi rank made construction logistics – getting material onto the site – difficult because there was nowhere to lay down materials and equipment, so deliveries had to take place largely at night and materials had to be distributed by hoist. Rubble removal also had to take place at night. “Complex community issues had to be continually negotiated,” says Dodd.

Further difficulties arose with the termination of the first contractor – the project lying dormant for 18 months – as well as damage and theft during that period which impacted on the overall final project costs. “Joshco had to re-tender the project and we got on site again in 2018,” says Dodd.

Further complications arose from disagreements over the interpretation of the Public Finance Management Act, in relation to the allocation of a percentage of the contract value to SMME's and local businesses.

A component of the project also catered for on site training of locally identified individuals in specified trades.

“There were numerous setbacks to the construction process, including some additional scope to the façade, which delayed the handover date,” says Dodd, adding that the Covid-19 pandemic caused further delays.

Practical completion was certified in December 2020, and final completion was certified in January of this year. The final project provides a home for over 600 people.

“It has singularly been one of the most challenging projects of my career,” says Dodd.

Nevertheless, Union Square demonstrates how the adaptive re-use of abandoned and underitilised building assets can successfully contribute to a sustainable city.

PROFESSIONAL TEAMCLIENT: JOSHCO ARCHITECT: Savage +Dodd Architects QUANTITY SURVEYOR:Theba Consultants WET SERVICESENGINEER: Design One ConsultingEngineers FIRE ENGINEER: DesignOne Consulting Engineers ELECTRICALENGINEERS: Risimati ConsultingEngineers MECHANICAL ENGINEERS:Risimati Consulting Engineers MAINCONTRACTOR: Raubex