BACKGROUND AND METHOD ANALYSIS
ADAPTIVE REUSE & THE ADAPTIVE REUSE POTENTIAL MODEL (ARP) David Xander Lacson BENVGSH04 (30 credits) Module 4 Formal Essay
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03 Contextualisaton 04 Adaptive Reuse 06 ARP Model Analysis 09 Tate Modern Case Study 13 Discussion | Recommendations 16 Conclusion & Panel Discussion
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RESEARCH AIM: To explore the usability of the Adaptive Reuse Potential Model (Langston and Shen, 2007). RESEARCH OBJECTIVES: To conduct a background study on the practice of adaptive reuse of historic buildings. To use the two (2) case studies of the Tate Modern (London) and the High Line (New York) to test the ARP Model.
5831
historic buidings and sites belonging to the Heritage at Risk register revealed by English Heritage in 2012.
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RAPID URBANISATION & MEGA CITIES Spurred by economic development and population growth Contributes to the occurence of abandoned historic buildings | blighted neighborhoods due to migration patterns and other circumstances Increasing urban footprint, depletion of greenfield, occurence of brownfield sites Comes with challenges such as congestion, isses with resource allocation etc. U.K. | 3.8% of Grade I and II* in Heritage at Risk register (Historic England, 2016)
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ADAPTIVE REUSE Adaptive reuse involves rehabilitating buildings to enable the structure to host a new and different occupant. The adaptation of structures is a practice that promotes sustainability as it maximises the embodied energy in historic buildings (Wong, 2017)
ADAPTIVE REUSE CONSIDERATIONS
DECISION MAKING BULLEN AND LOVE (2011)
BENEFITS | CHALLENGES SHIPLEY, UTZ AND PARSONS (2006) RETURN ON
RISK IN
INVESTMENT
PROFITABILITYÂ
SPECIAL
DESIGN
CHARACTER
REQUIREMENTS
ASSET
SITE
BUILDING
CONDITION
LOCATION &
CODE
CAPITAL INVESTMENT
REGULATION
ADVANTAGES LACK OF GOVERNMENT
SKILLED
INCENTIVES
PROFESSIONALS
DYSON, MATTHEWS, AND LOVE (2016)
CRITICAL SUCCESS DYSON, MATTHEWS, AND LOVE (2016)
RESEARCH MATCHING FUNCTIONS DESIGN MINIMAL CHANGE
ENERGY EFFICIENCY
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ADAPTIVE REUSE POTENTIAL MODEL (ARP) ANALYSIS Langston and Shen (2007)
The ARP model could prove to be useful for portfolio managers such as English Heritage to call attention to heritage properties that need urgent attention as it is an indexing system ranking structures against each other in terms of timeliness for repurposing.
Lb Lu Lp
BUILDING AGE
Counted in years from construction date to the time of assessment
USEFUL LIFE Optimal time to repurpose a structure, wherein it possesses maximum ARP
PHYSICAL LIFE Hypothetical value assigned by the assessor (100-200 yrs.)
USEFUL LIFE
DECAY CURVE
ARP INCREASING
ARP DECREASING
1 2 3 4
OBSOLESCENCE FACTORS
TATE MODERN BUILT 1947 ASSESSMENT YEAR (SHUTDOWN) 1981 USEFUL LIFE 2007 PHYSICAL LIFE 2047
15%
O1
PHYSICAL
0%
O2
ECONOMIC
5%
O3
FUNCTIONAL
20%
O4
TECHNOLOGICAL
0%
O5
5%
O6
LEGAL
5%
O7
POLITICAL
20% LOW MAINTENANCE
20% LOW DENSITY LOC.
20% HIGH CHURN COST
20% HIGH OPER. ENERGY
SOCIAL
20% FULLY RENTED
20% LOW QUAL. DESIGN
20% SUPPORTIVE ENV.
TATE MODERN
EXTRAPOLATION AND ASSUMPTIONS HIGH OBSOLESCENCE GIVES SHORTER USEFUL LIFE; INVERSELY, LOW OBSOLESCENCE, A LONGER USEFUL LIFE. YELLOW GRAPH 2007 WAS THE OPTIMAL TIME (ELU) FOR REPURPOSING THE STRUCTURE, 60.73 YEARS AFTER IT WAS BUILT AND 7.73 YEARS AFTER IT WAS REOPENED AS THE TATE MODERN IN 2000. IN 1981, THE REDUNDANCY OF BANKSIDE POWER STATION WAS PREMATURE BY 26.73 YEARS (RESIDUAL USEFUL LIFE) IN RELATION TO ELU. THE STRUCTURE HAD 66 YEARS OF RESIDUAL PHYSICAL LIFE. BLUE GRAPH 1971 WOULD HAVE BEEN THE OPTIMAL TIME (ELU) FOR REPURPOSING THE STRUCTURE, 24.90 YEARS AFTER IT WAS BUILT AND 28.10 YEARS BEFORE IT WAS REOPENED AS THE TATE MODERN IN 2000. WITH 20% MAXIMUM OBSOLESCENCE, REDUNDANCY IN 1981 WOULD HAVE BEEN 9.10 YEARS OVERDUE THE OPTIMAL TIME (ELU) FOR REPURPOSING IN 1971. IT WOULD HAVE THE SAME RESIDUAL PHYSICAL LIFE.
TATE MODERN BUILT 1947 ASSESSMENT YEAR (SHUTDOWN) 1981 USEFUL LIFE 2007 PHYSICAL LIFE 2047
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DISCUSSION
Crucial social, economic and political factors such as: - pollution issues, prevalence of power stations outside London, and the Middle East Oil Crisis of the 1970's (TATE MODERN) - rise of the trucking industry (HIGH LINE) could not be properly quantified in the criteria for obsolescence hence, yielding uncorrelated results to actual events.
ARP SCORING / PERCENTAGES
(ARP) POTENTIAL VS. REUSABILITY
TIMING OFÂ ASSESSMENT
Lp
ARP does not predict project's success or outcomes.
Unrelated concepts.
Crucial to ARP results.
Arbitrary.
Generalised / subjective.
OBSOLESCENCE CRITERIA
Not integrated.
ENVIRONMENTAL OBSOLESCENCE
Predisposes low Lu to correspond to high ARP value and v.v.
EXPONENTIAL DECAY CURVE
Dictates increasing ARP and decreasing ARP trend.
ARP FORMULAE 3&4
ARP SCORING / PERCENTAGES
Explore if ARP Scores are a critical success factor.
(ARP) POTENTIAL VS. REUSABILITY
Explore the correlation of these concepts.
TIMING OFÂ ASSESSMENT
Lp
Diversify criteria through an assessment questionnaire.
OBSOLESCENCE CRITERIA
Integrate queries on environmental issues in assessment questionnaire.
ENVIRONMENTAL OBSOLESCENCE
Evaluate obsolescence Investigate interas an average effect over time rather than relationship of a low Lu value to high ARP at a certain point in and vice versa. time.
Improve objectivity and precision i.e. developing the questionnaire used.
Gather qualitative data on industry perception
EXPONENTIAL DECAY CURVE
ARP FORMULAE 3&4
ADAPTIVE REUSE AND THE ARP MODEL BACKGROUND AND METHOD ANALYSIS
CONCLUSION
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As Bollack (2013, p. 9) has conveyed, “An old building is not an obstacle but rather a foundation for continued action.” The analysis suggests that further research on the key points of obsolescence and the interrelationship of variables in the ARP model in order to strengthen the method. It is without doubt that the practice of adaptive reuse would immensely benefit from such a model for site selection once these recommendations are fully explored.
PANEL DISCUSSION
SUSTAINABILITY | HERITAGE “make cities and human settlements inclusive, safe, resilient and sustainable� (Division for Sustainable Development UNHQ, 2017)
The sustainable development principles of social, cultural, economic and environmental equity contribute to heritage conservation (Fouseki, 2016).
Heritage provides for cultural identity, social cohesion and economic progress, which contribute to sustainable development.
MEGA CITIES To put urbanisation into context... 2007 | more than half of the world's population live in an urban setting. 2050 | 2/3 of the world's population expected to live in an urban setting. 28 mega cities (10+ mil. inhabitants) Construction industry forecasts... 2030 | global construction output to grow by 85%, at a rate of 3.9% p.a. UK to be 6th largest market
FACTORS & IMPLICATIONS
ENVIRONMENTAL Energy Efficiency
PHYSICAL & FUNCTIONAL
ECONOMIC & LEGAL Investment | Profitability | Site Location & Advantages | Regulation | Building Code | Incentives
SOCIAL CULTURAL Design
Asset Condition | Matching Functions | Minimal Change | Design & Requirements | Site Location & Advantages | Special Character
DECAY CURVE
OBSOLESCENCE FACTORS
15%
O1
PHYSICAL
0%
O2
ECONOMIC
5%
O3
FUNCTIONAL
5%
O4
TECHNOLOGICAL
0%
O5
10%
O6
LEGAL
-20%
O7
POLITICAL
HIGH LINE
BUILT 1934 ASSESSMENT YEAR 1999 PHYSICAL LIFE 2034 (100 YEARS)
20% LOW MAINTENANCE
20% LOW DENSITY LOC.
20% HIGH CHURN COST
20% HIGH OPER. ENERGY
SOCIAL
20% FULLY RENTED
20% LOW QUAL. DESIGN
20% SUPPORTIVE ENV.
TATE MODERN
EXTRAPOLATION AND ASSUMPTIONS KNOWING THL’S NEW USE DURING ASSESSMENT INFLUENCED THE SCORING FOR O3, O4, O6. NOT KNOWING THL’S NEW USE WOULD YIELD HIGHER OBS. AS LP IS INCREASED, RESIDUAL PHYSICAL AND RESIDUAL USEFUL LIFE INCREASES, SAME FOR DECREASING LP. YELLOW GRAPH 2020 WAS THE OPTIMAL TIME (ELU) FOR REPURPOSING THE STRUCTURE, 86.08 YEARS AFTER IT WAS BUILT 11.08 YEARS AFTER IT REOPENED AS A LINEAR PARK IN 2009. IN 1980, THE REDUNDANCY OF THE HIGH LINE WAS PREMATURE BY 40.08 YEARS IN RELATION TO ELU. BLUE GRAPH IF LP IS DOUBLED (200 YEARS), 2106 WOULD BE THE OPTIMAL TIME (ELU) FOR REPURPOSING. THIS IS 172.16 YEARS AFTER IT WAS BUILT, 97.16 YEARS AFTER IT WAS FIRST REOPENED IN 2009. IN 1980, THE REDUNDANCY WOULD HAVE BEEN PREMATURE BY 126.16 YEARS IN RELATION TO ELU.
HIGH LINE
BUILT 1934 SHUTDOWN 1980 ASSESSMENT YEAR 1999 PHYSICAL LIFE 2034 (100 YEARS)