UCL INSTITUTE FOR SUSTAINABLE HERITAGE
8°C
A CASE STUDY OF SMITHFIELD MARKET [ LONDON EC1A 9PS ]
INVESTIGATING THE OBSOLESCENCE OF HERITAGE PROPERTY THROUGH THE ADAPTIVE REUSE POTENTIAL MODEL
DAVID XANDER LACSON MSc Sustainable Heritage Dissertation 2016 – 2017
12/12
FOREWORD
8°C
or below is the temperature required for keeping food likely to support toxins, during all stages of preparation, transport, and storage. [abbr.] [Food Standards Agency]
To parallel this - how do we deal with the obsolescence of heritage structures? Just like the meat traded at Smithfield, are we expected to freeze heritage in time?
01
Why and how does built heritage become obsolete? MAIN RESEARCH QUESTION
Are Langston’s [et al.] seven types of obsolescence comprehensive? Are Langston’s [et al.] evaluation criteria for each obsolescence type precise, accurate and conclusive?
O U T L I N E : 02 Obsolescence 03 Adaptive Reuse 04 Langston's ARP Model 06 Hypothetical Framework 08 Case Study 11 Discussion 12 Conclusion
02
BUILDING OBSOLESCENCE
Process of becoming obsolete [ outmoded ] End of useful life / End-of-life phase Function of human action / usefulness / time Fourth Dimension [ L x W x H x T ]
03
ADAPTIVE REUSE
[Re]valuing / [Re]using obsolete structures [Re]assigning worth / relevance / usefulness Recycling finite resources [ i.e. built heritage ] Cyclical / Circumvents obsolescence
04
ADAPTIVE REUSE POTENTIAL MODEL Langston et al. [ 2007; 2008; 2011; 2014 ] proposes that a building’s usefulness over time and useful-life expectancy is determined by the collective effect of seven obsolescence.
PHYSICAL
inadequate maintenance & repair accelerated deterioration [ age & use ] wear & tear / construction defects catastrophic failure
MAINTENANCE BUDGET
ECONOMIC
failure to produce returns / location within low population density locational factors / redevelopment vs. capital value / redundancy / industry changes
LOCATION
FUNCTIONAL
poor design / inflexibility of spatial layout / incapacity to support function / design or specification inefficiencies
TECHNOLOGICAL
high reliance on technology equating to high energy consumption / reliance on technology for improved efficiency
CHURN COST
OPERATIONAL ENERGY CONSUMPTION
SOCIAL
fashion or style / currency or market relevance equated to ownership / cultural or market relevance / user preferenece / occupancy
LEGAL
compliance with rules / regulations standards statutory requirements controls changing social agenda construction cost does not equate to legal compliance
POLITICAL
community or public sentiment support / interest / opposition
ENVIRONMENTAL environmental impact assessment energy & resource consumption
TENANCY vs. OWNERSHIP
CONSTRUCTION COST = GOOD QUALITY DESIGN
SENTIMENT
TENANCY vs. OWNERSHIP
LONDON'S SMITHFIELD MARKET CASE STUDY
City of London [ EC1A 9PS ] Grade II* / II / Unlisted Buildings Sir Horace Jones / Sir Thomas Bennett Ove Arup & Associates City of London Corporation's last remaining food market in its original location. Britain's largest / oldest wholesale meat and poultry market. The Museum of London's new site.
PHYSICAL listed structures are fully operational unlisted structures suffered wartime damage disused since 1999 and 1980s
ECONOMIC reduced trading day / trade volume despite increased population density or foot-fall to the area reduced income / increasing charges or rents rising demand for other land use sectors
FUNCTIONAL major ÂŁ70 m refurbishment in the 1990s to modernise the market [ relating this to Technological, Social & Legal considerations ]
TECHNOLOGICAL upgraded to meet EU Regulations outfitted with automated meat rail system temperature controlled and sealed environment
SOCIAL East & West Market in full occupancy Poultry Market with some vacancies closure of pubs associated with Smithfield due to drink/drive laws [ relating to Legal considerations ]
LEGAL  full approval from the Food Standards Agency adhering to the European Union regulations developments around are height-restricted due to protected views of St. Paul’s Cathedral
POLITICAL contentious mixed-use commercial redevelopment at Smithfield in recent years vehemently opposed
ENVIRONMENTAL possible constraints with future developments due to the risk of flooding below ground 2016 Energy Efficiency Directive of the European Commission - 30% efficiency by 2030
11
Why and how does built heritage become obsolete? MAIN RESEARCH QUESTION
PHYSICAL
SOCIAL
ECONOMIC
LEGAL
FUNCTIONAL TECHNOLOGICAL
POLITICAL ENVIRONMENTAL
12
CONCLUSIONS
(1) The eight types of obsolescence were considered comprehensive for assessing the case study. (2) Different types of obsolescence affect heritage buildings in varying degrees, some being more forceful. (3) Some obsolescence types can evidently merge into each other due to the interrelation of the considerations. (4) The suggested criteria for obsolescence were considered comprehensive except for social obsolescence. (5) Assessing for environmental obsolescence should include the heritage asset’s vulnerability to forces of nature.
Photography & Miscellaneous References Another Header (2010). Southampton and on to London (Wordpress Blog - Another Header). [image] Available at: https://anotherheader.wordpress.com/2010/01/11/southampton-and-on-to-london/ [Accessed 1 Sep. 2017]. Bank, D. (2010). London Smithfield [flickr - David Bank]. [image] Available at: https://www.flickr.com/photos/davidbank/5273315027/in/faves-webinteger/ [Accessed 1 Sep. 2017]. Burns, J. (2017). Smithfield Market Aerial View. [image] Available at: http://londonfromtherooftops.com/smithfields-market-aerialview/ [Accessed 1 Sep. 2017]. Food Standards Agency (2016). Guidance on Temperature Control Legislation in the United Kingdom. [online] Food Standards Agency. Available at: https://www.food.gov.uk/sites/default/files/multimedia/pdfs/tempcontrolguiduk.pdf [Accessed 31 Aug. 2017].
8°C
A CASE STUDY OF SMITHFIELD MARKET DAVID XANDER LACSON MSc Sustainable Heritage Dissertation 2016 – 2017
[ LONDON EC1A 9PS ]
INVESTIGATING THE OBSOLESCENCE OF HERITAGE PROPERTY THROUGH THE ADAPTIVE REUSE POTENTIAL MODEL