SHIFT
Sustainable Habitats Integrating Flexible Transformations shaping spaces for a seamless tomorrow.
//contents
housing crisis in europe
life cycle of a building
15 minute city
office buildings of milan
design
student housing
co-residence
private duplex
traditional apartments
//housingcrisis
The housing crisis in Europe has intensified over the past decade, with major cities facing severe shortages of affordable housing. Rising property prices, stagnating wages, speculative real estate investments, and urban migration have contributed to an unsustainable situation where many residents struggle to secure adequate housing. This chapter explores the key factors driving the crisis, its socio-economic impacts, and potential solutions, with a focus on adaptive reuse as a strategy to address housing shortages.
Key Factors Contributing to the Housing Crisis
Economic and Market-Driven Factors
Rising Property Prices: European cities, particularly in countries like Germany, France, Italy, and the Netherlands, have seen rapid increases in property values, making homeownership unattainable for many.
Rental Market Pressures: Demand for rental properties far exceeds supply, leading to exorbitant rental costs, particularly in major cities such as Milan, London, and Paris
Real Estate Speculation: Institutional investors and foreign buyers often purchase properties as financial assets rather than for occupancy, reducing available housing stock.
Urbanization
and Demographic Changes
Population Growth in Cities: Increased migration to urban centers has created a demand surge for housing, particularly in metropolitan areas.
Changing Household Structures: The rise in single-person households has increased the need for smaller housing units, often outpacing supply.
Aging Population: Elderly residents remain in larger homes, reducing market turnover and creating mismatches in housing supply.
Policy
and Regulatory Challenges
Zoning and Land Use Regulations: Restrictive policies and lengthy permitting processes hinder new housing developments
Shortage of Public and Social Housing: Government investment in affordable housing has been insufficient to meet demand.
Underutilized and Vacant Properties: Many office buildings, industrial areas, and commercial spaces remain unused due to zoning restrictions or speculative holding.
Impact of Short-Term Rentals and Tourism
Airbnb and Short-Term Leases: The conversion of residential properties into shortterm rentals has removed long-term housing options from the market.
Gentrification: Neighborhoods are transformed to cater to high-income residents and tourists, displacing lower-income communities.
Housing Affordability Gap
High Rental Costs
Real Estate Speculation
Lack of Affordable Housing Policies
Restrictive Zoning & Land Use Regulations
Underutilized & Vacant Buildings
Urbanization & Population Growth
Aging Population & Housing Needs
Foreign Investment Driving Up Prices
Land Scarcity in Urban Centers
Student Housing Shortages
Changing Household Structures
//housingcrisis
The Socio-Economic Impact of the Housing Crisis
Rising Inequality and Social Displacement
The growing divide between those who can afford housing and those who cannot has led to increased social tensions and homelessness in many European cities.
Economic Strain on Young Professionals and Families
High housing costs force younger generations and working-class families into precarious living situations, delaying financial independence and homeownership
Impact on Urban Development and Infrastructure
Overcrowding, informal settlements, and inadequate housing conditions impact the overall livability of cities, stressing public services and transportation networks.
Potential Solutions to the Housing Crisis
Adaptive Reuse of Underutilized Buildings
Office-to-Residential Conversions: Repurposing vacant office buildings into mixed-use or residential spaces can provide immediate relief to housing shortages.
Mixed-Use Developments: Combining residential, commercial, and community spaces promotes sustainable urban living.
15-Minute City Concept: Designing cities where all essential services are within a 15-minute walk or bike ride reduces pressure on central urban areas
Policy and Government Interventions
Stronger Rent Control Measures: Implementing rent caps and regulations to ensure affordability.
Public-Private Partnerships for Housing Development: Encouraging collaboration between governments and private developers to create affordable housing projects
Regulating Short-Term Rentals: Implementing policies to limit Airbnb-style rentals and encourage long-term housing.
Sustainable Urban Growth Strategies
Incentives for Affordable Housing Construction: Tax benefits and subsidies for developers who build affordable units.
Revitalization of Suburban and Peripheral Areas: Developing well-connected suburban zones to reduce the pressure on city centers
Green and Energy-Efficient Housing Initiatives: Encouraging adaptive reuse with sustainable building practices.
Adaptive Reuse of Office Buildings
15-Minute City Concept
Mixed-Use Developments
Public-Private Partnerships for Affordable Housing
Regulations on Short-Term Rentals
Co-Residence
//housingcrisis
Conclusion
The European housing crisis is a multifaceted issue driven by economic, demographic, and policy-related factors Addressing this crisis requires a combination of adaptive reuse strategies, regulatory reforms, and urban planning innovations. The conversion of vacant office buildings and commercial spaces into residential units presents a viable and sustainable approach to alleviating housing shortages while revitalizing urban landscapes. By embracing mixed-use developments and the 15-minute city concept, European cities can move towards more inclusive and resilient housing solutions
Adaptive Reuse and Repurposing the building
//lifecycleofabuilding
The life cycle of a building typically spans several phases: design, construction, operation, maintenance, and eventual demolition or repurposing. On average, commercial buildings have a lifespan of 50–60 years, while residential structures can last over 100 years with proper upkeep. However, due to economic shifts, technological advancements, and evolving urban needs, many buildings become obsolete long before their structural lifespan ends. Adaptive reuse extends a building’s life by repurposing it for new functions, reducing the environmental impact of demolition and new construction. Studies show that adaptive reuse can lower carbon emissions by up to 70% compared to new developments, as it preserves embodied energy and minimizes waste. For example, in Milan, the transformation of Torre Velasca from an office tower into a mixed-use space exemplifies how historic buildings can be reintegrated into the urban fabric, promoting sustainability and economic viability. By incorporating modern technologies and flexible layouts, adaptive reuse ensures buildings remain functional and relevant for decades beyond their original use.
//15-minutecity
The 15-minute city is an urban planning concept that prioritizes proximity, ensuring that residents can access essential services work, education, healthcare, leisure, and shopping within a 15-minute walk or bike ride from their homes This model aims to create sustainable, resilient, and inclusive urban environments by reducing dependency on cars, enhancing local economies, and fostering community engagement. However, for cities to truly embrace this model, it is crucial to address underutilized or "junk" spaces vacant buildings, abandoned infrastructures, and inefficiently used urban areas that contribute to urban decay.
Understanding Junk Spaces in a Metro City
Junk spaces are neglected, underused, or abandoned areas within cities that often fail to contribute effectively to the urban ecosystem. These spaces, originally designed for specific functions, have become obsolete due to economic shifts, urban sprawl, or changing consumer habits. Reclaiming and repurposing these areas can significantly contribute to a more efficient and sustainable urban landscape.
Office Buildings
Many office buildings, particularly those built in the 20th century, are now underutilized due to shifting work patterns such as remote work and hybrid models. In cities like Milan, vacancy rates for office spaces have increased, leading to wasted real estate in prime urban locations. Converting these buildings into mixed-use developments, co-housing, or cultural hubs can help reintegrate them into the city fabric and support the 15-minute city concept
Shopping Malls and Retail Spaces
E-commerce has led to the decline of traditional shopping malls, leaving large retail spaces empty or underused. Instead of allowing these structures to deteriorate, cities can repurpose them into community centers, residential units, or urban farms. For example, in Paris, the former La Samaritaine department store was transformed into a mixed-use complex, incorporating retail, offices, and residential spaces, demonstrating a model for adaptive reuse.
Factories and Industrial Spaces
With the decline of heavy industry in many European cities, old factories and warehouses have been abandoned or left in partial use. However, these spaces offer large floor areas, high ceilings, and structural flexibility, making them ideal for transformation into loft-style housing, creative hubs, or public markets. Examples like Fondazione Prada in Milan and the Tate Modern in London highlight the potential of industrial buildings in cultural and social regeneration.
Office Buildings Abandoned Shopping Malls
Underutilized Train & Metro Stations
Highway & Flyover Underspaces
Defunct Factories & Warehouses
Empty Cultural Centers
//15-minutecity
Abandoned Train Stations and Transport Hubs
Many cities contain railway stations and transport hubs that have been decommissioned due to new infrastructure developments These spaces, often centrally located, present opportunities for urban redevelopment, incorporating public spaces, housing, and commercial activities. The transformation of Madrid’s Atocha Station into a botanical garden and public space is an example of how abandoned transport infrastructure can be repurposed to enhance urban life.
Highway and Flyover Underspaces
Highway and flyover underspaces are often ignored or used as parking lots, despite their potential to serve as valuable urban assets. In some cities, these areas have been successfully transformed into public parks, markets, and sports facilities. For instance, underutilized spaces beneath highways in Seoul were repurposed into pedestrian-friendly parks, creating new social and recreational areas within the city.
Empty Cultural Centers and Public Buildings
Cultural institutions and public buildings sometimes struggle with underuse due to shifts in funding or public interest. Rather than allowing these spaces to deteriorate, they can be adapted for co-working spaces, libraries, or affordable housing. This approach ensures that public infrastructure remains functional and continues to serve the community.
GENERALITOWER 2018 192m 44Floors
PWCTOWER 2020 175m 31Floors
UNIPOLTOWER 2023 120m 23Floors
TORREBREDA 1954 117m 30Floors
ALLIANZTOWER 2015 209m 50Floors
UNICREDITTOWER 2012 231m 35Floors
1958 127m 32Floors
BREDATOWER 1954 117m 30Floors
GIOIA22 2020 122m 25Floors
DIAMANTONE 2012 140m 30Floors
PALAZZOLOMBARDIA 2010 161m 39Floors
1958 106m 26Floors
PIRELLONE
TORREVELASCA
//officebuildingsofmilan
The concept of the 15-minute city envisions urban environments where all essential services, including housing, workplaces, education, healthcare, and recreational facilities, are accessible within a 15-minute walk or bike ride As cities grapple with housing shortages, inefficient land use, and the decline of traditional office spaces due to shifting work patterns, the adaptive reuse of tall office buildings into mixeduse developments presents a sustainable and practical solution. This chapter explores the potential for repurposing Milan’s high-rise office buildings to align with the 15-minute city model.
The Need for Adaptive Reuse
Milan, like many global metropolises, has a surplus of underutilized office spaces due to changing work dynamics, including the rise of remote work and hybrid office models. Meanwhile, the demand for affordable housing, community spaces, and sustainable urban infrastructure continues to grow. Adaptive reuse can bridge this gap by transforming redundant office buildings into vibrant mixed-use developments that serve multiple urban functions
Porta Garibaldi
Duomo
City Life
//officebuildingsofmilan
Key Strategies for Transformation
Mixed-Use Integration
To ensure an efficient 15-minute city, office buildings must be redesigned to support a diverse range of functions:
Residential Spaces: Introducing apartments of various sizes to accommodate different demographics, from young professionals to families and elderly residents.
Commercial and Retail Areas: Ground floors can house grocery stores, restaurants, cafes, and essential retail services, reducing the need for long commutes.
Community and Public Spaces: Incorporating libraries, cultural centers, and coworking hubs encourages social interaction and a sense of community.
Green and Recreational Spaces: Rooftops and terraces can be converted into urban gardens and fitness areas to enhance well-being.
Structural and Design Considerations
Transforming office buildings into mixed-use developments involves key structural modifications:
Flexible Floor Plans: Retrofitting rigid office layouts to accommodate varied residential and commercial spaces.
Enhanced Vertical Circulation: Installing additional elevators and stairwells to improve accessibility and separate residential, office, and commercial traffic.
Facade Modifications: Increasing natural light and ventilation through strategic redesigns to enhance livability.
Sustainability and Energy Efficiency
Adaptive reuse significantly reduces the environmental impact compared to demolishing and rebuilding structures. Sustainable strategies include:
Energy-Efficient Retrofitting: Installing insulation, energy-efficient HVAC systems, and solar panels.
Rainwater Harvesting and Green Infrastructure: Implementing water recycling and urban greening to enhance ecological resilience.
Use of Local and Recycled Materials: Reducing carbon footprints through sustainable construction practices.
METROSTATION
TRAMSTOP
BUSSTOP
GROCERY/SUPERMARKET
HOSPITAL/CLINIC
GYM/RECREATION
SCHOOL
PARK/GARDEN
//officebuildingsofmilan
The adaptive reuse of Milan’s tall office buildings into mixed-use developments represents a forward-thinking approach to urban regeneration. By aligning with the principles of the 15-minute city, these transformations can create sustainable, inclusive, and vibrant urban spaces, addressing both the housing crisis and the evolving needs of modern city dwellers. Through strategic design, policy support, and community engagement, Milan can pioneer a new model for high-rise urban living that prioritizes accessibility, sustainability, and quality of life.
Milan’s three key office districts Porta Garibaldi, CityLife, and Duomo represent distinct urban landscapes shaped by their architectural, economic, and functional evolution. While these zones serve as commercial and corporate hubs, shifts in work culture and urban dynamics have led to underutilization in many office spaces. This study explores the potential for adaptive reuse of tall office buildings in these districts, transforming them into vibrant mixed-use developments incorporating residential, commercial, community, and green spaces. By applying the principles of the 15-minute city, the proposed transformation aims to enhance urban resilience, reduce commuting dependency, and create self-sufficient, human-centric neighborhoods. The research highlights opportunities, challenges, and strategic interventions necessary to repurpose these office zones into sustainable, inclusive, and multifunctional urban environments.
//design
Design Strategies
MODULAR DESIGN SUSTAINABLE PRACTICES
REPLICABLE
COMMUNITY INVOLVEMENT
SIMPLE DESIGN
Users
Families Students Working professionals
Types of Residences
Unit typologies
TYPE1 30sqm 2paxeach students
TYPE4 28sqm 2pax
TYPE5 9sqm 1pax t i t
TYPE2A 20sqm 1pax student,tourist, workingprofessional
TYPE6 26sqm 3pax l ki
TYPE2B 20sqm 1pax student,tourist, workingprofessional
TYPE2C 20sqm 1pax student,tourist, workingprofessional
TYPE3 16sqm 1pax student,tourist, workingprofessional
TYPE7 35sqm 2pax
TYPE8 175sqm 2pax
TYPE9A 135sqm 4pax workingprofessionals,couples, smallfamilies
TYPE9B 135sqm 4pax workingprofessionals,couples, smallfamilies
TYPE10 36sqm 2pax working professionals, couples
TYPE11 86sqm 4pax small-mediumsized family,oldpeople
TYPE12 145sqm 5pax mediumsizedfamily
Entrance Lounge- Floor plan
TYPE1 30sqm 2paxeach students
The proposed student housing unit is thoughtfully designed to accommodate two students while ensuring privacy, functionality, and efficient space utilization The layout incorporates elevated beds, optimizing the available floor space by integrating storage solutions underneath for personal belongings, luggage, and seasonal items. Each resident has a dedicated private study area equipped with a work desk, ergonomic chair, and ample storage cabinets for books and personal items. To enhance convenience, a multi-purpose counter is strategically placed within the unit, providing space for essentials like an electric kettle, coffee machine, or small appliances, fostering an independent and comfortable living environment
Careful spatial planning ensures that both students have a sense of privacy, with the beds and workstations positioned in such a way that they do not directly face each other. This arrangement promotes focused study time while maintaining a comfortable and social co-living atmosphere. Soft partitions or shelving units may be incorporated to further enhance visual separation without compromising the openness of the space
The design balances functionality, comfort, and privacy, catering to the dynamic needs of students while fostering a sense of personal space within a shared environment.
Floor plan
before- office use
after- residence
TYPE2A 20sqm 1pax student, tourist,working professional
TYPE2B 20sqm 1pax student, tourist,working professional
TYPE2C 20sqm 1pax student, tourist,working professional
TYPE5 9sqm 1pax tourist
TYPE3 16sqm 1pax student, tourist,working professional
TYPE4 28sqm 2pax couples, working professional, oldpeople
TYPE7 35sqm 2pax couples,workingprofessional, students
TYPE6 26sqm 3pax couples,working professional,small families
TYPE8 17.5sqm 2pax couples,working professionals
Section
Floor plan
before- office use
after- residence
TYPE9A 135sqm 4pax
workingprofessionals,couples, smallfamilies
Plan
TYPE9B 135sqm 4pax
workingprofessionals,couples, smallfamilies
The private duplex apartments are designed as two-story units with a corridor that runs along one floor, providing access to all spaces on both the upper and lower levels.
Inspired by Le Corbusier’s Unité d’Habitation in Marseille, the design emphasizes efficient spatial organization, natural light, and community integration. Each unit spans 135 sqm, offering a generous layout that balances privacy and openness The living room features skylights, ensuring ample daylight and cross-ventilation, enhancing the overall comfort and sustainability of the space. The duplex configuration allows for a clear separation between private and communal areas, creating a functional and adaptable living environment suitable for modern urban dwellers.
Section
axo
Unit axo
before- office use
after- residence
In addition to the duplex apartments, the design includes three private apartments with areas ranging between 36 sqm and 145 sqm, catering to small to medium-sized families. The largest unit, a 145 sqm duplex, features private living spaces and a home office on the upper floor, providing a balance between work and personal life within the residence. The layout ensures privacy while maintaining connectivity to shared community spaces. The floor’s common areas include parks and pods, creating vibrant, flexible environments for relaxation, social interaction, and work. This integration of private and communal elements fosters a dynamic and inclusive living experience, supporting diverse urban lifestyles.
Floor plan
ANUSHIKA BANSAL
FINAL MAJOR PROJECT
MASTERS IN INTERIOR AND LIVING DESIGN
NOVEMBER INTAKE (2023)