Adaptive re-use: housing in the City Cities Streets Buildings Paths Spaces Parts
21st September 2023
Cities Streets Buildings Paths Spaces Parts
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De-centre Country/Green Belt
Inner London
Outer London
Central London
M25
Increased local activity More Traffic
North + South Circular
Exodus Increased local activity
Empty centre, offices and shopping
Increased congestion
Cities Streets Buildings Paths Spaces
(Imbalance) Empty Centre Increased suburban/ peripheral traffic Trend to De-centralize Parts Unsustainable
De-centre Outer London
Intensification Active sustainable villages
Consolidate
M25
Preserve
North + South Circular
Country/Green Belt
Re-centre Inner London
Central London
Greening and targeted intensification
New + more dynamic uses Mixed Use
Promoting sustainable transport
Cities Streets Buildings Paths Spaces
(Re-balance) Remix centre : more dynamic uses Re-purpose redundant buildings Parts Intensify outer areas
International context 74% of UK office employees plan to be in two or fewer days per week
New York 22% vacancy
Calgary 27% vacancy
Paris 4% vacancy
Cities Streets Buildings Paths Spaces Parts
San Francisco 32% vacancy
London 9.4% vacancy
(avg. long-term 5.5%)
How is policy changing to support re-use? In April 2023 the City of London announced plans to create at least 1500 residential units by 2030 through the conversion of office buildings Housing Call for Sites Consultation The City Corporation undertook a ‘Call for Sites’ consultation between 23 May-July 2022, to help identify potential sites for new housing development October-December 2023: Committee approval process
December 2023-February 2024: Consultation on Revised Propose Submission Draft City Plan 2040 June 2024: Submission to Secretary of State for examination by independent Planning Inspector Summer/Autumn 2024: Anticipated examination hearing sessions June/July 2025: Anticipated adoption of the City Plan.
The City Corporation is reviewing the responses to this consultation as part of the drafting of the City Plan 2040 Cities Streets Buildings Paths Spaces Parts
reducing potential conflict with the development and operation of commercial uses.
Stranded Assets fundamentals suggest that the City will continue to prosper and, over the life of this Plan, will see further employment growth and a need for additional office, creative and collaboration space. 5.1.7. The United Kingdom’s exit from the European Union will also have short and long-term effects on economic and employment growth depending on the detail of future trading arrangements. 5.1.8. The City Corporation will continually review employment and office growth trends and the economic impacts of the Covid-19 pandemic and the UK’s departure from the European Union and will bring forward a review of this Plan to address changing trends, where necessary. Figure 7: Residential Areas
60
Figure 8: Office distribution
What could these new uses be? 1. Housing (BTR, private, affordable) 2. Student housing 3. Hotel 4. Life Sciences 5. Culture / education / amenity 70
Cities Streets Buildings Paths Spaces Parts
Net zero + climate resilient City by 2040 Retrofit first or retrofit only? Whole life carbon assessments Materials passports Circular economy 75% of current office stock does not meet 2030 EPC targets? Is this still relevant? 20% of City stock not prime Incentives? Exempting refurb and retrofit from 20% VAT
CALCULATION SHEET
CALCULATION SHEET
Project CBSV CALCULATION SHEET Section Embodied carbon calculation
Project No. Engineer
1306 MB
Project CBSV Title: Townhouse CLT Scheme Section Embodied carbon calculation
Project No. Engineer
1306 MB
Page Date 15.12.20
Page Date 23.11.20
Embodied Carbon Calculator (Cradle to Gate)
Title: Concrete flat slab scheme - CEM I: No Cement Replacement
All plasterboard linings and screeds required for acoustic and fire performance ignored.
46+21 = 67% of 64% materials of 500kgCO2/m² = 214kgCO2/m²sub and super structure
Total 246.1tn.CO2e
7.8 10.2 0.3 8.8 0.5 10.2 0.6 37.0 91.5 67.0 91.5 122.0 43.0 4.1
253 84 54 381 36 57 142 24 5 13 41 86
1.98 CLT (Carbon Storage) -1.20 0.86 CLT (Carbon Storage) -1.20
C III/A 214 3.8 -1.20 300 3.34 CLT (Carbon Storage) C III/A 300 0.58 CLT214 (Carbon3.8 Storage) -1.20 C III/A 214Steel16.8 150 0.89 Rolled section1.55 C III/A 214Steel97.7 160 0.89 Rolled section1.55 C III/A 214Steel19.5 160 0.49 Rolled section1.55 0.34 Rolled section1.55 C III/A 214Steel 5.3 200 Total tn.CO2e
SUBSTRUCTURE SUBSTRUCTURE TotalBuilding BuildingFloor Floorarea area Total
(including (includingsub suband andsuperstructure) superstructure)
Type of Element
Element Rebar kg.CO2e/kg Estimate 3 kg/m Element Rebar tn.CO2e tn.CO2e
140dp CLT Slab 90dp CLT Slab
(omitting ground floor and foundations)
Concrete tn.CO2e
CLT Floor CLT Roof
CC1 600x200 Column CLT Internal Wall 90thk Wall CC2 900x200 CLT External Wall 90thk Column Wall Core Wall 200thk wall Columns 152UC Floor flat slab 250thk flat slab 1st Floor Transfer 356x171UB Roof Flat slab flat slab 1st Floor Façade Transfer 250thk 533x210UB Upper Floor Transfer 254x146UB Stairs Average 275thk
(omitting ground floor and foundations)
7.0 229.6
2
338 m m2 2730 kg.CO e/m22 #REF! 271.2 kg.CO2 e/m
2
EmbodiedCarbon Carbonper per m m2 Embodied
Description
Weight of Concrete Element tn Grade
0.9 0.4 10.7 1.5 10.7 0.3 23.5 1.4 145.7 1.4 29.1 0.8 0.5 9.9
m2
Concrete 3 kg.CO2e/m
0.44 0.44
CEM I 358 6.4 300 3.34 CLT 0.44 CEM I CLT358 6.4 300 0.58 0.44 CEM I Rolled 358Steel28.1 150 0.89 section1.55 CEM I Rolled 358Steel163.6 160 0.89 section1.55 CEM I Rolled 358Steel32.7 160 0.49 section1.55 0.34 section1.55 CEM I Rolled 358Steel 8.9 200 Total tn.CO2e
SUBSTRUCTURE SUBSTRUCTURE TotalBuilding BuildingFloor Floorarea area Total
Element
3
3
1.98 CLT 0.86 CLT
Description
Weight of Volume of 2 element kg/m element or kg/m
253 84 54 381 36 57 142 24 5 13 41 86
Element
or Length # orArea length of of Element elements
7.8 10.2 0.3 8.8 0.5 10.2 0.6 37.0 91.5 67.0 91.5 122.0 43.0 4.1
253
2 -16.1 m2 2e/m 2340 kg.CO 2 160.9 kg.CO2e/m
Embodied Carbon per m2
kg/m Element Rebar tn.CO2e tn.CO2e
140dp CLT Slab 90dp CLT Slab
Element Rebar kg.CO2e/kg Estimate
CLT Floor CLT Roof
CC1 600x200 Column CLT Internal Wall 90thk Wall CC2 900x200 CLT External Wall 90thk Column Wall Core Wall 200thk wall Columns 152UC Floor flat slab 250thk flat slab 1st Floor Transfer 356x171UB Roof Flat slab flat slab 1st Floor Façade Transfer 250thk 533x210UB Upper Floor Transfer 254x146UB Stairs Average 275thk
Type of Element
Concrete tn.CO2e
Description
Page Date 23.11.20
Calculations based on sketch: 1306 SK002 8 Bed Cluster
(omitting ground floor and foundations) Weight of Concrete Element tn Grade
Element
Weight of Volume of 2 element kg/m element or kg/m
Description
Page Date 15.12.20
Calculations based on sketch: 1306 SK010 Townhouse SFS Scheme with SFS elements changed to CLT
SUPERSTRUCTURE Total Building Floor area Total Building Floorper area Embodied Carbon m2
(omitting ground floor and foundations)
or Length # orArea length of of Element elements
Element
1306 MB
Embodied Carbon Calculator (Cradle to Gate) Only load bearing CLT walls accounted for SUPERSTRUCTURE
m2
Concrete kg.CO2e/m
253
2 27.7 kg.CO m2 2e/m 2340 2 203.3 kg.CO2e/m
1306 MB
Project No. Engineer
All plasterboard linings and screeds required for acoustic and fire performance ignored.
Calculations based on sketch: 1306 SK002 8 Bed Cluster SUPERSTRUCTURE
Project No. Engineer
Title: Concrete flat slab - C III/A: 50% GGBS
Calculations based on sketch: 1306 SK010 Townhouse SFS Scheme with SFS elements changed to CLT
Embodied Carbon per m2
Project CBSV Title: Townhouse CLT Scheme (Carbon Storage) Section Embodied carbon calculation
Embodied Carbon Calculator (Cradle to Gate)
Embodied Carbon Calculator (Cradle to Gate) Only load bearing CLT walls accounted for
SUPERSTRUCTURE Total Building Floor area Total Building Floorper area Embodied Carbon m2
Project CBSV CALCULATION SHEET Section Embodied carbon calculation
Total 147.0tn.CO2e
-2.4 -1.0 10.7 -4.0 10.7 -0.7 23.5 1.4 145.7 1.4 29.1 0.8 0.5 9.9 -4.1 229.6
2
338 m m2 2730 kg.CO e/m22 #REF! 234.9 kg.CO2 e/m
2
EmbodiedCarbon Carbonper per m m2 Embodied
(including (includingsub suband andsuperstructure) superstructure)
Total tn.CO e
Total tn.CO2e2
0.0
Pile PC1 PC2 Ground Beams Ground Floor
151.8 0.0
+ 67.9 (or less) substructure = 96
Element
TBC
Description
Description
600dia 15m long 2 Pile cap 900deep 4 Pile cap 900deep 600x600 Beams 300thk Slab
4.2 2.2 6.6 0.4 109.8
58 15 7 98 1
FND4 FND4 FND4 FND4 FND4
240 240 240 240 240
Total tn.CO e
Total tn.CO2e2
Concrete Concrete kg.CO e kg.CO2e2 Rebar Rebar Estimate Estimate3 kg/m 3 kg/m Rebar Rebar kg.CO2e kg.CO2e
Element
49.0 19.6 27.5 17.6 38.2
Concrete Concrete Grade Grade
Rebar Rebar kg.CO2e kg.CO2e
2
112.8
100 300 301 250 175
Concrete Concrete 3 kg.CO2e/m 3 kg.CO2e/m
59.0 7.9 11.0 8.5 26.4
Volumeofof Volume element element
240 240 240 240 240
2
# or lengthofof # or length elements elements
FND4 FND4 FND4 FND4 FND4
Rebar Rebar Estimate Estimate3 kg/m 3 kg/m
58 15 7 98 1
Concrete Concrete kg.CO e kg.CO e2
4.2 2.2 6.6 0.4 109.8
Concrete Concrete Grade Grade
Volumeofof Volume element element
# or lengthofof # or length elements elements
Description
Description
600dia 15m long 2 Pile cap 900deep 4 Pile cap 900deep 600x600 Beams 300thk Slab
Concrete Concrete 3 kg.CO2e/m 3 kg.CO2e/m
Cities Streets Buildings Paths Spaces Parts Element
Element
TBC
Pile PC1 PC2 Ground Beams Ground floor
2
59.0 7.9 11.0 8.5 26.4
112.8 0.0
100 300 301 250 175
49.0 19.6 27.5 17.6 38.2
151.8 0.0
Typologies: some fit better than others
Deep plan offices 70’s 80’s 90’s
Historic housing
Location
Shape
Floor depth
Cities Streets Buildings Paths Spaces Parts
Standalone tower
Facade
Capacity
Historic housing
Return to original use Build to Rent, private, affordable Student housing Hotel
Cities Streets Buildings Paths Spaces Parts
Intimate scale
Cities Streets Buildings Paths Spaces Parts
Deep plan
2 stairs 80%+ net to gross 24k sft floors (NLA) 10-14m deep from core to facade Blank facades / party walls Office Retail
Cities Streets Buildings Paths Spaces Parts Existing
Deep plan Urban greening
Residential amenity
Residential
Life sciences
Co-working
Retail
Entrance
Cities Streets Buildings Paths Spaces Parts
Residential Lifesciences Co-working Retail / culture
Deep plan Urban greening
Residential Residential amenity
Residential
Life sciences
Life sciences
Co-working
Retail
Retail / culture Entrance
Cities Streets Buildings Paths Spaces Parts
Horizontal circulation Vertical circulation Communal amenity Private amenity BOH
Standalone tower
4 stairs 80%+ net to gross 35k sqft floors (NLA) 10-16m deep from core to facade Facade requires upgrading for other uses
Cities Streets Buildings Paths Spaces Parts Existing
Office
Retail
Standalone tower
Gym
Amenity Bar
Roof garden
Residential Residential
Life sciences
Co-working
Life sciences Amenity
Sky garden Dark kitchens
Co-working Dark Kitchens Foodhall
Food hall Retail Gallery
Cities Streets Buildings Paths Spaces Parts
Retail / culture
Standalone tower
Gym
Housing Bar
Roof garden
Life sciences
Residential
Life sciences
Co-working
Dark kitchens
Sky garden Dark kitchens
Foodhall / cafes
Food hall Retail Gallery
Cities Streets Buildings Paths Spaces Parts
Retail / culture Horizontal circulation Vertical circulation Communal amenity Private amenity BOH
Inside out : outside in
Cities Streets Buildings Paths Spaces Parts
Questions and discussion
1. What are the opportunities? 2. What are the risks and challenges? 3. Thoughts and advice on policy and strategy
Cities Streets Buildings Paths Spaces Parts
Cities Streets Buildings Paths Spaces Parts
Cities Streets Buildings Paths Spaces Parts
Cities Streets Buildings Paths Spaces Parts
Cities Streets Buildings Paths Spaces Parts
Thank you
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