Retrofitting in Riyadh

Retrofitting in Riyadh Supervisor: Dr. Aliaa Elabd Maryam Azim, Alfaisal University

Table of Contents

Introduction

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4

Definitions

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4

Problem Statement

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5

Importance of Research

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7

Purpose of Research

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8

Aim of Research

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8

Outcome of Research

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8

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9

Global Application of Adaptive Reuse

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9

Precedents: North America & Canada

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12

Precedents: Europe

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32

Precedents: Australia

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38

Precedent: Africa

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41

Precedents: Asia

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43

Discussion

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51

Expert Opinions

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54

Case Studies

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56

Current Local Urban Outlook

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56

Riyadh: Case Study 1

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62

Literature Review

Pakistan’s Ghost Schools

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70

Karachi: Case Study 2

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71

Conclusion

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74

Appendix

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75

Bibliography

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79

INTRODUCTION The purpose of an abandoned, established mass and volume is one that can fall under many definitions today - ​creative reuse,​ ​adaptive reuse,​ ​rehabilitation​, and ​retrofitting​, are some of the terms that can be applied. The differences between these categories of repurpose and their application will be explained below.

DEFINITIONS Adaptive reuse​ C. W. Graves, in Encyclopedia of the City, cites adaptive reuse as a “reuse of a building by adapting it to accommodate a new use or uses.”​[1] There has, however, been development since this definition, since adaptive reuse can now be further categorized​[2]​ into, within-use:​ the adaptation of a building’s structure or design to attract or retain the same group of users as before reuse.

Across-use:​ the adaptation of a building’s structure or design to attract a different group of users from before reuse.

The MIT easy Greening Campus goes into more detail about the process, stating that adaptive reuse, in order to lengthen the “cradle to grave” lifetime of a building, entails “retaining all or most of the structural system and as much as possible of other elements, such as cladding, glass and interior partitions.”​[3] Adaptive reuse has been acknowledged as a method of preserving heritage - by respecting the work and design of previous builders, while still modifying buildings to contemporary, or better, use.​[4] While adaptive reuse may seem like a more contemporary solution for contemporary problems, the issue of conservation and reuse is one that is almost as old as developed civilization. As early as 1790, there have been laws in place for preservation of artifacts, buildings and monuments. Examples of adaptive reuse from centuries past are: ❖ Selexyz Dominicanen​, a Catholic Dominican church built in 1294 that was repurposed throughout its life into a number of uses: warehouse, archive, bicycle park, among others.​[5]​ Today it stands as a library. ❖ The Church Brew Works​, a St. John Baptist Church built in 1902, that was repurposed into a brewery due to the economic decline of the 20th century that

caused multiple factories to close down. ❖ Louvre,​ originally a palace built in 1204, went through numerous tear-downs and rebuilds with no consistency in building design. However, 1989 it was eventually adaptively reused into a museum by I. M. Pei, with a design that respects the urban infrastructure of classic typology - compositional strategy and historical axes to name a few ways - reusing and adapting it into a new pedestrian network.​[6]

Rehabilitation ​The Pennsylvania Historical and Museum Commission opts to define rehabilitation as the “act or process of making possible a compatible use fo a property through repairs, alterations, and additions, while preserving those portions or features which convey its historical, cultural or architectural values.”[5] Retrofitting ​The City of Melbourne’s definition of retrofitting states it to be more technical and system-oriented. Retrofitting also refers to changes in a building, but these changes are meant to improve energy efficiency, technological aspects, and water efficiency in the building - among other facets of building system design.

PROBLEM STATEMENT The world population is growing constantly, estimates by the World Population Clock to reach 7.8 billion people in 2020, at the growth rate of 1.05%.[6] Riyadh is no exception to the rule apart from residents of the city expanding their families, Riyadh, as a capital city, welcomes opportunity seekers from around the country, and even the world, every day.

In light of growing trends, more and more cities are moving towards the skyline, building taller and moving further out from the fringes of their own boundaries. Riyadh’s city limits grow farther away from its city centers every year, welcoming new developments, new construction and new residents. All this occurs, however, at the cost of the old, original centers of Riyadh to decrease in value, in quality of life, and amenities, and municipal attention. In short, these centers are being abandoned, not held to the same standards as the newer parts of the city, and left disused. These volumes of concrete and masses of steel are left, either disused, or to be demolished later.

Neither of these outcomes are sustainably viable.

There is also the case of environmental and economic misuse; in the case of the environment, the climate, and in light of our collective, ongoing effort towards sustainability.

There is also a waste of natural and built resources - the land is not efficiently used, the infrastructure a drain on the city with no give-back, and so forth. In terms of the environment, the state of disrepair may contribute to not only visual pollution, but also air pollution.

The lack of maintenance may cause the building materials to disintegrate and react in a way that negatively impacts the environment. “​Atmospheric corrosion of metals and their alloys is very common in the [...] city environment due to the [...] concentration of corrosive pollutants in air. It results in destruction of various materials, especially metals and their alloys.​”[7]​ ​ T ​ he building would also contribute to the ​urban heat island (UHI) effect​, with no human activity or intervention on the roof surfaces of or around the buildings, to reduce it. Meanwhile, the continuous push onwards and outwards for the city’s growth, would cause more and more asphalt and absorptive materials to be set out and built, further increasing the UHI effect.

Additionally, in Riyadh, In some instances, trees are torn down to make way for buildings, pavements, and so on - this exacerbates the problem even more.

There is another scenario to be considered: that in which there is initiative to revitalize a certain neighborhood or district, by introducing new activities and a new design to it - but the conditions for such a proposal are that first something has to be demolished. This also brings about negative consequences: extra energy waste, more scrapped material, as well as a large CO​2 emissions for this process, all of which are practically unnecessary, in face of the fact that adaptive reuse may require less funding, and definitely have less of a harmful impact on the environment.

In the case of economy, cities face a loss of potential jobs and housing in areas where a building is disused. There is a logical disconnect when it comes to the public and private sectors’ single minded focus on investing in brand new projects and creating new economies for districts - when they could instead be redirecting their efforts for development into communities with existing means, infrastructure and networks that would require less expense and have a better chance of positive turn out, commercial interest, and therefore profit.

Additionally, in regards to disuse, these abandoned spaces can attract obstacles to social safety - crimes now have greater chances of flourishing. There is also the fact that the heritage of the built environment is not being respected or preserved, and the positive identity and characteristics of the community become as lost to the people as the buildings themselves.

Community identity is another aspect of this problem, and is heavily affected by such circumstances in regards to visual representation and aesthetics: a decrepit building is not good to look at, and does not connect positive tags of pride and identity with neither outsiders and the neighborhood, nor neighborhood residents and their environment.

A study by Main & Sandoval shows how a community can behave when it holds positive tags for its ​‘place identity’​, which is, in this case, centered around a park: ​i​nfluenced by [...] specific physical, social, and cultural elements [...], study participants attempt to maintain identities

influenced by important places in their [...] communities. The result is a park that has emotional significance for participants, significance that leads to agency – everyday and political practices – to protect the park, sometimes in the face of immense challenges.[8] ​ Finally, this disregard for abandoned buildings positioned well within the infrastructure of the built city, and consequent expansion, leads to the formation of suburbs that, due to their distance from amenities, central city locations and so forth, create a certain lifestyle that has been proven to be less than adequate in terms of individual health, as well as environmental responsibility. Increasing distances between destinations with the expansion of the city leads to a heavy dependence on vehicular transport. With the context of Riyadh society and city culture in mind, this means dependence on private vehicular transport, with only a minor percentage of the population using carpooling, or other means of public transport. According to the Ministry of Transport Annual Report of 2011, “​present Saudi road vehicle emission standards are low compared to other developed countries and the transition to regulate and introduce cleaner car technology in the Kingdom is a major challenge.”​[9] As such, it can be seen that, with minimum policing of standards of carbon emission, footprint, and so on, expanding the city and causing people to rely more and more on these methods of transportation is not conducive to the environment. The individual health aspect of this problem consists of people living sedentary lifestyles, due to a lack of health awareness regarding eating habits and better lifestyles. This easily escalates into obesity, heart disease, and other health issues - both physical and mental - as has been seen in the growth of other cities across the world.​[10] It can therefore be seen that such cases of city growth - and, in turn, city neglect - can cause issues in aspects of a community’s ● ● ●

environmental impact economic pact social impact,

as well as its identity and the way it shapes the character of the city.

IMPORTANCE OF RESEARCH In constant search of better opportunities for work, play and rest, and in the ever uphill struggle for a more equitable and safer society, it is imperative to better understand the negative aspects of today’s urban fabric and its effects on society and quality of living - this can in turn help us to better battle them by setting out strategies and methods that address these exact issues at their root.

PURPOSE OF RESEARCH This research is being undertaken to fill in for what seems like an apparent lack of official texts regarding adaptive reuse in the current built environment of Riyadh.

AIM OF RESEARCH To learn and apply possibilities from around the world in contextually appropriate strategies for Riyadh and other cities in the region.

The methodology in this paper is mainly the carrying out of literature review and secondary research materials. The following questions will be endeavored to ask about each precedent studied:

● ● ● ● ● ●

When was the building originally built?

When did reuse-renovation complete? Which architectural firm completed it?

Why was reuse considered - what were the structure's failings?

What was the previous use - and how does it compare to the current use?

What structural/architectural changes were made to the structure?

If there are any results of the reuse, were the problems/failings faced earlier, resolved?

How?

OUTCOME OF RESEARCH As such, methodologies learned of what has been carried out successfully on past precedents, will be theoretically applied on case studies in the cities of Riyadh, KSA, and elsewhere.

LITERATURE REVIEW GLOBAL APPLICATIONS OF ADAPTIVE REUSE With rising awareness over the years of the effects of a more sustainable environment, adaptive reuse efforts around the world have increased, led by different instigators, with designs at different scales, and located in different zones of the city.

Instigators can be broadly classified under: ●

The public sector:​ The government, various ministries, and such public bodies can and have taken up initiative to create programs, schemes and other plans for different regions and cities, to encourage or actively participate in adaptive reuse.

One example is the LA housing scheme program, which dates back to the 1960s. The scheme is concerned with downtown buildings that are either falling into disrepair or are not bringing in enough profit to the community - these buildings are then, after canvassing to make sure they fit certain standards and policies for adaptive reuse, are worked upon to be used as housing units. This scheme will be discussed later on, in more detail.

Another example, that has been previously mentioned, is the Louvre Museum, which was commissioned by then-President of France, François Mitterrand.

Adaptive reuse, then, has been recognized around the world by the public sector, as a tool that can be employed for a range of uses - from residential, to cultural.

●

The private sector:​ Every day, the private sector sees more and more business coming in through adaptive reuse proposals. This is because the private sector is able to hone in on smaller scale projects, for specific clients and specific needs, that government-scale projects may not be equipped to address in such detail. Another reason is that there are many financial benefits that come with successful adaptive reuse, for developers.​[11] One example is the adaptive reuse of the Victorian Erskine and American Church, built in 1894, and which was then adaptively reused into the Montreal Museum of Fine Arts in 2011, by the firm Provencher Roy + Associes Architects.​[12] A second case is Tate Modern Art Gallery, based in London. Originally built as the Bankside Power Station, it closed in 1981. After Herzog & de Meuron worked upon the site and structure, it was reopened in 2000, as the Tate Modern.​[13]

While the private sector does also invest in, and profit from, housing schemes and residential reuse, it can be seen that many projects are arguably focused on creating third​ and ​second places​. ●

Grassroots/community-led movements:​ These movements are led by community members who are proactive in the need for their own betterment of the neighborhood/district/public space, and so forth. Community members may rally forward with their cause, and eventually gather funding from different sources - private, public and other community members alike.

One such case of a grassroots movement is the Dunbar Economic Development Corp., which lead to the founding of the Dunbar Museum, and accompanying hotel, in East Lothian, Scotland.​[14]

The scales of these projects can be either: ●

Small-scale:​ These projects can range from infill developments being re-greened into pocket gardens, as is done in several places in the U.S., to traditional homes or townhouses being partially reused into museums or shops, as seen in Yemen - and will be discussed later on - and so forth.

●

Large-scale:​ Large scale adaptive reuse can be fitting labels for strip malls, large single-floor shopping malls, and the redesign of entire corridors/streets, among other types of projects.

One such example is the Food Lion grocery store on Locust St., Denton, Texas, that was eventually reused into the North Branch Public Library, in 2003.

An example of a corridor being adaptively reused is Palm Canyon Drive, Cathedral City, CA, which was part of a governmental program. The Drive has seen multiple projects adaptively reused, including a pavilion, a museum, and an educational center - all with social and economic success.

Adaptive reuse can also be applied, within the city, in: ●

Urban neighborhoods:​ the reason for redevelopment of buildings in the core of the city, or in other, previously well-developed neighborhoods, is to ​regain ​required density in the city. This is because, since buildings are uninhabited, population density is reduced in various areas.

●

Suburban neighborhoods:​ the reason for redevelopment of buildings in the fringes, or suburbs, of the city, is not only to ​regain, ​but also ​increase ​required density in the city.

This is because, since buildings in these areas are uninhabited, population density is reduced in various areas. The focus for increasing is because suburbs have a generally lower density than urban neighborhoods in the first place.

For the purpose of this study, we will be going through cases by scale, with a few large-scale projects, and focusing more on small-scale projects. This is so as to be able to apply certain methods learned in this literature review, into the case studies later on in this paper.

NORTH AMERICA & CANADA LA’s regeneration program The reason this program was founded was because the government began to understand the different methods to reduce costs in the way of socioeconomic and environmental standing, while realizing the potential of regeneration and how that could in fact bring in revenue from those same standings.

Abandoned commercial buildings became the structure of choice to adaptively reuse, as the changing times of architecture, urban fabric and developments, lead to this typology being outdated, and eventually in disuse. Therefore, it was the reuse of strip malls from earlier decades, and similar buildings, that became a target strategy to implement for urban regeneration. These structures are capable of holding a plethora of functions simultaneously - the numerous booths and shops in the plan of these buildings are able to be re-partitioned into restaurants, galleries, libraries, and the like.

For the LA program, buildings were reused into residential units. This residential regeneration of downtown LA has been a large-scale governmental project, constantly in the works since the 1960s. With the way this venture has dealt with building policy and selective criteria for choosing which buildings to adaptively reused, this program has taken exemplary, foundational steps in how to adaptively reuse across the globe.

The type of building reused was, as previously mentioned, mostly commercial, and changed into residential units, due to the lack of residential units in areas of interest within the program. Love’s paper also studied how effective the program’s outcomes were, in terms of sustainability, urban regeneration and commercial viability.

Fig 1.1 ​The figure above shows some of the candidate buildings for housing conversion that were put forward.​[15]

One of the important steps towards beginning this process is to standardize criteria for selecting which buildings are both eligible and capable for reuse. The criteria included: ● ● ● ●

the version of building code upon which the structure was built, the time before which the building was built, whether or not the building is economically viable within its current usage, whether or not the building had historical importance.

Another reality that needed to be faced was that the housing provided was initially mostly aimed at middle to higher income members. ‘Hotel-dwellers’, or people without a stable income or lifestyle who could not afford a middle-income residential unit and therefore circulated between hotels to survive, did not have a place in the program at first. However, due to different efforts of different developers, as well as campaigns run by members of the community, the hotels did eventually get sold to property dealers.

These dealers then worked on plans and strategizing to be able to house lower income residents with either affordable units, or simply better, revitalized hotel living.​[16] Once the buildings were undergoing the process of restructuring and repartitioning, a new occurrence arose - the adaptation of building codes for this new typology of building (reused, from one function to a residential one) and, thereby an introduction of flexibility into the standard building code. The following is a table showing how some of these differences between original and residential functions were dealt with:

Table 1.1 ​Regulations for adaptive reuse projects in the down LA incentive area. Peter Love.​[17]

The success of this program allowed for progression to the rest of Los Angeles spanning districts such as Hollywood, Chinatown, among others. Part of this success can be attributed to the incentives the government took on, to encourage proprietors and other stakeholders in the construction industry.

Some of the incentives included: ●

● ● ●

A range of percentage tax credit that went into the rehabilitations when dealing with different building typologies - from historic buildings to non-historical and non-residential; Facade easement resulting in tax deduction if a conservation easement was secured by the property owner; An act, Mills Act, which was passed in order to provide tax relief for historic properties for continued preservation; Tax credit for developers who were dealing with residential properties.

Details available for the reuse that occurred on one of the office buildings to be adapted into residential units included: an extension towards the west facade, causing different levels in the interior. This adds dynamism to the interior, and allows for additions for toilets to every floor. The north facade, on the other hand, introduces new toilets, which are not aligned with the facade of the building openings, allowing for appropriate privacy.

The vertical structure was also extended, and the staircases were relocated to allow access to the extra levels created by the extension of the facades mentioned above.

As opposed to the issues that LA was facing in all the “economically distressed”​[18] districts of the buildings that were adaptively reused, the results seemed not only positive as expected to the degree expected, but some areas were even more successful than planned.

The main goal - revitalization of the downtown area - was of course realized. The introduction of residential units such as apartments, live/work units and other facilities that serve visitors ensured that density of the community increased. With this increase in residential units, also came an increasingly balanced proportion of space dedicated to housing and space dedicated to jobs/work per area. A new live/work community was introduced to many neighborhoods, and by reducing the distance between employees’ housing and their jobs, vehicle dependency was reduced, leading to cleaner air in these districts. Architectural preservation was also accomplished.

The goals of the program were to “...​improve quality of life, revive neighbourhoods, enhance economic growth, empower community action and involvement, maintain heritage assets, reduce resource consumption, avoid negative environmental impacts,

avoid urban sprawl, maintain cultural heritage and accommodate human needs and aspirations...”[19] ​ When faced with the results of the program, it was seen that economic growth of the revitalized neighborhoods actually superseded the calculated expectations, with property values going up due to high demand, and reductions in vacancy rates. One-bedroom residential units saw a 135% increase in land rates, while the entirety of Downtown Centre property increased by 43.55% over the 7 years of redevelopment.

The program succeeded in meeting other, less directly tangible objectives - community involvement was increased in the revitalisation of the neighborhoods, and residents confirmed an improved quality of life, while it was observed that negative environmental impact was reduced. Revitalisation also introduced new types of developments - mixed income housing opportunities, as well as different types of venues - food and beverage, cultural, retail, and entertainment - that brightened community life, introducing people to more engaging ‘third places’.

Table 1.2 ​The criteria and goals established by the program in order to achieve a certain level of sustainability in the revitalization of downtown LA. [20] ​

Oregon’s Jean Vollum Natural Capital Center Located in Portland, Oregon, the Jean Vollum Natural Capital Center was reused from a warehouse of historic importance, built in 1895, into a mixed-use structure, hosting functions of offices and retail.

The project has been noted to be “reflective of the renewed emphasis in the U.S. toward energy and resource conservation,” and cost $12.5 million for the redevelopment.​ ​The district in which this building is located is in a part of the Pearl District. Although the district is booming now, it once stood as a “deteriorating district of rail yards and warehouses.” [21] ​ The reason the two-storey warehouse property, was eventually chosen by the redeveloper, Ecotrust, was due to its strategic location in the district - it had close access to bike trails, public transit, and a large expanse of space, upwards of 50,000 square feet in a historic building. Redeveloping it would preserve the outward facade of historic importance, while also introducing activities that would bring the community together in new ways, generate revenue, all at an easily bikeable distance, and reachable by cheap, environmentally friendly public transit.

The architects hired to design the adaptive reuse of the warehouse were Holst Architecture, in consultancy with Green Building Services, to achieve LEED, and development was completed by 2001. By 2002, the now-Vollum Center became one of the first buildings in Western USA to obtain a Gold LEED rating. Sustainable implementations in the building consisted of conservation of water and energy, as well as cutting down on waste by recycling. The reuse of an existing structure, of course, is not to be overlooked, either.

The failings of the warehouse at its time of initiation into reuse were, namely, settling, dry rot, and a lack of seismic reinforcement.​[22]​ Since the design by Holst required an exposed interior, the challenges of slight structural change and of considerable seismic reinforcement amounted to being the most costly portion of the project, rounding up to almost 1/6​th​ of the entire budget. The exposed interior of Holst was part of a four-headed design approach towards sustainability, consisting of: 1.

2.

3.

4.

increasing social equity in the district, Conserving water, Letting in light, and Refined air.

In order to accomplish these goals, one of the main design features was to introduce an atrium. This, among other large spaces in the warehouse, allowed for gathering spaces that were open to the public. The design team also used photocell sensors, which helped control interior lighting, by adjusting the artificial lighting in response to what the sensors received from the daylit atrium and skylights. The west facade was also altered to include new glazing, allowing more daylight to enter through and reduce electrical energy use in the structure.

The goal of conservation of water was achieved by designing the ecoroof in the building, and bioswales on site. These act as drainage for stormwater runoff, which can then be treated elsewhere on site before it is used for washing within the building. This results in 95% reclamation of the runoff.

Additionally, the construction team - despite its additional construction (which was still built with thoughtful choice of either ​dematerialization​, or ​sustainable material​) managed to recycle 98% of debris, easily clinching the LEED requirement.

The center now has multiple stakeholders - retail functions, official spaces, as well as nonprofit tenants, all of who are focused on increasing equity in the district, as well as improving the environment.

Georgia’s Stacks Cotton Mill Located in Atlanta, this complex of cotton mills was constructed in the 1880s and initially focused on only cotton production. As years went on and technologies and markets shifted - especially during the World Wars - the mills shifted some of their production to that of paper bags, canvas goods, and other items, instead. It was finally closed down in the 1970s, and bought in 1996 to be initiated into redevelopment.

Part of the complex of mills was transformed into the ‘Fulton Cotton Mill Lofts’, with redevelopment initiated in 1997, while another portion of the complex was transformed into ‘The Stacks’ in the early 2000s, as for-sale condominiums. The architects of the redevelopment were Jova Daniels Busby Inc., and the redevelopment cost a total of $50 million.​[23]​ Part of the budget was funded by low income tax credits, due to the percentage of residential units that are allotted to lower income workers.

Some of the major issues faced by the designer and construction teams were the weather exposure that the structures had gone through; the structural timber had rotted, as water had entered the buildings, not to mention the copious amounts of damage due to fires and vandalism.

Since the complex was on the National Historic Register (due to it being one of the only standing buildings of Atlanta’s initial industrial typology of architectural design), the teams had to put in extra work with the redevelopment - the original materials, including fenestration, finishings and skylights, had to be either repaired, reused or replaced with extremely similar options, so as to preserve the heritage and identity of the complex.​[24] As such, progress on the project was done very strategically and carefully, the teams working on redevelopment a portion at a time on the building, removing old materials safely where needed and bringing in new materials and applying with precision. Walls were braced with cranes while removal and replacement of structural elements occurred - ranging from beams to columns, and even entire parts of floor slabs.

Residents of the Lofts and the Stacks both express satisfaction with their housing and location, as well as with the community that has formed over the years in the now-residential complexes, praising its diversity.

In general, it can be seen that industrial buildings are a prime choice for cross-use adaptive reuse, as they provide a wide array of design possibilities. This is due in part to the vast and strong structure of this typology - the span of the columns, and large windows, namely, can give interiors that are large, expansive and naturally lit. There is also the fact that factories, mills and the like are all built to be durable, with load stresses of many times the amount of load that other buildings experience, making it convenient to check and surpass building code requirements.

With an ongoing trend of exposed systems/ceilings and so forth, the already-exposed structures

of industrial buildings save further on cost, apart from the usual savings for any adaptive reuse project due to lack of construction of foundations and so forth.

Iowa’s Redeveloping Elementary & Middle Schools Council Bluffs, IA, home to the Kirn school, is making strategic plans to initiate redevelopment of the building.

By retaining the structure, while taking down non-load bearing walls and creating new partitions, as well as upgrading different building systems, Council Bluffs intends to improve: ● ● ● ●

Security and safety, Accessibility, Energy efficiency, and The learning environment of the school itself.​[25]

Fig 1.2 ​The Kirn Middle School first floor plan with additions, system updates, as well an infill development, are highlighted.[26]

The school will reorient its interior in order to direct vision clearly from the main entry points onwards, adding tiers of security as the users progress through the space, with new vestibules introduced between zones. Signage will also be improved, to ease accessibility for all users, regardless of whether they are orienting themselves towards the teacher’s offices, classrooms, or restrooms.

Kirn school had a common complaint by users about a set of steps in front of the school’s facade that served as a barrier instead of an access point to the main entry.

Therefore, relocation of the main entry is planned, as well as an improvement of drop off zones, to allow for accessibility and traffic towards the entry and exits.

Fig. 1.3​ The reconfigured drop-off zones, as well as an additional zone, is shown on this site plan.​[27]

Mechanical, plumbing and electrical systems will be upgraded, improved and replaced where needed. The lighting system will also be completely revamped, consisting mainly of LED fixtures. Windows and doors will also be replaced.

Moving onto improvement plans for the learning and teaching experience for students and teachers alike, natural daylight will be added wherever possible, possibly by adding windows. Enlarging classrooms and other reconfiguration of spaces may allow for greater surface area to introduce windows on. The auditorium and lecture halls will have new partitions/changes that allow for flexible, creative and interesting learning spaces.

The city council is taking in feedback and community participation from teachers, students and parents alike, making sure that all parties will be satisfied and benefit from the outcome. There is social media outreach for the program on Twitter and Facebook with updates, ensuring transparency and encouraging questions and suggestions.

Rhode Island’s Providence Arcade The Providence Arcade, built in 1828, was the United States’ first indoor shopping mall.

Inspired by the microapartment trend that began in Europe and Asia and eventually made its way to the American cities of San Francisco, Chicago and Boston, Providence Arcade was bought by Evan Granoff, a developer looking to popularise this lifestyle to downtown Providence, Rhode Island.

The designers assigned to the project were Northeast Collaborative Architects, and renovation began in 2008, to finish in 2013.

One of the challenges faced by both designer and construction teams, was the fact that the construction methods and structural systems were extremely outdated. (“They just laid down some flat rocks and started building on top of those—that was the foundation.”​[28]​) Being originally built two centuries prior, it took time and carefully thought strategy to maneuver through the difficulties that the building presented them with.

Firstly, the building had settled greatly, so walls had to be supported and reinforced, which then resulted in uneven contours. This led to the manufacture of bespoke doors and windows to fit the contours.

For the interior spaces, however, the floor finishings and balustrades were left in place, and the retail zones on the ground floor were retained. This allows for retail businesses to run on the ground floor, while 38 apartment spaces take up the upper storeys. The smaller apartments include bedrooms, kitchen, bathroom and storage amenities. There are also a number of larger apartments, a communal game room and a communal laundry area.[29] The pictures below show the state of the Providence Arcade originally as well as today.

Fig. 1.4​ The original Providence Arcade.​[30]​

​Fig. 1.5​ The Providence Arcade today.​[31]

In order to keep the privacy and quiet of the apartments, the ground floor dedicated to the retail area is acoustically partitioned off from the upper floors by bay windows, stopping sound from drifting upwards.

At a total of $7M for redevelopment, the project is regarded a success as the historic structure is preserved, with the apartment clientele being mainly recent university students or graduates looking for an affordable, independent space.

Ontario’s Tower Automotive Building The Tower Automotive building, over 100 years old, and one of the landmarks of the Toronto skyline, shut down in 2006.​[32​]​ O ​ riginally designed by ​Woodman and Turner, and completing construction in 1920, the Tower Automotive was one of the first structure in Toronto which implemented flat slabs with mushroom columns - the latter of which lent design and structural integrity to the building.

After closing down in 2006, the building status began to wear away, with vandalism occurring with more frequency across its site and surfaces. Still, it became a popular spot with photographers, and the artist community put up temporary installations. Its significance as a typology and one of the unique characteristics of the neighborhood’s identity remained despite its abandonment.

Fig 1.6 ​The figure above shows the Tower Automotive Building after shutdown, before its redevelopment.​[33]

The building got advocacy from the government, since it is an important building of significant heritage; the minister of Canadian heritage, Mélanie Joly, encouraged interest in the building. Once the Museum of Canadian Arts mentioned their plan to relocate to Tower Automotive in 2015, Joly mentioned that investing in such a move, in the development of the abandoned building into the MCA, would help increase employment, while spreading influence and opportunity for local artists in the community. The government then went on to fund the redevelopment, providing more than $5 million for the project.

The architects for the redevelopment were architectsAlliance. Their design strategy was to reveal the original structure of the building, with subtle interventions that would reinvent the use of the space, but not the space itself. “Our goal,” the firm said, “Was to

preserve the rawness of the space as we first encountered it: the honesty of a functional, industrial space, with its patina of history and use both cherished and enshrined.”​[34]

Fig 1.6 ​The plan of the fifth floor of MOCA, showing the respect paid towards the columns, and the partitions that direct circulation throughout the space.​[35]

The MCA now hosts a public meeting hall, temporary spaces, as well as longer-period exhibition halls, workshops, offices and libraries across the first five floors of the building.

The other five storeys are home to computer based design and assorted creative pursuits.

Fig 1.7​ Section through the Tower, showing the different uses throughout the floors [36] ​

However, apart from the interior, the building’s exterior had to be restored as well. For this, ERA led restoration, and worked together with architectsAlliance to make sure all interior and exterior design decisions were not only in sync with each other, but also with the building’s original identity itself. As a result, the columns were not only retained but also highlighted. ERA added new thermal windows, refurbished the ground floor doors, and repaired the masonry to a large extent.​[37]

​Fig 1.7​ Showing the exterior of the MCA.​[38]​

​Fig 1.8​ Showing the MCA interior.​[39]

Washington’s Railroad Station-turned-Courthouse

Fig 1.9​ The Tacoma Courthouse, housed in the old Union Station building. Photographed by Loco Steve.

The advantage of adaptive reuse with respect to new courthouses is that the government does not necessarily need to fund the construction of a new building. Any disused building that fits requirements for a courthouse can be redeveloped into its new use. The cuts down on possibly hundreds of millions of dollars. The public can also benefit from the reuse - depending on locality of the original building, it could enable close, pedestrian access for the public In addition, reusing an abandoned building - perhaps in the slower parts of downtown would mean the revitalization of the area downtown; a courthouse would not only attract foot traffic, but also potential business opportunities. Lawyers, judges, the public who stay at courthouses for long hours during the day would require food, beverage and basic amenities in case of emergency at such a large institution. The creation or revival of such businesses would propagate a positive ripple effect for the rest of the neighborhood.

An example of such adaptive reuse is the Union Station railway terminal in Tacoma, Washington. The Union Passenger station opened in 1911 but became gradually abandoned and finally fell into total disuse by 1984. Meanwhile, in the later half of the 1980s, Tacoma’s court needed to expand beyond its facilities at the time. The court eventually leased the station in the 1990s.

There were not many structural issues faced in the redevelopment, as the building had less than a decade to deteriorate before it was reused. The rotunda was renovated into

courtrooms, chambers and offices. A 3-storey extension on the station was built, but great care was taken to design it in such a way that the aesthetic was complementary to the original station. The extension hosts additional courtrooms, chambers, offices, as well as detention facilities The results of the reuse were overwhelmingly positive: the court managed to save from its budget due to lack of need for construction of a completely new building. The community has also benefited from its revitalization, as it revived the downtown area of Tacoma. Not only is the courthouse Tacoma’s 12th most popular tourist site,​[40]​ but museums have also cropped up around it because of the increased traffic to the area, and because of the fulfillment of the need for more institutionally cultural sites downtown.

Texas, home to the largest single-storey public library in the USA The trend of discount stores expanding and relocating to larger buildings leaves their original, smaller building empty and disused. This usually does not only visually interrupt the scene with gradual decay and vandalism, but it also socially interrupts the fabric of the community, with such spaces often beginning to attract criminal activity.

An issue with such large properties, despite being sold at reduced rates, is that they are still too expensive for buyers; boxy lots used for grocery stores and old supermarkets usually end up being bought (if they are bought) by hospitals, for in or outpatient centers.​[41]

Fig 1.10​ The McAllen Public Library, previously a Walmart, in McAllen, Texas.​[42]

However, in McAllen, Texas, an abandoned Walmart was instead retrofitted into a library. Due to the considerable volume of the structure, and its large, open spaces, the McAllen Main Library has become the biggest single-storey public library in the USA. No specific challenges seem to have arisen - the vast “big box” seemed, instead, to only provide the architects, MSR, with opportunities.

The changes the library went through were mostly related to its interior design: removing the finishes of the walls and ceiling; painting over the structures; adding glazes to ensure daylit spaces; and brightly-colored details to add dynamism into the space.

The spaces are designed with the different user groups in mind - for example, teens have a lounge of their own, which has walls that are acoustically treated.​[43] The library now houses computer labs for different users - adults, teenagers and children - as well as an auditorium for seminar and public events, an art gallery, a bookstore selling secondhand books, as well as the quintessential cafe.

EUROPE Netherlands’ Office Building to Housing Conversion A program in the Netherlands to reuse abandoned office buildings was conceived in order to provide more housing units for residents. While multiple buildings were adaptively reused in this program, the report will be focusing on three, as shown highlighted below.

Table 1.3​ The table above shows the Dutch conversion cases that were successfully completed.​[44]

The redevelopment of these buildings was fast paced - from initial preliminary design, to completion of construction, the project simply took two years. This is because redevelopment started simultaneously with design - the building began to be stripped of most of its structural accessories, including means of vertical circulation.

Fig 1.12​ Above is the building De Enk, before (left) and after (right) conversion.​[45]

De Enk.​ This building was chosen for conversion due to its historical significance, its prime location - near the center of the city, and so within a good distance of amenities, services, and so forth, as well as the fact that it was cheap to buy.

Fig 1.12 ​Left is the aerial view and plan of the office before conversion, whereas the right shows a view and plan of the building after being converted into housing.​[46]

Twentec.​ Given that the apartments were being redeveloped for a higher income bracket, the reuse extended to adapting the facade as well. The facade was given a makeover, using different materials, along with the addition of balconies in order to attract the target residents.

Fig 1.13 ​The left shows the view and plan of the office building before conversion; the middle and right show views and plans after being converted into housing.​[47]

Granida.​ The location near the city centre and the image of the building were important success factors for this conversion. The reason this conversion was high cost was because the facade was altered, and high technicality in the structure had to be dealt with carefully during conversion.

Still, regardless of the additional costs in individual cases, the total cost of conversion still turned out to be lower than those for demolition and rebuilding from foundations up.

The varying of conversion costs ranged from the lower bracket being achieved through very few changes to the facade and with the workings of an adaptable floor plan (these were usually cases where student housing was the residential use), to the higher bracket cost because of facade alterations and additions to the structure for more luxurious residential units.

An argument one finds often - not only in the Netherlands, but in other areas around the world, as well - is that older buildings should be demolished because they are not as sustainable as a newer building of today’s times. In light of this, the converted buildings in this program were studied, to understand whether or not the argument had weight.

It was seen, however, that the buildings’ performances were on par with buildings constructed today, not only fulfilling criteria in the standard Dutch building code, but also reaching comfort levels of residents’ expectations.

The process for conversion included assessment of buildings, in order to be able to budget accordingly and plan for reparation strategies - most problems were met with prepared methods, although some buildings did have mild issues of concrete deterioration and steel corrosion overlooked.

When it comes to the actual conversion of these office buildings, the process was both facilitated and hindered by the actual structure of the office buildings themselves: ●

Facilitation:​ As the original typology of these buildings are built to stand loads many times larger than that of residential typologies, it’s actually possible to add on more floors to an office building when repurposing it to one for housing.

●

Facilitation: ​Depending on the year the original buildings were built, the plans could be either easy or difficult to adapt - pre-1980s building did not have linear plans, and therefore created issues with regards to partition placement. However, buildings after the 1980s were found to be very easy to adapt due to their linear plans and repetitive column spans.

●

Facilitation:​ Offices are built to handle more people per unit area, and therefore have an excessive amount of lifts for when reused to residential use. Extraneous elevator shafts can be easily adapted to host HVAC and MEP systems.

●

Hindrance:​ However, residential flats required more vertical shafts for individual units of electricity and plumbing. For buildings that were constructed before 1965, the placement of shafts, once the penetration of floors was achieved, went on without problems. An issue did arise with a few buildings in the program that were built after 1965: change in the type of concrete between pre- and post-1965 in Dutch buildings allowed larger spans and therefore less columns. However, this type of concrete grew weaker after being cut/penetrated to place the shafts in. This was dealt with in due time with added reinforcements and cost.

●

Hindrance:​ Another issue is that office buildings do not require the amount of acoustical privacy - as well as the fact that it did not meet the contemporary building code. Therefore, floating floors and suspended ceilings were added to the structure - as mentioned before, this would be something the structures were able to withstand with ease.

●

Hindrance:​ While newer office buildings would not face this challenge, the buildings in the program did face it - the number of emergency stairs were not enough for contemporary housing, and therefore more stairs needed to be added.

Despite some of these issues and the expenses that came with them, the projects were financially feasible.

The results of the conversions of the program in its entirety can be seen in the table below, and can be concluded to be overall positive and feasible. This conversion project was not particularly unique in any way, proving that the process, scale of the program and types of buildings and the specific conversion (official to housing) can be universally applied, anywhere else in the world, with a predictably similar outcome.

Table 1.4​ The table shows the opportunities defined by the cross-case analysis of the 15 cases.​[48]

Spain’s Port Mahon Naval Hospital The naval hospital architecture begun in the UK in the 1700s has since spread with the spread of British rule, across Europe and the USA. Naval hospitals were meant to be therapeutic architecture, combined with the classical style. The outcome of this combination “was intended not for the eyes of the sick and wounded, but for those who survived the rigours of service life and needed a home in their old age.”​[49]​ A shift in style throughout the centuries was observed: by the 1930s, naval hospitals implemented both Spanish Revival and Art Deco influences.​[50] However, once the users - doctors, nurses, servicemen and women, and patients rescinded usage in the mid-20​th​ century, different uses and treatments of these naval hospitals, with their unique histories and their cultural significance, rose to the surface.

Some hospitals were converted for uses that were only in the interest of higher profit, disregarding the local needs of the community.

Eventually, a handful of organizations have introduced a conversion of hospitals to universities, while others reused the naval structures as shelters for the homeless, without much changes both within and without.

A grassroots coalition of Capitol Hill residents in Washington came together to start a fund for a naval hospital in Port Mahon, Spain. They aimed to bring to the table an educational center for children and adults alike, as well as a community center. Once the fund was approved, the residents of Port Mahon began to come in to volunteer the redevelopment of the building.

The collapsed roof was repaired by hand by some volunteers, tiles fixed back in their places, while other volunteers opted to plan a herbal garden. Another group went to work to clean the chemical residue still left behind by the hospital’s past.

For the reuse, British Ministries provided a masterplan, which were then revised by local community stakeholders.

AUSTRALIA Woolstores of Brisbane, Victoria and Tasmania.

A riverfront in Australia houses different woolstores of cultural significance, located in different neighborhoods. Three of these precedents of adaptive reuse, converted so as to accomplish higher density, better energy efficiency, and as a cheaper option that new build, will be seen in further detail: 1. Queensland Primary producers No, 4 Woolstore in Tenerife, Brisbane; 2. Dalgety's Woolstores in Geelong City, Victoria; and, 3. The Old Woolstore Apartments and Hotel, Tasmania.

The woolstore typology was initially a three storey brick and timber warehouse, constructed during the 1930s​[51]​. Since the very feasibility of the industry of wool making in Australia has been slowly but surely challenged, abandoned woolstores can be seen today.

Challenges faced in the conversion of this kind of typology include navigating around the structural system - the timber grid system is not necessarily conducive to apartment building codes, even with reuse flexibility; the fenestration, too, is not enough, and introducing more may either compromise on structural integrity, or overstep rules set by facades that are protected by heritage acts.

The solutions to these would be to take the reuse process portion by portion, demolishing part of the structural system and reinforcing or reconstructing it. Regarding windows, designs can lean on borrowed light within certain interior spaces, in instances where facades are meant to be kept intact.

Queensland Primary No, 4 Woolstore, Teneriffe, Brisbane While keeping the same materials as untouched and original as possible, there are some cases where changes must be made. This occurred with the Queensland project, where the multicolored bricks were unable to be completely saved. Therefore, similar materials were sourced when reconstructing.

The woolstore originally consisted of two storeys, but a third storey was added in the adaptive reuse. The materials for the third floor do not match the first and second - the original storeys joints were constructed with joists and beams. For the third storey now, however, Oregon Pine is being used.

The reuse has converted the woolstore into mixed-use, with the ground and first floors having been changed into offices. Apartments are on the last floor, set

back from the road border below in order to give precedence to the path’s historic importance.

The building has a courtyard introduced into it, which allows the deep plan to have access to light that spreads around the places in the building where light would otherwise not reach.

The result of such conversion has led to renewed economic life and activity in the Tenerife district. With new residents, comes new clientele, and so need for new needs to be fulfilled where there were no residents before. Combined with the nearby public transit stop, the district began to attract new ‘third’ places - coffee shops have begun to pop up, especially in the storefronts of many other reused woolstores as well, giving the streets and people new destinations and moments of experience.

Dalgety's Woolstores in Geelong City, Victoria The Department of Planning set out rules for what should and should not be kept throughout any possible conversion of the Dalgety’s woolstore. The list they set out of what should be preserved was as follows: ● ● ● ● ●

Window and door lintels, Pipes in the roof, for rainwater External walls of red brick Parapet walls The sign that proclaimed, ‘​Dalgety Company Limited​’

Eventually, Deakin University moved to repurpose the woolstore to include it in its campus. MacGlashan Everist ended up being the architects of this conversion, and the design laid out took into consideration the factors of: 1. Urban connection, 2. Connection between old and new (structure) 3. Higher academic typology The challenges faced by this Victoria woolstore are similar to those of the Brisbane one, namely: ● ●

Structural arrangement and integrity, and The deep plan vs. lack of ability to add fenestration.

Since reuse of the woolstore meant fulfilling the above mentioned requirement of retaining the brick exterior to the maximum extent, and there was no means of adding fenestration with this requirement, an atrium was the next choice - a void which would open up the volume of the building, connect spaces and provide daylight.

The original building construction included 4 storeys - the new design will preserve all storeys in some areas of the building, while removing 3 floors in some areas (this will allow an atrium to be formed). Structurally, this was accomplished by removing the three lower floors, while the top floor was used as scaffolding for roof refurbishment.​[52] The results of the conversion of the Dalgety woolstores resemble those of the Tenerife conversion; life has been breathed back into the part of the city that was being neglected before. With new clientele in the district, more social and economic growth has occurred along the waterfront where the woolstore resides.

The Old Woolstore Apartments and Hotel, Tasmania This particular woolstore in Tasmania itself has a history of internal adaptation initially built in the 19​th​ century as shanty housing, it was converted to wool manufacture and treatment in the 20​th​ century, and went on to be used for different agricultural uses as well.

In addition to the list of what was supposed to be kept intact for the other 2 buildings, the woolstore in Tasmania was also required to keep its double doors, as they were of a unique design.

A difference between the other conversions discussed in Australia, and this one, is that the roof already had skylights, and so no refurbishment or removal of floors were needed, since natural light was already entering the spaces through the original design.

It can be seen that in each of these adaptive reuses of woolstores on waterfronts in Australia, economic value has been added - not only to the buildings themselves, but also their surrounding districts. Additionally, it was attempted and (succeeded) to conserve the exterior as much as possible. The structure was also kept relatively intact with regards to the span, beams and so forth. This leads to the conclusion that simply changing the primary use of a building can reinvent the social and economical life of an entire neighborhood, improving the quality of several lives, and providing many new job opportunities for people.

AFRICA Morocco’s rehabilitated city Classified as a world heritage site in 1981, Morocco’s cultural and spiritual center hosts over 500 urban facilities, more than 8,000 historic houses, as well as 5600 handicraft activities with guilds amounting to a total of more than 30,000 craftsmen.

The city’s urban fabric, surprisingly, has not seen much change since its heyday. The problems it does face consist of overpopulation, and the resulting deterioration of its buildings. Although the city’s surroundings are off limits to new construction, the land is still vulnerable as there is always some form of ‘uncontrolled urban development’ ongoing.​[53] Unlike in former precedents in the Western continents, where the dilapidation of urban cores occurred due to expansion of the city and resultant desertion of the core, in Fez, it was the influx of new residents into the core, resulting in overpopulation, which is what endangered its structures and the integrity of the urban fabric.

Together with traffic issues, and deteriorating water and sewage systems, the city began to experience an almost domino effect of deterioration.

By the time Fez entered the 1970s, its problems were realized by people around the world, and frantic brainstorming ensured in order to turn this situation around. Since assigning this entire city as a frozen moment, in a city-wide museum exhibit, was impractical and against the intention of letting Fez thrive and stay alive as it always has, another method had to be found. Eventually, a city-wide rehabilitation was proposed, composed of individual building rehabilitation projects.

As such, Fez saw over 120 individual buildings rehabilitated, as well as the implementation of over 100 interventions, with communal help and investment. Public spaces were created from the evacuation of 16 plots of deteriorating buildings. Over 50 housing units on the brink of collapse have been repaired, and 2 original public spaces of historical importance were restored. These instances resulted in the generation of 1,000 jobs.

Although this project is on a large, city-wide scale, there is still no doubt that adaptive reuse can have a tremendously positive effect when implemented with care and consideration of all stakeholders (including the environment).

As Boussaa states, “some general guidelines can be outlined that might be relevant to enable a sustainable future of the historic centers in North Africa and the Arab world:

● ● ● ● ● ● ● ●

Respect community life, with specific emphasis on the local values and traditions; Improve the quality of life for the local inhabitants; Maintain identity, diversity and vitality; Minimize the loss of non-renewable heritage assets such as the built heritage; Involve different actors from both the public and private sectors in conservation; Empower community action and responsibility through participation; A bottom up versus a top down approach is needed to involve the community; Gentrification, segregation and authenticity issues should be taken into consideration when applying sustainable development in the historic city.​[54]

ASIA Yemen’s Tower House Reuse Once Sana’a became a UNESCO heritage site, adaptive reuse and conservation have become more popular, among both government and private bodies. However, government bodies are not sufficiently funded, and can only take on a handful of projects at a time with no guarantee of fast, efficient completion. In contrast, private ownership sees more successful, speedy activity.

Private ownership adaptive reuse has a variety of outcomes, given that each project’s reuse function, aesthetic and reparation methods rely solely on the owner themselves and therefore differ from case to case. The government’s jurisdiction in private adaptive reuse only extends towards approval of reuse and control over the conservation portion of reuse.

The government has issued an official manual of guidance on conservation methods and strategies to apply; it is not widely spread, however, so private owners do not use or refer to it (except for some very basic rulings), and there is no enforced penalty for not following the manual to push private owners towards using it more.

As such, private owners have their own to reuse their tower houses, either by: ● ●

Completely reusing all floors, or Only reusing the ground floor.

Popular choices for the reuse function are: ● ●

Art galleries, hotels, and/or cultural houses (in case the whole tower house is being rehabilitated), or Grocery stores, or other service/facility-providing spaces (in case only the ground floor is being reused).

One of the basic rulings previously mentioned that private owners make attempts to follow is the conservation of the house’s exterior facade. However, it is not always followed; more and more private owners are going about reparation and material replacement according to their own tastes. This has resulted in a merging of the new and eccentric, with the old architectural traditions. The trend is not looked at kindly by many, but it is possible to view this change as the emergence of a new culture, brought on by new context and circumstances, and an eclectic aesthetic.

The precedent looked at in Yemen is a tower house turned hotel, named Dawood Hotel.

It faces a plantation garden and is six storeys high.

Fig 1.14​ Street view of the Dawood Hotel now that it’s successfully adaptively reused.​[55]

Before any design or other work of consideration could take place, an analysis of both the building and the site must be carried out. The reason for this careful observation is to better understand to what extent the building is able to be reused, and what function would fit the reuse best. Previous successful precedents are also presented by CATS (Center for Architectural Training and Research Studies).

As such, the analyses are shown as below:

Table 1.5​ Categories of damages of the tower houses in the old city of Sana’a (1984).​[56]

Fig 1.15​ Map on the case study location, routes, surroundings, and site zoning.​[57]

The analysis of the building showed that the building had been undergoing continual upgrades through different decades, with its origin dating back to 250 years. The first 2 floors seem to be the original building, with the rest of the floors being added within the past 30 years.

Fig 1.16​ Pointing out the different levels that make up the building.​[58]

The reused Dawood hotel has many additions today - more than before, with additional toilets constructed on every floor. The intereios have gone through 2 changes: 1. Original space have remained untouched, and were only given new functions, or

2. Spaces have been redistributed to new functions, with new partition walls.

Today, Dawood Hotel sees tourist and commercial success.

Overall, despite the lack of government supervision and identity conservation, these reuses are first and foremost enabling hard-put families a source of income, as well as generating jobs and creating a new kind of architectural culture, which can all be recognized as positive results.

Jordan, Electricity to Art Amman’s Electricity Hangar of the 1930s was adaptively reused in 2010, in a move to allow for more inclusive public spaces in the city, with less negative environmental impact.

Figure 1.17​ The Hangar before renovation. Photographed by Rami Daher.

The designers, a local firm called Turath, focused on clearing the space as mucha s possible with little to no additional overt interventions. With the structural systems clear in view and walls painted over in white, the focus of the new usage of this space is maximum flexibility for a range of public, art-related events.

The facade of the building, on the other hand, has been remade of glass, ensuring total transparency and allowing both outsiders and users inside the building to visually connect. The transparency also allows for the Hangar to glow at night like a ‘temple of electricity’.​[59]

Fig 1.18 ​The renovated Hangar in the day and at night. Photographed by Rami Daher.

There is also an additional building built upon an infill development, as a complementary structure to the Hangar: where the Hangar has events only, the new building, ​Ras al Ein Gallery, hosts workshops and lectures on art.

Fig 1.19 ​Elevation drawing of both buildings with context.​[60]

Fig 1.20 ​Street view photograph showing both buildings. Photographed by Rami Daher.

The project has had a positive outcome so far, with popular talks and events that have been covered by national media in appreciative light. It has given an engaging and inclusive ‘third place’ to an otherwise densely packed residential area. It has also reduced the harmful environmental effects of the building that used to be in the plot before ​Ras al Ein,​ by treating the land and building over it.

Palestine, Khan al Wakalah Restoration and Reuse The Khan of Nablus, built in the 17​th​ century, was essentially an urban warehouse at the edge of the city souq. It included stables, its own bazaar, and, on the upper floors, housing spaces for travelers and merchants - usually they were on their way from Damascus, going on pilgrimage to Jerusalem, Madinah, or Makkah.

Fig 1.21​ A picture of the Khaan before it deteriorated.

Here is the courtyard with merchants’ rides roaming.[61]

The Khan has since deteriorated with age, with only the main facade still standing. The facade - before renovation - hosted several small shops that had no structural connection to the Khaan itself.

Once the EU, UNESCO and the Municipality of Nablus agreed to restore the Khan in 2000, a local university was chosen to coordinate the rehabilitation with the parties involved. Apart from restoration, the goals were to add new functions to the original uses: a restaurant, civic hall, museum, a hotel, and shops and offices for commercial use.

Fig 1.22​ The photograph shows the main facade before renovation, as the only facade still standing.​[62]

The design of a new courtyard and the interior detailed design of doors, windows, and flooring was assigned to Davide Pagliarini, an Italian architect, who introduced a touch of contemporary by replacing the dilapidated gates with sleek new dark iron gates, which contrasted with the cool-toned cream shades of Nablus stone. The shops have also been renovated.​[63] Totaling to a budget of €2.5 million​[64]​, this restoration and reuse has most definitely achieved positive outcomes. A ‘yard school’ had been established during the period of renovation, training youth in the art of Nablus stonework and other handicrafts (Nablus’ famous olive oil soap, traditional embroidery) used to help restore the Khaan and set it up for business.

Popularity, tourism and cultural service provision have led to the project’s success, encouraging the neighborhood’s economic and social growth for the community.

Fig 1.23​ A view of the renovated Khaan Al Wakalah, from the restaurant’s vantage point.​[65]

DISCUSSION Carving through slabs to create atriums, adding fenestration where it won’t interrupt the structural system, adding floating floors and reinforcing beams and columns that are slowly failing - among other strategies, are known to be employed in the adaptive reuse of buildings.

While this accomplishes added access to natural daylight, increased density of the volume and/or strengthened structure - along with other, positive aspects to the design of a project, it can also be seen that the new type and use of occupation affects the community in different ways, at times either environmentally, economically and socially.

Environmentally, the introduction of a new space that has replaced an older one - while taking up the exact same geographical location, area and volume - without spending energy, resources and creating a carbon footprint in razing the old space down and then building the new one up - saves on an enormous amount of resources.

Economically, taking up an abandoned space with a function specifically design to attract people, or to fulfill a need of the people in the area - the success of this function, attraction, and need-fulfillment creates a social space where more and more people come in, spend and earn money, get jobs, and return to often to keep revenue steady and growing.

Socially, as well, creating these positive markers in places that were disused or about to be demolished - helps with the health of the community. With people woven together into a fabric themselves, within the urban fabric of the city, a hole of disuse in the city has often led to a hole in the community; lack of identity or pride with a place leads to further disuse, widening the urban hole as well, which can lead to hubs of crime and violence. Filling up this rent in the urban fabric with a brand new place - a place that resides in the exact place as the disused building, a place that creates excitement and improves the quality of life and brings back identity to a neighborhood, that reduces the possibility of crime in the area - results in increasing the strength of the communal fabric as well.

In this section, different methods and strategies used to adaptively reuse these buildings covered thus far, will be summarized and condensed, so as to be able to systematically apply them in an approach, on case studies that will be seen later on in the report.

Operations & policy​ Criteria/policies that may be in place to identify/classify buildings as able to be adaptively reused. A widely applicable policy is ​The Secretary of Interior’s Standards for Rehabilitation​, which is detailed in the Appendix.

Within/across-use​ While this is not mentioned in most precedents, it is a step that holds importance in strategy - one that takes in the socioeconomic contexts of the building.

Who could be the next occupants of this building? Who were the previous ones? Should

the use continue with this reuse, or should the use shift to another field? These questions are answered by who may be a promising bracket or hold in the market, what they could be looking for that may not be provided satisfactorily to them yet, and so forth.

Structural analysis​ By analysing the structure of a building, it helps to see what kind of loads the building could bear, which would then narrow down the options of what different/new/adapted functions the reused building could provide. It also hits upon snags that may hold up construction or increase the budget, and allow the team to either maneuver around such an issue, or solve it head on.​[66] Obsolescence​ Related to the previous point, it must be checked whether or not the structure of the system can live up to the standard building code requirements of the new use planned. This can either lead to a total change of new use, or a strategy to overcome this obstacle.​[67]​ An example of this was seen in the Netherlands’ example of office buildings being converted into residential units - buildings before the 1980s were more difficult to adapt to housing repartitioning, given the structural rhythms of the time.

Lighting​ Oftentimes the lighting requirements for different uses differ vastly - turning a warehouse with sparse windows that ran mostly on electrical lighting in the early 1900s into, for example, a kindergarten, will not be sustainably accommodating to the users and designers of today, without any alterations to the building. Therefore, attention must be paid to understand how natural daylight can be introduced into spaces, what quality this light would be, what changes may have to be made to the space to achieve this desired effect, and how those changes may affect the structure of the building.

Privacy​ Privacy is also something to perceive and design for sensitively - different typologies may require different levels of privacy. A hospital being converted into a university, for example, would require around the same amount of noise barriers between wards/classrooms, as well as the same amount of openness and connectivity to the rest of the hospital/university. However, converting a large warehouse into stacked condominiums would require more effort - acoustic barriers would have to be installed, perhaps with heavier partition walls, and false ceilings added to increase the amount of insulation sound would have to travel through between the floors of different tenants.

Dynamism​ Adaptive reuse most definitely - even in the case of buildings that are not historically important - have an element of conservation, as well as innovation. A question to be asked when considering a building for a new design once it has been approved for reuse, is, what about this facade, or interior space, is unique? How can this be kept, to preserve the identity of this place while simultaneously evolving it into something new? This has been seen in Providence Arcade, in the Tacoma courthouse, in the reuse of historic houses into hotels - even when there is new construction that is an extension to what is being reused - a structure’s identity is, in a sense, its dignity, and the dignity of its users. Erasing that, unless in cases of impossibility of access, or some

such issue, does not improve anything - but keeping it, preserves and further grows the identity of both place and person.

Dynamism can also be introduced. The creation of an atrium is the addition of dynamism - the floors in Australia’s woolstores were not necessarily something unique to the design of the building, and so were removed (and materials reused elsewhere in the project) easily, in order to create atriums of double to triple height, creating a vantagepoint to appreciate the building’s interior from, flooding the space with daylight, and allowing people to mingle comfortably in a space that gives an impression of comfort, grandeur and stability.

Project profiling​ Throughout this process of analysis and design planning, a project profile should be assembled, considering not only the project, but also its context, an analysis of the site, what possible client markets around the area could be interested in, if there are any public transit or other mainline routes nearby that would enable a larger amount of people to access the project and increase the socioeconomic value of the area or not, and so forth. Keeping these and perhaps other pointers on the record for constant reference, can continue to help shape the project until the end.​[68]

There are, of course, other ways to understand, analyse and profile projects for adaptive reuse other examples would be to see what social effects the building has had, and how society has affected the building in turn; or, pinpointing different elements of the building on a basis of pure design, to see what could or could not be taken apart and put together again for a new space, or a new function, or both; or, understanding how the building was shaped by politics - the style of an era, and how appropriate would it be to change certain elements, or to keep some, to make way for a new political era, or to make way for a society with different causes and values.

EXPERT OPINIONS Ellen Dunham-Jones,​ architectural educator and co-author of Retrofitting Suburbia, one of the most influential urbanists of all time​[69]​, is a leader in the topics of retrofit, redevelopment and adaptive reuse. Her focus is mostly on suburban redevelopment, and the hybridization of old, classically suburban American structures with new, urban activities, to best meet the changing needs of different groups of users living in the suburbs. She does not limit herself to a certain scale of adaptive reuse - she is eager and invested in the reuse of buildings, street fronts and entire districts.

She believes that ​TOD​ should be intrinsically linked with all development - new, or redevelopment - but especially with regards to the ever growing far-flung suburbia. TOD is what can sustainably and affordably connect users from different backgrounds and social accessibility levels, to the spaces architects create to meet their specific needs.

Ellen also encourages - apart from reuse, where a building simply redefines what it holds within - infill development. These abandoned parking lots, areas of asphalt no longer in use and just as empty as their building counterparts are also just as feasible to build on.

Peter Love, ​John Curtin Distinguished Professor of Infrastructure and Engineering Informatics at Curtin University, Fellow of the Royal Institute of Chartered Surveyors, and a Chartered Building Professional, is an advocate of adaptive reuse as well but his focus is more on the technicality of analysis and choice. What makes a building ideal for adaptive reuse? How could a certain typology of building be better adapted? These are the kinds of questions he seeks to answer.

His overall stance appears to be one advocating the awareness of possibility and opportunity that adaptive reuse can present; his response to survey results (obtained in research) which express doubt towards the viability of adaptive reuse shows as much.

Sheila Ireland,​ senior architect and LEED AP, among other achievements, is another expert. She holds a stalwart stance on adaptive reuse. When asked about whether historic buildings are more or less desirable to deal with as a designer, given the restrictions applied on such projects, she replied that, design-wise, the restrictions of historic and non-historic building redesign are quite similar.

She appreciates the value of historic features, and looks forward to navigating through to the optimum strategy of treatment in terms of design. She believes in the specific characteristics of each and every space that set it apart from all other spaces.[70]

Lina Bo Bardi, ​(1914-1992), a modernist Italian architect born in Italy, is considered to have been one of the earliest practitioners of adaptive reuse and sustainable architecture in the past century, with over 10 adaptive reuse projects (restoration, renovation, building upcycling) in her collection of work.

To her, everyday ‘common’ buildings were just as worthy of preservation as the historical, classical buildings of the Renaissance past. She famously remarked, upon entering a factory in 1978, “What we want is precisely to maintain and amplify what we have found here, nothing more.”

She argued to preserve the details and styles of the ordinary building, no matter how brutally functional and far removed from beauty. “‘To violate an era by embalming it in plaster means ignoring the fatigued and painful process of humanity.”​[70]

CASE STUDIES Current Local Urban Outlook Saudi Arabia: the country Adaptive reuse and restoration is not an unheard of concept in the Kingdom. With the goals of Vision 2030, as well as the growing need of shifting the country’s economy from primarily petroleum-based to an economy that is more balanced in its sources and services provided, avenues in tourism, cultural importance, and national history and identity are being explored with new zeal.

However, not only are adaptive reuse and restoration not unheard of, but they are not new to the Kingdom either. One adaptive reuse conversion is popular enough to be spotted far and wide across the country: the conversion of homes and villas to school buildings. The government stated that public school buildings will no longer lease villas and other residential complexes out for their purpose after 2011.​[71]​ Private schools, however, may still continue the practise.

Another example is public clinics - 85% of public clinics (circa 2007)​[72] ​are rented and converted houses.

Adaptive reuse in the Kingdom can be put to fulfilling one of two possible needs: 1. Economic gain:​ Homes are typically cheaper to rent out for schools, clinics and police stations, than to construct these typologies from the ground up.

Additionally, the desertion of old residential neighborhoods for suburbs or other, more trendy areas, leaves these neighborhoods open to renting and partial rehabilitation. This can encourage shops to move into the neighborhood, bringing back some clientele, and slowly convert the residential neighborhood into a mixed use one, instead.

2. Identity preservation:​ The SCTA (Supreme Commission for Tourism and Antiquity) and SSHP (Saudi Society for Heritage Preservation) have set out plans to convert (while preserving) different sites and structures. a. The town of ​Awamiya​, for example, once a site of violence between small-scale mobs and other criminals, has now been successfully rehabilitated, by locals and specialists, alike into a tourist-worthy village.

Picture perfect, preserving the ancient architecture while introducing new structures to bring the urban fabric together and facilitate visitors.​[73]

b. Ushaiger, f​ or instance, was one of the first old towns of Saudi Arabia to be rehabilitated for the Saudi preservation effort, ready for visitors in the beginning of 2018. Made primarily of mud houses, 25 mosques, and a large, grand, village gate, Ushaiger is now a popular tourist spot, with the old houses renovated and open for touring, as well as a museum to visit.​[74]

While considering the government and private initiatives in the Kingdom, it should be said that grassroots community members have relative autonomy as well. Community members of Rujaal Almaa gathered together to create the ​Rujaal Company, Ltd.​, consisting of 120 concerned citizens. By extending their network to bigger organizations in the country, such as the museums, and investments from large national bodies, the company succeeded in saving its fast-dilapidating village, as well as supporting other villages in their similar causes.​[75] It can be said, then, that while extremely active measures are not being currently taken, on average, across the country, the social and official environments are still conducive to sustainable, adaptive reuse strategies.

Still, it is worth noting, that the reuse of disused buildings is not as popular as it could be, given the frequency of these buildings in the urban fabric of different large cities across the country.

Riyadh: the city The concept of sustainability is cropping up more and more in everyday conversation from government programs such as Qatrah and Riyadh Air, to food outlets providing takeaway options without plastic cutlery, to carpool options on ride apps such as Careem and Uber. RetrofitTech has been having nationwide conferences in Riyadh for the past five years, and consultancy and research firms based on sustainability are opening with more frequency. The Tarshid firm has successfully retrofitted the SASO’s headquarters, and is currently undergoing various university campus retrofits across the city. And yet adaptive reuse is not a topic that’s widely talked about.

In fact, when asked, Saudi Arabia’s various municipalities do not consider adaptive reuse to be an important topic to keep track of and save data on, or even be aware of what new uses the buildings are being put to.​[76] Upon viewing different districts in the city, however, it can be seen that there are many structures that are deteriorating, crumbling, about to be demolished, abandoned, or in similar states. So the adaptive reuse that is taking place is still not enough to heal these

holes in the urban fabric. Fieldwork has shown the districts of Malaz, Wizarat, Batha, Olayya - initial cores of the city that sprawled organically and were then slowly left for other districts - to have a high frequency of disused buildings, ranging from old shopping center complexes, to apartment buildings, closed down schools, and so forth.

Questioning this state led to the need to question different local experts in the field.

While various individuals, such as Arch. Haifa Alfutiman and Eng. Nasser of the Riyadh Municipality; as well as Noor Tayeh, MAR and LEED AP ND; Mr. Ahmed Aloteischan, the TOD PM, at the Royal Commission of Riyadh City, all agree on the need for adaptive reuse throughout the city, and are aware of the various sites strewn across the city that deserve a second chance with the potential they have to revitalize their urban centers.

Any adaptive reuse projects to their knowledge regarding the upcycling of a disused building are few and far between, and mostly within-use adaptive reuse, on apartment buildings.

Another question then arises: when several members of the region’s largest developmental establishments champion adaptive reuse, then why is there such a lack of adaptive reuse projects in Riyadh, the metropolitan capital of the Kingdom?

The census of different officials’ opinions regarding the barriers the city faces when it comes to adaptive reuse are as follows: Design Barriers o The difficulty of maintaining the structural integrity of older buildings. o The lack of available matching materials for old buildings. o Matching the old building to new contemporary demands in terms of services and systems including the difficulties of installation and upgrading. o Improper choice of the new function. o Missing drawings of the old existing buildings. o The limited possibility of the exploitation of the existing site.​[77] When it comes to new construction - especially new, PIF-backed projects that run extremely with ambition and starchitect design competitions - there are many investors and stakeholders who are not afraid of hiring foreign consultants to guide local projects.

As seen in the literature review previously in the report, it’s highly possible to hire any number of consultants from various parts of the world, to be able to advise and guide the local design team on new function, structural integrity, and so on.

As for the lack of materials for old buildings - if the old buildings are not required to be preserved completely, then it’s definitely an option to implement other materials. Another

case scenario would be to invest once in older building materials, and then be able to reuse countless buildings across the region, as the similar climate and geographical location would mean the vernacular architecture would be very similar in build, design and material.

Then, there is the matter of standards, which will be covered later on the legislative barriers.

Economic Barriers o Unexpected problems on the site. o Older buildings may require extensive and costly continual maintenance. o Replacement of mechanical/electrical parts. o The difficulty of producing accurate complete estimates of the project cost, which may cause problems later on​[78] Once again, a tried and tested, worthy foreign consultant who has worked on projects perhaps in similar climates, regions or cultural backdrops - would be able to foresee the risk and provide risk engineering insight to the local team, as well as estimate the project more accurately, given local ratings and precedents of regular construction.

While it is true that maintenance would be needed, the proper treatment of a building would mostly cover a single extensive, intensive maintenance during reconstruction, which would be sufficient for the building to be able to withstand future use. ‘Extensive and costly’ continual maintenance was not found to be the case in other precedents studied earlier. There is also the fact that some buildings are simply too dilapidated to be able to be revived. These buildings are then not reused, and so no maintenance would occur.

Upgrade of systematic parts may very well supply a return on investment, if the right systems and parts were chosen, when the decision is guided by site analysis, building analysis, function analysis, and so forth.

Legal Barriers o The Government has not adopted the concept as a sustainable strategy. Thus, it has no clear policy on its applications or requirements. o The lack of specified regulations, codes or manuals on approaches to building adaptation or reuse. o The inadequate implementation policies on land-use specifications or requirements. o Lack of legislation to compel owners to rehabilitate their decaying properties. o Lack of convincing incentive programs to motivate investors to adopt the approach. o The absence of assessment tools to perform adaptive reuse projects or to judge them such as LEED (EB), Life Cycle Assessment (LCA). o The shortage of inspection mechanism to improve the overall efficiency of the process of building reuse.​[79]

Given the Vision 2030 goals, and previous receptiveness to the public’s objectives for sustainability, a petition may be signed for the government to adopt adaptive reuse as a legitimate strategy of sustainability, as is done around the world.

Once the government passes acts in favor of adaptive reuse being a sustainable strategy, the rest of the work - regulations and codes, implementation policies, and incentive programs will be slowly but surely worked on and provided. In addition, although LEED and LCA are not impressed upon construction firms or design practises, Mostadam is a national program that is already in swing, and can be expanded to achieve the goals of LEED and LCA on a national level, modified to meet the Kingdom's specific requirements, climates, and needs.

Another solution could be as follows:

Fig 2.1​ Suggestions for legislation that can be passed and applied for adaptive reuse of buildings, both historic and non-historic.​[80]

Additionally, another topic to be broached is the TOD that is to be initiated in tandem with the Metro project. The goals of the Metro-related TOD, listed in the Executive Summary of the Riyadh TOD Study, are as follows: ●

Encourage developments of the City Centre, through increased accessibility, which has been a barrier to investment in recent decades.

●

For TOD to be successful, it needs to be part of a comprehensive strategy which ensures that the connections are made between employment, entertainment, amenities and communities.

●

A selection of the most appropriate mix of uses of an individual TOD or across a transit corridor is crucial to the success of TOD across the city. High quality public realms adjacent to stations will be a vital component of creating an attractive, well connected, versatile and pedestrian friendly environment that creates a sense of identity for adjacent communities.[81] ​

Since buildings are mostly already built throughout the Metro corridors, nodes, Centers, and other passages, adaptive reuse is almost a responsibility - the buildings currently present adjacent to the Metro lines are not all living up to the TOD requirements, either not mixed enough, or without any of the uses highlighted per line adjacence or Station.

Adaptive reuse is the only sustainable option: no razing down and demolition of entire streets, but instead repurposing the buildings already present with differing levels of intervention to accomplish a network of buildings around the Metro, as required, that are comfortable, enjoyable and sustainable for TOD. Adaptive reuse of this scale - lesser than that studied in Fez, but still a considerable amount of districts that link to each other - could create a positive domino effect of urban center revitalization, generating more jobs, propagating culture, and increasing quality of life for all involved.

CASE STUDY 1.​ KFC Outlet.

Fig 3.1.1​ Shown highlighted is an abandoned KFC outlet.

8117 King Abdul Aziz Rd, Ad Dhubbat Riyadh 12623 3912

SITE ANALYSIS

Fig 3.1.2 ​Shown is the ¼ mile radius circle around the site and what land uses/amenities are available within a 5 minute walk.

​Table 3.1.1​ Showing the distribution of amenities within a 5 minute walk of the site.

Shown above are the amenities as present today. However, for the future TOD integration, the specific zone of the Metro that this is located on must be found, the building itself must be analysed as well, and then decisions must be made accordingly.

Fig 3.1.3 ​The figure above shows that the site is located on line 2, midway of the line’s intersections with lines 1 and 5.​[82]​ This particular location is called the Activity Center in the Riyadh Metro.​[83]

Referring to the above figure, it can be seen that this zone has to be extraordinarily developed, being a hub/crosswalk of different station lines.

According to the Executive Summary of the TOD that was issued by the Alriyadh Development Authority, structures should host retail, community services, hospitals, commercial offices, employment, attractions and other facilities should be provided.

As such, the issue that we are faced with now, is regarding what kind of program on this site could be ideal for this neighborhood/add diversity of functions.

In order to answer this, the building itself will be seen, to be able to understand the structure at least minimally, before making decisions about what it could possibly host.

​Fig 3.1.4 ​Facade of the building.​ ​

​Fig 3.1.5 ​Column spans.

The building is made up of 5 levels, spread across the ground and first floor. The main floor slab levels are 4m apart.

Fig 3.1.6​ This image shows the elevation of the building with the different levels, as well as a line through the left tower to show where the section will cut through. The mezzanine of the ground floor is only present on the left tower, so that is where we will cut through.

Fig 3.1.7​ This image shows the section with different levels.

Fig 3.1.8​ The two images above show the raised area - the approach and ascent.

Fig 3.1.9​ The image above shows the connection of what used to be the dome, and colonnade.

Fig 3.1.10​ The images above show different fenestration frames and opportunities to create views.

Upon studying the surrounding functions, and analysing both what is required of the TOD and what the building itself could be used for, it was concluded that there are not many children-specific areas around, apart from the parks (which are not directly adjacent to the Metro line). There are also no bookstores or libraries, or a community space where people of all ages could mingle. Therefore, this is what the building will be used as.

On the ground floor, there can be an indoor play area for children to the left, with book cafes lined against the right side. In a pocket on the left will be a bookstore selling both used and new books. The center would simply be an area for circulation, to reach the far back where the bathrooms are, and to appreciate the atrium above.

Fig 3.1.11 ​The reused ground floor schematic sketch. The original columns stay in place, as well as the bathroom area at the back. The circle shows where the atrium would be. The stairs also stay in place.

The first floor, on the other hand, would be a retail and lounge area, where light can filter through an atrium, balcony, curtain wall, and skylight. The retail will consist of traditional crafts shops and gifts shops, in ideal lighting, given their positions by the windows, while the lounge area is shaded by the colonnade, cooler and relaxed.

Fig 3.1.12 ​The reused first floor schematic sketch.

Fig 3.1.11​ The rendering above shows the children’s area on the ground floor.

Fig 3.1.12​ The image above shows the atrium from the first floor view.

Fig 3.1.13​ The image above shows improved glazing from Fig 3.1.10.

Since the openings already provided by the original structure is sufficient for the placement of activities and their daylight requirements, no more windows will be added. The atrium was created only to add dynamism to the building, and this was a feasible move, since the concrete is reinforced and no columns were affected.

Fig 3.1.14​ The image above shows a view towards one of the book cafes.

The visit to the building showed that most of the electrical wiring and plumbing systems were still intact, which means the only upgrading required would be choosing LED light fixtures, and toilet fixtures. For the HVAC, the piping was still visible, as well as the roof of the building. This means aircon units need to be installed, but minimal work will be needed to do so.

Pakistan Karachi The phenomenon of ​ghost schools​ is widely spread across Pakistan, with over 30,000 schools across the country being already abandoned or currently falling into disuse.

Sindh, the third largest province of the country, is responsible for 6,149 of those schools, as of 2015.

Primary schools are more easily abandoned, as lifestyles or circumstances may cause more children to drop out or be unable to attend an early age. Of the 6,149 schools, 5,906 are primary schools, with 398 of the ghost schools being middle schools, and the remaining 2 as secondary schools.

It is seen that over 90% of ghost schools in the province are located in rural areas, where there is less societal pressure for education, and prioritization of traditional vocations, agriculture, and so on. Under 3% of ghost schools appear in urban areas.

Table 3.2.1 ​shows the distribution of ghost schools across Sindh. 13.4% all schools in Sindh are “ghost schools” in Sindh.​[84]

CASE STUDY 2.​ M ​ irza Adam Khan School, Lyari, Karachi, Pakistan.

Fig 3.2.1​ Shown highlighted is Mirza Adam Khan School.

Mirza Adam Khan Rd, Dhobi Ghat, Lyari, Karachi, Karachi City, Sindh, Pakistan

SITE ANALYSIS

Fig 3.2.2 ​Shown is the ¼ mile radius circle around the site, and what land uses/amenities are available within a 5 minute walk.

​Fig 3.2.2 ​Showing the distribution of amenities within a 5 minute walk.

Fig 3.2.3​ The image above shows a typical government school design, which is applied across the country, with very little changes.

Fig 3.2.4​ This is an image of this set of governmental schools in the area, showing the slight change in facade design, as seen. Photographed by Emran Brohi.

The Mirza Adam Khan School in Lyari has become a hub for meetings between small-scale gangs and petty criminals, as a result of its disuse. To adaptively reuse this building, thought has to be put into functions that can manage to replace the activities ongoing currently, with ones that may benefit the community and the current users of this space, as opposed to continue to propagate the crime ongoing.

Considering the fact that a school is well-equipped, structurally speaking, to hold a high density of people per m​2​, it is proposed to strip the partition walls of classrooms from one side of the ground floor, creating 3, large, public spaces - communal spaces. Here, community literacy classes can take place, as well as small-scale events. The walls put up to separate these 3 new spaces can be foldable or otherwise transformative, allowing a medium-scale event to take place once the entire portion of the ground floor becomes open.

The other side for the ground floor can be used for a community kitchen. Here, partition walls of 5-6 classrooms can be taken down, creating a single, long room. This will be the kitchen space, and the large windows in the classrooms will allow people to have their food served to them in

the alleyway on the side, while people can queue up inside the corridor as well. The rest of the corridor will be used for circulation, seating, while the bathrooms can be partially refitted as a washing area for utensils for the staff.

On the first floor can be vocational training rooms, which will target different age groups. The structure will be able to bear this load, as the load will be similar to that of before. The training rooms will be enlarged versions of the original classrooms, so the partition walls can be shifted and taken down as needed. Products can be showcased in the part of the corridor that connects the vertical circulation with each wing of the building.

Products may also be shown and sold in the central courtyard of the building. This can help keep down the juvenile and young adult crime rate, by involving that age bracket in productive work which is then rewarded by community interest and revenue, which might help shape a different mindset and change their circumstances for the better.

In this way, an educational and community center that addresses the immediate needs of the surrounding neighborhood can come into being, and help citizens to advance their opportunities in the world that is up to 10, 15, 20 minutes away on foot.

Fig 3.2.5​ The images above show a schematic sketch of how the areas can be redistributed among new or modified functions for Mirza Adam Khan School.

CONCLUSION In all the precedents studied so far, it can be seen that the effort required to bring a successful adaptive reuse about - whether from a government body, a private owner, or a grassroots coalition - this regeneration requires vision. It requires dedication to the completion of such a cause.

As architects, engineers, developers and individuals with agency, in a community with flaws - as any community is - if we know there are ways to improve some of these flaws, if we know of methods and strategies that could improve life for hundreds of people; that, in their own way, could lead to a better district, region, city and country; that open up possibilities of an altered reality where equity, health, economical thriving, environmental accommodation, and user satisfaction are all realized - if we know all these, then it is our responsibility to follow these methods, these strategies until this better, improved reality is truly realized. It is our responsibility to spread this positive effect, instead of looking the other way.

...reuse is a very effective way of reaching poetic complexity. Perfection is usually quite boring. The most interesting buildings bear the marks of different eras and design ideologies.

Rick ten Doeschate

… [in] transforming and renovating buildings to make them more efficient, more beautiful and sustainable, [we are] making them favorable to the welfare of the community that inhabits them.

Alejandro Hermida

Cities need old buildings so badly it is probably impossible for vigorous streets and districts to grow without them…. for really new ideas of any kind—no matter how ultimately profitable or otherwise successful some of them might prove to be—there is no leeway for such chancy trial, error and experimentation in the high-overhead economy of new construction.

Old ideas can sometimes use new buildings. New ideas must use old buildings.

Jane Jacobs,​ The Death and Life of Great American Cities

APPENDIX

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Urban heat island effect As urban areas develop, changes occur in their landscape. Buildings, roads, and other infrastructure replace open land and vegetation. Surfaces that were once permeable and moist become impermeable and dry. These changes cause urban regions to become warmer than their rural surroundings, forming an "island" of higher temperatures in the landscape.

Heat islands occur on the surface and in the atmosphere. On a hot, sunny summer day, the sun can heat dry, exposed urban surfaces, such as roofs and pavement, to temperatures 50–90°F (27–50°C) hotter than the air1, while shaded or moist surfaces—often in more rural surroundings—remain close to air temperatures. Surface urban heat islands are typically present day and night, but tend to be strongest during the day when the sun is shining.​[85]

●

Place identity Each space and place is a source of identity and identifies the groups that locate in there. A space should have one identity and one structure for residents. Lynch simply identifies the place identity as: being unique from other places. His base for this identification is having a separate essence.

According to Harold Prohansky‟s theory: “place identity is a part of human‟s individual sub construction and is the outcome of his/her general cognitions about the physical universe which he/she lives in (Proshansky, 1976). It can be said: a part of everyone‟s existential character which makes his/her personal identity; is a place that he/she knows his/her self with and introduces to others.

Norberg Schulz in addition declared: identification also consists of aperture and being open to environment character; which in the past was narrated as “spirit of place”. This spirit of place is followed by “sense of place” which Fritz Steele in the book “sense of place” mentions some of physical features in perception and sensation, such as “dimension of place, degree of enclosure, contrast, scale, color, smell and visual diversity”. He knows sense of place a total phenomenon with constructional values which becomes possible in context of perception and directing in space.​[86]

●

The ‘third’ place Third places​ is a term coined by sociologist Ray Oldenburg and refers to places where people spend time between home (‘first’ place) and work (‘second’ place). They are locations where we exchange ideas, have a good time, and build relationships.

Third places have a number of important community-building attributes. Depending on their location, social classes and backgrounds can be “leveled-out” in ways that are unfortunately rare these days, with people feeling they are treated as social equals.

Informal conversation is the main activity and most important linking function. One commentator refers to third places as the “living room” of society.

Many city planning efforts to reinvigorate metropolitan neighborhoods now include specific steps to create third places, especially public spaces, to try and break down social siloes.​[87]

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Dematerialization Dematerialization can be defined as a reduction of materials and/or energy use in existing products, or creating products or services to minimize negative environmental impact without compromising the ability of present and future generations to meet their own needs.​[88]

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Sustainable material Sustainable materials are materials used throughout our consumer and industrial economy that can be produced in required volumes without depleting non-renewable resources and without disrupting the established steady-state equilibrium of the environment and key natural resource systems. Such materials vary enormously and may range from bio-based polymers derived from polysaccharides, or highly recyclable materials such as glass that can be reprocessed an indefinite number of times without requiring additional mineral resources.​[89]

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The Secretary of Interior’s Standards for Rehabilitation The Secretary of the Interior's Standards for Rehabilitation are ten basic principles created to help preserve the distinctive character of a historic building and its site, while allowing for reasonable change to meet new needs. Rehabilitation projects must meet the following Standards to qualify as “certified rehabilitations” eligible for the 20 percent rehabilitation tax credit. The Standards apply to both the exterior and the interior of historic buildings and include related landscape features as well as additions and new construction. It should be noted that the Standards are interpreted with economic and technical feasibility issues considered on a case-by-case basis.

The Standards, outlined by ​National Park Service, Heritage Preservation Services,​ are as follows: 1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.

2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.

3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.

4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.

5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved.

6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.

7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.

8. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.

9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.

10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.​[90]

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TOD According to TOD.org, the official website for transit oriented development, “​Transit Oriented Development is the exciting fast growing trend in creating vibrant, livable, sustainable communities. Also known as TOD, it's the creation of compact, walkable, pedestrian-oriented, mixed-use communities centered around high quality train systems. This makes it possible to live a lower-stress life without complete dependence on a car for mobility and survival.

Transit oriented development is regional planning, city revitalization, suburban renewal, and walkable neighborhoods combined. TOD is rapidly sweeping the nation with the creation of exciting people places in city after city. The public has embraced the concept across the nation as the most desirable places to live, work, and play. Real estate developers have quickly followed to meet the high demand for quality urban places served by rail systems.

Transit oriented development is also a major solution to the serious and growing problems of climate change and global energy security by creating dense, walkable communities that greatly reduce the need for driving and energy consumption. This type of living arrangement can reduce driving by up to 85%.​ ”​[91]

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Ghost schools As stated in the December 2015 version of the​ ​State Of Education In Sindh: A Budgetary Analysis report​,​ a ghost school can be defined as, ​“an infrastructure built for school purposes which now houses animals in courtyards and classrooms. These schools today are residences, stables or offices of private or official departments, including those of the police and Rangers. Teachers continue to draw salaries, while the buildings remain occupied by those other than students.”​[92]

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Kramer, Lois; ​Strategies for Reuse of Underutilized Or Vacant Airport Facilities​, 2011.

Mehr, Skates, Holden; ​Adding more by using Less: Adaptive reuse of woolstores,​ 2016.

Loukas; ​Interpretation Of Adaptive Reuse Issues In Multiple Scales: Building, Neighborhood, City, ​2015.

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