Around the World in Adaptive Reuse | Woods Bagot

RE

IMAGINE BUILDING STOCK

AD

APT

RE

USE TO SAVE CARBON

Our cities are in

transition.

We have a wealth of empty or underutilized buildings that fail to meet the expectations and demands of business or people.

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Another 2.5 billion people will be living in urban areas by the time we reach 2050.

Adaptive reuse has the right priorities.

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We are living through a period of accelerated change

Pre-Pandemic

Pandemic

Post-Pandemic

Futures?

The separation of work and home.

Enforced fusion of work and home.

Hybrid working.

Multi-nodal neighborhoods.

Growth of the neighborhood.

Commercial + newly resurgent neighborhoods.

Mixed use as standard.

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Recognition of inherent value locked in existing building stock.

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CONTINUAL TRANSFORMATION AD—APT: INTO THE DEEP

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RE

IMAGINE + RE

ere are Where the are buildings the buildings thatthat are that better aresuited better forsuited adaptation? for adaptation?

Where are buildings the are better suited for adaptation?

earched Weacross searched 3 relevant across parameters.

3 relevant parameters.

We searched across 3 relevant parameters.

01 01 USE LAND USE LAND USE

02 02 02 FLOORFLOOR PLATEFLOOR AREA AREA PLATE AREA PLATE

LAND USE

FLOOR PLATE AREA

NEW

03 03 03 YEAR OF CONSTRUCTION YEAR OF CONSTRUCTION YEAR OF CONSTRUCTION

YEAR OF CONSTRUCTION

We build digital models of neighborhoods, towns and cities and use algorithms to analyze where existing building stock is located, adjacent to transport.

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This our opportunity to re-imagine, renew and take advantage of inherent value.

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WE ARE ACTIVE PARTICIPANTS IN THIS GLOBAL SHIFT

UNLOCKING THE DEEP

FLOORPLATE The common challenge for a complex office floorplate is solving how to break through darker depths. Where the 1940s and 1950s saw office buildings typically span 50 feet from core to glass, the 1960s through to 1990s saw the rise of bigger, deeper floorplates.

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THE PROBLEM + ANSWERS

Unlocking the deep floorplate is complex, but not impossible.

Today’s cities face two unignorable truths: the first is that our spatial needs are evolving more rapidly than our urban fabric, and the second is that our world is experiencing a climate crisis.

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OUR SOLUTION

THE

PERIMETER

This approach is what’s been most typical when larger floorplates are converted to residential.

It involves placing units, normally around 30 feet deep, around the building’s edge to create a border of standard-size residences that have access to natural light in all habitable rooms via a minimum of one side (two for a corner apartment). The main issue with The Perimeter is that it leaves a large, central area of the building’s floorplate unused and without access to light and air, leaving a frustratingly dark space that lacks a purpose and, for the building owner, generates no potential for additional rental or sales income.

Cutting into the ‘grid’ to consider future use.

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OUR SOLUTION

THE

SLIM-FIT

Some jurisdictions will allow the retrofitting of leaner, longer units that extend into the depths of the darker floorplate.

This creates space for more apartments and – by extension – more revenue. The approach solves The Perimeter’s problem of unused space and allows for more apartments to fit on a floorplate, but it does leave space in each apartment without direct access to light and air. While smart design and programming can go a long way towards solving this matter, it is important to note as a potential challenge to designing livable spaces.

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OUR SOLUTION

THE

ATRIUM

The Atrium approach involves cutting the dark, harder to repurpose part of the existing structure out of the building center to create an atrium: an inner cavity that allows light to reach through the buildings’ core.

To avoid a loss of building area, the removed zone can be repositioned as an ‘overbuild’ on top of the building. While this method is the most direct in solving the challenge of access to light, structural removal is costly and current regulations may not allow for the additional massing at the top of the building to recognize all floor area that’s been removed.

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OUR SOLUTION

THE

LIGHTWELL

A similar approach to The Atrium.

The Lightwell sees architects cut away a smaller cavity – a lightwell – through the building’s dark core to create light and air for interior-facing units. This approach allows natural light into all homes but does sacrifice some of the ample space on the original deep floorplate. However, The Lightwell does make room for additional, interior-facing units, which may appeal to investors.

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OUR SOLUTION

COMMUNITY

INSET

Adding exterior loggias and pushing the facade of the building in at the large base of existing building to create more outdoor space will also allow for normalized unit depths.

In this instance, exterior outdoor areas could be included in unit sales costs where an interior center area cannot. In most cases, office building facades will need to be reclad to allow for operable windows – so shifting the location may not be an increased cost.

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OUR SOLUTION

STORAGE

CORE

The Storage Core approach is one that would allow the center of the building to be used as a secondary building typology – like third-party storage or a data center – allowing for minimum adjustment to existing floorplates as well as additional opportunity for revenue. To allow for each use type to function independently, additional core vertical transportation and egress will be required.

Aspirational and ambitious, adaptive reuse promises a more mindful future by forcing us to consider how much change we’re really entitled to in a building, as well as its future uses.

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B U I L D I N G C L A S S D I ST R I B U T I O N

LOS ANGELES

NEW YORK

Department Stores

16 (0.4%)

Motion Picture, Radio & Television

19 (0.5%)

Garage/Gas (G)

3 (0.7%)

64 (1.4%)

Industrial

Theatre (J)

7 (1.7%)

171 (4.4%)

Professional Buildings

Hotel (H)

217 (5.6%)

Hotel & Motels

429 (11.1%)

Store Combination Lgt Manf Mal, Equipment Manuf sm, Industrial manf, prnt plants

32 (7.8%)

54 (13.1%)

Mix (R)

875 (22.6%) 93 (22.6%)

Retail (K)

Warehousing, Distribution, Storage

OFFICE

1015 (26.2%)

1084 (27.9%)

Office Buildings

0

500

1000

222 (54%)

Office (O)

0

500

1000

OFFICE

OFFICE BUILDINGS FROM 1960s – 90s ACCOUNT FOR

27.9% B-GRADE COMMERCIAL BUILDINGS IN LA

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F LO O R P L AT E A R E A CAT EG O R I E S LOS ANGELES

NEW YORK

Commercial (300000, 400000]

0 (0%)

(200000, 300000]

0 (0%)

2 (0.5%)

(100000, 300000]

88 (21.4%)

(30000, 100000] (100000, 200000]

9 (0.5%)

30,000 - 100,000 sqf

183 (9.5%)

(30000, 100000] (20000, 30000]

153 (8%)

62 (15.1%)

(13000, 20000]

227 (11.8%)

(13000, 20000]

53 (12.9%)

(20000, 30000]

13,000 - 20,000 sqf

(10000, 13000]

13,000 - 20,000 sqf

33 (8%)

142 (7.4%)

(10000, 13000]

1203 (62.8%)

(0, 10000]

0

500

1000

1500

173 (42.1%)

(0, 10000]

0

50

100

150

200

Industrial (300000, 400000]

1 (0.1%)

(200000, 300000]

4 (0.2%)

(100000, 200000]

21 (1.1%) 198 (10.1%)

(30000, 100000] (20000, 30000]

142 (7.2%) 192 (9.8%)

(13000, 20000]

146 (7.4%)

(10000, 13000]

1259 (64.1%)

(0, 10000]

0

500

1000

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Los Angeles and New York are both sites of consistent development and evolution.

1500 17

D ECA D E O F C O N ST R U C T I O N LOS ANGELES

NEW YORK

Commercial

1980-1990 177 (9.2%)

(2000, 2010]

122 (29.7%)

(1980, 1990]

1980-1990

182 (9.5%)

(1990, 2000]

586 (30.6%)

(1980, 1990]

1960-1970

336 (17.5%)

(1970, 1980]

93 (22.6%)

(1970, 1980]

1960-1970

164 (39.9%)

(1960, 1970]

552 (28.8%)

(1960, 1970]

(1950, 1960]

32 (7.8%)

84 (4.4%)

(1950, 1960]

0

200

400

600

0

50

100

150

Industrial 136 (6.9%)

(2000, 2010]

232 (11.8%)

(1990, 2000]

381 (19.4%)

(1980, 1990]

419 (21.3%)

(1970, 1980]

716 (36.5%)

(1960, 1970]

79 (4%)

(1950, 1960]

0

200

400

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600

800 18

T R A N S I T CATC H M E N T WA L K I N G D I STA N C E LOS ANGELES

NEW YORK

Commercial 347 (18.1%)

(15, 55] (14, 15]

83 (4.3%)

(13, 14]

88 (4.6%)

(12, 13]

96 (5%)

>15 min

(10, 11]

29 (7.1%)

(4, 5]

66 (3.4%)

(11, 12]

42 (10.2%)

(5, 13]

105 (5.5%) 114 (5.9%)

(9, 10] (8, 9]

133 (6.9%)

(7, 8]

129 (6.7%)

(6, 7]

119 (6.2%)

(5, 6]

118 (6.2%)

(3, 4]

(2, 3]

4 to 5 min

154 (8%)

(4, 5]

106 (25.8%)

(1, 2]

140 (7.3%)

(3, 4]

2 to 3 min

48 (11.7%)

101 (24.6%)

120 (6.3%)

(2, 3]

(0, 1]

67 (3.5%)

(1, 2]

85 (20.7%)

38 (2%)

(0, 1]

0

100

200

300

0

50

100

150

Industrial (15, 55] 77 (3.9%)

(14, 15]

116 (5.9%)

(13, 14]

108 (5.5%)

(12, 13] (11, 12]

103 (5.2%)

(10, 11]

101 (5.1%)

8 to 9 min

97 (4.9%)

(9, 10]

150 (7.6%)

(8, 9]

136 (6.9%)

(7, 8]

130 (6.6%)

(6, 7]

126 (6.4%)

(5, 6] 105 (5.3%)

(4, 5]

93 (4.7%)

(3, 4] 60 (3.1%)

(2, 3]

46 (2.3%)

(1, 2] 22 (1.1%)

(0, 1]

0

50 AD—APT: INTO THE DEEP

100

150 19

LOS ANGELES ARCHETYPICAL BUILDINGS

92

Commercial Los Angeles OFFICE BUILDINGS Office Buildings 13,000 – 20,000 SQF FLOORPLATE AREA 13,000 – 20,000 sqf floorplate area BUILDINGS 1960s – 1970s & 1980s – 1990s 1960s – 1970s & 1980s – 1990s COMMERCIAL

92

1

Id = 1823

2

Id = 1821

3

Id = 3729

17,916 sqf 1961

buildings

4 4 1 22

33

18,197 sqf 1988

6 6 Willshire Rodeo Willshire //Rodeo Station 5 min Station ~~5min

Willshire Willshire//La La Cienaga Cienaga Station Station

5 5

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Commercial Office Buildings tend to cluster along Wilshire Boulevard.

13,859 sqf 1986

20

LOS ANGELES ARCHETYPICAL BUILDINGS

87

Commercial Los Angeles OFFICE BUILDINGS Office Buildings 30,000 – 100,000 SQF FLOORPLATE AREA 30,000 – 100,000 sqfBUILDINGS floorplate area 1960s – 1970s & 1980s – 1990s 1960s – 1970s & 1980s – 1990s COMMERCIAL

22

2

Id = 1667

3

Id = 587

38,548 sqf 1982

buildings

Willshire Willshire/ Vermont / Vermont BBLine Line

Willshire Normandie Willshire / Normandie D Line Line D

11

87

1

Id = 1328

4 4

55

34,397 sqf 1966

33 66

Willshire Western Willshire //Western Willshire Park Willshire//MacArthur MacArthur Park Station min Station ~~22min

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Similarly to Commercial Office buildings 13k – 20k sqf floorplate, buildings with in the range of 30k-

36,254 sqf 1961

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NEW YORK COMMERCIAL OFFICE BUILDINGS

Commercial Office Buildings tend to cluster to the south of 57th Street.

13,000 – 20,000 SQF FLOORPLATE AREA 1960s – 1970s & 1980s – 1990s

34

Office Buildings 13,000 – 20,000 sqf floorplate area 1960s – 1970s & 1980s – 1990s

34

1970

buildings

11

BUILDINGS in the This selection of buildings, proximity of Central Park and the M, F and 6 Train lines , match the filtering criteria of floorplate size between 13,000 and 20,000 sqf., and the most typical decades of building construction between 1960s-1970s and 1980s-1990s.

22

2

Id = 270

3

Id = 394

18,434 sq 1969

66 4 4

The distance to transit stations ranges from 1 to 3 minutes Considering NY’s ‘moonshot’ walking. goal of meeting the need for 500,000 residential units over the next decade*, opportunities of this scale are of great importance to the city.

*NY Action Plan – Making New York Work for Everyone

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13,434 sq 1988

5 5

33

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Around the world for Adaptive Reuse

03

01

700 BOURKE ST, MELBOURNE

02

CHAMBERS ST, NEW YORK

03

AMANO HOTEL, LONDON

04

GRAMERCY SQUARE, NEW YORK

05

CAMPUS PERTH, PERTH

06

CAMPUS PERTH, PERTH

07

XI'AN FOSUN DAHUA 1935, CHINA

08

XI'AN FOSUN DAHUA 1935, CHINA

05

07

02

06

08

01

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04

ECONOMICS

Demolition is usually minimized Build costs often similar * to new builds Speed to market is usually faster due to shortened construction times Promotes economic growth within the local community City incentives

*

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*Dependent on local regulations

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SOCIAL

Adaptive re-use fosters community engagement, preserves cultural heritage, and enhances social sustainability by revitalizing neighborhoods and creating economic opportunities.

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INNOVATION

As designers, we bear the responsibility of pushing the limits of innovation and creativity.

Adaptive re-use encourages us to embrace this responsibility and explore new boundaries.

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LIMITATIONS

PROBLEMS:

ANSWERS:

Economic

Time to market

Planning & zoning

Government policy changes

Structural

Over engineered

Seismic

Augmentation

Light access

Design options

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USTAINABILITY

Resilience + Evolution.

Reusing buildings can reduce a projects’ embodied carbon by 80%+ Our Building Information Modelling (BIM) workflow is integrated with digital scanning tools that develop carbon models and identify sustainability opportunities without relying on intensive site investigation.

Reusing buildings is a win for the planet: we must design to address a future impacted by changing climates, economics, and cultural shifts.

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SUSTAINABILITY

Retrofits can be complicated and unpredictable. Our fourstep approach can bring certainty to a business case for your building at pace.

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1

VISION

2

REPORT

3

BUSINESS CASE

4

PACKAGE SALES + EXECUTION

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SUSTAINABILITY

Phase 1: VISION

Phase 2: REPORT

Workshop

Workshop

Program, Brief + ESG Assessment

Existing Condition Assessment: Systems, Structure, Envelope

Big Ideas

ESG Analysis

Phase 1 Vision Report + Presentation

Architectural Test Fits + Renderings

Phase 2 Detailed Report + Presentation

ARCHITECTURAL VISION

Market Analysis Phase 3: BUSINESS CASE

Options Assessment

Financial Model + Incentives Assessment

Project Procurement Strategy + Project Schedule Development

Phase 3 Business Case Report + Presentation

ESG Incentives

Phase 4: PLANNING APPROVAL + SALES

Phase 4: Project Activation

ARCHITECTURAL RENDERING

Project Complete

Delivery REALIZATION BRANDING + MARKETING

External Partner AD—APT: INTO THE DEEP

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SUSTAINABILITY

We manage sustainable outcomes on retrofit projects using our Global Impact Assessment tool, which tracks over 60 metrics that align with your ESG goals.

DESIGN EMBODIED CARBON INTENSITY

DESIGN EMBODIED CARBON

8600 MT CO2

400 kg CO2/SF (60% savings)

ON-SITE RENEWABLE ENERGY GENERATION

290 MWh / year

STORMWATER CAPTURE %

100%

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85 kWh / SM-year (25% savings)

ZERO-CARBON OPERATIONALLY READY

Yes

DESIGN WATER USE INTENSITY

1.4 liters / sm-year (20% savings)

DESIGN ENERGY USE INTENSITY

FAÇADE SOLAR HEAT GAIN REDUCTION

60% savings

TOTAL LANDSCAPE AREA

RECYCLED WATER USE

Yes

5%

AMOUNT OF FLOOR SPACE ACHIEVING SPATIAL DAYLIGHT AUTONOMY

75%

GREEN CERTIFICATIONS ACHIEVED

LEED Platinum

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