Construction has taken another step toward a sustainable landscape through adaptive reuse. In a world where billions of people value the impact of their actions and decisions on the planet, expanding green practices in building is a priority and a welcome approach.
Adaptive reuse encompasses one of the principles of the three Rs in construction. Learn what it is, how it’s implemented and its worth for property owners.
What Is Adaptive Reuse?
Adaptive reuse means refurbishing old structures and giving them a new life. It’s an ecological approach to architecture and urban development in which, instead of rebuilding, contractors revitalize buildings that have outlived their original purpose or are abandoned. They give them a modern spin and ensure they’re functional before passing them to clients.
Factors Pushing Adaptive Reuse
Two main factors drive the further implementation of adaptive reuse and bring it to the forefront. First is the decreased available underdeveloped land because of the increasing urban population. The Earth has lost millions of acres of forests due to various construction projects, ranging from roads to residential and commercial spaces.
Second, national and state governments have been pushing laws toward greater sustainability. Some industries are required to comply with these regulations. Otherwise, it could affect their businesses, especially since consumers are also moving forward with environmentally friendly options. Generally, adaptive reuse is an upvote toward a greener construction industry.
Historical Context of Adaptive Reuse
The concept of restructuring old buildings isn’t new. Ancient Romans were the first to use this design method by rehashing materials from obsolete structures to construct monuments and cities.
In modern times, the conception of this architectural practice is attributed to the French Revolution in the 18th century. People repurposed Gothic churches, rebirthing the idea of adaptive reuse. Since then, contractors have been more receptive to restructuring than building from scratch.
Principles of Adaptive Reuse
The fundamentals of adaptive reuse revolve around preserving a building’s historic significance and reducing embodied energy. The latter refers to the total energy consumed in extracting, processing, manufacturing and transporting materials.
The construction industry and its operations account for 50% of all CO2 emissions, so the shift in practices is a leap in minimizing its environmental impact. Combining this initiative with other eco-friendly measures, such as sustainable building materials, amplifies the industry’s sustainability ratings and further declines emissions.
Flexibility and creativity are critical in adapting existing properties to strike a balance between modernization and history.
Watch this video by Architecture, Design & Planning to learn more:
5 Types of Adaptive Reuse
Techniques of adaptive reuse are categorized into these five types.
1. Facade
This design practice involves building a new foundation behind an old exterior. Contractors preserve the facade and demolish the inner area to modernize it.
2. Integration
Contractors build a new framework to envelope the original one. This technique preserves most — if not all — of the architectural elements of the property, allowing it to retain its initial function and use.
3. Historic Preservation
This strategy preserves the heritage site’s existing form, materials, integrity and other components. Minor upgrades in the plumbing or electricity lines are performed to comply with existing building codes.
4. Renovation
From the word itself, this method seeks to improve outdated elements and broken or damaged parts while preserving the foundation’s core appearance.
5. Infrastructure
This type of adaptive construction applies to infrastructures like bridges, grain silos and viaducts. One great example is the Viaduc des Arts in Paris, which was once a railway line but was restructured into a park lined with shopping boutiques under arches. It’s now a famous tourist spot in the city.
Advantages of Adaptive Reuse
Although not all historic properties can be reconfigured to maintain their integrity, developers can consider this approach because of its multiple benefits, such as:
Reduces Project Costs
Between 2018 and 2022, prices for construction materials increased by over 19%, compounding the overall project budget. Adaptive reuse is a more economical design model for property owners who want to instill functionality and purpose in an obsolete building. It’s 16% less expensive and can be completed in 18% less time.
Preserves Historic and Cultural Heritage
Old buildings are steeped in history and part of the location’s profile. They hold significant traces of how people lived in the past. Additionally, it’s part of the community’s character, giving residents a sense of shared identity.
Promotes Sustainability
Another primary motivation for restructures is to extend sustainability across all subdomains of the construction industry. According to NASA, human activities, such as burning fossil fuels, contribute 30 billion tons of carbon dioxide emissions to the atmosphere every year. The transportation and construction sectors are top contributors to these pollutants.
Construction raw materials require energy to be processed, primarily by burning coal. For example, steel and concrete must be heated at high temperatures. As a result, cement for concrete accounts for 7% of the planet’s carbon emissions, while steel generates 2.3 tons of carbon for every ton of metal produced.
Adaptive reuse helps counter these environmental impacts and is a more eco-friendly route than ground-up construction. Since renovation retains some or most of the materials, adapted buildings certified by LEED and Green Building Council standards use fewer resources than conventional ones. Property owners can save between 11% and 60% of energy and water.
Boosts Community Building
Historic structures often become part of a location’s identity. Because of their imbued historical and cultural backgrounds, they sometimes turn into popular landmarks and tourist spots. Residents around the area develop a connection through local pride. Therefore, demolishing an ancient site might have a negative impact on the community.
Based on research, adaptive reuse retains this essential community character and fosters local pride than new construction. It’s a recommended solution for builders when redeveloping urban neighborhoods carrying historic value.
Tax Benefits
Another underestimated upside of adaptive reuse is the financial incentive through the 20% tax credit. This initiative encourages people to rehabilitate “certified historic structures” deemed important by the Secretary of the Interior.
The National Park Service and the State Historic Preservation Offices determine incentive eligibility, including whether the structure meets the criteria for historic significance. While this benefit excludes owner-occupied residential properties, it could be a great way to offset renovation costs if you own a property that produces income. Some examples are commercial buildings, agricultural sites or apartments.
Adaptive reuse is an alternative to curbing the economic disadvantages of new construction. The tax incentive can make expensive renovations more cost-effective. Additionally, there are social benefits to preserving cultural heritage. A structure that turns into a landmark becomes an important symbol of shared identity among residents in the area.
Adaptive Reuse Projects Around the World
How successful is adaptive reuse? Here are three projects proving that developers can give abandoned buildings a second life by adapting them to meet modern needs.
Book Tower in Detroit, Michigan
This 38-story skyscraper in downtown Detroit flaunts an Italian Renaissance style. It was used for office and business spaces until 1960 when it faced a decline. In 2015, it was restored to include retail spaces, residential units and stay accommodations. It’s become a
must-see downtown destination, attracting tourists in and out of state.
Elbphilharmonie Hamburg in Hamburg, Germany
No one would expect that this renowned concert hall, which hosts world-class performances, was once a warehouse called Kaispeicher A. The original structure was mostly made of brick. However, now, a glassy construction resembling a water wave rests atop it. The old framework became a base, supporting three world-class concert venues.
Canfranc Estación Hotel in Canfranc, Spain
The hotel opened to the public in 1928 and instantly became famous for accommodating influential profiles, such as the King of Spain and the President of the French Republic. However, its lavish epithet slowly faded in 1970 due to misfortunes and controversies.
It reopened in January 2023 for guests after developers made some renovations. They kept the facade but upgraded the interior, preserving its historic worth.
Drawbacks With Adaptive Reuse
Most old structures are reinforceable. However, adaptive reuse isn’t necessarily the final answer to all design improvements. Here are some of its downsides.
Stringent Preservation Guidelines
You must follow regulations, such as consulting a preservation professional, before starting any work. These ordinances ensure eligible buildings meet complex zoning and building codes for safety and quality standards. While these policies are necessary, they restrict further integration of adaptive reuse. The only workaround is to comply with what’s been set.
Financial Considerations
Adaptive renovations can be costly because of concealed interior damage. Century-old structures have endured various natural disasters and may require specialized restoration work, increasing the project costs. Striking a balance between the upfront expenditure and the return on investments after the remodeling is key to preventing a loss.
Technical Constraints
Some buildings are less flexible to modernization. For instance, a factory’s existing mechanical, plumbing and electric systems may be too outdated to support the demands of modern commercial spaces. Developers must think of creative solutions to address these flaws.
Hazardous Materials
While mold is a common problem in ancient structures, developers face more serious health hazards if the building is built with lead paint or asbestos. This drawback adds an extra step to your project timeline as you must enlist a third-party company to inspect the structure.
The Future of Adaptive Reuse
The future of adaptive reuse looks optimistic, especially in the U.S., where pre-1940s structures are prevalent. Common drawbacks may slow the adoption. However, with the universal move to sustainable processes, this architectural approach could revolutionize the industry.
The success of adaptive reuse projects worldwide indicates a positive outlook and push for greener building measures. To sustain this achievement, builders must develop innovative solutions, specifically in structural engineering, and leverage technology to accelerate reuse adoption.
Adaptive Reuse to a More Sustainable Construction
Adaptive reuse is one of the many viable strategies for greener construction. Sustainability has transformed into a priority in this industry criticized for its waste. Although there are challenges in the current implementation, contractors can refine their processes and practices to overcome the obstacles of expanding reuse principles.
Frequently Asked Questions
What Are the Three Rs in Architecture?
The three Rs in architecture refer to reduce, reuse and recycle principles. Sustainable construction aims to combat the effects of climate change by maximizing building materials where any of the three Rs apply. The emphasis on this measure is motivated by the collective desire to shift to a more eco-friendly turf.
What Is the Architectural Principle of Adaptive Reuse?
Adaptive reuse involves refurbishing old structures when they have outlived their original purpose, giving them a second life to extend their use. It's now become a sustainable and economical alternative to demolishing. Instead of tearing an old building down, workers carefully renovate it to preserve its historic integrity and value.
Adaptive reuse involves refurbishing old structures when they have outlived their original purpose, giving them a second life to extend their use. It's now become a sustainable and economical alternative to demolishing. Instead of tearing an old building down, workers carefully renovate it to preserve its historic integrity and value.
What Is an Example of Adaptive Reuse in Architecture?
One example is keeping the facade of the building but modifying the interior to meet modern functions. On the outside, it still appears as the same historic landmark to the public's eyes. However, people are in for a surprise once they enter the building and see it’s configured for contemporary purposes.
References
Louisiana State University: Adaptive Reuse A Brief Introduction
Science Direct: Revitalizing urban spaces: Ten key lessons from the “Viaduc des arts” adaptive reuse and placemaking
Climate Portal: How much CO2 is emitted by building a new house?
Digital Institutional Repository: Adaptive Reuse as a Means for Socially Sustainable (Re)Development
National Park Service: About the Incentives – Historic Preservation Tax Incentives
