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Reuse of an existing building for a new purpose

Adaptive reuse refers to the process of reusing an existing building for a purpose other than which it was originally built or designed for. It is also known as recycling and conversion. Adaptive reuse is an effective strategy for optimizing the operational and commercial performance of built assets. Adaptive reuse of buildings can be an attractive alternative to new construction in terms of sustainability and a circular economy. It has prevented thousands of buildings' demolition and has allowed them to become critical components of urban regeneration.

Adaptive reuse is defined as the aesthetic process that adapts buildings for new uses while retaining their historic features. Using an adaptive reuse model can prolong a building's life, from cradle to grave, by retaining all or most of the building system, including the structure, the shell and even the interior materials. Revitalizing the existing built fabric by finding a new use or purpose for obsolete buildings can be a wonderful resource to a community by "keeping neighborhoods occupied and vital". According to Yung and Chan, "adaptive reuse is a new kind of maintainable rebirth of city, as it covers the building’s lifetime and evades destruction waste, encourages recycles of the embodied dynamism and also delivers substantial social and economic profits to the world".

Benefits: Typically categorised under economic, social, cultural and historical, and environmental benefits. The most significant benefits of adaptive reuse of existing buildings include increased economic opportunities, urban regeneration, preserved cultural and historical heritage values, reduced landfill demolition waste, increased energy efficiency, extended building usefulness, and cost effectiveness, enhanced property value, improved life quality, reduced carbon emissions, and lesser energy consumption. In a fast growing urbanizing world, these heritage values viewed as public goods could aid the significance of a town's cultural heritage and unique competitiveness. Heritage preservation charters mandate that when historical buildings with heritage values are being redeveloped, their architectural and heritage character should be maintained and conserved for sustainability. Accordingly, this mandate on heritage preservation has led to the scheduling of several heritage buildings into district plans, thereby protecting them from unsympathetic alterations or demolition through regulations. Built heritage conservation through adaptive reuse could therefore be used to promote sustainable historical and cultural development of urban areas. Parameters to prioritise historical buildings for adaptive reuse and the characterisation of adaptive reuse stakeholders are also noted.

The reuse of older vacant buildings for other purposes forms a very important aspect of any urban regeneration scheme. The adaptation process implies selecting relevant novel technologies and design concepts that will support the older buildings to adjust successfully to contemporary requirements without destroying the existing urban form. Adopting the adaptive reuse approach for the redevelopment of older vacant buildings provides added benefits to the regeneration of an urban area in a sustainable way, through transforming these buildings into usable and accessible units. The adaptive reuse strategy would also enable the local authority and owners of older vacant buildings in urban areas to minimize their economic, social and environmental costs, in a quest for a continued urban expansion and development. Knowing who these stakeholders are and why, through a collaborative approach, will allow stakeholders with diverse interests regarding adaptive reuse to come together and participate either directly or indirectly in any stage of the decision making process. identified parameters for the development of a performance based framework, to prioritise the most suitable historical building options for adaptive reuse intervention from a list of underutilised buildings. Framework Validation: balanced the diverse interests of all stakeholders in the adaptive reuse decision making process.

According to Zaitzevsky and Bunnell, old buildings physically link us to our past and become a part of our cultural heritage; they should be preserved because of their "architectural beauty" and the "character and scale they add to the built environment". Retention and rehabilitation of existing buildings also reduces the consumption of building materials, resources, energy and water needed for new construction. Cost savings on building material: Adaptive reuse involves the refurbishment of existing building members, which is labor intensive process and relies less on purchasing and installing many new building materials. Cost of building materials has risen sharply over the past few decades, while the cost of labor has increased only marginally compared to that of building materials. Therefore, it is economically viable to renovate and reuse an existing building. Reddy and Jagadish support this statement by saying that "the reuse of building materials can provide substantial savings in embodied energy that would otherwise be wasted".

Building owners, architects, developers and other stakeholders undergo an in depth process of decision making before determining whether a building should be conserved and remodeled for a different use or just demolished for the land it sits on, then develop a new building on that land. These decisions are governed by the following criteria:

The decision to reuse or demolish built assets is driven by economic considerations such as development costs, project costs, investment returns and market. The economic costs differ from project to project and some professionals go as far as to assert that "new build is always more economical" and "renovation is universally more expensive"[1] due to their own involvement with adaptive reuse projects. Others claim that the return on investment is enhanced when using an older building because of the savings involved. One Canadian developer claims that reusing buildings generally represents a saving of between 10 and 12%[2] over building new. In terms of profitability, there are also assertions that adaptive reuse projects often have an uncertainty to their profitably that newer developments lack. When looking for funding to build, these considerations must be addressed.

In a survey conducted by Bullen and Love, it was observed that building owners and operators were most concerned about a multitude of financial considerations, while deciding whether to reuse their built assets. These include development and construction costs, marketing and maintenance costs. Most adaptive reuse projects depend on their economic feasibility determined by the building's existing physical configuration and condition.

Buildings consume high amounts of energy during their life cycle. New construction requires new building materials and other resources which possess high embodied energy (throughout their extraction, manufacture, transportation, packaging and assembly phases). Additionally, they also cause high environmental damage such as global warming, eutrophication, ocean acidification, ozone layer depletion, carbon emission which in turn harms human health and quality of life. From this standpoint, there are several environmental benefits associated with building recycling or adaptive reuse.

Water is an important component in building construction. Water is needed at every stage of a building's life, from building material extraction to manufacture, on site construction processes such as concrete mixing, cleaning, etc., operational phase in the form of plumbing for human use and landscaping and fire safety, and at the end of its life for recycling building materials or disposing them. Selecting adaptive reuse over brand new construction can help relieve the planet of such water loads.

Just as water is needed in every stage of a building's life, so is energy. This energy is conventionally obtained from non renewable sources and causes high carbon emission. Minimizing fossil fuel depletion and carbon emission can be huge contributing factors to reducing global warming and mitigating climate change. Choosing to demolish an existing built asset and then constructing a brand new building in its place can lead to high energy requirement for the demolition, building material waste management, new material procurement, construction and operation. On the other hand, sustainably retrofitting an existing built asset only requires a fraction of this energy. It is important to keep in mind that many of the old building may not have the best of operational energy use efficiency. Therefore, to achieve a successful adaptive reuse project, the designers must keep the building's energy use intensity at utmost importance.

Building materials are generally procured from the Earth's strata or are end products of processed natural components. These resources are limited. Irresponsible extraction of natural compounds for building material manufacture can deplete these natural compounds from the earth. Moreover, extraction can cause harm to the natural habitat and biodiversity of the region where materials are extracted. Therefore, a project that uses minimum new building material and uses more of recycled materials is a more sustainable and responsible choice for a building material.

According to Chusid's "urban ore" concept, existing buildings that are fast approaching dilapidation or disuse are a "mine of raw materials for new projects". Shen and Langston built upon this idea and said that "an even more effective solution than raw material recovery is adaptive reuse". They studied that "a huge focus on economic factors alone has led to the destruction of buildings well short of their physical lives".

Before starting an adaptive reuse project and even considering refurbishment, it is important that the condition of the existing building is thoroughly assessed. A condition assessment primarily inspects a building's structural integrity, roofing, masonry, plaster, wood work, tiling and the mechanical, electrical and plumbing systems. The in depth inspection of buildings can be expensive. Nevertheless, building condition assessment is critical to the success of an adaptive reuse project and must not be avoided at any cost because this expense is insignificant relative to the injury or loss of life that a building failure might cause. One logical reason, as explained by the American Society of Civil Engineers, is that even a very well constructed building could undergo serious deterioration and eventually failure, if proper maintenance is not performed in the operational phase of the building. For example, in the year 1984, the New York City Passenger Ship Terminal went through a thorough inspection and was identified with extreme corrosion in its exterior steel columns (100% of web loss and 40% of flange loss). This condition posed a threat to the public safety and had to undergo immediate restriction of live load in spite of additional bracing of critical bents. Such inspections conclude with the preparation of a detailed report summarizing the findings of the investigation. The direct inspection of the structural system is required to a certain degree which is decided by the judgement of an experienced civil engineer.

As discussed previously, adaptive reuse projects have the potential to work in phases or parts. A major advantage of renovating an existing building is that a refurbished portion of the building becomes suitable for occupancy before completion of the whole project. This provides as a huge advantage for private developers as it keeps the cash inflow during while the rest of the project undergoes construction. However, since the 1990s, adaptive use has gained traction. The conversion of former railway centred warehouse districts to residential and commercial uses has occurred in Edmonton, Calgary, Saskatoon, Regina, and Winnipeg. In Toronto, the Distillery District, a neighbourhood in the city's southeast side, was entirely adapted from the old Gooderham & Worts distillery. Other prominent re uses include the Candy Factory on Queen Street West and the Toy Factory, in the city's Liberty Village district, both designed by Quadrangle Architects, a firm specializing in adaptive re use in Toronto and elsewhere. Vancouver's Yaletown, an upscale neighbourhood established in the 1990s, features warehouses and other small industrial structures and spaces converted into apartments and offices for the gentrification of the area. Vancouver's Granville Island also demonstrates a successful mix of adaptive reuse as well as retention of traditional uses in the same district. Montreal's Griffintown, Old Port, and Lachine Canal areas all feature ex industrial areas that have been reused or will do so in the future on current plans. Other noted adaptive reuse projects in the 2010s have included the Laurentian School of Architecture in Sudbury, which is incorporating several historic buildings in the city's downtown core into its new campus, similar to the downtown campus of NSCAD University in Halifax, and Mill Square in Sault Ste. Marie, an ongoing project to convert the derelict St. Mary's Paper mill into a mixed use cultural and tourism hub. A number of former military bases in Canada, declared surplus in the 1990s, have also proven to be opportune for adaptive reuse. An example is the former CFB Cornwallis in rural Nova Scotia which was largely converted, without demolitions, into a business park.

Ghirardelli Square in San Francisco was the first major adaptive reuse project in the United States, opening in 1964. Urban waterfronts, historically used as points for industrial production and transport, became popular as residences and mixed use. The greatest value of the adaptive use movement is characterized by the hundreds of abandoned schools, factories, hotels, warehouses and military posts that have been adapted for use as affordable housing, office buildings, as well as commercial, civic, educational and recreational centers. Other museums adapted from old factories include "MassMOCA", the Massachusetts Museum of Contemporary Art, the Watermill Center in Long Island, New York, and The Dia Art Foundation Museum in upstate New York. In San Diego, California, the historic brick structure of the Western Metal Supply Co. building was preserved and incorporated into the design of Petco Park, the ballpark of the San Diego Padres. Chapman University in the city of Orange, California has created student housing by converting the Villa Park Orchards Association Packing House, which was built in 1918 for the Santiago Orange Growers Association. The student housing complex opened in August 2018. Throughout the United States until the 1970s, the vast majority of gas stations also offered mechanical work. Converting the service bays into a convenience store in the 1980s and 1990s was common while still selling fuel. Many others stopped selling fuel and became shops or offices.

In Australia, there have been a number of adaptive reuse projects as the main cities have turned from industrial areas into areas of high value and business areas. In Sydney, sites such as the old Sydney Mint have been renovated and adapted into inner city headquarters for the Historic Houses Trust of New South Wales. The movement of the city from an industrial, working class area into a gentrified area with high house prices has helped a number of adaptive reuse sites to exist within such an area, the old Hyde Park Barracks building has also been transformed from an old jail into a museum which documents and records the history of Australia's first settlers and convicts. The industrial history of Australia has also been an influencing factor in determining the types of buildings and areas which have gone on to become adaptive reuse sites, especially in the realms of private residences and community based buildings. Some such sites include, Nonda Katsalidis’ Malthouse apartments in Richmond, a conversion of a former grain silo and the South Australian site of the Balhannah Mines which was adapted into a private residence and has received awards from the Housing Industry Association and the Design Institute of Australia. In Adelaide four prominent, heritage listed 19th Century buildings in poor repair were restored, refurbished and given new roles by the South Australian Government during the Rann government (2002 to 2011). The Torrens Building in Victoria Square, former headquarters of the Registrar General, was restored and adapted to become the Australian campus for both Carnegie Mellon University and University College London. The former Adelaide Stock Exchange building was purchased, restored and adapted to become the Science Exchange for the Royal Institution Australia and the Australian Science Media Centre. The Torrens Parade Ground and building were restored for use as a headquarters for veterans' organisations. Nearly $50 million was committed to restore and adapt the large Glenside Psychiatric Hospital and precinct as the new Adelaide Studios of the South Australian Film Corporation opened by Premier Rann in October 2011. And the 62 hectare former Mitsubishi Motors plant is being adapted to become a clean manufacturing centre and education and training hub for Flinders University and TAFE.