Tips from Preservation Architect Kate Reggev

We sat down with Preservation Architect & Project Manager Kate Reggev to understand the pros and cons of each approach. She also gave us insights into how you, as a trusted advisor, can counsel your clients through this decision. Here is what she had to say:

The Built Environment and Its Lifecycle

The built environment embodies more than just the physical spaces we inhabit; it’s an embodiment of the history of the teams that designed and built them. However, nothing lasts forever. With a physical space, we refer to this period as a building's "useful life".

For most structures, this period is an estimate. At the end of this period, the building doesn't just fall over or cease to exist. Rather, the estimate of a building's lifecycle draws from a multitude of factors:

• Equipment Lifespan: How long the equipment inside a facility is designed to last.

• Economic Use: Does the existing building achieve the “highest and best” use in terms of income for an owner? A taller or larger building may bring in more profit than an existing one.

• Depreciation and Deterioration: Depreciation and deterioration of a structure due to weathering or other hardships. For instance, wooden structures in marine environments will degrade faster over time than inland structures.

• Changing Tastes and Trends: Evolving tastes and trends from the building's occupants.

• Other Criteria: Projected population growth, natural disasters, or desirability. For example, a sports team might seek to update or replace a venue because it offers fewer amenities than other comparable venues.

When a building has met the end of its useful life, an owner has a decision to make: Should the structure be renovated, repurposed, or demolished?

Renovation, Repurposing, or Demolition?

Some buildings are so culturally significant that it is a no-brainer to restore all or as much as possible. Others are more of an edge case. They may be significant, but there also may not be an economically feasible way to bring them up to needed standards.

Perspective from a Preservation Architect

My perspective as a preservation architect is that not every single building is worth preserving. However, I think every client should understand the potential of what they're working with.

Consultative Advice for Clients

Your clients will often seek your consultative advice in making hard decisions. If the building has desirable features, but a completely new purpose, an owner may ask you:

• Should the building be demolished, or should part or all of the existing structure be reused? In the latter case, how much and what should be reused?

Adaptive Reuse: A Modern Approach

When a building is renovated for a new purpose, architects use the term: Adaptive Reuse. Adaptive reuse describes the process they will use to aesthetically and functionally renovate or update an existing building for a use other than what it was originally built or designed for. This process may also be referred to as recycling and conversion.

Adaptive Reuse vs Restoration

There is an implicit repurposing of the structure for a new use. The term emphasizes the preservation of some of the historical significance while integrating modern functionalities. In simple terms, adaptive reuse involves the transformation of existing spaces to meet new demands. This could mean turning a century-old factory into trendy office space or converting a retired church into a vibrant community center.

Examples of Adaptive Reuse Projects

Adaptive building reuse examples abound, though they may be more prevalent in some areas than others. Older cities will by default have more examples than younger cities. Here are three examples from London:

• Coal Drops Yards: Formerly used by railways as a "coal drop" to quickly unload bulk cargoes from the north, today it's a commercial retail space with coffee shops, restaurants, and retail stores.

• Battersea Power Station: This former power-generating station on the banks of the Thames is now a mixed-use shopping and residential center. Portions of the interior incorporate the original overhead cranes into newly constructed walkways.

• The Siamese Triplet Gasholders: Structures used to store coal gas for residential lighting have been transformed into residential apartments near King's Cross Station.

Benefits of Adaptive Reuse

As an architect or project manager, part of your job is to consult your client on the options they have available in relation to their goals. I always try to lean into the potential that a building has rather than demolishing it. Often keeping the existing building and renovating it from a sustainability and carbon footprint standpoint is preferable.

Sustainability

This is in contrast with a project that starts with demolition. The environmental impact of such projects can be significant. It often involves extensive use of new building materials and energy. Depending on how the building is demolished, much of that could end up in a landfill.

Cost Effectiveness

For an owner, the most compelling driver is often cost-effectiveness. Renovating an existing structure typically requires less material and labor than building a new one from the ground up. This can significantly reduce overall construction costs and shorten project timelines as the building envelope already exists. In cities where older buildings abound, adaptive reuse usually provides the most cost-effective solution to urban development challenges. This not only respects and preserves the architectural heritage but also helps revitalize neighborhoods.

Challenges in Renovation vs. Building from Scratch

From a practical standpoint, adaptive reuse projects face many challenges. These can be broken into three main categories:

Technical Challenges

Many older buildings were designed without ADA compliance in mind. Adding ramps or elevators to a space that has narrow doorways or steep steps can be tricky. Adding electrical or plumbing to buildings designed without it can also be a major hurdle.

Programmatic Issues

The building is already there. If you need a 100,000 square foot building and your current building is only 20,000 square feet, you will need to be creative with floor plates or consider adding an addition.

Theoretical or Aesthetic Challenges

When working with an existing building, you need to decide whether to blend changes seamlessly with the existing structure or make a clear, distinct difference between old and new. This involves questions about how the new elements relate to the old ones, which can be one of the most gratifying and intriguing problems architects face when working with historic buildings.

Weighing Adaptive Reuse Against Demolition

AEC professionals should consider adaptive reuse as a viable option for clients weighing whether to renovate or rebuild. The strategy combines the preservation of cultural heritage with modern functionality and reduces the environmental impact of new construction. When renovation is not feasible, a structured plan for managing demolition waste materials reduces the environmental burden of the alternative.

Frequently Asked Questions

What is the difference between adaptive reuse and restoration?

Adaptive reuse repurposes a building for a new use while preserving some aspects of the original structure. Restoration retains materials from a particular time in the building’s history and removes elements from other periods. Adaptive reuse focuses on functional reinvention; restoration focuses on historical accuracy.

When should a building be demolished instead of adapted?

Demolition may be more appropriate when the building lacks structural integrity, when the cost of upgrades exceeds the cost of new construction, when the program needs are dramatically larger than the existing building can support, or when accessibility and code upgrades are technically infeasible. The decision should weigh sustainability, cost, schedule, and cultural significance.

What are the most common challenges in adaptive reuse?

Three categories: technical (ADA compliance, MEP capacity, envelope performance), programmatic (square footage and floor plate fit for new use), and aesthetic (how to relate new elements to existing fabric). Hidden hazardous materials and undocumented conditions add additional risk.

How does adaptive reuse compare to new construction in terms of cost?

Adaptive reuse typically reduces material and labor costs because the building envelope already exists. Renovation costs can vary widely depending on existing conditions and the extent of changes required. New construction has more predictable costs but higher embodied carbon and longer schedules.

Why is adaptive reuse more sustainable than new construction?

Reusing the structure conserves the embodied energy already in the building, reduces construction waste, and avoids the carbon emissions associated with manufacturing and transporting new materials. The National Trust for Historic Preservation’s Green Lab has documented that building reuse almost always offers environmental savings over demolition and new construction.

What types of buildings are common candidates for adaptive reuse?

Factories adapted into apartments, hotels into apartments, offices into apartments, retail buildings into medical clinics, schools into senior living, churches into community centers, and railway buildings into commercial retail. Older industrial buildings with strong structural systems and adaptable floor plates are particularly common candidates.

How does adaptive reuse affect ADA compliance?

Many older buildings were designed without ADA compliance in mind. Adapting them often requires adding ramps, elevators, accessible restrooms, or modifying narrow doorways and steep stairs. Some historic buildings qualify for limited exemptions, but most adaptive reuse projects must meet current accessibility standards for the new use.

Further Resources

• An Introduction to Adaptive Reuse Architecture. The companion guide covering the basic concepts and project requirements.

• The Layer Guide to Sustainable Interior Design Practices. Sustainability principles that inform adaptive reuse decisions.

• The Building Survey Process Explained. Surveys document existing conditions before adaptive reuse design.

• The Architectural Design Process Explained. The five phases applied to adaptive reuse projects.

• The Architectural Room Data Sheet Process. Room Data Sheets document existing conditions on adaptive reuse projects.

• 5 Methods for Documenting Existing Conditions. Practical methods for capturing existing-conditions data.

• The Architect’s Guide to Construction Administration. The CA phase on adaptive reuse projects often includes change orders for unforeseen conditions.

• Building Survey Workflow Template in Layer. For documenting existing conditions on adaptive reuse projects.