The Future of Adaptive Reuse: Transforming Old Spaces into Modern Marvels

To some, an old building looks like an eyesore. To architects up for the challenge, however, that old building is an opportunity to create something fabulous. There is almost no limitation on what it could be.

Who would think an old warehouse could become a mixed-use, ultra lux complex. What about that old stone building crumbling to the ground in the countryside. The right architect could transform it into a short-term rental.

Big dreams and ambitions, but is it reality?

Let’s be straight here. That old building is a budget-busting project riddled with “oh no” moments as the project moves forward. Even a superhero would question saving it.

Yet, with adaptive reuse strategies, it's never been easier to do something bold with something old and broken. 

Are you up to the challenge? Let’s take a closer look at what adaptive reuse is doing.

The Move Towards Adaptive Reuse 

Decades ago, the conversation often focused on who would pay to rip down old, abandoned buildings. They were eyesores but too costly to take down, so they sat. It's easy enough to find abandoned buildings with centuries of history throughout Europe. In North America, factories and Rust Belt-specific non-usable warehouses stood deteriorating.

Something interesting has invigorated architects and designers, though. Though it has happened in the past, now more than ever, architects are focusing on making what's old usable and once again beneficial to the community.

Giving an old building a new purpose is eco-friendly. It can reduce the costs of building from scratch. Most importantly, it allows designers to capture the old-world charm of carefully built structures that are nearly impossible to recreate elsewhere.

It’s the right thing to do, right?

It’s easier to start from scratch. The freedom to design from the ground up could be what you’re always up for. Yet, take a closer look. You may find adaptive reuse actually makes some solid sense in some situations. 

The Benefits and Future of Adaptive Reuse

In architecture, adaptive reuse is the process of taking an older building and finding a new way to use it. Instead of demolishing the structure, it's pieced together and rebuilt. Not every structure can be reused in such a way. (Those with dangerous materials or significant structural damage beyond repair still come down).

Yet adaptive reuse creates an opportunity to preserve buildings' historical and architectural features while incorporating contemporary functionality into the space. It’s more than just a feel-good moment knowing you did “the right thing.”

Consider the environmental benefits of adaptive reuse. 

• In the EU, construction waste accounts for about 37% of all waste. That figure continues to grow.

• In the US, about 40% of all waste is construction and demolition waste, accounting for 600 million tons. Broken down, about 90% of that figure comes from demolition alone.

• Some countries are working to increase their recovery rate. In Malta and Greece, the recovery rate for construction and demolition waste was 100%, and the Netherlands' recovery rate was 99.7%.

Preventing the demolition of buildings and using them for other purposes is definitely good for the planet. Consider a quote from Carl Elefante, who was the president of the American Institute of Architects, This is what he said when describing green buildings: "The greenest building is the one that is already built." He continues that buildings create an enormous investment of material, financial resources, and energy, and most of those that are torn down still have life left in them.

The Value of Adaptive Reuse on Culture, Charm, and Character

Character. That elusive element of design. It's what your client wants. It's also downright challenging to add to a new project. But older structures are like hitting the jackpot in that area. It's the years of dirt, weather elements, and ongoing deterioration that actually do a building good.

Environmental practices are certainly important, but adaptive reuse also preserves character. It provides an avenue for the historic preservation of lifespans gone by. Architects can often build a new structure that looks old. And some do far too often – for the wrong reasons. On the other hand, many build very modern buildings, which have their own place in the world.

Yet, there is something about the time-tested and worn brick of a building in London or a factory no longer operating. The rooms are turned into a school. It is just impossible to recreate that feeling. That is why, then, historic preservation and adaptive reuse have become so important to architecture today.

Examples of Extraordinary Adaptive Reuse from Architects and Designers

Take a look at some pretty amazing projects. Each of these adaptive reuse examples provides clarity on how valuable building structures are, even when they are older. All it takes is creative thinking. And, of course, a budget that makes it possible.

#1: Tai Kwun in Hong Kong

Tai Kwun, which means "big station" opened its doors in 2018. Decades ago, about 16 police and judicial buildings stood in its place. The massive 300,000-square-foot structure today has become an impressive cultural complex.

Numerous factors make it so impressive. There are 150 years of structures on the property. Many of these date back to when Hong Kong served as a British colony. Though Tai Kwun does have two newer structures, the rest have been repurposed.

Those who visit the location can enjoy cocktails while observing art. Do so in a former jail cell with lavish features. In fact, one of the jail cells was where Ho Chi Minh was imprisoned. There is also something special about all of the original brickwork that is present within the space. It makes the perfect backdrop to the art galleries.

#2: Ford Motor Company's Corktown Campus in Detroit

Detroit was the heart of the American car manufacturing industry. It's where Ford planted itself and grew to dominate the world. Manufacturing has changed tremendously since those days. Long gone is the ability to use old structures from the early 1900s.

Instead of tearing them down, Ford Motor Company took the historic Michigan Central Station in Corktown and transformed it. Now, it is a 1.2 million square foot innovation campus. Detroit, like several cities around the Rust Belt, has undergone a considerable transformation in its industry sector. The innovation campus brings with it 2,500 employees to the area. Those are jobs that are critical to Detroit.

What is the project? Designed by Practice for Architecture and Urbanism, the new, walkable community has a train station at the centre of it. It's called Michigan Central and is a destination for technology, sustainability, and leadership. It allows people to move through the city easily. The campus also has incorporated electric vehicles and autonomous mobility solutions. The train station has new life in one of the most futuristic ways possible. Yet, the last train itself left that station more than 30 years ago.

#3: The Chapel on the Hill

Located in Forest-in-Teesdale in the UK, The Chapel on the Hill is quite a beautiful space. It was once a 19th-century chapel. Over the years, the building suffered significant structural damage due to the wind and rain. Being "on a hill" can do that in the UK. Today, it has been transformed into a holiday retreat for up to seven people at a time.

To achieve the best results, the architects reopened the 19th-century windows, the originals of the structure. These created incredible views of the landscaping. They turned the chapel into a cottage perfectly suitable for renting out a getaway.

The redesign of the structure was completed by Evolution Design. All of the original stone and detailing remain in place and are no longer damaged. The dramatic views make it certainly worth exploring.

#4: Tel Aviv's Jaffa Hotel

Another fabulous adaptive reuse story is the Jaffa Hotel in Tel Aviv. This stunning building was built, modified, and expanded for nearly 800 years. With it came and went numerous architectural designs and impressive time periods. However, the building was damaged and certainly would have been bulldozed.

Instead, Ramy Gill transformed the old-world buildings into the Jaffa Hotel. It was truly a labour of love (and by that, it generally means hard work and little financial reward). However, over a period of 10 years, the historic School of the Sisterhood of Saint Joseph Convent and the French hospital nearby were changed.

Today, the hotel offers a virtual walk into the past. A boutique hotel, each area offers a different look at architectural charm. That includes the neoclassical details, contemporary elements, and Arabic architectural designs noted over the years within the area. The team worked to scrape centuries of plaster from the walls. In doing so, they found an incredible patina built through generations.

Interestingly, during the excavation of the area, the team also found an incredible courtyard and bastion wall that dates to the 13th Century and has connections to the Crusades. It's hard to imagine walking through this hotel and not feeling the sense of generations of people surrounding you. Yet, it affords every modern luxury to visitors to Tel Aviv. 

#5: Jaegersborg Water Tower in Copenhagen, Denmark

Any type of structure can be transformed in this way. It does not have to be a big factory or church. Instead, step back in time to 2004. That is when Dorte Mandrup Arkiteker Aps was recognized for their work in transforming an abandoned water tower into a mixed-use, highly modern space.

Stand at a distance. It still looks very much like a water tower. As you approach, you'll notice differences. The Jaegersborg Water Towner now features student housing along the upper floors. Each unit also has an added crystalline structure on the front. This provides added daylight and enhances the surrounding view.

Assessing the Functional Possibilities of Adaptive Reuse

Let’s be 100% honest. Not every beautiful old building is one that can be easily transformed. And it shouldn’t. There’s also the problem of budgets. Starting over is sometimes cheaper. That matters to project leads.

Architects must balance design and function with budgets. A building with structural damage, asbestos, or other complicated repairs is costly to repair. Sometimes, it just is not worth the repair.

However, an architect can conduct a building assessment to better understand whether the property can be reused in a more modern manner.

Assume a building on the outskirts of a town. No longer used. Its vacancy is only overcome by the wildlife that has reclaimed it. To make adaptive reuse viable, architects and designers must consider several factors.

Construction analysis

The first step is a constructional analysis. It aims to determine what specific modifications or reinforcements the structure will need. These updates become critical to new functional use. They also are required to meet code requirements in most areas.

Some structures cannot be reused safely. Others need significant upgrades. Most can be modified to become usable again.

Meeting standards

The next factor is to consider what value transforming the structure offers. Are there architectural elements that offer benefits to a new design? If so, what would be desired to be saved and renovated?

Considering this, architects then need to determine if saving those features aligns with all codes and standards set by the local building department. If the desire to maintain a specific floor plan is critical to the project, it must be allowable under building codes. That also requires careful consideration of factors such as disability access and safety enhancements.

Identify historical preservation requirements

Another potential challenge for some buildings is determining the structural requirements. Restoration or preservation work can add to this challenge. In many areas, specific constraints exist on cultural preservation. Zoning laws may also apply to the project. If a building is a noted historical treasure because it is 200 years old, modern reuse must not alter the features that make it valuable to history.

Functional benefits and use

Also notable is the transformation of the building into an actual usable, viable space. Turning a train station into a hotel. Transforming an old factory building into apartments. These are examples of functional benefits to the community. Taking an old church and modernizing it without any new functionality makes a project less desirable from this perspective.

Incorporation of sustainable technologies and solutions

You’re not just about there to make something old new. There’s this functional importance to the process as well. True adaptive reuse is not just about the saving of the structure. Instead, it must also focus on the redesign and updating in an eco-friendly manner. Sustainable technologies make that possible today more than ever.

The inclusion of natural materials and locally sourced construction elements can add even more character to the structure. Incorporating energy-efficient heating and cooling can also be valuable. Architects must work closely with building technologies to create a new version. One that protects the planet during the transformation.

Getting community involvement

A final consideration is this. Is the community interested in the renovation? More so, do they want it to happen? Some communities want to preserve the history of a building as is. They do not want the structure to be used for anything new. However, when the community rallies behind such projects, there's a renewed sense of purpose in the work.

For architects, one way to overcome these limitations within the community is simply to involve them. Gather input. Ask for opinions. Discuss the history and memories of the building. Then, incorporate this into the design.

Adaptive Reuse Is a Wealth of Opportunity

Run your hand across an old stone building. Feel the years of wear on a wooden gate outside of an abandoned building. Step foot into a factory shuttered for 30 years to the skyscraping window panes pouring in natural light.

These are just some of the benefits that come from adaptive reuse in architecture. Innovatively repurposing historic and abandoned buildings brings old-world charm into new, functional spaces.