LOTR ema Cae DRIVERS, ENABLERS AND BARRIERS OF THE ADAPTIVE CITY UP 835398 WE oP UNIVERSITY OF PORTSMOUTHAUTHOR DECLARATION: University of Portsmouth March 2 UNIT 421 TITLE: BUILDING FLEXIBILITY - DRIVERS, BARRIERS AND ENABLERS OF FLEXIBILITY DATE: 18 - JAN, 2018 | Affirm that all contents in this paper, unless otherwise specified, are original and unaided work, and all quotes used from literature sources are appropriately acknowledged. SUBMITTED BY SALIM HAMZA, UP835398,BUILDING FLEXIBILITY — ‘DRIVERS’, ‘BARRIERS’ AND ‘ENABLERS’ OF THE ADAPTIVE CITY ABSTRACT: This paper identifies the various endogenous and exogenous factors that trigger growth/change in buildings [DRIVERS], whilst recognizing the several associated conventional practices within the construction industry, that minimize the evolving potential of the built environment [BARRIERS]. The research leads to frame the question: What is the most effective way to design buildings to ensure sustainable growth allowing easy user-friendly alterations while maintaining the integrity of the building? It defines the role of adaptability and flexibility of buildings in the everchanging context analogizing between the literature review and case studies that show how cities and buildings have evolved in the past, aiming to guide the facilitation of sustainable and economical approach to designing buildings that respond to the future context. ‘The research leads to examine various case studies that have attempted to solve issues related to building adaptability, thereby assisting in deriving a set of principles [ENABLERS] that may be considered in designing buildings for lang term use, INTRODUCTION: ‘Flexibility’ refers to spaces that are capable of different physical arrangements or can be altered to suit the user's changing needs. ‘Adaptability’ refers to spaces that can adapt to change in demographics, climate, technology, etc. These definitions are however too broad and can be defined in several ways according to the scale.(French 2016; Hinte et al 2003) ‘Flexibility’ could mean that the spaces within buildings are entirely reconfigurable leaving the structure and services unaffected, On a micro-level, it could simply mean rearranging furniture. ‘Adaptability’ could mean that ‘it is capable of different social uses to accommodate a growing or ‘changing family.(French 2016) The overlap between the definition of the two terms, flexibility and adaptability, could easily be understood by their opposite: “tight-fit functionalism” ~ that sees all rooms ascribed a single purpose with little option for other use. (Schneider & Till 2007) The most common observation is that the planning and design of building tends to drift away gradually from actual needs and developments once the building is in place. It usually takes a few years to materialize designs and itis not uncommon for programmatic demands to already begin changing slightly during that period. When a building is finished, different kinds of developments gradually put it under ‘severe functional stress’Hinte et al. 2003) which the building was not designed to handle. Our society is confronted by unprecedented and accelerating changes such as urbanization, political instability, climate change, etc. most of which are impossible to predict. Most buildings are demolished prematurely because they are not designed to accommodate change. If buildings are not fit for its purpose or for re-purposing of any kind, it could have severe adverse effects on the physical and the social environment which in turn, tampers with the city’s growth. city isa facility rather than a rigid masterplan, with a given set of buildings and an infrastructure. The more encompassing a plan, the bigger the chance that it, or parts of it, will have the wrong result as time passes.(Hinte et al 2003) Architects and City planners have assumed the position of controlling activities and functions within the cities. However, changes are still made to a building even if its reluctant to change, which in turn affects the building’s performance and cost inefficient. It becomes ‘maladaptive’. (Brand 1994; Champika & Anupa 2016; Hinte et al. 2003) Itis vitally important to acknowledge the drivers of change in the built environment. With shifting economy, technology, and demographics, the context of today will not be the same ‘tomorrow. Buildings were built to last for 50 to 100 years without 2 provision for adaptability to the future context. How a space is designed in a dense urban context could lead toa functional obsolescence and remain vacant for several years before getting demolished. During the vacant period, it becomes a target for crime-related activities and affect the social security and wellbeing of the neighborhood (Champika & Anupa 2016) . This could trigger an overall demographic decline in the area. ‘There are limits to our ability to plan the future, Maybe one third of what is to come can be planned or foreseen, the rest is to remain foggy until further notice. The more we look ahead, the greater that chance that we're wrong. So, whatever is projected and built should allow either for easy modification or for a change of programme that implies minimal material adaptation. This begins at the level of city planning, which is dynamic by nature. (Hinte et al. 2003) The first chapter, ‘Drivers of change’ focuses on the unforeseen demands that drives the need for significant change to the buildings. t starts by explaining how time plays its part in triggering a dynamic atmosphere, with which more and more buildings fail to cope with today. It then introduces the two main drivers of change recognized under the following sub-headings for this research ~ Functional Drivers ~ ‘demands that lead to changing patterns in terms of demographics, technology or environment’ and Technological Drivers—‘Often demanding upgrade of a component (structure, services or material) to a newer model either because the previous model is deemed unsuitable, intolerable, or simply because they wear out.” The tight ft functionalist spaces have proven to be barriers to adaptability. The second chapter explores the various barriers to adaptability, by examining issues with policy making, master-planning and functional zoning along with the technical issues that arises with the choice of structureand material This paper sets out principles of adaptability that can begin as early as the policy making stage to the post-occupancy stages. The data driven from the literature reviews is analogized against precedents to comprehensively illustrate the application of enablers on these precedents which might be used as a reference for designing new buildings. ‘The chapters ‘Barriers of Adaptability’ and ‘Enablers of Adaptability’ each subcategorized into sub-chapters describing its respective roles in influencing adaptability on two levels: process and material. It has been structured this way because ‘Process and Planning Barrier/Enablers’ relate to master planning and policy making, beginning at an Urban Scale while ‘Material Barriers/ Enablers’ apply directly to buildings. METHODOLOGY: A Literature review was undertaken to analyze the various ‘drivers'(Peter & Peter 2011), ‘barriers’ and ‘enablers’ (Ross et al. 2016) of building adaptability. ‘Drivers’ refer to the various forces that demands a provision for growth or change while ‘Enablers’ are the various principles and strategies that emerge out of the literature review. ‘Barriers’ are factors that restrict the possibility of adaptability. Further research is conducted into precedents that have implemented one or more of these strategies. The data from the literature review and the case studies are morphologically analyzed to explore the role of adaptable buildings in an everchanging urban context.CHAPTER 1 -DRIVERS OF CHANGE ‘Steward Brand argues, “The whole idea of Architecture is permanence”, although, “the idea is crystalline, fact fluid”, Buildings put to new usages “persistently retire or reshape buildings”. ‘The main challenges are identified in areas of “environment considerations’, “Innovations in Technology”, “planning. and policy issues”, “social requirements’, “political forces. (Champika & Anupa 2016) Most buildings don’t work because of the unforeseeable dynamic nature of the socio-economic, political, and technological context they sit in. Decision-makers behind the construction of these buildings failed to anticipate how the changing needs and changing patterns retire or reshape them. As Jeremy Till and Tatjana Schneider asserts, in their book, Flexible housing, changing needs may be personal (ex. Expanding house), practical (Le, onset of old age) or technological (.e, updating of old services). The changing patterns might be demographic (the rise of single person household), economic (ie rise in rental market), or environmental (responding to climate change. ‘Some buildings succeed in surviving generations of people without anyone having arranged this beforehand. Others are demolished way before they were meant to be. Itis clear that In this respect time is more often than not overlooked. (Hinte et al. 2003) The root of all problems relating to adaptive capabilities of buildings is the failure to consider time as a design factor. ‘Time’ shall not be considered as a driver of change but rather as an invisible axis along which the context evolves. As Frank Duffy professes, time is at the essence of the real design problem. He encourages designers to think of buildings as different time-based layers which was further expanded by Stewart Brand as shown in the figure below. sTurF SPACE PLAN serTnCes * STRUCTURE sire Fig. 2 - (by Steward Brand - shearing layers of change) time-based layering system introduced by Dutty. Itis the building’s internal components classified as ‘ayers’ according to their life spans.(Braham et al. 2007) ‘Because of the different rates of change ofits components, a building is always tearing itself apart’ Over fifty years the total cost of the building including renovations cost three times that of the original building cost.(Brand 1994) To consider time as a design criteria is very difficult because it is next to impossible to foresee “accelerating trends in, for example, urbanization, political instability, terrorist activity, climate change, and technological transformation” Ross et al. 2016). Buildings in the past have been designed to cope with the timeframe at which it was built and resist any changes thereby putting it under “severe functional stress” (Hinte et al. 2003). As Steward Brand claims, “All buildings grow. Most grow even when they are not allowed to. Urban height limits and party walls are no barrier...” Itis extremely important in today’s building industry to enforce a more open-ended approach over a “tight-fit functional scheme”. (Hinte et al. 2003; Schneider & Till 2007) Fig. 1 - (by Author) Fig. 3 - (retrieved from ‘How buildings Grow - Steward Brand’) Cumulative capital costs of a building over 50 years.FUNCTIONAL DRIVERS: AA shifting demand for usage of spaces is often driven largely in cities. These demands are tagged in this research as ‘Functional Drivers’ which are further branched into: SOCIO-ECONOMIC DRIVERS: “with the greatly increased rate of social and economic change, the adaptable house was becoming a national necessity... As it would allow much easier and perhaps more satisfactory adaptation to the changing general needs”- Parker Morris report, 1961 Various socio-economic forces perpetually create new demands on the built environment. These may include the need to reduce pollution due to unforeseen vehicular traffic, time-wasting due to long hour commutes between home and workplace thereby driving the need for people to live close to where they work.(Gann & Barlow 1996). In the UK, market-led factors largely determine the shape of housing, leaving both private and public sectors with excess demand over supply, mainly due to scarcity of land or at least land in the right places.(Schneider & Till 2007) The costs sunk in the existing stock of buildings is enormous and it is inconceivable that this can be written off in the short-term to be replaced with new buildings. This means that a considerable amount of housing demand must be met from the existing building stock.(Gann & Barlow 1996) While some of those offices were able to be converted to flats, many were faced with onerous challenges along the lines of “property market dynamics and economics of conversion, the planning system and location of buildings and technical constraints. “(Gann & Barlow 1996) SUPPLY RATE DEMAND RATE Construction Boom» Recession phase phase Real Estate has vastly more influence on the shape and fate of the buildings than architectural theories or aesthetics. Stewart Brand quotes Paulette Thomas, Wall Street Journal (17 May 1991), “The business of financing, building, selling and furnishing real estate account for nearly one-fifth of the nation’s total output.” This one-fifth, unfortunately for national stability and building longevity, is the last arena of truly wild-eyed financial speculation. Real estate bubbles inflate and pop repeatedly with amnesiac regularity. Since the boom-times are as destructive as the busts, you'd think that governments and banks would take steps to gentle the oscillation. Instead they feed it.(Brand,1994) ‘When the Real-estate boom in took off during the 1980s, Britain was fueled by its notorious “long-lease”, the government privatized public housing and suddenly there ‘was a large naive population to whom mortgages looked like free money. in the States, new tax laws, property was treated as the leading tax-shelter. Deregulated Banks, though federally insured, poured money into real-estate schemes. Pension funds and Insurance companies decided real estate ‘was the place to invest money. Investment and return were the prioritized over actual demand, location, building type, access, quality of design Finance was the only driver to decision-making for the swift ‘construction of new high-rises only because money was available and not because tenants were waiting, (Brand 1994), By 1986, New commercial construction ceased as the national economies tipped into severe recession. ‘This situation left many new buildings empty, cities unable to accommodate further demands for new construction could not be met “because too much future had been oversold and ‘overbuilt”. Brand 1994) Stope of Aap forthe eure between = Comercio! and Reskiential uses i order to meet ‘Semone ‘An oversupply of oices in the curing the ate 20th ‘entry leaving most of them empty Guting the ate 7800s even though cles weve unabie 10 Tet the housing demands. Adaptaality of office bukings to be comerted to housng was chalewged by markt years, costs of conversion plang yam, ane technica! constants reve rin: SUILOINGS DeMANDY SUPPLY CURVE conencias suomi DeMaNny/suRPLY CURVE IDEAL DEMAND/SUPPLY CURVE VIMERE RATE OF DEMAND EQUALS RATE OF SUPFLY Fig. 4 - (By AuthorIn Tokyo during the 1980s, when its real estate market spiraled so high that the total value of Japanese real estate was worth four times the total value of America’s ~ a nation twenty-five times its size. Highrises were being torn down in downtown Tokyo after five years, because the land value was so high it was trivial to demolish the last over-specified skyscraper and put in the next over-specified one, (Brand 1994) The findings of Gann & Barlow's research suggest that by the early 1990s, there was an enormous oversupply of office spaces in many cities around the world while there was a huge demand for housing, This indicates a failure of planning policies as well as of developer judgement, demonstrating that too many buildings were designed to meet static user needs without consideration of the dynamics of building use. This drives the need to consider the possibility of future change of use while designing buildings. DEMOGRAPHIC DRIVERS: The only way to get over supply and demand problem is to build buildings that are flexible enough to accommodate new demands on the built environment such as changing demographics, working patterns, and aging users. (Schneider & Till 2007) One of the problems of treating housing as a static commodity with fixed design parameters is that it arrives into ‘a world of changing demographics. Mix of units developed by volume builders might not be the sustainable approach to meet the immediate demand. Over the last few decades there was a significant rise in demand for single-person households in the UK, primarily triggered by the rising number of students which is expected to grow to 10m by 2026. In Manchester, the rising housing demand created by the ascending inner-city population was initially satisfied by conversion of redundant warehouses into housing. Schneider and Till treats these warehouses as exemplars for flexible housing, ‘Schneider and tll argues that although some demographic changes can be gauged with some certainty, mass migration of EU and Non-EU citizen over the last decade have proven to be unpredictable. Each migrant group brings with it a certain set of cultural expectations with regard to living patterns and spaces, and yet are confronted with fixed structures and prejudices of their adopted country’s housing. ‘There is mounting evidence that first and second generation immigrants find this spatial restriction at best, uncomfortable at worst unacceptable. ‘Ata macro level, it is the mass movements of migration that have always proved most unpredictable, For example, in 2003 the UK government predicted that the newly expanded European Union would result in a net inwards annual migration of between 5000 and 13000 people. By 2006, the Home Office recorded that 447,000 people from the EU accession states had registered for work permits. ENVIRONMENTAL DRIVERS: It is predicted that climate change will result in rising sea levels, more frequent and extreme weather events, hotter and drier summers and warmer and wetter winters (Kinnane et al. n.d,). This will have a significant impact on the design of buildings, how they are kept cool and how they are weathered against more extreme climatic conditions. The residential sector is already a significant environmental burden with high associated operational energy. Climate change, and a growing population requiring residence, has the potential to exacerbate this problem seriously. New ia 1 a ie ia Fig. 5 - (By Author) family demographicsparadigms for residential building design are required to ‘enable low-carbon dioxide operation to mitigate climate change. They must also face the reality of inevitable climate change and adopt climate change adaptation strategies to cope with future scenarios. However, any climate adaptation strategy for dwellings must also be cognisant of adapting, ‘occupant needs, influenced by ageing populations and new technologies. (Gosling et al. 2013}, ‘The Prometheus Project have distilled Climate projection data into formats made comprehensive for building engineers and designers by creating simulation appropriate digital file format that can be used to render projected climate scenarios such as increased temperature, rain, etc. (Kinane et al. n.d.) ‘The environmental drivers of change usually combine with the need for a technological upgrade. After the 1973 oil crisis, the energy budget of a building suddenly became a new issue and windows, insulation, heating and cooling systems needed to be upgraded to achieve energy-efficiency standards.(Brand 1994) TECHNOLOGICAL DRIVER: Unremitting revolutions in communication technology require rewiring of whole buildings every seven years. (Brand 1994). During the late 20" century, the hazardous toxic nature of asbestos was discovered were used as a fire proofing solution until then. Fire codes and building codes kept updating itself constantly as they found new issues with technology, planning and materials forcing old buildings to adapt to new standards. Wearing out combined with the constant deterioration, “in new buildings as much as old” Brand 1994) such as leaking roofs, cracked walls, failed weather-proofing systems, ete has been a consistent driver for the need for maintenance thereby enforcing the need for easy user-level replacement capacity, Besides from the persistent repair and maintenance works demanded by most buildings, new inventions in technology that allows building owners to switch to a more environment friendly system to save energy and money on the long, run. As Brand exemplates, “double-pane windows with a sun-reflective membrane which to replace the traditional windows ~ expensive but will save significant energy costs and you get political points for installing them. By the time their defects become intolerable, even newer windows will beckon.CHAPTER 2 -BARRIERS OF ADAPTABILITY: ‘The primary factor to resist the scope of adaptability begins with the role of developers, home-owners, planning board and design review board, i.e, Master-planners and Policy enforcers. Garreau defines master-planning there as “that attribute of development in which so many rigid controls are put in place, to defeat every imaginable future problem, that any possibility of life, spontaneity, or flexible response to unanticipated events is eliminated.” This chapter is split into two sections:-Planning Rigidity — focusing on the rigid planning and policy making that forms a barrier to adaptability;Material Inflexibility ~ focusing on how choice of materials and technology contributes to inflexibility for future uses POLICY AND PLANNING BARRIERS: Zoning froze up cities tightly destroying the infinitely complex social and physical fabric of pre-industrial urban ‘communities, of urban democracy and culture(Brand 1994). Although zoning worked successfully to some extend in protecting the residential communities from industrial and ‘commercial ruckus leading to healthier lifestyles solving issues relating to pollution and sanitation, it opened doors to many issues relating to adaptability like time wasting due to long commutes mostly stuck in slow moving traffic between residential and work zones.(Gann & Barlow 1996) Zoning in this respect, shall be an antagonist to building flexibility specifically because zoning primarily meant separation of usage zones. Abuilding is an interface between two human organizations the intense group within and the larger, lower, more powerful community outside.(Brand 1994) One area of perpetual discord is the enforcement of building codes. Apart from blocking creativity and defying reasons, the codes often force builders and dwellers to act against their short-term interests, which tempts them to bend the code, thereby, doing addition and remodeling works without getting permission for it. ‘They use unethical techniques for hiding the new works from the building inspectors which consequently leads to variety of issues on the long use, some of which may be sanitary, electric wiring that are not in the drawings may have done ‘on the site which is not as per the previous building permit “.oThey contract to fix a warped bathroom floor and find that they have to completely redo the plumbing, wiring, walls, and floor joists because earlier slapdash work put in hazardous wiring and leaky rot-producing pipes.” (Brand 1994). In many cases, the cost involved in getting the permit added to the tax because of the required tax re-assessment often exceeds the costs of the work itself which prompts people to go ahead with the works without obtaining the necessary permits. The homeowner's associations took off in the late 1980s and by 1990 there were 130,000 of them in America who enforced “covenant, conditions and restrictions” upon users.(Brand 1994) Their power to control over the user's interaction with the buildings prevents buildings from getting better with time, Studies of Gann and Barlow show that conversion of many office buildings to flats was mainly not possible because of meeting of fire-safety regulations because it introduces a new risk due to people sleeping overnight. DESIGN AND MATERIAL BARRIERS: From the time-based layering system expanded by Brand, it is suggested not to embed the layers together as one might, tear down the other over time. It could mean how burial of services deep into the structure of the building. Services usually last for 10-15 years and structure is designed to last 50. Pouring concrete on the ground for an instant foundation provides no room for expansion, access to services or maintenance. (Brand 1994) Older buildings built during the 19° century that are of load- bearing wall construction have been proven to be resistant, to undergo change of use(Gann & Barlow 1996). Materials, vary in the ease with which they can be separated from the general mass of a dismantled or demolished building- iron and stee|, for instance can be separated magnetically, copper and tin cannot; glass and plasterboard are very likely to be damaged when removed from a building but timber is more robust (Addis & Schouten 2004). Design for destruction ‘Df’ is a phrase widely used to refer to the process of designing buildings to facilitate their deconstruction or disassembly to repurpose or recycle. Different materials and techniques of building assembly have varying degree of ‘process-reversibility’ and the likelihood of damages taken during the deconstruction process depends on this aspect. As a simple example, a bolted connection is easier to deconstruct without damage than a welded one (Addis & Schouten 2004) Building elements are usually installed using a series of assembly and fixing processes which strongly affect how reversible the process is and the degree of damage its likely to be caused in the deconstruction process. If the building elements contribute to material flexibility largely depends of if process of fixing building elements are reversible or not, else, it becomes a barrier to material adaptation, Adaptability of buildings built out of steel or concrete framing, with disintegrated systems such as cladding and internal Partitions still depends on the following issues (Gann & Barlow 1996): 1. Size and height of building 2. Building depth 3. Building structure 4. Building envelope and cladding 5. Internal space, layout and access 6. Building services 7. Acoustic Separation 8 Fire safety and means of escapeCHAPTER 3 -ENABLERS OF ADAPTABILITY: “Piecemeal growth is based on the assumption that adaptation between buildings and their users is necessarily a slow and continuous business which cannot, under any circumstances, be achieved in a single leap” Christopher Alexander PLANNING AND PROCESS FLEXIBILITY The previous chapter focused on how the rigidity of planning Process becomes a barrier to adaptability. Facilitating a piece- meal approach is key, to ensure adaptability in cities. This begins at the policy-making and planning level. Different site arrangements lead to different city evolutions. Downtown New York city, with its narrow long blocks, is uniquely dense and uniquely flexible (Brand 1994). According to Urban designer, Anne Vernez Moudon, San Francisco is kept adaptable by its modest lot sizes: They “support, resilience because they allow many people to directly attend to their needs by designing, building, and maintaining their ‘own environment. By ensuring property remains in their hands, small lots bring important results: many people make many different decisions, thereby ensuring variety in the resulting environment.” Procedures to obtaining permits for remodeling should take ona different approach as Brand notes, “Communities that want their built environment to improve over time would do well not to punish remodeling work. They could keep tax reassessment separate from improvement—do it strictly by calendar or only at the time of resale.” The overall procedure Fig. 6 - (By Author) 10 to obtain permits must be re-defined to make it more hassle- free and cost-effective Frank Duffy believes that to ensure long-term sustainable growth in buildings, the role of facilities- manager needs to be re-defined. “An office building exists to accommodate changing organizations. The management of that change process is now the domain of the facilities managers.” (Brand 11994), Facilities management can prove to be advantageous depending on how the organization works. ‘Any building user can send a request for the work to the maintenance team, who constantly updates the “as-built” drawings and the maintenance logs, and processes the request to the president, thereby enabling remodeling work to be done with ease In their research paper, Adaptable buildings: A system’s approach, Gosling et al, highlight the importance of integrating different members of the construction supply chain, (i.e, Property owners, architects, contractors, authorities, project managers, users and clients) with the design process to deliver adaptable buildings. They specifically argue that clients are often the initiators of production of buildings and thus have a good opportunity for influence. POEs or Post Occupancy Evaluation of buildings can help especially for developers (repeat construction clients) to learn from past mistakes in design and commissioning of buildings helping them to make better decisions to new construction at the least (Anon n.d.) ‘The role of facility managers can bridge the gap between the different phases of the building life cycle, suggesting ‘that supply chain integration is important well beyond the initial construction phase of the building. The total cost of, ownership should be considered early in the project process, and all parties should contribute to ongoing management of the total cost of ownership. (Gosling et al. 2013) Fig. 8 - (By Author)DESIGN AND MATERIAL FLEXIBILITY Material flexibility relates back to the shearing layers of change developed by Duffy, then expanded by brand. As Frank Duffy explains, “Thinking about buildings in this time- laden way is very practical. As 2 designer you avoid such classic mistakes as solving a five-minute design problem with a fifty year solution, or vice-versa. Itlegitimizes the existence of different design skils,-architects, service engineers, space planners, interior designers -all with different agendas defined by this time scale. It means you invent buiding forms that are very adaptive.” Besides this, the layering system also relates to the different organization levels of responsibility at each level. Users and buildings interact with each other at the level of the innermost layer ,i.e, Stuff. Whereas the tenant organization interacts with the Space plan while landlord interacts mainly with services and Planning authorities interact with Site and context, Following the studies of Brand, 1994; Gann & Barlow, 1996; Ross et al.,2016, the various enablers can be categorized under: Usage considerations: ‘Arge (2005) suggests that organization of space, building width and floor to floor height contribute to generality, which is defined as the ability to meet changing user or owner. needs without changing its properties. PRECEDENTS 1 1. Size, and height of buildings: ‘The size and height of the office building has. implications for the potential number of units and occupant densities. While building height can enable adaptability; (high rooms allow addition of mezzanine), the increase in usable floor area means inviting pressures on local amenities and building. management.(Gann & Barlow 1996). The internal floor to ceiling height however should be sufficient enough to allow installation of false ceilings that masks services Internal layout and depth: The most primal design features taken into consideration by architectural practices in order to enhance adaptability involve reduction of load bearing or solid internal partitions which in turn, maximizes interior usage space(Hinte et al. 2003; Ross et al, 2016; Schneider & Till 2007; Slaughter, 2001). Buildings that provide deep plans with non- load bearing walls enables adaptability for a range of internal layout possibilities. The case study of, Middlesex House, Brent, conducted by Gann & Barlow suggests that the conversion from office to flat was possible because of its deep plans allowing a corridor run by its spine and demarcating spaces on either side into residential apartments. 3. Accessibility to services and technological considerations by reduction of non-adaptable services: RANTS (AYER SYSTEM SHOWS Ex LEVE. OF IN TERACTON Fig. 9 - (By Author) TABLAS UBUD BY ACES ETAL 16 D ® SEARING LAYERS BRAND. 1994Technological Considerations Schneider & Till argue that flexibility in buildings can be enhanced through consideration of use through design along with deployment of technology. The possibility of removal of internal load bearing walls was made only because of technological advancements that led to development of long span structures. 4. Building structure: The main issue of conversion relating to building structure is the need to install new service ducts, Piercing the structure with holes for services will have implication of fire safety and acoustic separation Steel frame buildings are easiest to convert because their services run close to beams while units can be partitioned along beam lines and services can be placed close to partition walls, whereas in concrete slabs, to pierce a hole for services, should be done in the center to have the least impact on the integrity of the structure. Unfortunately center of a room is the least desirable location for services .(Gann & Barlow 1996) Building Services: ‘The provision of building services to each new usages is one of the most difficult and expensive technical aspects of conversion. Offices with centralized air-conditioning systems or perimeter heating systems need to be replaced by unit specific heating systems. (Gann & Barlow 1996) Acoustic consideration: Modifications to the structure and services will need to address the need for acoustic consideration as piercing holes in structures and provision of new services might account for new duct works between spaces requiring acoustic independency. In areas where acoustic independency is not attainable with usage considerations (Schneider & Till 2007), Cross- talk attenuators shall be installed. (Gann & Barlow 1996) Fire-safety considerations: Fire-safety requirements vary with different usages depending on occupancy rate, occupancy hours, type of usage, density, etc. Gann & Barlow recommends considering the following ‘+ Means of escape- travel distance © Access for fire brigade * Fire detection and alarm systems ‘© Means of preventing spreading of flames with use of fire-rated doors and walls where necessary. ‘The approval from the building department must be obtained before approaching the fire department as any changes suggested by the building department should reflect in the drawings submitted to the Fire- safety department. ADOPTED METHODS: This section identifies the various methods adopted to enhance building adaptability ranging from techniques and methods enforced in the planning and policy making process to use of traditional construction techniques and materials, to fully pre-fabricated modular units, recognizing the drivers, barriers and enablers conversion. The role of zoning in cities were redefined by the formation of the Urban Villages Group in UK in 1989 to promote mixed Use urban developments and shift away from the out-of- date monoculture of separate zoning (Aldous, 1992). This phenomenon mainly eliminated the need for people staying in the urban village to commute long distances between work and home thereby instigating a environment-friendly neighborhood supporting a range of mixed uses. Urban village ideals have been applied to new greenfield and brownfield developments and urban renewal projects. They have been used as a guiding concept for many projects globally. LIFETIME HOMES STANDARD~ HOUSEHOLD ADAPTATION BY INCLUSIVE DESIGN Lifetime Homes emerged from work developed by the Helen Hamlyn Foundation and Habinteg Housing Association in the late 1980s, Both bodies approached the Joseph Rowntree Foundation developed the concept of Lifetime homes in 1991, Itis a design that maximizes utility, independence and quality of life, while not compromising. Other design issues such as aesthetics or cost-effectiveness. (Authority 2017) London Plan Policy 34.4: Housing Choice requires boroughs to include policies in development plan documents that seek to ensure that all new housing is built to Lifetime Homes standards. ‘The lifetime homes standard seeks to enable general needs housing to provide, either from the outset or through simple and cost-effective adaptation; design solutions that meet the existing and changing needs of diverse households. Lifetime homes provide residents with many advantages, giving private builders of new homes a marketing edge in relation to the second-hand stock with which they compete. Because lifetime homes are suitable for older people (whose numbers are increasing rapidly) and for the vast majority of disabled people, as well as non-disabled people, they 12will have a wider market of potential buyers and residents, probably increasing their value and the ease with which they can be re-sold. {Authority 2017) In early 2008, The Department for Communities and Local Government (DCLG) launched Lifetime Homes, Lifetime Neighbourhoods: A national strategy for housing in an ageing society. The strategy made a commitment that all new homes receiving public funding would be buit to the Lifetime Homes standard by 2011. Beyond this, it stated an ambition to see all new homes in England built to the Lifetime Homes standard by 2013. DOM-INO House, Le Corbusier: ‘The DOMINO House is an open plan structure designed by Architect, Le Corbusier. The open pian structure free of internal load bearing walls, giving the freedom for units to be aligned in series like dominoes, to make row-houses of different patterns Similar characteristics of such a model can be seen in the Pompidou Centre, which supports a mix of uses such as commercial spaces, museum and theatre and Interaction center. The common criteria for adaptability and flexibility in here lie in the open-planning, size, depth and height of the buildings. PLUG-IN Cities, Archigram: Plug-in City is one of many vast, visionary creations produced in the 1960s by the radical collaborative British architecture group Archigram, of which Cook was a founding member. A “megastructure” that incorporates residences, access routes, and essential services for the inhabitants, Plug-in City was designed to encourage change through obsolescence: each building outcrop is removable, and a permanent “craneway” facilitates continual rebuilding, Persistent precedents and concerns of modernism lay at the heart of Plug-In City’s theoretical impulse, not limited to the concept of collective living, integration of transportation and the accommodation of rapid change in the urban environment.(Anon 2013) Although Plug-in cities were only imaginary, it inspired many architect's minds to look for nomadic alternatives to traditional ways of living- Mobile, flexible, impermanent architecture. Malaysian architect unveiled a towering vertical city populated with hexagonal housing units that offer a solution to urban population growth problems in Ancient Cities, The tower itself serves as a a scaffolding — as the population of urban areas fluctuates, modular units can be “plugged-in” to the structure to accommodate an expanding population. Boston architects, Howeler + Yoon Architecture, designed a conceptual structure for boston, where an unfinished building would be covered in modular pods growing algae for bio-fuel. The designers hope that the temporary nature of structure can be installed on suspended construction sites 13 and areas particularly hit by recession FUTURE GENERATIONS UNIVERSITY A multidisciplinary group of designers made a proposal for ‘Future Generations University’. The scheme proposed that only a part of the scheme was built, and the other part of the program was meant to be dissipated across the world. The main feature in this is its distinction with respect to its mobility and flexibility. “Green membranes’ are light-weight domestic structures and ‘information membranes’ house the University facilities such as library, theatre and retail and are more definitive in nature but can function well even if the University disappears altogether. (Hinte et al. 2003) DOMED CITIES: A building complex with two skins houses several companies called ‘Crystalic’ designed by Gunnar Daan, 2002 with a crystal skin that accommodates climate control. The inside skin does not have to be weather proof so the inside structure can be simple and light easily adaptable to changing demands. (Hinte et al. 2003)‘STAGE ACCOUNTING CONCEPT MODEL PRECEDENT FOR ADAPTBILITY DRIVERS = ‘RIGIDLY FLEXIBLE’ OAR COURT, Wisage Rob eld rayauy weve, ooo LIFETIME HOME STANDARDS | conor ROAD, Southwark London CovauunTigs FOR LON TERMUSE DOM-INO HOUSE POMPIDOU CENTRE. PARIS USER: LEVEL INTERACTION COINCIDENTIAL MIDOLE-SEX HOUSE, BRENT [ALLIED HOUSE, LONDON OVERSUPPLY OF OFFICES LUNDERSUPPLY OF HOUSIN PLUG-IN CITY - ARCHIGRAM PLUG-IN CITY 75, PARIS LACKING ENERGY PERFOR MANCE OUE TO BAD INSULATION, THERMAL [BRIOGING POOR WINDOW FCO:P00S, BOSTON HALTED DEVELOPMENT PROJECT MID-CONSTRUC TION DUE TO ECONOMIC (DEPRESSION “EXTERNAL SHELL’ (hi. DOMED CITIES [MARKET HALL ROTTERDAM HOUSING DEMANDS, ENVIRONMENTAL DRIVER (CRYSTAUC, LEEUWAROEN Fig. 10 - (By Author) Tables deriving concepts from adopted techniques to identify the stages at which adaptability, as a criteria, was acknowledged; the respective drivers that called for the proposals; barriers and enablers of adaptability.CONCLUSION: With the appropriate integration of the supply team, ie, Architects, Planners, Municipal Authorities, Developers, Clients and Facility management services along with design intelligence, itis possible to build productive buildings that can last practically forever. Flexibility in housing can work either prior to occupation by the residents, or post-occupation, or both. In former, flexible housing design allows future residents to have some say over the layout and/ or look of their home. Thus, the use of non-load-bearing internal partitions might give a variety of possible layouts from which future tenants could choose, or else the use of modern methods of construction can allow residents to choose the way that their house looks. Post- ‘occupation flexibility refers to the way that the design and construction of the housing allows residents and housing managers to make adaptations over time. Generally, a technique to achieve pre-occupation flexibility enables post- occupation flexibility, and vice-versa As previous studies by Authors such as Schneider & til, Ross et al,, Manewa et al,, there is no “one-size-fits-all” technique to counter the challenges related to adaptability. Each project needs careful attention in terms of organization considering the probable change in time and to provide flexible systems while also considering other issues associated. Precedents that seem to work flexibly enough to adapt well in its context might be inflexible elsewhere. As Schneider & Till notes, “Some previous approaches to flexible housing design have fallen on the sword of their own dogmatism” ‘Sometimes the simplest things are overlooked. Pompidou Centre, for example, supports a range of uses because of its transparency and spacious design qualities. However, Steward Brand designates this building as “A maintenance nightmare”: Exposing services helps in maximizing interior space for adaptability; but at the cost of high-degree maintenance, ‘Therefore, depending on the context and function of the building, it usually requires a trade-off between the BARRIERS. AND ENABLERS, depending on the scenario its likely to be exposed to, With the modulation of Facility manager’s role and POEs by the planning authority, thereby facilitating constant feedback loop, the improvement of buildings overtime can be ensured especially on developments by large scale builders. Future change of use must be considered at the design phase because different usages have different building and fire-safety codes respectively. Computer-aided softwares, climate-simulation softwares, BIM Models, etc. must be exploited to render different scenarios of how the building shall respond to the respective context. “Be careful when mixing systems together” (Braham et, al, 2007). Design for Deconstruction shall be carefully considered with the choice of structures, services, and materials. However, they must not compromise on basic 15 design challenges such as acoustic separation, insulation, weatherproofing, etc. Brand’s time-based layering system suggests that for buildings to be flexible, User-level interaction must be enhancedReferences Addis, W. & Schouten, J., 2004. Principles of design for deconstruction to facilitate reuse and recycling., London : CRIA. Available at: http://search.ebscohost.com/login.aspx?d irect=true&db=cat01619a&AN=up.670190&site=eds-live, ‘Anon, 2013. AD Classies: The Plug-In City / Peter Cook, Archigram. ArchDaily. Available at: https://wwwaarchdaily. com/399329/ad-classics-the-plug-in-cty-peter-cook- archigeam. ‘Anon, BRE : Home. BRE : Home. Available at: https://www. bre.co.uk/, ‘Anon, PLUG-IN CITY 75 | INHABIT THE FACADES | PARIS 2017 ~ STUDIO MALKA ARCHITECTURE. STUDIO MALKA ARCHITECTURE. Available at: httos://www.stephanemalka com/?portfolio=plug-in-city-75-i-habiter-les-facades-i-paris- 2017&lang=en, ‘Anon, 2017. Lifetimehomes.org.uk. Available at: http://www. lifetimehomes.org.uk/. Authority, G.L, 2017. Accessible London: Achieving an Inclusive Environment (Lifetime Homes),, Greater London Authority. Available at: http://www-london.gov.uk. Braham, WW,, Hale, J.A. & Sadar, 1.S., 2007. Rethinking technology. [electronic resource] : a reader in architectural theory., Abingdon, Oxon ; New York, NY : Routledge. Available at: http://search.ebscohost.com/login.aspx?direct=true&db= cat01619a&AN=up.809722&site=eds-live, Brand, S., 1994. How buildings learn : what happens after they're built., New York ; London : Viking. Available at: http:// search.ebscohost.com/login. aspx?direct=true&db=cat01619a &AN=up.285241 &site=eds-live. ‘Champika, L. & Anupa, M., 2016. Adaptable buildings for sustainable built environment. Built Environment Project and Asset Management, (2), p.139, Available at: http://search.ebscohost.com/login. aspx?direct=true&db=edsemr&AN=edsemr.10.1108. BEPAM.10.2014.0053&site=eds-live, French, H., 2016. Adaptable housing : accommodating change. Available at: http://search.ebscohost.com/login.aspx Pdirect=true&db=edsble&AN=edsble.701881&site=eds-live. Gann, D.M. & Barlow, J., 1996. Flexibility in building use: the technical feasibility of converting redundant offices into flats. Construction Management & Economics, 14(1), p.55. Available at: http://search.ebscohost.com/login.aspx?direct= true&db=bth&AN=64240798site=eds-live Gosling, J. et al., 2013. Adaptable buildings: A systems approach. Sustainable Cities and Society, 7, pp.44-51. Available at: http://search.ebscohost.com/login.aspx?direct= true&db-edselp&AN=S2210670712000868&site=eds-live. Habraken, N.J., Supports : an alternative to mass housing., London : Architectural Press. Available at: http://search. ebscohost.com/login.aspx?direct=true&db=cat01619a&AN=u p.1071128site=eds-live. Hinte, E. van et al., 2003. Smart architecture, Uitgeverij 010. Housley, S., 2016. Eco-pods by Howeler Yoon Architectureand ‘Squared Design Lab. Dezeen. Available at: https://www. dezeen.com/2009/10/02/eco-pods-by-howeler-yoon- architectureand-squared-design-lab/. 16 Ida Breed, C., (Mis) Claassens, HJ. & Bennett, J, 2012. The Design of Urban Form as a Response to Elusive Patterns and Networks: Examples from Industrial and Informal Urban Areas in Pretoria, South Africa. Spaces & Flows: An International Journal of Urban & Extra Urban Studies, 2(2), pp.215-243. Available at: http://search.ebscohost.com/login. aspx?direct=true&db=sih&AN-91794271&site=edslive KELLER, A. et a, 2017, RESILIENCE OF HISTORIC CITIES AND ADAPTATION TO CLIMATE CHANGE. Urbanism. Architecture. Constructions / Urbanism. Arhitectura. Constructi, 81), p.15-26. Available at: http://search.ebscohost.com/login.as pxddirect=true&db-a9h&AN=119239556&site=eds-liv. Kinane, O., Grey, T. & Dyer, M., Adaptable housing design for climate change adaptation, PROCEEDINGS OF THE INSTITUTION OF CIVIL ENGINEERS-ENGINEERING. SUSTAINABILITY, 170(5), pp.249-267. Available at: http:// search.ebscohost.com/login.aspx?direct=true&db=edswsc&A N=000410760400003&site=eds-live, Peter, B. & Peter, L., 2011. Factors influencing the adaptive re-use of buildings. Journal of Engineering, Design and Technology, (1), p-32. Available at: http://search.ebscohost, com/login.aspx?direct=true&db=edsemr&AN=edsem.10.110 8.17260531111121459&site=eds-live. Ross, B.E. et al,, 2016. Enabling Adaptable Buildings: Results of a Preliminary Expert Survey. Procedia Engineering, 145(ICSDEC 2016 - Integrating Data Science, Construction and Sustainability), pp.420-427. Available at: http://search ebscohost.com/login.aspx?direct=true&db=edselp&AN=S187 77058163001338site=eds-live. ‘Schneider, T. & Till, J, 2007. Flexible housing. Amsterdam ; Boston : Architectural Press, an imprint of Elsevier. Available at: http://search.ebscohost.com/login.aspx?direct=true&db= cat01619a&AN=up.1226354&site=eds-live. Slaughter, E.S., 2001. Design strategies to increase building flexibility, Building Research & Information, 29(3), pp.208- 217. Available at: http://search.ebscohost.com/login.aspx?dir ect=true&db=bth&AN=44384948site=eds-live. Whitehand, JW.R. & Larkham, PJ., 1992. Urban landscapes. [electronic resource] : international perspectives., London ; New York : Routledge. Available at: http://search.ebscohost. com/login.aspx?direct=true&db=cat01619a&AN=up.1197346 &site=eds-live. (Housley 2016)(Addis & Schouten 2004; Braham et al. 2007; Brand 1994; Champika & Anupa 2016; French 2016; Gann & Barlow 1996; Gosling et al. 2013; Habraken n.d,; Hinte et al. 2003; Housley 2016; Ida Breed et al. 2012; KELLER et al. 2017; Kinnane et al. n.d.; Peter & Peter 2011; Ross et al 2016; Schneider & Till 2007; Whitehand & Larkham 1992; ‘Anon n.d.; Anon n.d.; Anon 2013)APPENDIX -1 LIFETIME HOMES DESIGN CRITERIA- ‘THE LIFETIME HOME STANDARD PROMOTES DESIGN INCLUSIVITY BY BEING PARTICULAR ABOUT THE FOLLOWING 1, PARKING (WIDTH OR WIDENING CAPABILITY) 2. APPROACH TO DWELLING FROM PARKING (DISTANCE, GRADIENTS AND WIDTHS) 3. APPROACH TO ALL ENTRANCES 4, ENTRANCES 5. COMMUNAL STAIRS AND LIFTS 6. INTERNAL DOORWAYS AND HALLWAYS 7. CIRCULATION SPACE 8. ENTRANCE LEVEL LIVING SPACE 9, POTENTIAL FOR ENTRANCE LEVEL BED-SPACE 10, ENTRANCE LEVEL LIVING SPACE 11, WC AND BATHROOM WALLS 12. STAIRS AND POTENTIAL THROUGH-FLOOR LIFT IN DWELLING 13, POTENTIAL FOR FITTING HOISTS AND BEDROOM/ BATHROOM 14 BATHROOMS 15 GLAZING AND WINDOW HANDLE HEIGHTS 16. LOCATION OF SERVICE CONTROLS 17 CASE STUDY - DARWIN COURT ARCHITECT: JESTICO AND WHILES, PEABODY TRUST ‘AIM- TO RESPOND TO THE CHANGING NEEDS OF LOCAL COMMUNITY GROUPS AND OLDER PEOPLE. 76 MIX OF 1-BED AND 2-BED FLATS DARWIN COURT IS A PROJECT TARGETING PEOPLE OVER 50S WITH SERVICES SUCH AS SWIMMING POOL, CAFE, AND IT SUITE WHICH ARE AVAILABLE FOR USE BY THE WIDER COMMUNITY, ig. TT - (Retrieved from http//uwwlfetimehomes.org.uk) DARWIN COURTCASE STUDY - CONSORT ROAD, SOUTHWARK, LONDON ARCHITECT- WALTER MENTETH ARCHITECTS AIM- BROWNFIELD REGENERATION 49 LOW COST DWELLINGS + COMMERCIAL CONSORT ROAD CONSISTS OF 3 DISTINCT BLOCKS; A SIX STOREY SHARED OWNERSHIP APARTMENT BUILDING, LINKS VIA A TERRACE OF FAMILY HOUSES WITH A CORNER OF RENTAL APARTMENTS, ALL TO LIFETIME HOMES STANDARDS TO ENSURE A PROVISION FOR, FUTURE ADAPTATION AND CHANGE IT IS A HIGHLY SUSTAINABLE DESIGN WITH A NUMBER OF CONSTRUCTION AND PERFORMANCE INNOVATIONS, INCLUDING SHELTERED LANDSCAPED AREAS TO THE REAR OF THE DEVELOPMENT, 39 WINTER GARDENS IN A SEQUENCE OF BAYS AND BUTTRESSES FOR USE BY RESIDENTS WHOSE INDIVIDUAL STAMP COMPLETES THE DESIGN THROUGH THEIR USE OF THE SPACE, A DOUBLE PAVEMENT ALONG CONSORT ROAD, A LARGE CURTAIN WALL TO THE RAIL VIADUCT, AND USE OF GLAZING TO ESTABLISH A CLEAN, CLEAR URBAN PRESENCE. ‘THE DEVELOPMENT |S HIGH QUALITY, AESTHETICALLY DISTINGUISHED, AT ONE WITH ITS SURROUNDINGS AND ABOVE ALL, FIT FOR PURPOSE FOR A VARIETY OF RESIDENTS NOW AND IN THE FUTURE ig. Retrieved from http://www.lfetimehomes.org.uk) 18APPENDIX -2 DOM-INO CONCEPT - LE CORBUSIER AN OPEN FLOOR PLAN STRUCTURE DESIGNED BY ARCHITECT LE CORBUSIER IN 1914 -1915. IT IS A DESIGN IDEA TO MANUFACTURE IN SERIES, THAT COMBINES THE ORDER HE DISCOVERED IN CLASSICAL ARCHITECTURE. IT WAS A PROTOTYPE AS A PHYSICAL PLATFORM FOR THE MASS PRODUCTION OF HOUSING. THE NAME IS A PUN THAT COMBINES AN ALLUSION TO DOMUS (LATIN FOR HOUSE) AND ‘THE PIECES OF THE GAME DOMINOES, BECAUSE THE FLOOR PLAN RESEMBLED THE GAME AND BECAUSE THE UNITS COULD BE ALIGNED IN A SERIES LIKE DOMINOES, TO MAKE ROW HOUSES OF DIFFERENT PATTERNS. e corbusiers DOM INO concept trieved from http://www.wikipedia.com) 19 CASE STUDY - POMPIDOU CENTRE, PARIS ARCHITECT - RENZO PIANO + RICHARD ROGERS ‘THE CENTRE GEORGES POMPIDOU IS A CULTURAL CENTRE IN PARIS FAMOUS FOR ITS CONCEPT OF EXPOSING THE STRUCTURE AND INFRASTRUCTURE OF THE BUILDING. THE SKELETON ENGULFS THE BUILDING FROM THE EXTERIOR, SHOWING ALL OF THE MECHANICAL SYSTEMS. THE MAIN REASON FOR THIS CONCEPT IS TO MAXIMISE THE INTERIOR SPACE ENABLING IT TO WITHSTAND ALTERATIONS WITHIN. IT HOUSES EUROPE’S LARGEST MUSEUM FOR MODERN ART, A HUGE LIBRARY AND A CENTRE FOR MUSIC AND. ACOUSTIC RESEARCH.APPENDIX -3 PLUG - IN CITIES - ARCHIGRAM A PROVOCATIVE HYPOTHETICAL FANTASY DESIGNED BY PETER COOK. IT SUGGESTS A HYPOTHETICAL FANTASY CITY, CONTAINING MODULAR RESIDENTIAL UNITS THAT “PLUG IN” TO A CENTRAL INFRASTRUCTURAL MEGA MACHINE. THE PLUG IN CITY IS A CONSTANTLY EVOLVING MEGASTRUCTURE THAT INCORPORATES RESIDENCES, TRANSPORTATION AND OTHER ESSENTIAL SERVICES ALL MOVABLE BY GIANT CRANES. Fig. 16 - Plug-in city concept (Retrieved from http:// www.archdaily.com) PE bee a tT Coes D0 ‘SUSTENANCE PLUG-N GITY SVPLIFIED GADE-SECTION Fig. 17 - Plug-in city concept (Retrieved from http:// wwwarchdaily.com) 20 CASE STUDY - PLUG-IN CITY 75 ARCHITECT - STEPHANE MALKA, LOCATED NEXTTOLASEINERIVER, THIS RENOVATION WORK TO A BUILDING THAT LACKS IN ENERGY PERFORMANCE DUE TO THERMAL BRIDGES, BAD INSULATION AND OLD. STANDARD WINDOWS USES LIGHT-WEIGHT MODULAR. CONSTRUCTION WITH BIO-SOURCED WOOD PLUGGED DIRECTLY TO EXISTING FACADE OF THE BUILDING. THE ACCUMMULATION OF THE EXTENSIONS ON THE FACADE DIVIDES THE ENERGY CONSUMPTION OF THE BUILDING. BY 4, THE BUILDING IS TRANSFORMED AND ADAPTED TO THE REAL NEEDS OF THE USERS. ig. 18 - Plug-in city 7 (Retrieved from http://www. stephanemalka.com)Eco-Pops ARCHITECT- HOWELER + YOON AIM- TAKING ADVANTAGE OF HALTED CONSTRUCTION SITE PROPOSAL OF PREFABRICATED OFF- SITE CONSTRUCTED MODULAR BIO-FUEL ECO PODS TO BE INSTALLED ON CONSTRUCTION SITES AND AREAS PARTICULARLY HIT BY RECESSION. AS AN OPEN AND RECONFIGURABLE STRUCTURE, THE VOIDS BETWEEN PODS FORM A NETWORK OF VERTICAL PUBLIC PARKS/ BOTANICAL GARDENS HOUSING UNIQUE PLANT SPECIES. Fig. 19 - (Retrieved from http://www.dezeen.com) 21