A.

INTRODUCTION

ADAPTIVE REUSE AND FACADISM

STUDY OF AN APPROACH TOWARDS SUSTAINABLE CONSERVATION OF HERITAGE SITES

Object:
To explore through analyzing the design approach of international case
study in the heritage context, attempt to exercise the conclusions drawn
in the similar heritage context with design solutions hypothetically.

Defining the topic:

Façade retention or ‘Facadism’ is the most controversial subject of debate
in architectural conservation, which means new construction behind
retained historic facades and envelope. The main issue that has risen is
whether Facadism is an honest approach for preserving architectural or
historical important buildings. However, since climate change and global
warming effects increased worldwide, sustainability becomes the main
aspect for constructing new buildings and conserving existing ones,
therefore conservation provides the greatest opportunities for energy
savings.

Conserving historic cities nowadays is an economic and social issue which

ignites controversial debates about ‘how, when and what to conserve’.
Conservation, restoration, preservation, re‐ construction,

1 Adaptive Reuse & Facadism | Prepared by Fuaad Firoze

protection, adaptation and retention are terms that have been used
when there is a need to safeguard a historical building from natural decay,
manmade changes and from the need to preserve the cultural
significance.

ADAPTIVE REUSE:
Adaptive Reuse is a process by which older and/or historic buildings are
developed for their cultural value while receiving economically, socially,
culturally viable new uses of a sustainable nature. The corporate design of
a business is determined by the combination of the component parts
architecture, graphic design and product design.

WHAT IS ADAPTIVE REUSE?

Recycling has become second nature to modern communities as we strive

for environmental sustainability. Aiming to reduce, reuse and recycle
waste, we find new life in everything from bottles and boxes to clothes,
vehicles and buildings. Adaptive reuse is a process that changes a disused
or ineffective item into a new item that can be used for a different
purpose. Sometimes, nothing changes but the item’s use.1

The adaptive reuse of a historic building should have minimal impact on

the heritage significance of the building and its setting. As it requires a
sensitive understanding of why the building has heritage status and then
pursue development/treatment that is sympathetic to the building to give
it a new purpose.
Adaptive reuse is self-defeating if it fails to protect the building’s
heritage values. Therefore it is necessary to be sensitive in analysis of
the heritage value of the building which is the reason for which
adaptive reuse is critized as an escape from heritage conservation and
restoration guiding principles.

The most successful built heritage adaptive reuse projects are those that
best respect and retain the building’s heritage significance and add a
contemporary layer that provides value for the future. Sometimes,
adaptive reuse is the only way that the building’s fabric will be properly
cared for, revealed or interpreted, while making better use of the building
itself. Where a building can no longer function with its original use, a new
use through adaptation may be the only way to preserve its heritage
significance.

The benefits of adaptively reusing heritage buildings

1 Heritage NSW Newsletter, Does Heritage Make Good Economic Sense?,

NSW Heritage Office, autumn 2002, pp6–7.

2 Adaptive Reuse Approach | Prepared by Fuaad Firoze

This sensible and creative reuse of buildings is an activity advocated by
particularly professionals in the urban development field. While in the last
fifty years or so most developing countries have applied this principle
primarily for cultural purposes, it is now becoming evident and clear that
within a market economy cultural/urban heritage could be considered as a
financial asset. We therefore find ourselves with new solutions of reuse to
both building functions and operations, alongside economic gains with the
private sector and a good number of benefits for the public sector,
particularly local governments, and the improvement of municipal
services.

Building: The Queen Victoria Museum and Art

Gallery

Function: Museum and gallery

Owner: Launceston City Council

Location: Inveresk, TAS
Architect: Peddle Thorp and Walker,Artas

The redevelopment of the derelict Launceston

Railway Workshops into a new cultural hub for the
city of Launceston included the transformation in 2001
of a large proportion of the site into a new venue for The Queen Victoria Museum
and Art Gallery.

True to best practice adaptive reuse principles, the project created a strong
distinction between original and new works. While intact relics of the site’s
industrial past, including the unique Blacksmith Shop and Weighbridge were
maintained as key interpretive features, references to the past are also present
in the transformation of the Stone building and former foundry into the art
gallery, exhibition spaces and visitors services area. New features adopted the
primary colors used in industrial signage on the site, such as the yellow walkway
that now defines the building’s main entrance.

An energy efficient air conditioning system featuring geothermal heat exchange

and supported by double glazing allows the museum to maintain a stable
environment required for the international standard gallery space. 2

The QVMAG at Inveresk won the Royal Institute of Architects Award in Tasmania
in the Heritage Category in 2002. In addition, the collaboration between the

2 Interior of art gallery (top right), image

provided courtesy of the Queen Victoria
Museum and Art Gallery, photography by
John Leeming.
3 Adaptive Reuse Approach | Prepared by Fuaad Firoze
QVMAG and the Examiner Newspaper was acknowledged when the partnership
won an Australian Business Arts Foundation Award in 2002 3

Sub themes and issues:

Globalization and its effect to Heritage architecture:

Globalization in its literal sense is the process of transformation of local or

regional phenomena into global ones. It can be described as a process by which
the people of the world are unified into a single society and function together. 4

This process is a combination of economic, technological, sociocultural and

political forces. Recall obvious globalization phenomena, conditions and
contrasting trends.

 Faster, data-intensive communication between distant, contrasting

cultures.

 Increased sharing of cultural “products.”

 Increased multinational business and industrial activity.

 Increased internationalization and standardization of technology.

 Increased international mobility for both business and tourism.

 Economic growth and, for some, rising personal incomes.

 Increasing gaps between haves and have-nots.

 Increasing desire for goods and services accompanied by unmet

expectations.

 Increasing threats to natural resources and environmental sustainability.

All of these directly or indirectly affect architecture. Whether the effect is positive
or negative depends on what you believe architecture should be. 5

Iconic architecture:
3 From left: Entrance way to QVMAG and
Entrance way to Ian Potter Gallery, images
provided courtesy of the Queen Victoria
Museum and Art Gallery, photography by
John Gollings.
4 http://en.wikipedia.org/wiki/Globalization
5 Architecture and the Global City Roger K. Lewis, 2002 FAIA, Professor
University of Maryland School of Architecture
rogershome@aol.com

4 Adaptive Reuse Approach | Prepared by Fuaad Firoze

The criteria behind the creation of iconic architecture are the state, the
technology, the function, the money, the marketing or the consumption by
people. That structure or space which fulfils at least some of these criteria stands
a chance of becoming iconic. It takes tremendous effort for a present day
structure to become an icon.

Architecturally speaking, by iconic we mean a heightened ability of structures to

communicate to an audience. Besides being all the above, architectural icons
are, in most instances, structures or spaces of the grand scale, distinct in the
landscape as well as in the collective memory of people. 6

Renzo Piano, among today’s most creative and respected modern architects
practicing internationally, explains clearly what architects must do in this era of
new global history.

“I believe that the architect must lead a double life. On the one hand is
a taste for exploration, for being on the edge, an unwillingness to
accept things for what they appear to be: a disobedient, transgressive,
even rather insolent approach. On the other hand is a genuine, and not
merely formal, gratitude to history and nature: the two contexts in
which architecture has its roots. Perhaps this double life is the essence
of the only humanistic approach possible today.”

Regrettably, most new architecture suggests that few architects are up to the
task. In the future, global cities may look more and more alike. Let’s just hope
that the lovable, venerable parts of those cities will still remain sufficiently intact
for us to visit and enjoy.7

Conclusion: The reason to review these above sub themes

is that globalize architecture, iconic architecture are the
direct impact that came through the development of the
corporate architecture. Technological advancement is the
most important factor for the development of global
architecture and this fact cannot be neglected, therefore
many heritage facades/sites particular those existing in the
premises of cities CBD context had to face these challenges.

“Great architecture is ALWAYS futuristic. One doesn't envision and build for the
present, but for the future. How many great architects can you think of who
didn't do this?
But as we know, "the future" is always a projection of some fleeting idea/aspect

6 Sklair, Leslie, ‘Iconic Architecture And Capitalist Globalization’, vol 10, No.1,April 2006
7 Architecture and the Global City Roger K. Lewis, 2002 FAIA, Professor
University of Maryland School of Architecture
rogershome@aol.com
5 Adaptive Reuse Approach | Prepared by Fuaad Firoze
of the present. Note the heavy influence that utopian/dystopian science fiction
imagery has upon architecture and design”. 8

INTERNATIONAL CASE STUDY

The case study is selected on the basis of the adaptive usage of technology the
following case study help in understanding how the sustainable design actually
portraying its iconic image and also what are they lacking in the case of local
case study. What features had been incorporated and how the design is
amalgamating and approaching with re‐ construction, protection, adaptation
and retention. The case studies have been analyzed according to under given
parameters for better understanding.

 Form and their translation of identity in heritage surrounding

 Innovation

 Transformation/Blend of old with new

 Architectural style and materials

 Structure

Commerzbank: A Sustainable Skyscraper

8 http://www.designcommunity.com/discussion/20886.html Posted by Will Hayes on August 20,

2002 at 18:14:03:

6 Adaptive Reuse Approach | Prepared by Fuaad Firoze

Norman Foster’s Commerzbank in Frankfurt, Germany is a
testament to large-scale, sustainable urban structures.
Combined with strict German laws for the work environment
and the growing desire for sustainable urban architecture,
Foster creates a piece that not only meets those
requirements, but defines space not seen before in high-rise
design.

Winter gardens allow vast amounts of light deep within the

building and provide pleasant views to those working deeper
within the building. Operable facades create natural ventilation
throughout the entire structure.

Commerzbank, the tallest building in Europe, demonstrates

that sustainable, energy conscious design is possible at the
scale of the skyscraper.

• Proposed as an extension to existing adjacent 30 stories

building of commerz bank.

• the city required the building to be a model of energy

efficiency and environmental health-also bank’s strategy

Plan
Development

7 Adaptive Reuse Approach | Prepared by Fuaad Firoze

To provide the spaces and building layout necessary to create some of the
sustainable features desired, an unorthodox plan was essential.

Creating a central atrium space in a high-rise building is not a simple task. First
of all, the typical building layout includes a centralized core area for circulation,
mechanical, and other basic building needs. To achieve this, the core functions
were pushed to the outer corners of the building to make way for the atrium
space.

Section Development

8 Adaptive Reuse Approach | Prepared by Fuaad Firoze

Development of the section was essential to the effort
of building sustainability in terms of lighting and
ventilation. Winter gardens had to be rotated around
the facade of the building. This created voids in the
sections and therefore long spans in each direction.

The central atrium of the building was a major part of

the sectional development. This space was free of
structural members with the exception of those used to
frame the skylights which divide the building up into
sections vertically. It was essential for there to be
minimal intrusion into this space because it provided
light both vertically, from the glass roof at the atrium’s
top, and horizontally, from the winter garden facades to
the office across the atrium.

It places “the garden in the machine rather than the

machine in the garden.”

9 Adaptive Reuse Approach | Prepared by Fuaad Firoze

Structure Development
To support the large spans of the winter gardens, special attention was paid to
the structural system of the building. First of all, the triangular-shaped plan
provided the rigid structural support only provided by an equilateral triangle.
At each corner of this triangle, the cores are located. Here is provided the
vertical load support for the entire structure. Eight floor deep, Verendeel
trusses provide the structure to span the gardens between the core vertical
load members. All of these structural elements wrapped
around a central void allow the building’s structure to carry
loads like a tube, a very efficient method for forming a
structure.

NATURAL AND CENTRAL LIGHTING

10 Adaptive Reuse Approach | Prepared by Fuaad Firoze

 Additional energy conservation practices
include using only cold water in bathrooms
and reusing the cooling water from the air
conditioning system for flushing toilets,
gardens acts as a natural ventilation chimney
for the inward-facing offices

CONCLUSIONS:

The design of the building was able to explore the questions of adaptive
reuse, sustainable design approach, dealing with the pressure of coming
up with iconic value in the heritage setting and impact of globalization
therefore Frankfurt was founded as a trading outpost by Charlemagne in
794 AD and is a major hub of international transportation, commerce and
banking, as well as drawing many tourists from around the world.

Therefore following are the arguments which can be debated taken from
icomos charters:

1.2 Value and authenticity of architectural heritage cannot be based on

fixed criteria because the respect due to all cultures also requires that its
physical heritage be considered within the cultural context to which it
belongs.

1.3 The value of architectural heritage is not only in its appearance, but
also in the integrity of all its components as a unique product of the
specific building technology of its time. In particular the removal of the
inner structures maintaining only the facades does not fit the conservation
criteria.

11 Adaptive Reuse Approach | Prepared by Fuaad Firoze

1.4 When any change of use or function is proposed, all the conservation
requirements and safety conditions have to be carefully taken into
account.

1.5 Restoration of the structure in Architecture Heritage is not an end in

itself but a means to an end, which is the building as a whole.9

13. Depending on the nature of the cultural heritage, its cultural context,
and its evolution through time, authenticity judgments may be linked to
the worth of a great variety of sources of information. Aspects of the
sources may include form and design, materials and substance, use and
function, traditions and techniques, location and setting, and spirit and
feeling, and other internal and external factors. The use of these sources
permits elaboration of the specific artistic, historic, social, and scientific
dimensions of the cultural heritage being examined.10

• ARTICLE 6. The conservation of a monument implies preserving a

setting which is not out of scale. Wherever the traditional setting
exists, it must be kept. No new construction, demolition or
modification which would alter the relations of mass and color must
be allowed. 11

• ARTICLE 7. A monument is inseparable from the history to which it

bears witness and from the setting in which it occurs. The moving of
all or part of a monument cannot be allowed except where the
safeguarding of that monument demands it or where it is justified by
national or international interest of paramount importance 12

• ARTICLE 10. Where traditional techniques prove inadequate, the

consolidation of a monument can be achieved by the use of any
modem technique for conservation and construction, the efficacy of
which has been shown by scientific data and proved by experience.
13

9 ICOMOS charter-principles for the analysis, conservation

and structural restoration of architectural heritage
(2003) PRINCIPLES (1) General criteria

10 The NARA document on authenticity

(1994) Values and authenticity (13)
11 http://www.icomos.org/venice_charter.html dated 4-10-11

12 http://www.icomos.org/venice_charter.html dated 4-10-11

13 http://www.icomos.org/venice_charter.html dated 4-10-11

12 Adaptive Reuse Approach | Prepared by Fuaad Firoze

 • ARTICLE 13. Additions cannot be allowed except in so far as they do
not detract from the interesting parts of the building, its traditional
setting, the balance of its composition and its relation with its
surroundings. 14

Public access only to ground floor in which

cafes, galleries and exhibition spaces are
located.

Heritage buildings

The commerz bank head office in enveloped between heritage buildings

but its adaptive usage and sustainable design approach could make it an
14 http://www.icomos.org/venice_charter.html dated 4-10-11

13 Adaptive Reuse Approach | Prepared by Fuaad Firoze

addition to heritage list in future as it set the bench mark of its kind. It
won’t be wrong to say that it’s set the trend of ecological tower for future
buildings in corporate sector.

Local Case Study

The site always plays an important role in determining the function of the
building and its form. The site study becomes really important in case of
environment responsive buildings as sun path and wind direction play an
important role in developing the form of the building and similarly the selection
of the site becomes important and criteria need to been defined in order to
justify the selection therefore the criteria for site selection defined below:

Criteria for Site selection:

 Function Of the building

 Orientation of the side

 Context

Site Selection:

The site had been selected after evaluating it with the selection criteria. The site
is located on main I. I. Chundrigar Road which is considered the financial
headquarters of Pakistan. Situated in the heart of Karachi. The site faces main I.I
Chunduiriger road and at the back of it is Karachi city station.

14 Adaptive Reuse Approach | Prepared by Fuaad Firoze

 STANDARD CHARTERED BANK
SONERI BANK UBL

II CHUNDRIGAR ROAD

NBP

Evaluation of Site in accordance to selection Criteria:

Hypothetical Function and Context:

The function of the building is decided to be the bank so it is an ideal location for
developing a bank headquarters as I. I. Chundrigar Road. It is the financial hub
of the city and most of the biggest businesses and financial institutions in the
city have offices here including the Karachi Stock Exchange and the Karachi
Cotton.

Similarly most of the headquarters of Pakistan's financial institutions are also located on the
I.I. Chundrigar Road, including the State Bank of Pakistan, Habib Bank Plaza, MCB Tower,
National Bank of Pakistan, Bank Al-Falah, Standard Chartered Bank, Citibank, etc.

Therefore the site is ideal for the function and the building will be contributing in the
financial hub of the city.

Orientation:

The site is oriented ideally as its main facade faces north and can be utilized for accepting
maximum daylight. The Wind velocity in the area is quite high and can be utilized for

15 Adaptive Reuse Approach | Prepared by Fuaad Firoze

Ventilation purposes. A detailed study of the site with respect to orientation will be performed
in site analysis.

Site Analysis:

The Analysis of the site is established to have an idea of the potential present in
it. The site is analyzed with respect to following aspects

Sun path/Orientation:

The sun revolves form the back of the site. It accessibility is from the I.I Chudrigar road
which the Northern side of the site. The sun path had to be understood in detail before
developing the form and suggesting measures for solar protection and daylight usage.

NORT

Wind direction:
The wind in Karachi flows from nearly the west. The wind can be utilized for
ventilation when there are favorable conditions. The building should be designed
for the wind circulation which helps in conserving the energy.

16 Adaptive Reuse Approach | Prepared by Fuaad Firoze

 NORTH

Context:
The site had its access from the financial hub of the city (I.I Chundrigar Road.)
which is on the northern side. The I.I Chundriger road is Combination of New and
Classical Architecture. British-era architecture on this street ranges from the
State Bank building to the City Railway Station buildings and administrative
offices. This road also preserves some of the finest private architecture from
Karachi's early period.

The Road serves a financial hub and dominated by office buildings in particular in
which majority are Banks. A sky line of the road is shown below:

At the Back of the site is Karachi city station which is second biggest station of
the city after Cantt. Station. Some views of the context are

17 Adaptive Reuse Approach | Prepared by Fuaad Firoze

 ROAD
SIDE VIEW SITE

NEIGHBOURING BANKS

18 Adaptive Reuse Approach | Prepared by Fuaad Firoze

 The site
selected
contain great potentials to be developed as a bank’s head office building/mix
used office building in the financial heart of the city and the development of an
iconic building at I.I Chundrigar Road will show new ways and directions of
sustainable development to the emerging cooperate sector.

Design Considerations and Scope:

Requirements and Certain characteristic of the site effects the design and they
should be incorporated in the design by best possible means because they will
help in accomplishing our goals. A number of design considerations are given
below

Context:
The context is important in which the building has to be evolved. The site is
surrounded by bank head office buildings and some good collection of British
colonial era/listed heritage buildings. Therefore it can be related to the
international case study of commerz bank head office tower and incorporation of
facade retention, adaptive reuse and sustainable conversation.

LISTED HERITAGE FACADE:

This is the challenging task but a potential how to amalgamate global face of
building while keeping its roots alive at this site. An exercise to connect the
design approach of the precedent case study into the design proposals and
deduce the objectives

AREA ANAYLSIS:
II CHUNDRIGAR ROAD

19 Adaptive Reuse Approach | Prepared by Fuaad Firoze

As it can be seen all of the headquarters of corporations resides in this area. It is
growing CBD a potential zone towards development of corporate hub.

A CCESS TO

BANKS SITE

20 Adaptive Reuse Approach | Prepared by Fuaad Firoze

Façade Treatment:
Reasons for Façade Retention:

21 Adaptive Reuse Approach | Prepared by Fuaad Firoze

This explains that Façadism has been seen as a compromise between demolition
and historic preservation and as a compromise between property-developers
who want to create modern spaces for nowadays needs and preservationists who
wish to conserve buildings with historic interest. However, in most cases, it has
not been clear, whether facade retention is also a compromise between property
developers and public bodies. But still as the topic interoperates above that if the
facadism is done while being sensitive and understanding as to why the certain
site’s heritage value the dignity can be kept.

Other significant considerations which have not been mentioned are the energy
and thermal performance of the retained facades as moisture, air movement and
thermal behavior of traditional buildings is different from modern buildings. One
of the main reasons that sustainability has not been considered in facadism,
could be because of the fear that sustainability might overlap conservation aims
which could lead facadism to be seen even more as a hypocritical way of
4.Diff of plaster & wall
conserving
1.Windobuildings. chalking
2.Signage size
ws

3.Arch opening
traces

22 Adaptive Reuse Approach | Prepared by Fuaad Firoze

In the above elevation in yellow marks the indications is given of the traces of
arch openings in ground floor. Therefore the design guidelines would be:

FORM AND SCALE

These guidelines will provide insights for proper design decisions regarding existing
buildings and in-fill structures within the heritage context.

Character of Form

The majorities of buildings in the Specified Heritage Area are of interior post and
beam construction with exterior brick or masonry bearing walls. The suitability of
renovations or new development is enhanced by stipulating the use of brick,
stone or terra cotta as the predominant facade material. The texture of the
prevailing building surfaces on adjacent heritage buildings should be repeated,
i.e., smooth brick or rough stone. Facade trim elements such as cornices, lintels,
arches, sills and chimneys should be brick, stone, concrete, wood, metal or terra
cotta. Any remodeling of or additions to existing buildings should continue the
use of the predominant building materials.

Recommendation: Materials and textures should conform to the nature of

historic construction. Remodeling of or additions to existing buildings should
repeat the use of predominant materials.

Proportioning

That any new construction should respect the historic patterns and
relationship of solids to voids in w all openings. Height to width
proportions of existing buildings should be respected.

Rehabilitation of Lost or Distorted Form

A building’s character is defined by its architectural details which in many

cases have been lost or obscured over many years of weathering or
neglect of maintenance. It is not necessarily intended that every detail of
every building be restored, but rather that surviving features be retained
and unsympathetic later additions be removed or replaced. In many
cases, original details may be exposed by removing later sidings or
stucco.

FACADE TREATMENT: Original surface treatments of brick, stucco,

concrete or terra cotta should be exposed if intact. In addition, trim
materials of stone, wood, metal, concrete or terra cotta should be
replaced with suitably designed substitutes that replicate the original.

23 Adaptive Reuse Approach | Prepared by Fuaad Firoze

 WINDOWS: There is a great variety of fenestration within the historic
district, but generally the window s has wooden sashes. Original window

openings and sashes should be retained if possible. Wooden sashes should

be repaired if portions have decayed, or replicated if repair is totally
unfeasible.

7. Plain wall punched due to

2.Windows
1.Parapet
plaster on remodel
either side for pictures
restored
of old facade

In the image
above design
recommendation
regarding facade
3.Brick
6. C.C jail 2’ high
4.
5. Plaster
Arch with
treatment is shown to restore existing façade. Following are some
exposed
to discourage
grooves
openings recommendations regarding the usage inside of the façade.
entry
8.. LEDbut
downnot
created
blocking to
lighting view.

24 Adaptive Reuse Approach | Prepared by Fuaad Firoze

 EXISTING
I
FAÇADE USED
I HEIGHT

C
H
U
N
D
R SECTION THROUGH
G WEST
A
R
R
O
A TOWARDS BASEMENT
D PARKING

MAIN TREATED
FACADE

FACADE

Figure 1ELEVATION-VIEW
SECTION THROUGH
WEST

25 Adaptive Reuse Approach | Prepared by Fuaad Firoze

 In this tower the proposal is
to have ground floor open to
public access having
cafeterias, coffee shops with
canopy slid able roofs and
landscapes to create
breathing space . Building
height is proposed to be
G+16; upper floors are used

as office functions.

Light transmitting concrete material is recommended to be used in place

of glass usage.
Figure 2 UPPER FLOOR CONCEPTUAL PLAN

Option-2

Drastic approach :

Design concept:
The design concept is formulated after a detail study of the site as it’s all about
adaptability. The research also helps tremendously in formulating it. The basic
planning begins with understanding the nature of Karachi as port city has been

26 Adaptive Reuse Approach | Prepared by Fuaad Firoze

explored hence the following form developed looking at the activities around sea
port and used in abstraction and blended it into built form. From sea element of
transparency and reflection is used in abstraction in the form by the use of glass,
heights of cliffs and rocks has been achieved by shear wall of rough texture and
the chains an anchors of ships and strings used in sail boats are used to create
first high rise having suspended floors tied with metal ropes having no columns
in the building. The form of the building is created with the fusion of all these
elements.

Therefore the concept was formulated as:

“Strength and delicacy tied together to create Karachi’s Global face”

The basic idea of form started evolving with the following sketch and 3d
modelling.

This was the first conceptual 3d of what I meant by stating an

attempt to create an image by unconviential style. The idea of
this form was to attempt to create a mega structure first of its
kind .floors used as plates stacked on each other in a zigzag
manner and suspended with equidistance carbon fiber ropes ,
first challenge was to make it look structural stable and
aesthetically pleasing as blending with architectural style.

27 Adaptive Reuse Approach | Prepared by Fuaad Firoze

 Design Issues:
The basic design issue was the
structure of this form as it has
only one column that was
shear walls and all floors
suspended. So balance in form
and make it look iconic, and
structural stable was the
challenging task.

Ground Floor Plan:

The building main facade is
oriented towards west. As you enter
the building there is a central lobby
of double height with reception and
waiting area. Banking branch on
left with its separate entrance as
well and an office on the rite and
straight is the core.

Basement Plan:
The five basement level are
designated for parking and
other required services such as
Garbage room, water tank,
Electric room, Machine room
and drivers room. Each floor
had a capacity of 165 cars and
40 bikes which are sufficient
enough for the building. H.V.A.C is at 2 basement level.

Therefore first floor is

conference room,
third floor auditorium
of 400 person, 29th
floor staff cafeteria,
30th floor prayer hall,
31st and 32nd floor
executive floor , 33
and 34 floor left for
extension and 35th
floor gymnasium .
Roof gardens provide
views at every floor
due to the zigzag
stack of floors.

28 Adaptive Reuse Approach | Prepared by Fuaad Firoze

Conclusions:
The whole process was a learning exercise. The research that was conducted
become the basis of design development and was extremely helpful in
understanding limitation of a technology and its understanding in our city.

Facade Retention and Sustainability

While the main intentions of the architect, the developer and the owner are the
aesthetics, practicality and the financial benefit, issues of climate change
increase year after year and the construction sector has turned to be the main
factor of causing these issues.

The building envelope is a critical component of any facility since it protects the
building occupants and plays a major role in regulating the indoor environment.
Consisting of the building's foundation, walls, roof, windows, and doors, the
envelope controls the flow of energy between the interior and exterior of the
building. A well designed envelope allows the building to provide comfort for the
occupants and respond efficiently to heating, cooling, ventilating, and natural
lighting needs.

What would be interesting to see is what has made traditional structures to last
for long time and how they perform when they are connected with the
contemporary structures in terms of durability, sound and energy performance in
a given period of time.

Conservation and Sustainable Criteria for facade retention developments

Conservation Criteria

New structure behind retained facade must be concealed metal features or any
other materials that has not been used in the retained facade should be voided,
if one facade is only retained and the new facades will be visible from different
viewpoints, then the architectural aesthetics of the new facade have to much the
retained one new development can be built, but it will have to be of the same
scale and volume with that of the original new roof which emphasizes even more
the initial neoclassical architectural character.

Sustainable Criteria

Insertion of more floors with glass facades, allow natural lighting to be gained in
the building skylights in the facility room and the open interior central courtyard
allow air circulation and natural lighting to be gained through all the facility
rooms, Rows of glass blocks running from floor to ceiling through living rooms,
allow light to spread out in the single flats.

FROM THE CONSERVATION POINT OF VIEW , IF FACADISM HAS TO TAKE PLACE IN HISTORIC
BUILDINGS THEN , CONSERVATION CRITERIA (LIKE CONCEALMENT OF NEW STRUCTURE BEHIND
THE RETAINED FACADE , ROOF TO LOOK SIMILAR WITH THE EXISTING BUILDING BEFORE

29 Adaptive Reuse Approach | Prepared by Fuaad Firoze

DEMOLITION TO MATCH ROOFSCAPE OF THE CITY ) HAVE TO BE INCORPORATED AND STRICTLY
APPLIED FROM PLANNING AUTHORITIES . THE AESTHETICS OF THE NEW INTERIORS SHOULD
ALSO MATCH THE ARCHITECTURAL CHARACTER OF THE FACADE AND AT THE SAME TIME TO BE
SPACIOUS ENOUGH AND PRACTICAL FOR THE NEW

USE OF THE BUILDING . OTHERWISE HISTORIC BUILDINGS SHOULD REMAIN UNTOUCHED . ON

THE OTHER HAND , FROM THE SUSTAINABLE POINT OF VIEW IF WE LOOK AT FACADISM AS A
CONTEMPORARY ARCHITECTURAL METHOD AND NOT AS A OF CONSERVATION , FACADE
RETENTION CAN BE ACCEPTED BECAUSE OF THE SOCIO ‐ECONOMIC AND ENVIRONMENTAL
ASPECTS THAT HAVE BEEN UNFOLDED THROUGH THE CASE STUDY ANALYSIS AND THE
LITERATURE .

H OWEVER , IN ORDER TO LINK SUSTAINABILITY AND CONSERVATION IN HISTORIC CITIES WE

HAVE TO BEAR IN MIND THAT THE MAIN AIM IS PRESERVE OUR HERITAGE FOR THE NEXT
GENERATIONS . IF SUSTAINABLE DEVELOPMENT IS DEFINED BY THE DEVELOPMENT WHICH
MEETS THE NEED OF THE PRESENT WITHOUT COMPROMISING THE ABILITY OF FUTURE
GENERATION TO MEET THEIR OWN NEEDS, THEN THE NOWADAYS INTENTION FOR
SUSTAINABLE ARCHITECTURE IN EXISTING HISTORICAL BUILDINGS IS TO ADAPT
SUSTAINABILITY IN CONSERVATION WITHOUT COMPROMISING AND OVERLAPPING THE EXISTING
HISTORICAL CHARACTER OF THE BUILDINGS . C ONSEQUENTLY , BEFORE TO MAKE ANY
DECISIONS FOR FAÇADE RETENTION SCHEMES , EXISTING BUILDING HAVE TO BE ABLE TO
MEET CONSERVATION CRITERIA AND NEW STRUCTURE TO BE ABLE TO MEET AS MUCH AS
POSSIBLE SUSTAINABLE CRITERIA.

IN TERMS OF MEASUREMENTS , A STRUCTURAL CONDITION SURVEY IS NECESSARY TO ASSESS

THE STRUCTURAL CONDITION OF THE RETAINED FACADES AND BEFORE ANY MEASUREMENTS
TO BE TAKEN FOR ENERGY EFFICIENT SOLUTIONS IN THE OLD AND THE NEW STRUCTURE , LIFE
CYCLE ASSESSMENT COULD BE USED TO ASSESS THE ENERGY EFFICIENCY AND
ENVIRONMENTAL IMPACTS OF PRODUCTS AND MATERIALS THAT ARE GOING TO BE USED IN
THE NEW DEVELOPMENT TO PROVIDE THERMAL INSULATION , HEATING AND VENTILATION .
THIS COULD ACTUALLY MEAN INTERVENTION TO THE FACADES BUT IN CERTAIN EXTEND THAT
WILL NOT INFLUENCE ITS HISTORICAL INTEGRITY .

Our built environment, like our outstanding and unique natural

surroundings, provides a vital link to our past, assists in celebrating our
achievements, and offers a vision for our future. It is a working, functional
illustration of the many chapters in the story of our nation. Protecting our
built heritage and preserving our national story for future generations
presents a real challenge.

30 Adaptive Reuse Approach | Prepared by Fuaad Firoze

“It is not an obligation that steps you take today would give you results
immediately; it would rather be shaping the future as the sun rises after a dark
gloomy night and from behind a mountain.”
Jim Bishop

References

Changeworks. (2008). "Energy Heritage." Edinburgh World Heritage, Edinburgh.

http://www1.eere.energy.gov/buildings/commercial/envelope.html (Nov. 30, 2009).

preservation?" http://www.preservationnation.org/magazine/story‐of‐theweek/

2001/when‐history‐is‐only‐skin.html.

Reiner, Laurence. How to Recycle Buildings. New York: McGraw -Hill Book Co., 1979.

Highfield, D. (1991). The construction of new buildings behind historic facades.,

University

Press, Cambridge.

Richards, J. (1994). Facadism., Routledge, London.

http://www.fosterandpartners.com/Projects/1124/Default.aspx.(DEC.09,2011)

http://www.international.icomos.org/charters/nara_e.htm(DEC.09,2011)

http://www.international.icomos.org/charters/structures_e.htm(DEC.09,2011)

http://whc.unesco.org/uploads/activities/documents/activity-590-1.pdf(Dec.09,2011)

http://www.environment.gov.au/heritage/publications/protecting/adaptive.html(Dec.08,20
11)

31 Adaptive Reuse Approach | Prepared by Fuaad Firoze