converting office space

using modular prefab architecture to convert vacant office buildings

MSc graduation presentation ¦ F.P. Koornneef

date + Friday 13th of April
time + 15.45
location + Lecture hall B
Faculty of Architecture - Julianalaan 134, Delft
overview + introduction
+ research findings
+ concept development
+ design project
+ summary

converting office space

using modular prefab architecture to convert vacant office buildings

MSc graduation presentation ¦ F.P. Koornneef

date + Friday 13th of April
time + 15.45
location + Lecture hall B
Faculty of Architecture - Julianalaan 134, Delft
Converting office space | MSc graduation presentation | F.P. Koornneef 3
Converting office space | MSc graduation presentation | F.P. Koornneef 4
Converting office space | MSc graduation presentation | F.P. Koornneef 5
Converting office space | MSc graduation presentation | F.P. Koornneef 6
 negative effects on direct environment

-€ property depreciation

waste of usable space

Converting office space | MSc graduation presentation | F.P. Koornneef 7

 ?
Converting office space | MSc graduation presentation | F.P. Koornneef 8
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Converting office space | MSc graduation presentation | F.P. Koornneef 9

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Converting office space | MSc graduation presentation | F.P. Koornneef 10

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Converting office space | MSc graduation presentation | F.P. Koornneef 11

 conversion?

Converting office space | MSc graduation presentation | F.P. Koornneef 12

 research findings

Converting office space | MSc graduation presentation | F.P. Koornneef 13

 by means of design, what
can the architect contribute
to make conversion projects
more feasible on a large scale?

design research conversion potential

office architecture difficulties
building characteristics opportunities
typology of office vacancy

design of research
Converting office space | MSc graduation presentation | F.P. Koornneef 14
t concrete panels on columns supported by midbeam prefab cassette floor supported by columns

re-cast concrete panels on columns supported by midbeam prefab cassette floor supported by columns

7.2

7.2 7.2 7.2 7.2

7.2 1.8 5.4
3.6 3.6

5.4
3.6 3.6

3.6 3.6

3.6 3.6

3.6
5.4

7.2 7.2 7.2 7.2

7.2 1.8 5.4

5.4

7.2 7.2

14.4

design research
Converting office space | MSc graduation presentation | F.P. Koornneef 15
 > rectangular shaped building > over-dimensioned (300-500 kg/m2)
> grid size: 5.4 or 7.2 meters (basis 1.8 m) > open floor plan + vertical transport

€
office façades construction as obstruction conversion costs

> façade physically outdated > load-bearing beams: lower ceilings > façade and inner walls
> unattractive for converted function > steel reinforcement restricts floor openings > not sufficient knowledge
> closed curtain-wall system > not sufficient sound insulation > high risks / unexpected costs

conversion potential + difficulties

Converting office space | MSc graduation presentation | F.P. Koornneef 16
 standard office dimensions basic building structure

> rectangular shaped building > over-dimensioned (300-500 kg/m2)

> grid size: 5.4 or 7.2 meters (basis 1.8 m) > open floor plan + vertical transport

des construction as obstruction conversion costs

conversion potential + opportunities

Converting office space | MSc graduation presentation | F.P. Koornneef 17
 the architect could contribute if he would use the standardization
in office design to devise smart systems, realizing the difficulties, but
working with the opportunities the office building offers.

conclusion
Converting office space | MSc graduation presentation | F.P. Koornneef 18
 office structure as a support for prefab

recommendation
Converting office space | MSc graduation presentation | F.P. Koornneef 19
 concept development

Converting office space | MSc graduation presentation | F.P. Koornneef 20

 vacant office building prepare as support deploy prefab units

1 2 3

€
office standard of 1800 mm

3600
5400

7200

time efficient cost efficient standard sizes

conversion concept
Converting office space | MSc graduation presentation | F.P. Koornneef 21
 vacant office building prepare as support deploy prefab units

1 2 3

€
office standard of 1800 mm

3600
5400

7200

time efficient cost efficient standard sizes

conversion concept
Converting office space | MSc graduation presentation | F.P. Koornneef 22

project goal
?
by means of design, how can
the architect contribute to
make conversion projects
more feasible on a large scale?
concept development
Converting office space | MSc graduation presentation | F.P. Koornneef
preconditions requirements design considerations technical considerations final conversion concept
vacant office building converted building unit design construction in steps
A standard office dimensions A generate extra floor space A positioning wet cells A canterlevering units
without large interventions
1 strip office façade
materials can be recycled
> large moment of force
> shear forces (wind)
outside of building inside of building
> cost effective (€ / m2 office > € / m2 housing)
> add balconies & outdoor spaces + more space inside building + optimize natural lighting
> optimize views on surroundings - wet cell blocks natural lighting + more space on outside of building
> grid size: 5.4 or 7.2 meter (basis: 1.8) > stabilize by integrated frame 2 prepare building structure
> rectangular shaped building
B minimize work on building B positioning shafts
B non-structural façade
> load-bearing frame along façade
place (leveled) rails
> leave building structure intact (as much as possible) drill new holes use existing shafts bring shaft to outside
> self-bearing construction (in balance)
3
+ drains on inside of building + use existing infrastructure + no custom work on building
- custom work on building - custom work on building + short distance for drains adjust for leveling prefab units
- more permanent solution - long distances for drains - drains on outside of building
C mixed-use programming
> building-physically outdated
> unattractive façade for converted function
B securing to the building
C new façade
LIVING GREEN LIVING LIVING LIVING
C WORK WORK WORK WORK GREEN
basic building structure problematic gaps
LIVING LIVING LIVING
LIVING GREEN LIVING
GREEN
LIVING LIVING
4 slide in prefab unit (in segments)
over steel rails with teflon (97% friction reduction)
office structure as support for prefab WORK WORK WORK WORK closed units closed unit + add façade elements open unit + façade element connection between units
LIVING LIVING LIVING LIVING LIVING > problematic gaps (weather, water) > more work on façade > systematic elements based on 1.8 m > use margin for smart systematic element
> rest on existing (hanging) office floor
> no abilility to adjust (for leveling)
> incooperating: shafts & extra floor space > possibility for extensions (balcony ex.)
> work/living concept
> flexible unit design
> load-bearing structure over-dimensioned (300-500 kg/m2) D linking units
D height clearance
> guiding rail - close to columns 5 connect installations to shaft
D sustainability > abilility to adjust (for leveling)
research concept / vision no adjustments to the existing structure needed
+3750 +3750
C cold / warm construction
vertical connection possible no vertical connection
40 % 60 %
2750
reuse / recycle
P=0 P=0
link units outside building link units inside building
> best space is lost > best space is kept
> part of façade element? > building system must allow link
building structure material preservation
design research
> height clearance (floor to ceiling) from outside building
6 place façade-segment
> units are reusable and multi-deployable > warm building structure, insulation line outside new insulation line, shaft is closed off
office architecture > building structure can be used for years to come
> physical requirements easy maintainable in prefab
building characteristics
typology of office vacancy
> optimize use of daylighting
building process
conversion potential E transportation > cold building structure, insulation line inside
difficulties
opportunities
truck ¦ transport entire prefab unit truck ¦ transport prefab elements of unit barge ¦ transport entire prefab unit / elements
arguments database research designing within margins
€
> transport less space efficient > space efficient transport > less traffic movements needed
> entirely assembled in factory > further assembly on building site > transportation over water is location-specific
> limited to truck dimensions > limited to truck dimensions > less limitations in dimensions
> elements can also be assembled in factory +3600
office standard of 1800 mm +4000
margin 300 - 800 mm
+3780
3600
+3750
+3720
16.5 %
+3600
+3500
+3400
+3300
+3200
+3060
5400
total of 33 / 200 buildings
F deployment on site +2800
7200 P=0 13 buildings - 5.4 m grid
20 buildings - 7.2 m grid
2700 mm
time efficient cost efficient standard sizes height clearance width clearance applicable
1 2 1 2
700 6500 mm 700 P=0
7200 mm
assembly in building assembly in one piece on building site assembly in slices on building site
> no space to move large parts around > deployment in one hoist movement > several hoist movements
> time inefficient > no space for error (horizontal movement not possible) > guidance needed from inside building
23
 additional research
Converting office space | MSc graduation presentation | F.P. Koornneef 24
 +4000
+3780
+3750
+3720
+3600
+3500
+3400
+3300
+3250
+3200
+3150
+3100
+3060

grid - 5.4 meter

P=0

plan cross section

+3890

+3600
+3560
+3500
+3460
+3456
+3450
+3420
+3400
+3370
+3350
+3300
+3250
+3200
+3000

grid - 7.2 meter

P=0

Converting office space | MSc graduation presentation | F.P. Koornneef 25

 +4000
+3780
+3750
+3720
+3600
+3500
+3400
+3300
+3200

2900

4700
grid - 5.4 meter
P=0

plan cross section

+3890

+3600
+3560
+3500
+3460
+3450
+3420
+3400
+3300
+3250

2800

6500
grid - 7.2 meter
P=0

Converting office space | MSc graduation presentation | F.P. Koornneef 26

 13 out of 200 buildings +4000
+3780
+3750
+3720
+3600
+3500
+3400
+3300
+3200

2900

4700
grid - 5.4 meter
P=0

plan cross section

20 out of 200 buildings +3890

+3600
+3560
+3500
+3460
+3450
+3420
+3400
+3300
+3250

total 16.5 %
2800

6500
grid - 7.2 meter
P=0

Converting office space | MSc graduation presentation | F.P. Koornneef 27

 designing within margins
+3600

margin 300 - 800 mm

+2800

2700 mm

700 6500 mm 700 P=0

7200 mm

Converting office space | MSc graduation presentation | F.P. Koornneef 28

 A generate extra floor space C mixed-use programming
WORK WORK WORK WORK
LIVING LIVING GREEN LIVING
LIVING GREEN LIVING LIVING LIVING
WORK WORK WORK WORK
LIVING LIVING LIVING LIVING LIVING

> cost effective (€ / m2 office > € / m2 housing) > work/living concept

> add balconies & outdoor spaces > flexible unit design
> optimize views on surroundings

B minimize work on building D sustainability

40 % 60 %
reuse / recycle

> leave building structure intact (as much as possible) building structure material preservation

requirements
Converting office space | MSc graduation presentation | F.P. Koornneef 29
 A positioning wet cells

outside of building inside of building

B positioning shafts

drill new holes use existing shafts bring shaft to outside

design considerations
Converting office space | MSc graduation presentation | F.P. Koornneef 30
 C new façade

problematic gaps

closed units closed unit + add façade elements open unit + façade element

D linking units

vertical connection possible no vertical connection

link units outside building link units inside building

Converting office space | MSc graduation presentation | F.P. Koornneef 31

 E transportation

truck ¦ transport entire prefab unit truck ¦ transport prefab elements of unit barge ¦ transport entire prefab unit / elements

F deployment on site

1 2 1 2

assembly in building assembly in one piece on building site assembly in slices on building site

Converting office space | MSc graduation presentation | F.P. Koornneef 32

 A canterlevering units B securing to the building C cold / warm construction
without large interventions

> large moment of force

> shear forces (wind)
> rest on existing (hanging) office floor > warm building structure, insulation line outside
> no abilility to adjust (for leveling)

> stabilize by integrated frame

> guiding rail - close to columns > cold building structure, insulation line inside
> load-bearing frame along façade > abilility to adjust (for leveling)

> self-bearing construction (in balance)

technical considerations
Converting office space | MSc graduation presentation | F.P. Koornneef 33
 technical considerations final conversion concept
construction in steps

A canterlevering units
without large interventions
1 strip office façade
materials can be recycled

> large moment of force

> shear forces (wind)

> stabilize by integrated frame 2 prepare building structure

> load-bearing frame along façade

> self-bearing construction (in balance)

3 place (leveled) rails
adjust for leveling prefab units

conversion concept
B securing to the building

Converting office space | MSc graduation presentation | F.P. Koornneef 4 slide in prefab unit (in segments) 34
over steel rails with teflon (97% friction reduction)
 technical considerations final conversion concept
construction in steps

A canterlevering units
without large interventions
1 strip office façade
materials can be recycled

> large moment of force

> shear forces (wind)

> stabilize by integrated frame 2 prepare building structure

> load-bearing frame along façade

> self-bearing construction (in balance)

3 place (leveled) rails
adjust for leveling prefab units

B securing to the building

4 slide in prefab unit (in segments)

over steel rails with teflon (97% friction reduction)

> rest on existing (hanging) office floor

ement
> no abilility to adjust (for leveling)
ex.)

> guiding rail - close to columns 5 connect installations to shaft

Converting office space | MSc
> abilility graduation
to adjust (for leveling) presentation | F.P. Koornneef
no adjustments to the existing structure needed 35
 3 place (leveled) rails
adjust for leveling prefab units

4 slide in prefab unit (in segments)

over steel rails with teflon (97% friction reduction)

5 connect installations to shaft

no adjustments to the existing structure needed

6 place façade-segment
new insulation line, shaft is closed off

designing within margins

+3600

margin 300 - 800 mm

+2800

2700 mm

700 6500 mm 700 P=0

Converting office space | MSc graduation presentation | F.P. Koornneef 36

 4 slide in prefab unit (in segments)
over steel rails with teflon (97% friction reduction)

5 connect installations to shaft

no adjustments to the existing structure needed

6 place façade-segment
new insulation line, shaft is closed off

designing within margins

+3600

margin 300 - 800 mm

+2800

2700 mm

700 6500 mm 700 P=0

7200 mm

Converting office space | MSc graduation presentation | F.P. Koornneef 37

 4 slide in prefab unit (in segments)
over steel rails with teflon (97% friction reduction)

5 connect installations to shaft

no adjustments to the existing structure needed

6 place façade-segment
new insulation line, shaft is closed off

designing within margins

+3600

margin 300 - 800 mm

+2800

2700 mm

700 6500 mm 700 P=0

7200 mm

Converting office space | MSc graduation presentation | F.P. Koornneef 38

 5 connect installations to shaft
no adjustments to the existing structure needed

6 place façade-segment
new insulation line, shaft is closed off

designing within margins

+3600

margin 300 - 800 mm

+2800

2700 mm

700 6500 mm 700 P=0

7200 mm

Converting office space | MSc graduation presentation | F.P. Koornneef 39

 6 place façade-segment
new insulation line, shaft is closed off

designing within margins

+3600

margin 300 - 800 mm

+2800

2700 mm

700 6500 mm 700 P=0

7200 mm

Converting office space | MSc graduation presentation | F.P. Koornneef 40

 6 place façade-segment
new insulation line, shaft is closed off

designing within margins

+3600

margin 300 - 800 mm

+2800

2700 mm

700 6500 mm 700 P=0

7200 mm

Converting office space | MSc graduation presentation | F.P. Koornneef 41

 corridor (to other unit)

sliding panels (to balcony)

wall element

basis segment
Converting office space | MSc graduation presentation | F.P. Koornneef 42
 linking possibilities

Converting office space | MSc graduation presentation | F.P. Koornneef 43

 01
plan + cross sections | scale 1:50

01 02
2 1

4 5 4 3

3 2 1

01 5

02

1 composite skin (8 mm) 4 steel frame (185 mm) 1 composite skin (8 mm) 4 space for drains

2 sandwich panel (PU foam) 5 steel rails + teflon tape 2 sandwich panel (PU foam) 5 wall element (50 mm)

3 space for drains 6 existing concrete structure 3 steel frame (185 mm) + insulation

details | scale 1:5

02

plan + cross sections | scale 1:50

01 02
2 1

Converting office space | MSc graduation presentation | F.P. Koornneef 44

 design project

Converting office space | MSc graduation presentation | F.P. Koornneef 45

Converting office space | MSc graduation presentation | F.P. Koornneef 46
Converting office space | MSc graduation presentation | F.P. Koornneef 47
 stadsdriehoek

wijnhavenkwartier

zuid-entrepot

kop van zuid

Converting office space | MSc graduation presentation | F.P. Koornneef 48

 wijnhavenkwartier

apartment buildings

high vacancy levels

Converting office space | MSc graduation presentation | F.P. Koornneef 49

 wijnhavenkwartier

Converting office space | MSc graduation presentation | F.P. Koornneef 50

 no connection with maasboulevard

wijnhavenkwartier

Converting office space | MSc graduation presentation | F.P. Koornneef 51

 year: 1968 energy label: G 10.000 m2 vvo inactive plinth

Converting office space | MSc graduation presentation | F.P. Koornneef 52

 addition two floors installation floor no open façade limited parking (50 pp)

Converting office space | MSc graduation presentation | F.P. Koornneef 53

 two cores open floor plan 7.2 x 7.2 m grid height clearance 2800 mm

Converting office space | MSc graduation presentation | F.P. Koornneef 54

 760 mm
+32550

+32180

+29150

+28490

+24350

+23690

+20950

+20290

+17550

+16890

replacement façade
+14150

+13490

123 m2 per floor extra

+10750

( = 12 % extra in total)
+10090

+7350

+6690

+3950

P=0

-700

-3400

-6150

970 7200 7200 970

a A B C c

Converting office space | MSc graduation presentation | F.P. Koornneef 55

 +32550

+32180
adding new floor
+29150

floor height 4.6 m

+28490

+24350

+23690

+20950

+20290

+17550

conversion according to concept

+16890

+14150

+13490

+10750

+10090

+7350

+6690

+3950

P=0
open up plinth
-700

activate backside
-3400

principles
-6150

970 7200 7200 970

a A B C c

Converting office space | MSc graduation presentation | F.P. Koornneef 56

 +32550

+32180

+29150

+28490

+24350

+23690

+20950

+20290

+17550

+16890
adding floor space
+14150

+13490

+10750

+10090

+7350

+6690

+3950

P=0

-700

-3400

-6150

970 7200 7200 970

a A B C c

Converting office space | MSc graduation presentation | F.P. Koornneef 57

 roof garden

new addition large apartments

conversion according to concept

adding amenities in lower spaces

Converting office space | MSc graduation presentation | F.P. Koornneef 58

 8th floor | + 29150 | scale 1:200

1st - 6th floor | + 3950 | + 20950 | scale 1:100

floor plan 1st - 6th floor | +3950 | + 20950

Converting office space | MSc graduation presentation | F.P. Koornneef 59
Converting office space | MSc graduation presentation | F.P. Koornneef 60
 8th floor | + 29150 | scale 1:200

Converting office space | MSc graduation presentation | F.P. Koornneef 61

Converting office space | MSc graduation presentation | F.P. Koornneef 62
Converting office space | MSc graduation presentation | F.P. Koornneef 63
Converting office space | MSc graduation presentation | F.P. Koornneef 64
Converting office space | MSc graduation presentation | F.P. Koornneef 65
 façade design
Converting office space | MSc graduation presentation | F.P. Koornneef 66
Converting office space | MSc graduation presentation | F.P. Koornneef 67
Converting office space | MSc graduation presentation | F.P. Koornneef 68
 climate design
Converting office space | MSc graduation presentation | F.P. Koornneef 69
 opportunities
Converting office space | MSc graduation presentation | F.P. Koornneef 70
 basement plan | - 6150
Converting office space | MSc graduation presentation | F.P. Koornneef 71
 level hertekade | - 3400
Converting office space | MSc graduation presentation | F.P. Koornneef 72
 level boompjes | + 700
Converting office space | MSc graduation presentation | F.P. Koornneef 73
Converting office space | MSc graduation presentation | F.P. Koornneef 74
Converting office space | MSc graduation presentation | F.P. Koornneef 75
Converting office space | MSc graduation presentation | F.P. Koornneef 76
Converting office space | MSc graduation presentation | F.P. Koornneef 77
Converting office space | MSc graduation presentation | F.P. Koornneef 78
Converting office space | MSc graduation presentation | F.P. Koornneef 79
 7th & 8th floor | + 23450 | +30150

roofplan | + 33950
Converting office space | MSc graduation presentation | F.P. Koornneef 80
Converting office space | MSc graduation presentation | F.P. Koornneef 81
Converting office space | MSc graduation presentation | F.P. Koornneef 82
 summary

Converting office space | MSc graduation presentation | F.P. Koornneef 83

Converting office space | MSc graduation presentation | F.P. Koornneef 84
Converting office space | MSc graduation presentation | F.P. Koornneef 85