Courtesy of Lawrence Group
AAn old hotel has been converted into trendy apartments. a restaurant in a former bank; and a warehouse divided into cool office spaces are three prime examples of adaptive reuse. In today's climate of sustainability, the benefits of adaptive reuse are attracting new attention from property owners and developers. Repurposing an existing, underused structure to breathe new life into it benefits the owners, the environment and communities.
Adaptive reuse is the renovation of an existing building for a new purpose. The term became popular in the early 1970s when Boston's old City Hall was converted into an office and retail complex. In the decades since, adaptive reuse has enabled some famous transformations—from the transformation of a disused cheese factory into one of Arkansas' leading arts centers to a historic aircraft hangar that became the home of Google.
However, the practice goes back centuries. There is evidence that the ancient Romans recognized the benefits of adapting structures rather than demolishing them. In Roman times, a voting center was converted into an events venue; After the fall of the empire, Roman buildings were often used as churches, fortresses, and more.
Reuse, restore or preserve?
Adaptive reuse is sometimes confused with other definitions of architectural renovation projects on old buildings. It is important to note that restoration and preservation are not the same as reuse, although both aim to return a structure to its original condition, at least aesthetically.
Restoration Returns a renovated or run-down location to its original splendor. For example, restoration work has been underway at Notre Dame Cathedral since a devastating fire in 2019. The goal is to restore the landmark to its pre-fire condition.
conservation attempts to freeze a structure at a specific time. For example, sites of historical significance are often preserved to protect their heritage. Modern weather protection and air conditioning measures are specifically used to preserve the original features of the building.
Adaptive reuse reimagines buildings that have outlived their original purpose. Instead of restoring an abandoned mall as a retail center, adaptive reuse could transform it into an events venue. Communities tend to see the greatest benefit in adaptive reuse projects that transform single-use spaces into multi-use environments, such as Old City Hall in Boston.
“Cities around the world are promoting adaptive reuse because of the benefits it brings to neighborhoods. First, adaptive reuse protects a city’s unique heritage. Renovating buildings rather than demolishing them preserves the character of historic areas, said Greg Trost, associate principal at St. Louis-based design firm Lawrence Group. “It also revitalizes dying urban centers. In recent decades, urban sprawl has pushed many commercial areas out of inner cities. Once thriving neighborhoods are falling into obscurity or, worse, decay. Adaptive reuse reverses this. Multi-purpose redevelopments encourage the development of new businesses in established neighborhoods. Communities will become more walkable, more vibrant and more economically stable.”
Reuse harnesses the best features of a building while adapting it to modern life. For example, the popularity of the industrial aesthetic led to a demand for housing in historic factories and warehouses. These repurposed buildings breathe new life into long-neglected industrial areas while easing pressure on housing stock.
Another example is the conversion of institutional buildings such as schools and hospitals into mixed-use commercial buildings. These locations are already in prime locations with spacious floor plans and ample parking. Their conversion revitalizes mixed-use neighborhoods and increases a community's tax revenue.
Types of adaptive reuse
According to Trost, there are five common approaches architects take when planning an adaptive reuse project: renovation, integration, preservation, façade design and infrastructure. Here's an overview of each one:
- Renovation: Renovation is about equipping a building for its new purpose while preserving its original aesthetics. For example, when Dunn Library at Simpson College was converted into an academic support services center, the architects updated the layout and mechanical systems while carefully preserving the vision and midcentury features designed by the original architect.
- Integration: Integration is about building around the original structure and integrating it into a new, larger building. For example, when Grand Center Arts Academy wanted to restore the historic Sun Theater, Lawrence Group architects incorporated a modern stair tower and elevator to meet life safety regulations. When a new, explosion-proof vestibule was added to the Federal Reserve Bank, it was also incorporated to complement the building's existing exterior facade.
- Conservation: By combining historic preservation and adaptive reuse, as many of the building's original features as possible are retained. When Southside National Bank was converted from commercial offices to apartment buildings, the bank lobby was restored to its original glory. A similar restoration occurred in the lobby and executive office floors of the Park Pacific tower.
- Facadism: Facade construction involves restoring and maintaining a building's public appearance while demolishing and rebuilding the structure behind it. For example, transforming City Foundry STL in Midtown St. Louis into a creative, mixed-use project required extensive interior demolition and remodeling while preserving the original building envelope.
- Infrastructure: Adaptive reuse of infrastructure repurposes public works such as railways and tunnels for non-industrial purposes. The Grand Hall at St. Louis Union Station was once a busy transportation hub for railroad passengers. Today the historic landmark is an upscale restaurant and events venue.
“Adaptive reuse has a number of advantages over new construction. It provides cost savings to building owners, has a reduced negative impact on the environment and creates physical and psychological benefits for the community,” Trost said. “Owners of underused buildings may find that adaptive reuse is faster and more cost-effective than demolition and reconstruction. If the building is structurally sound, construction time can be reduced by a third or more. Reusing existing materials such as tiles, metalwork and lumber reduces the need to purchase new products. The recovery of materials also benefits the environment. For example, reusing the lumber in the existing structure results in less demand from forests for new wood. The environment also benefits from the reduction in demolition waste that comes with adaptive reuse. Ruining an entire building creates exponentially more waste and debris than renovating individual areas.”
In adaptive reuse projects, communities are often the big winners. Breathing new life into run-down buildings can help combat urban decay. Adapting the function of these buildings to modern life revitalizes the neighborhood.
Lawrence Group is an integrated planning and design firm headquartered in St. Louis, Missouri, with professional staff in Texas, Florida and New York. The Lawrence Group specializes in architecture, interior design, master planning, landscape architecture and furniture procurement. Lawrence Groups' talented team of experts serves healthcare, education, retail, hospitality, residential, senior living and workplace sectors nationally and locally.