investing in possibilities the feasibility of adaptable office buildings
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Investing in possibilities The feasibility of adaptable office buildings. Peter de Jong Hilde Remøy Wiechert Schenk. Real Estate & Housing – Faculty of Architecture – Delft University of Technology. Index. Introduction Adaptable office buildings The market Recommendations. 14% vacancy. - PowerPoint PPT PresentationTRANSCRIPT
Real Estate & Housing – Faculty of Architecture – Delft University of Technology20 april 2023 1/31
Peter de JongHilde RemøyWiechert Schenk
Investing in possibilitiesThe feasibility of adaptable office buildings
Real Estate & Housing – Faculty of Architecture – Delft University of Technology
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Index
• Introduction• Adaptable office buildings• The market• Recommendations
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Sustainability14% vacancy
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Objective
The feasibility of anticipating future programmatic change of commercial office buildings:
Legal feasibility
Technical feasibility
Financial feasibility
Commercial feasibility
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The adaptable office building
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Legal feasibility
• Spatial planning act• Building decree
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Technical feasibility
Structure
Measurement
Floor layout
Horizontal and vertical extendibility
(Emergency) Exits
Structure flexibility
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Technical feasibility
SkinDifferent requirements of building physics Windows and balconiesVisual design
Not load bearing, easily demountable, replace or adapt to be decided if transformed
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Services
Installations differ in type
Installations positioned vertically versus horizontally
The installations as well as the shafts are not reusable: no integration with the construction!
Technical feasibility
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How to
Design measures: measurement, layout, positioning of exits have no influence on construction costs
Technical measures: construction typology influences the building costs
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Two building types
Single corridor Central core
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Single corridor
Construction: load bearing outer walls and hollow core beams
Measurement: depth 14.4m, structural grid 1.8m
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Single corridorDesign measures:
Structure
Housing units: gallery entrance
Technical measures:
Horizontal extendibility: Columns in the facade
Vertical extendibility: Up to two floors can be added
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Single corridor
Technical measures• Structure
120 minutes structural strength in case of fire
Construction type: Columns and monolithic post-stressed floors
Preferable construction type
Standard construction type
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Central core
Structure
sturdy core and a structural grid of columns
Measurement
9m. from facade to core
Facade
Not load bearing
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Central core
Design stepsHousing units: entrances
around the coreConstruction: Columns
in the facadeMeasurements: Depth
between 7.2 and 12mTechnical measures
120 minutes structural strength in case of fire
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Financial feasibility
Financial consequences of the adaptable single corridor building: 3% extra of the total investment costs.
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Conclusion ‘the adaptable office’Legal feasibility:
Precondition in the development phase of the office building
Technical feasibilityMulti functional structure, replaceable skin and services.Central core building are already adaptableSingle corridor buildings are not jet adaptable
Financial feasibility3% of the total investment costs.
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Conclusion ‘the adaptable office’
‘You cannot predict or control adaptability. All you can do is make
room for it’ (Brand,1994).
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LocationHousing market Office market
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LocationMixed-use locations, centrally located
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ArgumentsSustainability
Risk management
Future value
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Sustainability
Extension of the lifetime of a buildingThe construction is responsible for 30% of the pollution in a lifespan of
20 years.BREEAM-NL regards adaptability as sustainability enhancing
Sustainability is more than energy saving measures: it must be part of the design concept
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Risk management
The possibility of functional adaptability will decrease the risk of structural vacancy
Documentation of the adaptable possibilities will make transformation more comprehensible
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Future value
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SummaryIt is legally and technically feasible to develop adaptable office buildings…though only the structure seems to be reusableCentral core buildings are easily adaptable, investments
of 3% extra increase the adaptability of the single corridor type
Mix-use locations are most interestingAdaptability carries only marginal costs and are
therefore a commercially interesting investment