Adaptive Reuse The Footer Building Case Study

Introduction

The entire world is now on a move towards sustainability. Of importance is sustainability in the construction industry since it is one of the sectors that use the largest amount of energy. Governments are working towards a balance between a healthy built environment and a healthy economy. The issue of sustainability has had heightened attention in only the past few decades. Most buildings that were constructed before 1950 were not built with sustainability in mind. They are therefore culprits of excessive energy consumption. The present issue is how to handle these buildings (Environment.gov.au, 2004).

Thinking of demolishing all of them may not be the best decision. Most of these buildings have historic value. They have been used for many years as landmarks in major cities and towns. They are also used to help identify places and show direction. These buildings also help the residents of a given area to identify with their past. The character of the community is likewise to some extent shaped by the historic buildings. For these and many other reasons, demolition and reconstruction is not a viable option (Environment.gov.au, 2004).

It is important if the use of the buildings is continued. However, the original use for which a particular building was constructed may not be practical in the present situation. For instance, a building that was long ago used for the manufacture of industrial dye may not be used for the same purpose now due to change in technology. However, the building can find other uses. This essay seeks to examine the varying dimensions of adaptive reuse and the benefits of the same (Environment.gov.au, 2004).

What is adaptive reuse?

Caves (2005) defined adaptive reuse as the act of using an already constructed building for a function other than that which it was initially constructed for. According to the Commonwealth of Australia (2004), adaptive reuse is the act of repurposing buildings that have surpassed their intended use for other uses while at the same taking caution to preserve their historic features. As a matter of fact, a building that has outlived its original use must be categorized as historic. The aspect of preserving the historic features is therefore important when it comes to adaptive reuse. There is actually no limit regarding the kind of building that can undergo adaptive reuse. A closed school may be used as an entertainment joint. A closed factory building may be used as a warehouse. An old abandoned church may be used as a museum. A historic restaurant may be used as a residential building.

A brief history of adaptive reuse

The concept of adaptive reuse can best be understood by traveling back to the 19th Century, particularly during the Industrial Revolution. This was a change from old traditional technologies to new manufacturing technologies in many areas of Europe and America. The peak of the Industrial Revolution was between 1820 and 1840. Basically, the world was moving from hand production techniques to the use of machines. These machines needed to be housed in secure buildings where they would be operated from and shielded from the harsh weather elements. The result was a sharp increase in the number of commercial buildings. Large, masonry buildings were erected in many industrial areas. Technology went on improving with time. Around the 1950s, the use of railroads was rendered somehow obsolete after the interstate highway system was introduced.

Moving on to the 1960s, a large number of the old industrial buildings were demolished to create space for the construction of residential or better commercial buildings. However, a section of sensitive architects saw this as a bad trend and staged campaigns against the rampant demolition. Two notable American architects in this group are Jane Jacobs and Philip Johnson. Their concern increased after the old Penn Station was demolished in 1964. This had been built earlier on in 1901in the New York City. A movement was thereafter borne to campaign for the preservation of historic structures. From New York City, the idea of preservation of historic buildings became widely embraced in many other cities in different parts of the world. As of now, adaptive reuse is somewhat ingrained in the minds of architects and city planners across the world.

Advantages of adaptive reuse

Adaptive reuse has quite a number of advantages. Bunnell (1977) outlined the 8 major advantages of adaptive reuse. These are outlined below.

i) Saves costs on building materials - With adaptive reuse, there is no need to freshly purchase new building materials. The structural members already erected only need to be revamped so as to fit the new use. For instance, sculptured columns of an old restaurant may be repainted in colors that fit a living room. This way, cash which would have been used to purchase new construction materials is saved. Over the last few decades, the cost of construction materials has been on continuous uptrend (Bunnell, 1977).

ii) Saves deconstruction costs - Knocking down a building is not a cheap undertaking. Usually, specialized equipment has to be used and a lot of precaution has to be taken to avoid accidents. This is especially true when the building to be demolished is surrounded by residential houses. In such cases, demolition has to be done piece by piece. Even in instances where the swinging ball technique or the bulldozer is used, the costs are still relatively prohibitive. Statistics have it that demolition alone takes up to 10% of the total project costs. This can be saved by opting for adaptive reuse (Bunnell, 1977).

iii) Saves time - The time element paints a very positive image of adaptive reuse. Whereas a new construction can take several years, the renovation of an existing building is just a matter of weeks and months. Moreover, renovation can be done in sections, such that the finished parts become usable before the entire renovation is over. This way, investors can start generating revenue from refurbished buildings before they are done with the whole project (Bunnell, 1977).

iv) Saves energy - Generally, historic buildings are less demanding in terms of energy. Most of them were constructed with climate-responsive masonry. On the contrary, modern buildings may be constructed of non-climate-responsive materials, and therefore demand high energy use on a daily basis. In another dimension, the old buildings were put up at a time when energy and labor costs were quite low. Their embodied energy is significantly lower than the embodied energy of new structures. Adaptive reuse, therefore, saves energy costs (Bunnell, 1977).

v) Curtails disproportionate urbanization - Old buildings were certainly not isolated. It is common to find an entire district with say old industrial buildings. A good example is Hackney Wick Borough in London, England, where a series of industrial buildings are concentrated in one area. It is common for the newer generation to move from such area to new lands for more comfortable living. This has led to rapid urbanization with all its associated negative impacts. If adaptive reuse is not embraced, such districts filled with old buildings may be entirely abandoned (Bunnell, 1977).

vi) Makes good use of available incentives - Governments that have embraced the idea of adaptive reuse may set aside funds for the acquirement and rehabilitation of historic buildings. Investors may take advantage of this provision if they opt for adaptive reuse. Furthermore, rehabilitated structures attract relatively fewer taxes as compared to new buildings (Bunnell, 1977).

The methodology of adaptive reuse

Adaptive reuse may not be as straightforward as putting up new construction. The difference in the use of the building is what brings this complexity. For instance, an old church may be earmarked for conversion to a restaurant. A church and a restaurant are characteristically different. A church may have only a large open area where the congregation sits. A church may not have a kitchen nor a cashier section, which are essential to a restaurant. In a similar manner, an old residential area may not be structurally adequate to support an entertainment joint. As such, adaptive reuse requires proper planning for it to be successful. Reiner (1979) proposed 6 mandatory steps to undertake in the recycling of old buildings. These are discussed below.

i) Assessment of the state of the building - The state of the building earmarked for adaptive reuse must be carefully examined. Of chief importance is the structural soundness of the building. The state of structural elements such as the roofing, masonry walls, timber elements, wall plaster, floor tiles, electrical wiring, plumbing services, and doors and windows should be inspected by an expert. Though the building may have originally constructed to the highest of standards, deterioration over time may have rendered it structurally unsound. The expected live load resulting from the new use should be adequately borne by the building. In case excessive load is imposed on the building more than the structure can carry, the collapse of the building may take place. This can lead to the loss of many lives and property (Reiner, 1979).

ii) Scrutiny of neighborhoods - If the building earmarked for adaptive reuse to established to be of high structural integrity, the next step is to survey the neighborhood. The condition of the surrounding structures must be assessed objectively. If for instance, the surrounding structures are rundown, the building in question may be renovated to a higher standard so as to attract higher rental income. The social and economic activities that take place around the building must also be looked into. This will help in determining the methods to be used in renovating the building (Reiner, 1979).

iii) Cost computation - The next step is the calculation of the costs involved. The entire budget for the project is important as it will be used in sourcing for funds and applying for financial incentives if there be any. The quantity surveyors may also want to break the rehabilitation project into practical phases in order to allow for the use of the complete phases as the other phases are still under renovation (Reiner, 1979).

iv) The signing of contracts - Reiner (1979) emphasizes the need for a well-drafted contract between the architect and the client. The architect plays a great role in adaptive reuse projects. The visualization of how a building intended for a given purpose may be used for a totally different purpose and the implementation of the same may be tasking. The architect should, therefore, operate under a clear contract that defines the scope of work and his obligations to the client (Reiner, 1979).

v) A thorough examination of the structure - After the above four steps are covered, the next step is to undertake a detailed examination of the structure. This should be done by both the architect and the engineer. The foundation is first assessed for any signs of significant cracking. As it is not practical to dig all around the house to look for signs of cracking in the foundation, the window sills and cornices may be assessed for signs of cracking. If the cracks are not that serious, the foundation may be given a pass. In case the cracks seem too pronounced, additional tests may be needed to examine the extent of the failure. The structural strength of the building should then be evaluated. Any members made of iron or steel must be examined for signs of corrosion. Timber members must be checked for signs of rotting or excessive warping. Further, the floor system should be assessed. The distances between the floors and ceilings should be calculated to determine the need for additional staircases or elevators. The mechanical and electrical installations should be assessed to determine their capacity to cater for the new use of the building. The roof should be inspected to ensure that no rainwater leaks into the building. The ceiling should also be intact. Entries and exits are evaluated to tell their ability to ensure a smooth flow of human traffic even during emergencies (Reiner, 1979).

vi) Designing for sustainability - Some features of the building must be redesigned so as to accommodate the new use. The new design must take into account sustainability issues. The building should be more energy efficient than it previously was. Fixtures such as doors and windows may need to be replaced if the old ones are poor energy-wise. There are newer designs of such in the market which were not there when the building was originally constructed. There may also be a need to alter the interior cladding to suit the new use. However, care should be taken not to dissolve the historical value of the building through excessive alterations (Reiner, 1979).

The case of Footer Building in Cumberland

Adaptive use can be identified in quite a number of cities around the world, if not all. A good example is the Footer Building in Cumberland, Maryland, USA. This was established by the famous immigrant, Thomas Footer, who was accorded American citizenship in 1869. The building was meant to house his steam and dye works company. Then, the city had about 14,000 dwellers. Cumberland was served by several railroads. The industrial town also boasted the C & O Canal, and the National Road. The years that followed saw a great increase in his business. Coming to 1904, the buildings were not enough to support all the operations of the industry. And therefore, in 1906, Thomas Footer decided to build new premises on S. Mechanic Street. The initial building was on N. Liberty Street. Come 1910, they constructed yet another wet dye house on S. Mechanic Street (Footer Building, 2020).

The industry continued flourishing up to the early 1930s when the new technology of dry cleaning began rendering the steam cleaning process obsolete. The great depression soon followed. Footer’s Dye Works was declared bankrupt in 1936. The factory buildings found a new owner - the Federal Reserve Bank of Richmond. As years progressed, the city of Cumberland greatly suffered as jobs became progressively less and the population decreased as a result of families exiting to look for better prospects elsewhere. As of now, the Footer’s Building has been converted into a mixed-use development. It houses a brewpub, restaurant, and loft apartments, among others. Other industrial buildings in Cumberland also no longer are used for industrial purposes. They do serve as important historic buildings that tell the past of the city (Nps.gov, 2020).

Conclusion

In conclusion, adaptive reuse is an almost inevitable concept in today’s world. Nearly every city in the world has its historic past. This translates to several historic buildings in the respective cities. Given the rising costs of construction, it is only wise to change the use of old buildings. This is one aspect of sustainable development, which is being championed across the world. If carried out properly, adaptive reuse saves a lot of money, while also preserving the historical heritage of cities.

References

• Austin, R. (n.d.). Adaptive reuse. New York: Van Nostrand Reinhold.
• Baum, M. (2014). City as loft. Zürich: GTA Verlag.
• Bunnell, G. (1977). Built to last. Washington: Preservation Press.
• Caves, R. (2005). Encyclopedia of the city. London: Routledge.
• Dubois, J. (1989). Adaptive Reuse. Oz, 11(1).
• Environment.gov.au. (2004). Adaptive Reuse: Preserving our Past, Building our future. [online] Available at: https://www.environment.gov.au/system/files/resources/3845f27a-ad2c-4d40-8827-18c643c7adcd/files/adaptive-reuse.pdf [Accessed 11 Jan. 2020].
• Footer Building. (2020). Footer's Building: America's Greatest. [online] Available at: https://footerbuilding.com/history/ [Accessed 11 Jan. 2020].
• Nps.gov. (2020). Footer's Dye Works. [online] Available at: https://www.nps.gov/nr/feature/places/13000460.htm [Accessed 11 Jan. 2020].
• Reiner, L. (1979). How to recycle buildings. New York: McGraw-Hill.
• Uffelen, C. (n.d.). When a factory becomes a home.