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, 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.

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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

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.

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

NSW Heritage Office, autumn 2002, pp6–7.

2 Adaptive Reuse Approach | Prepared by Fuaad Firoze

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 QVMAG and the Examiner
Newspaper was acknowledged when the partnership won an Australian Business Arts Foundation
Award in 20023

2 Interior of art gallery (top right), image

provided courtesy of the Queen Victoria
Museum and Art Gallery, photography by
John Leeming.
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.

3 Adaptive Reuse Approach | Prepared by Fuaad Firoze

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:
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.

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
[email protected]

6 Sklair, Leslie, ‘Iconic Architecture And Capitalist Globalization’, vol 10, No.1,April 2006
4 Adaptive Reuse Approach | Prepared by Fuaad Firoze
“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 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

7 Architecture and the Global City Roger K. Lewis, 2002 FAIA, Professor
University of Maryland School of Architecture
[email protected]
8 http://www.designcommunity.com/discussion/20886.html Posted by Will Hayes on August 20, 2002 at 18:14:03:

5 Adaptive Reuse Approach | Prepared by Fuaad Firoze

Commerzbank: A Sustainable Skyscraper

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

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Plan Development

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.

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Section Development

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.”

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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

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 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.

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.

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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

• 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

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

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

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 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 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.

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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.

STANDARD SONERI UBL

CHARTERED BANK
BANK
II CHUNDRIGAR ROAD

NBP

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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
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.

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 NORTH

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.

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.

15 Adaptive Reuse Approach | Prepared by Fuaad Firoze

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

ROAD SIDE VIEW SITE

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 NEIGHBOURING BANKS

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

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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

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.

18 Adaptive Reuse Approach | Prepared by Fuaad Firoze

 ACCESS TO SITE

BANKS SITE

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Façade Treatment:
Reasons for Façade Retention:

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 conserving buildings.
4.Diff of plaster & wall
1.Windows chalking
2.Signage size

3.Arch opening
traces

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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.

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.

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 7. Plain wall punched due to plaster on
2.Windows restored 1.Parapet remodel either side for pictures of old facade

6. C.C jail 2’ high to 3.Brick exposed

4. Plaster with 5. Arch openings
discourage entry but
grooves created to access
not blocking view.
8.. LED down
lighting

In the image above design recommendation regarding f acade treatment is shown to

restore existing façade. Following are some recommendations regarding the usage
inside of the façade.

EXISTING FAÇADE
I
USED HEIGHT
I MAINTAINED

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

MAIN TREATED FACADE

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FACADE

Figure 1ELEVATION-VIEW
SECTION THROUGH WEST

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.

Figure 2 UPPER FLOOR CONCEPTUAL PLAN

Light transmitting concrete material is

recommended to be used in place of glass
usage.

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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 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.

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 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.

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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 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

26 Adaptive Reuse Approach | Prepared by Fuaad Firoze

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.

HOWEVER , 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 . CONSEQUENTLY, 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.

“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

27 Adaptive Reuse Approach | Prepared by Fuaad Firoze

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.08,2011)

28 Adaptive Reuse Approach | Prepared by Fuaad Firoze