Welcome to our next lecture which is adaptive
reuse, rehabilitation of heritage structures
and historic areas, in the last lecture we
have talked about infill or the new buildings
in old settings. Today we will talk about
if there are certain structures or areas also
sometimes which has out lived its older original
use then we have to find an alternative use
to the structure. We have to find means if
we are convinced about that it is a significant
of significance its a, that area has a significance,
or that structure has a significance.
So, we will talk about that that what is the
adaptive reuse and the rehabilitation of structures
and areas or precincts.
I am quoting from Dave Clark in the building
education adopting an older building for a
new use is inevitable that structures will
age and outgrow their original functions,
with changes in technology and lifestyle,
construction and design are constantly updated
to meet modern demands and older structures
are left in the wake of change.
Those sensitive to history may prefer to restore
older structures to their former glory; however,
cost often make this plan unrealistic, an
alternate concept is adaptive reuse a process
of retrofitting old buildings for new uses,
which allows structures to retain their historic
integrity while providing for occupants modern
needs.
So, this is what he says and this summarizes
the gist of the adaptive reuse or rehabilitation,
though we also have to understand that we
have talked about gradings that all types
of heritage structures cannot be adopted to
newest, but according to the grading, according
to the provision and significance, it is one
of the most viable option to continue the
historic fabric and specially if that is has
a significance, it has a townscape value or
some other significance and it is in a good
structural condition. Sometimes repair and
other things are necessary, but we will see
some of the examples.
Let us talk about some of the example this
is San Francisco ferry building, this was
a large steel framed building built in 1892
and when it was built, it was a very active
as it transported ferry terminal that time
the Golden Gate Bridge which was not constructed.
So, it was the only means of transport and
everyday a lot of people used to use this
ferry terminal for crossing the way.
Over the time it lost its significance, the
bridge came off and not many people were using
the ferry as a transport and it became in
a very rundown condition, neglected and then
there was a flyover which came up. So, there
is a long history behind that, but now it
has transformed into a retail and restaurant
space on the ground floor that focuses on
local sustainable products.
So, you can see here that there is the old
structure and now it has been converted into
a very important food market on the ground
floor and what is this now, it is now a combination
of transit, office use and unique retail makes,
the ferry building a destination for locals
and tourists alike stimulating the waterfront.
So, it has become an and it was lying vacant
and neglected for a long time, it is only
some of the people and the organization, architects
town planners, they came together and it thought
that it must be given a new identity and it
will given an identity not to itself, but
to the city as a whole, the San Francisco
it will become a gateway. So, some new users
are put in and while putting the new users,
it also thought about that it should not just
become a tourist destination, it should also
involve the local people. So, it is a something
which is a local sustainable product, there
is a farmers market every Thursday which is
outside that.
So, there was added dream and that dream has
come true and because of that the ferry terminal
has acquired a new meaning, a new function
and it is not only for itself. But it is acting
as a gateway to the city and because of a
ferry terminal in the surrounding area or
adjoining area, a lot of new activities are
coming up. So, this is redefining its role
and it has got a new significance.
And there are, this is another example of
adopting older building, this is a district
actually an older distillery district in Toronto
Ontario Canada, which is a commercial and
residential district in Toronto Ontario in
Canada in the main city in the near the waterfront.
So, I am just in a very short I am talking
about the background, it was a Gooderham and
Worts, one of the largest distiller in Canada,
the distillery facility on the Toronto waterfront
was closed down in 1990s. There was a again
a tax evasion, some stories there are some
facts and figures, it was not being able to.
So, now what happened is that, but the structures
were there, what is the normal usual way is
to demolish the structures, use the very important
valuable land for making a new area.
But it has not been done that way, they have
decided, so in 2001 the site was purchased
by the city scape holding incorporation, which
transformed the area district into a pedestrian
oriented area and eventually converted into
the distillery district including the Young
Center for the Performing Arts that opened
in 2006.
So, you can see here the some of the older
structures, they are still there and most
of them are there and they each one of them
has been adaptive to a new use and not only
it is, again I am saying it also houses the
artists, the local artists, the local shop
owners, it has become a destination for everybody
while involving all the stakeholders.
Now, as you can see that it has become a destination
area, dining, shopping, culture, events, a
lot of things are happening and you can see
that how that old structure has become a vibrant.
What is the gain of that is that not only
it is keeping the history of that area, but
it has some sort of a new identity which possibly
could not have been able to be achieved through
the new construction, it would have but it
will have a different character, it would
have not talk about or it will not sort of
relate one to the history of Toronto, a very
important part.
Let us talk about some of the, so there are
many such examples, where not only individual
structure, but areas have been converted and
adaptive to the new use, let us talk about
some of the Indian example, this is a very
recent one actually, very recently on the
February 24, this is a news you can see, a
slice of Danish heritage was stored and you
can see the Danish Tavern in Serampore.
Now, just to give you a background that in
West Bengal along the Ganges, on both sides
of the Ganges, there were a lot of settlements
for the Europeans, it is called little Europe
because, the Danish came there, the French
people came there, the Germans came there,
Portuguese came there before the Britisher’s
came and started Calcutta as there east India
company.
So, each of the small places had a lot of
that heritage of that places there are outskirts
of Calcutta, small settlements, municipality
and at one time this place Serampore was known
as the Frederick Nagar and named after the
king of Denmark and not only one structure,
there was a government building and it is
also very important because, there was a Serampore
College where William Carey and others, they
really worked for the education had a, had
a first printing press the working on the
Bengali script for the education.
There is a lot of contribution of the people
who settle there or and worked for the education
system, the governance and other thing and
these are the remnants. Now it, they are very
neglected and now there is this, I we will
talk about the few structure one is important
is the Danish Tavern.
So, if you see the history because it was
based on a means it was that structure was
lying neglected for a long time, nobody really
knew the history of that structure, not only
one structure there are many structure talking
about Danish Tavern. So there was a research
which was helpful to find out from the old
pictures and photographs and settlement that
what was there and then it was established
historically, that it was the tavern for which
some references and writings were available
and one could identify then this was the tavern.
You can see here, the old structure which
is there, which was lying in a very neglected
condition as I said the you can see the staircase
was in a dilapidated condition which has been
earlier and now it has been restored and now
it will function as a coffee house, that is
very important we are all people are waiting
for that.
And so, here you can see more clearly the
local architect is an architect Manish Chakraborty
and he sort of that this was the, there were
squatters, shopkeepers, it is a very dilapidated,
as if waiting to be demolished and this is
what is looking now a beautiful tavern, it
is still work as a coffee house, restaurant
there will be some guest houses, there is
an interior, how it has been done also it
has got a new life.
Now, how it was possible, who paid for that,
the main patronage came from Serampore initiative
of the National Museum of Denmark. So, Serampore
initiative was formed because, of two help
restoring and adapting some of the structures
of Serampore and the main people who are associated
is the National Museum of Denmark and under
their patronage and guidance and also the
west Bengal Heritage Commission I have talked
about that the West Bengal is the only state
in India which has a state wise heritage act.
So, they also have done, carry out the listing
and other and the Indian National Trust of
Architecture and Cultural Heritage, they also
took part in that.
So, it is a combined effort, guidance that
this has been possible to do the adaptive
reuse of the structure, very ancient structure
and it continues you can see the beautiful
river scape what you can see the restoration
was going on, the renovation costed 5 crores
of rupees.
Now, borne by Realdania, a private association
in Denmark which supports the philanthropic
projects in the realms of architecture and
planning and the department of tourism government
of West Bengal. So, you see there is the NGOs
are working the public private partnership
is happening and then there is an international
collaboration. So, all of this make it possible
that such a, such an initiative can be successful.
Again we can see here that I told you that
this is not only that one structure, there
are many, many structures in Serampore and
the other townscape we are talking about Serampore
only. So, here you can see the government
house which is also almost nearing completion
in West Bengal in Serampore only and you can
see the architects are there.
So the local architects is Gopa Sen who worked
on behalf of the West Bengal Heritage Commission
and also you can see the masons and the craftsmen
who are there who worked for the project,
there contribution is very valuable, they
actually come from Murshidabad and work with
lime and the original material.
Now, Bente Wolff a project head for the Serampore
initiative and the consultant was architect
Fleming Aalund and National Museum of Denmark.
So, you can see them that when the workshop
or the project was going on and after the
project where they are standing in front of
a newly restored, old wall and before and
after and this is almost nearing completion,
the government I here that it will be converted
into a museum of the Danish history and there
are the key intervention, when such thing
happens there are many other, there is a Serampore
College, there is the place where William
Carey used to stay there and there are other
temple structures, all which is a combination,
a combine which we call the shared built heritage.
So, there are many more example and I am sure
that this will not only have a piecemeal impact,
but they will have an impact on the total
Serampore and there is also the church which
has been restored by Manish Chakraborty, which
got an award very prestigious award. So, these
are the things which actually show the people
that these are the things possible because,
the local people are always very proud of
their place, but sometimes they don’t know
what is to be done.
So it actually the send the tourists, the
local people, it can be used for the many
structure. So, these are the in India also
there are many, many there is adaptive reuse
examples are going on.
I had just mentioned two of them and but what
is important that whatever you talked about
an individual structure, we talk about a heritage
district, what is important as we say that
always includes the cause, financial case
that from where the cost will come, that is
very important and not only the cost, but
also people talking about the gain that if
we demolish the structure, then the land and
the new structure will have more floor area.
Such consideration cannot happen in adaptive
reuse, cost is important, but you cannot really
acquire the in terms of the floor area which
can be generated.
So, as I say there should be a listing has
to be done that these are important and then
there should be some overall limitation and
bylaws for that area and then one can talk
about that what are the possibilities and
option.
Arguably the most important factor in the
decision is to adopt an existing building,
is the cost when nobody is denying the cost
is important part whether the owner is private
or public it does not mean the government
also will not think of the cost public or
private, the budget always comes into play.
So, one has to be very concerned, I mean one
has to sort of think about that and work in
a very judicious manner. But unless the actual
goal is historic restoration, so one has to
first determine that the goal is historic
restoration, I mean demolishing a building
and having a new structure and floor area,
vis a vis that if we demolish, we keep it,
what is the cost this cannot be equated, first
of all we have to be convinced that it has
got its significance, it is got its value
and it is better to keep it, that is the first
and foremost thing, one has to say, it cannot
be equated at par with any other structure.
So, that is a very important part whether
we talk about the historic district, historic
structure or precinct, unless the actual goal
is historic restoration for a treasured landmark,
when restoration may cost more than the new
building, sometimes yes, it not only may cost,
it also requires a different type of expertise.
Then adaptive reuse must be the more cost
effective option because, or just restoring
it and keeping it like this, rather than that
if you adapt it, it is possible, then that
is the most possible option than rebuilding
and the ambience of the space, the sometimes
the structure quality they may look very dilapidated,
but most of the times the original materials
are quite a good condition, the structures
and others.
So, there should be some guidelines for rehabilitation,
we said that cost is there, but one has to
first establish that this is important, this
is significant, it is a treasured structure
precinct or a site. So, what are the guidelines,
so this is you can see the tavern which is
lighted and it is just complete, the guidelines
for rehabilitation. First of all we have talked
about the ethics of conservation, it is the
same thing, the minimal changes to a properties
defining characteristics should be made.
Defining characteristics, what are the characteristics
which define the significance of the structure,
it may be architectural, it may be historical,
it may be aesthetics whatever that has to
be first made very clear and the documentation
and condition mapping a very important part
of their even while working on it also keeping
the documents are very important.
Its historic character shall be retained,
preserving as much of the original fabric
as possible, again the principle of minimum
intervention applies there also, variable
is required one can do. But also one has to
think about as much as possible to go back
to the original material, original construction
techniques because, this becomes a part of
the restoration project.
We continue with the guidelines of rehabilitation,
we see it its u more cost is historically
s a park mansion in Park Street Kolkata, which
is a not sort of legally identified as a heritage
statistics notionally yes. So, there is a
park mansion which in Park Street which is
originally a residential, now it is converted
into commercial partly residential and some
of the institutes are also there which there
is an inner courtyard. So, it is a beautiful
building and it has been restored quite well.
So, such examples are there, so we continue
with the guidelines, the additions that create
a conjecture or false history are not to be
made. So, one cannot even while adaptive reuse,
so there can be a lot of intervention, but
one cannot do a conjecture that possibly this
was like that, like in the Danish Tavern also,
they matched that with the original photograph
saw that what is happening there may be some
addition alteration later on. So, they also
thought that what should be removed, what
should be kept, what should be restored, so
each and every material is very important,
every element or component is very important.
So, though addition that have actually been
made throughout a buildings life should be
preserved, as we say we have already discussed
that the all layers of history are very important
until and unless is very by taking out some
things more important facade is or aspect
is discovered or exposed in I have heard,
that in the Danish Tavern also there was a
wall which came up later and the architects
has to decide how it will be interpreted.
So, the people have to come and they have
to understand that this is from a different
period.
So, we will talk about that interpretation
later on, as much as possible the building
element should be repaired than the, rather
than replaced. So, these are again following
the ethics of conservation, as much as possible
it should be repaired, it may be painstaking,
it may be little more costly, but still that
is the ethics because that is why we are doing
it, taking this project after all. So, repair
rather than restored and if an element cannot
be repaired then a replacement must be identical
in appearance and material to the original.
So, these are again the some of the ethical
principle or guiding principle, which have
to be kept in mind when we are talking about.
We will continue with the guidelines, further
buildings and their surroundings must not
be harmed during the rehabilitation process,
because sometimes we are making it some use,
where we need parking, we do not have to just
put a garden to make it beautiful.
We even in the setting it is very important
from the old documents, photographs and other
that what was the original setting, one has
to be very cautiously working on that; landscape
architects role is very important, landscape
conservation architect. This includes the
use of hard surface treatments, damage, one
should not because whenever there is a historic
structure it most of the time there will be
the archaeological remains in the surrounding
area.
So, one has to be very clear about that, that
it should not damage the archaeological evidence
or using irreversible connection methods for
new addition and one must remember I have
not shown this example, but sometimes it is
also possible that you have to make a new
annexe, or a new addition to an old structure.
It never is I mean it is not, there is no
rule that it has to imitate the old structure,
rather we say that the new annexe should actually
be a new interpretation or it should belong
to today’s age, but it should harmonize,
it is almost like the principles what we talked
about the infill.
Like here in for example, if you see an old
fort or a castle, it has been converted into
an art gallery or art museum and beautifully
done I am sure that inside is also beautiful,
but it has kept not only the surrounding,
it has kept the surrounding and it has also
used the original structure and the inner
spaces and other things.
So, it says that if a new work is to be made,
such as an addition, it should be differentiated
from the old, while still keeping with the
original structures, architectural features
and skill. So, that goes for you make a new
wall, new annexe or a maybe to make it more
user friendly for the senior citizens or for
making it for the accessible to all because,
it is a public building there are certain,
to make it fire resistant probably it requires
new additions and that has to be kept in mind
and they have to be thought in a very creative
way, in and they are very important part of
adaptive reuse, structural aspects are also
important.
But adapting and reuse building, what are
the final one should understand, that what
are the final gain of this that, it is bypassing
the wasteful process of demolition and reconstruction
along makes adaptive reuse attractive. So,
yes there are historic architectural history,
but one also has to think that these resources
if they, they are, we are recycling a resource,
if the resource is there and rather than demolishing
it and then making a new structure, we are
reusing or recycling a resource which is a
space, structure and other thing and that
sort of takes away that wasteful process because
demolition also needs money, one has to think
about that and it is not very easy, but these
are the.
So, there are environmental benefits combined
with energy savings, most of these historic
structure are very, their passive energy control
is very important, they are almost they are
compared to the new structures. So, energy
savings and the social advantage of repurposing
a place, repurposing a place with the valued
heritage; that means, there is an old structure
which has its original use probably that use
no longer there. So, we are giving a new meaning,
new life, new purpose to that which also helps
the surrounding area, the context.
Make adaptive reuse an essential component
of sustainable development, if you remember
the history of conservation movement I had
said that how it has shifted from monument
centric approach to the area based approach
and very recently it is talking about a sustainable
development, these are generally if you really
talk about the energy preservation conservation,
the use, the passive energy most of these
structures are very good and they are a good
examples of sustainable development with new
intervention a little intervention, it can
be retrofitted to a new use and a much more
comfortable way.
Again I am saying that it is not an used one,
one has to be very sensitive, it cannot be
how we treat the new buildings, one has to
be sensitive to the particular challenges
of the old structures. Historic building finally,
why it is important is the historic building
provide a glimpse of our past, while lending
a character and serving a new practical purpose
in modern community and this is the finally
the benefit of adapting old structures, areas
or precincts to a new use.
Here we can see a many, many examples there,
we see that is in Sydney a carriage works,
where a contemporary performing art center
for theatre, experimental dance and acrobatic
theatre housed in the formal carriage workshops.
So, because it had a lot of space and that
huge space rather than again constructing
the space, this space which was a factory,
can become a, I have seen in Berlin that near
the station there are a lot of godowns and
these godowns have now become a artists area
because, nowadays the artists they use a lot
of animation, projection and other, they need
a huge space. Rather than constructing these
spaces, these godowns they are converted into
the artist’s space and now it has become
a very vibrant area and different environment
and ambience which is given, you do not have
to make it, you just retrofit that for the
new use and other sometimes.
So, even matching the new use with the old
structure is very important because, we have
to see that what that old structures value
significance what it offers, what are the
structural possibilities which are there.
So, rather than changing it totally, a facade
retention is not a very viable option, it
is viable, many of the cases done what not
a very desirable option. Rather than trying
to use the space, the ambience of the space,
suppose it has a very beautiful roof, do not
cover it with false ceiling because then the
that experience ambience sort of it loses.
So, one has to find if one sort of takes an
effort or gives an effort to see that what
is the most befitting use of that space, keeping
the significance it is probably one of the
best way of not only keeping our history alive.
But I am also maintaining it because the maintenance
will be a part of that new use, but also giving
us a glimpse of our history.
But, so we see an old factory can become an
apartment complex, a rundown charge may find
a new life as a condominium, an old office
building may be transformed into a vibrant
retail factory, but please remember the grading
is very important, the very important structures
are not generally adapted, it is the Grade
2, Grade 3. So, these provisions are there
when the listing is done, that which other
structures can be adapted to the new use.
For example this is an example from Pune,
the Khushru Irani Design Studio, it is artfully
restored an old structure combining the contemporary
detailing with much of its original splendor,
partly to be used as their studio and a space
for events open to the community and it definitely
stands out at the different type of office
space and other.
So, there are so many options which are possible.
So, many examples are there, so in many ways
an adaptive reuse project can invigorate a
community by meeting the changing needs of
the population. So, we are not talking about
a museum city or a museum place or a frozen
preservation, we are talking about the change,
a change which is sensitive, which is contextual
and which is slow, is not drastic.
So, have a dialogue between the two, in that
way the adaptive reuse is a very important
because then it do not have, it does not become
a white elephant, it takes care of its and
sometimes it, it brings more money and in
a long run, in a short term may not be, but
in a long run because of its identity, the
ambience, it not only brings more, it is money
to the things, but money is not everything.
But I am saying financially it should be a
viable project, but sometimes it also helps
to change the ambience of the surrounding
area. So, that is the advantage of the adaptive
reuse.
But then why, why we still see that the old
structures are being demolished, this is a
very recent case in Calcutta; where an old
Kenilworth Hotel you can see the news, which
is near the crossing, it also has its own
heritage, it is one of the old hotels there
and which is being demolished and it has been
demolished by a promoter or developer who
has purchased and who is building a very high
rise structure nearby and they are demolishing
it to make a new high rise structure in that
area.
This was a listed structure and this I want
to bring to your attention, that it was a
listed structure; according to the listing
it could not be demolished, but what happened
is that because of some, what should I say
the some sort of an inner working that it
was downgraded, downgraded to a category which
allows demolition and just keeping a sort
of a that is in Calcutta this type of Grades
3 or Grades c, we say that you can demolish
the structure, but you can just give a signboard
that it was a heritage structure.
It is very funny and that has been done and
it is grading has been downgraded. So, and
it has become an eye opener, the people are
working for that, they are protesting against
that that how this could happen, such an important
structure, which is a part of the history
of Kolkata and not only a beautiful structure
it was, it has a lot of history, and a lot
of very famous people came and stayed there
over the years, more than 100 years.
So, architect now say that let this be an
eye opener, architects wants a strict policy
on the heritage building. So, that brings
into the focus, though that not only we should
know the means, we should also be sensitive,
we should also find out a feasible option
and the people’s role, the local people,
the conservation architects, the stake holders.
They must form a voice and show people that
what are the possibilities of that.
So, that is what we call democracy, the participation
of the people from the different works of
life into the heritage process, so this is
also an important factor when we are talking
about the advocacy, the participation and
making a movement, making people aware that
these are the happenings and there are other
options like adaptive reuse or infill.
So, adaptive reuse, options as we have talked
about. There are many, many good examples,
where it in a long term it brings a lot of
identity, it becomes a very financially viable,
it creates a distinct identity, the like the
ferry terminal, it has not only helped to
keep that. But it has got a new life, new
meaning not only to itself, but the entire
area, we have talked about the distillery
districts, I am sure Serampore will show a
way which is very close to Kolkata that how
this collaborative effort from the practitioners
and the people can create a new meaning and
give a new life to this heritage structures
through adaptive reuse.
Thank you.
