Studio Moren is currently working on several opportunities that involve the reuse of existing office buildings.
With the trend toward flexible working and less emphasis on the permanent office, many existing office buildings are no longer fit for purpose. This might be because they are not in suitable locations for offices, or that the functionality is not aligned with the way that we now use our workplaces.
In today’s competitive marketplace, offices need to compete, and while this inevitably means some will be left behind, it does open the opportunity for alternative uses on these sites.
One example where we successfully worked with an owner to convert an office property that was no longer optimized was the Hyatt Place London City East in Whitechapel.
The East London district of Whitechapel is rising in prominence as a destination, and it was felt that a hotel would suit the location.
The project demanded a complete conversion, with the building stripped back to the core with only the columns and main structure retained. All the elevations were removed, and the property was reclad, which is our preferred method because it allows the necessary increase in thermal insulation that we require to achieve the sustainability level of “BREAAM Excellent.”
Every project is different, and this is also true of conversions between uses.
Hotels may give the appearance of being a simple candidate for reuse, given that they are already equipped with stairs, lifts and access, but, particularly with older properties, layouts can prove complex.
On one site we had three connected buildings, all on different levels, with convoluted circulation routes. We assessed which of those three buildings was best to retain and, by setting the development off that one building, we were able to achieve the highest accessibility standards.
Additionally, we are seeing an increase in opportunities to convert hotels to serviced apartments.
Interest in this burgeoning hospitality trend has grown significantly since the pandemic. Owners and developers are drawn to a model that offers flexibility of accommodation, with guests also eager to enjoy their own spaces.
Added to this trend — and also playing into more efficient operations — has been combining uses within one development, supported by a shared servicing area back of house between hotel and serviced apartment or, perhaps, co-living.
There is a strong correlation between build to rent, student and co-living in terms of unit size, self-contained cooking and shared facilities. Also, all three uses draw on the hospitality sector to deliver a variety of services and create welcoming living spaces.
The decisions we make around the front-of-house design help to create a narrative, to anchor the property in the local community and help residents build a bond with their homes, no matter the duration of the stay.
Our priority when working with a property is to retain the building where possible. It is much more cost effective than demolishing and rebuilding, and it is, of course, preferable in terms of the impact on the environment.
There are nuances to every project when considering embodied carbon, and they are more subtle than demolishing or retaining. Considering demand is crucial when assessing the potential of a property for reuse and how that fits with its commercial viability. As a rule of thumb, most concrete structures will take two more stories, possibly three if they are lightweight.
There is a panoply of steps to go through with reuse, including consideration of ceiling heights and floor levels; embodied carbon; whether façades are of a suitable quality and thermal capacity; fenestration and alignment with the proposed use; internal layout configuration, and suitability to comply with regulatory standards.
Reusing buildings and giving them new life is incredibly important, but as with all things, there is an opposing argument that says it may not always be the correct course to take.
It is our job as architects to consider both sides during the design process.
Paul Wells is a partner at hotel design firm Studio Moren.
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