1. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 20151/31 Peter de Jong Hilde Remøy Wiechert Schenk Investing in possibilities The feasibility of adaptable office buildings Real Estate & Housing – Faculty of Architecture – Delft University of Technology

2. 10 oktober 20152/31 Index Introduction Adaptable office buildings The market Recommendations

3. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 20153/31 Sustainability14% vacancy

4. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 20154/31 Objective The feasibility of anticipating future programmatic change of commercial office buildings: Legal feasibility Technical feasibility Financial feasibility Commercial feasibility

5. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 20155/31 The adaptable office building

6. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 20156/31 Legal feasibility Spatial planning act Building decree

7. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 20157/31 Technical feasibility Structure Measurement Floor layout Horizontal and vertical extendibility (Emergency) Exits Structure flexibility

8. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 20158/31 Technical feasibility Skin Different requirements of building physics Windows and balconies Visual design Not load bearing, easily demountable, replace or adapt to be decided if transformed

9. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 20159/31 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

10. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 201510/31 How to Design measures: measurement, layout, positioning of exits have no influence on construction costs Technical measures: construction typology influences the building costs

11. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 201511/31 Two building types Single corridorCentral core

12. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 201512/31 Single corridor Construction: load bearing outer walls and hollow core beams Measurement: depth 14.4m, structural grid 1.8m

13. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 201513/31 Single corridor Design measures: Structure Housing units: gallery entrance Technical measures: Horizontal extendibility: Columns in the facade Vertical extendibility: Up to two floors can be added

14. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 201514/31 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

15. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 201515/31 Central core Structure sturdy core and a structural grid of columns Measurement 9m. from facade to core Facade Not load bearing

16. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 201516/31 Central core Design steps Housing units: entrances around the core Construction: Columns in the facade Measurements: Depth between 7.2 and 12m Technical measures 120 minutes structural strength in case of fire

17. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 201517/31 Financial feasibility Financial consequences of the adaptable single corridor building: 3% extra of the total investment costs.

18. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 201518/31 Conclusion ‘the adaptable office’ Legal feasibility: Precondition in the development phase of the office building Technical feasibility Multi functional structure, replaceable skin and services. Central core building are already adaptable Single corridor buildings are not jet adaptable Financial feasibility 3% of the total investment costs.

19. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 201519/31 Conclusion ‘the adaptable office’ ‘You cannot predict or control adaptability. All you can do is make room for it’ (Brand,1994).

20. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 201520/31 Location Housing market Office market

21. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 201521/31 Location Mixed-use locations, centrally located

22. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 201522/31 Arguments Sustainability Risk management Future value

23. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 201523/31 Sustainability Extension of the lifetime of a building The 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

24. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 201524/31 Risk management The possibility of functional adaptability will decrease the risk of structural vacancy Documentation of the adaptable possibilities will make transformation more comprehensible

25. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 201525/31 Future value

26. Real Estate & Housing – Faculty of Architecture – Delft University of Technology10 oktober 201526/31 Summary It is legally and technically feasible to develop adaptable office buildings …though only the structure seems to be reusable Central core buildings are easily adaptable, investments of 3% extra increase the adaptability of the single corridor type Mix-use locations are most interesting Adaptability carries only marginal costs and are therefore a commercially interesting investment