In the rapidly shifting field of development, the persistent trend towards demolishing and replacing our older structures in favor of new construction continues to overlook the immense value inherent in our existing buildings and places. “Adaptive reuse,” the process of repurposing underutilized, existing, and often historical structures for new uses, however, is on the rise. It offers a compelling alternative that balances community progress with preservation, sustainability, economics, and cultural continuity. According to the 2022 American Institute of Architects survey, retrofitting, renovating, adapting, and remodeling existing buildings now accounts for almost half of all U.S. architecture billings.
History and culture
Our society has an ethical responsibility to ensure that our younger generations learn from our past to plan for a better future. Buildings, being more than just physical structures, are repositories of our history and culture. Buildings have stories to tell, embodying experiences and memories of past occupants that are meaningful and important. Demolishing structures erases these tangible connections to our history, severing the continuity of our community identity. Adaptive reuse, on the other hand, celebrates and preserves the stories about a building’s history, including the prior use, the events that took place in the building, the occupants, designers, and the builders.
Architectural significance
The architectural significance of our buildings and places is a complex interplay of historical, cultural, environmental, and social factors. Repurposing older buildings is valuable because it can take advantage of distinctive designs, features, and craftmanship while also maintaining the unique character of each specific place. Preserving our buildings and places honors our past, safeguards our architectural diversity, and ensures that rare and noteworthy designs are not lost.
Environmental impact
Both demolition and new construction come with significant environmental costs. According to the 2022 Global Status Report for Buildings and Construction, the buildings and construction sector is the largest emitter of greenhouse gases, accounting for 37% of global emissions. In contrast, adaptive reuse minimizes some of the environmental impact. Preserving, repurposing, and capitalizing on our existing buildings is a more sustainable approach, reducing demand for new materials.
Economics
Renovating existing buildings can be more economical than new construction, especially when factoring in the costs of demolition, waste management, site preparation, and new materials. Government agencies often provide tax incentives and grants to adaptive reuse projects because these projects typically involve historic preservation and provide economic benefits extending into the community. These benefits include creating jobs, attracting tourism and investment, turning liabilities into assets, potentially boosting property values, and revitalizing neighborhoods.
Community benefit
Repurposing existing buildings fosters a sense of stability within communities. Many buildings hold sentimental value and serve as cultural landmarks that contribute to a community’s sense of place and identity. Adaptive reuse projects often spur neighborhood revitalization and attract further investment. These projects may also support diversity and increase vibrancy by accommodating mixed uses that can enhance a community’s quality of life.
Innovation
Adaptive reuse projects challenge city planners, architects, and developers to think creatively, often leading to innovative design that harmonizes new with the old. These projects can be transformational, highlighting how current needs can be integrated into an existing building, resulting in unique and inspiring spaces with character.
I have had the opportunity to work on over 100 building renovation projects throughout my career, and many of those renovations have been adaptive reuse projects. One such project, Ironworks Square, currently under construction, includes buildings dating from 1890 and was originally Erie Malleable Iron. This development will now be mixed-use, incorporate a design that celebrates the history of the former iron foundry, and help to regenerate the West 12th Street industrial corridor. It will also set an example of how existing brownfield sites can be repurposed for new uses.
More:ECRDA – connecting local businesses with capital, putting brownfields into productive use
Another adaptive reuse project is the Gannon University Erie Technology Incubator, now the Center for Advanced Engineering. The design for this 1920’s structure, built for the Boys & Girls Club of Erie, has preserved the history of the building while also transforming it into a high-tech business incubator. The incubator integrated modern technologies and materials into the existing spaces, creating office suites, a conference center, and business support spaces.
Conclusion
Choosing between demolition or adaptive reuse is not just a development question; it is a decision that reflects our society’s values. When we prioritize adaptive reuse, we acknowledge the value of our historical and cultural heritage, our commitment to environmental sustainability, and we embrace economic and social vitality. Adaptive reuse is an integrated approach to development that respects our past, enriches our present, and ensures a more sustainable and inclusive future. As our cities continue to evolve, we need to shift mindsets by recognizing the value of our existing assets and building upon the foundations that have already been laid. When we honor the legacy of our built environment, we in turn forge a path towards a more sustainable future.
David Brennan is an architect, urban planner, senior director at Bostwick Design Partnership, and chair of the City of Erie Historic Review Commission.
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