Deakin Research Online This is the published version: Wilkinson, Sara and Reed, Richard 2010, Alterations and extensions to commercial buildings in the Melbourne CBD : the relationship between adaptation and building attributes, in ERES 2010 : Proceedings of the 17th Annual European Real Estate Society Conference, SDA Bocconi School of Management, [Milan, Italy], pp. 1-12. Available from Deakin Research Online: http://hdl.handle.net/10536/DRO/DU:30032627 Reproduced with the kind permissions of the copyright owner. Copyright : 2010, ERES

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Alterations and extensions to commercial buildings in the Melbourne cno: The relationship between adaptation and building attributes

Sara J W ilkinson Facul ty of Business & Law

Deak in Uni versity Melbourne A ustral ia Ph: +6 1 3 9251 7047.

Email : s. wi lk inson(n. dcakin.cdu .au

Richard Reed Faculty.of Business & Law

Deakin University M elbourne Austra lia Ph: +6 1 3 925 1 7605

Email : richard.reed(n1dcak in.cdu.au

Keywords: bui ld ings, sustainabili ty, refurbi shmelll, bui lding adaptat ion, Austral ia.

A bstract

A rguabl y bu ildings contri bute around half of all greenhouse gas emiss ions and A ustralian o ffi ces alone account for approx imate ly 12% or all greenhouse gas emissions. As government authorit ies seek ways o f reducing the cont ri bu tion or cit ies to climate change and global warmi ng on a global scalc, building adaptation now appears as the on ly rea li stic means o f reducing bu ildi ng related emiss ions by 38%. The 1,200 bu i lding program developed by the Cit y of Melbourne aims to adapt or retrofit 1,200 cent ra l business district (CBD) properti es before 2020 with sustainabi li ty meaSures as part of their po licy to become carbon ncutral by 2020. Thi s research undertakes an innovat ive approach by undertak ing a detai led exami nat ion of build ing adaprations in a globa l ci ty; then it is poss ible to identify the nature and ex tcnt or typical levels of adaptation, as well as determ ining the relationshi p between di f fercllI rypes o f adaptation and bu i ld ing att ri bu tes .

Th is paper addresses the qucst ion: ,vhat is fhe relatiollship between building adaplC/fioll eve"" classified as 'a/fera fialls and extensions' ill the CBD cllld building allribnfe.\·? Using the M elbourne CBD as a case study this research ana lysed 5,290 commercial bu ildi ng adaptat ion cvellis and the relationship with spcci fi c build ing characteristi cs from 1998 to 2008. T he incl usion or all adaptation even ts that occurred du ri ng th is peri od ensure thi s research is the most ex tensive and comprehensive ana lys is or this level of bu i lding adaptal' ion undertaken in Ausrrali a. T he outcomes of rh is research is applicab le on a globa l basis and relevant to urban cen tres where ex isting commercial bu i ldi ngs can become part of the solution to mit igate the impact climate change and enhance the city.

ERES 20 10 Wilki nson James and Reed.

Introduction

Arguably buildings contribu te arou nd hall' of all greenholl se gas emiss ions; Austra lian

orri ces alone account lor approx imate ly 12% or all greenhouse gas emiss ions. As

governme nt authorities seck ways of reducin g the co ntributioll or c iti es 10 c limate

chunge and global warming, building adaptation appears 10 offer the on ly realistic

means or reducing build ing rel ated emissions by 3R%. The 1,200 bu ilding program

developed by the City or Melbourne aims to adapt or retrori t 1,200 CBD properties

bel;)re 2020 with sustainabilit y measures as part oj' their policy to become c'arbon

neutral by 2020. Through an examination or building "daptations in the CllD it is

possible to iden ti ry the nature and extent ort'ypicallevcls oradaptation, as well as

determining the rel at ionship betwecn dil'i'crentt ypes or adaptation and buildi ng

amibutes. Accordingl y this paper addresses the rese arch ques tion: W/WI is Ihe II(f1l1re

oj'lhe relaliollshifls helll'eI' lI (0) /Jili/dillg (1I/II/JI(/fi!)11 ('I'{'/lls illlh" CUf) (,/lIssi(ieli liS

'ol/ern/iolls ({Ild ex/ ens/oils> (//1(/ (IJ) huilding (lffl'i/Jil/es?

The emphasis was placed on the nature or the relat ionships between prev iously

idcntiri ed building adaptation event s classed as 'alterations and extensions' in the

Melbourne CBI) between 1998 and 2008 and building adaptation attributes identified

in the literature as being im portant decision making (actors. PrevioLls studi es arc

rest ric ted w ith regards 10 the 10lal number of cases or buildings informing their

research. Thi s study overcomes thi s l imi tation as (;'w' ry building adaptation event in

the M elbournc CHI) lhat oCC UlTed betwecn 1998 and 2008 is invesl igated.

Facto!'s influencing building adaptatioll

For the purposcs or thi s resea rch the del'inilion or adaptation is: "oily ll'Ork to 0

build ing over and lIiJOI 'e Jnuilll ellllllce fo ch(fnge ;IS ClIpuC;ly • ./iuU;f;OIl or

peJj()rJJloll ce' ill other IFords, '({IIY ;lIfen'('rlfiOIl to mUllS!, r('/lse, or lIf}gr({de (/ hllildillg

to SlIi! new ('ondiliolls or r eqlfiremellls"( Douglas 2(06). Previous research identified

<Ind grouped factors under categories or econom ic. social , env ironmental,

technological , legal and physical (Wi lki nson et HI. 2009). To sum up key ractors 1'0 1'

example, Ball (2002) round the local econolllY contributes to adaptation , along w ith

building ullributcs such as age. physical conditi oll, heritage value, si;t.c (i.c. smaller

buil dings wcre morc marketable) and user dCllland (Fiallchini 2(07) . An earlier study

concl uded bu ilding qual ity and character \·vcrc dCICnl li nants of" sliccess ful adaptation

r:RI:S 2{) IO Wi l ki ll ~()n JaIlK' '- and Rl'~d. 2

.'

(Ball 1999). A later study founci accessibility to be a critical success factor, along with

layout and fl exibility for a ran ge of diffe rin g uses (Fiancilini 2007), whil st13arras

( 1996) f(lUnd a relationship betwcen age and obsolescence in London officcs.

Physical allributes impact on adaptation potentia l and should be considered in

decision- makin g. Gann and Barlow ( 1996) showed the techni cal issues in adapting

offices wcre building size and he ight , depth. strucwre, envelope anel cladding type,

internal space layout and access , services, acoustic separation and rirc safel Y. Other

attributes \Aicrc silc (e.g. car parking, ori entation, external Jl oise and external access),

size (e.g. floor are'l, hei ght, depth , floor shape, grid s, and noor to ce ili ng height),

s\rUClUrC (e.g. penclr:n ion for services) , envelope (e.g. claddin g and th ermal isslIes),

services (e,g. to Ill CC! 11 (:\\, usc req uiremellts). acoust ic separation (c.g. floors and

partitions, nilnking transmission ) and fire protection (e.g. I11C(\J1S of escape , brigade

access, detection and alarms, prevention of spread of flames) .

Location is an important crite ri on for adaptation, with older buildings occupying

primc locations (Ball 1999, 20(2). Elli son and Sayce (2007) noted that within the

paradigm of sli stainability, location can bc interpreted as access ibility to the

building' s user grollp and lranspon nodes such as rail and bus transport systems add

to thc desirabi li ty of a pl'OpCrly for adaptation. Table I summarises building

adaptalion auributcs idclllified in previolls research.

Table I Summary of building adaptatioll criteria,

_ .. _--_ .. _ .. _. __ ...... _ .. _ ..... - .-----.,.-.--".----"---... -,--.- .. -- .. ~,--.. ---.------------.-----~-.--•.. - ----,-. -~,

Adaptive reuse criteria for Relevant study

existing buildings ._ ---_._---_._--_._- ------._----------- _ . . _ ... __ .. --_ ._ ....... .. _._ .. ....... . _ .. .

Age (Barras and Clark 1996; Ball 20( 2) Ball , 2002:

l'ianchini 2007. --=--,.,-..,-------_._--j--,----,---..,.- ._-_._ - ----_ .. _ . .,....------,-.,---Condition Boyd et al. 1993; Isaacs (in Baird et al. ) 1996;

Swallow 1997; Snyder 2005 ; (Kersting 20(6) f-:-:---,--;-------- - --j--;::--::-::--:---;-::-:,7"-------- - -

l"leight Gann & Barlow 1996.

Dcptll Gann & Barlow 1996; Sl.arejko & Trocka ­

Lcscl.ynska 2007. I-=-.,-----,--.,.-~-----+--·-·--·-·---··------------j

Envelope and cladding Gann & Barlow 1996 . ......... _-_ .. __ ._ .. . _--_ ...... __ ._- -----'---- _._----. __ ._ ._---_ ... -_ .. .. ... _--.. ... - .. ..

ERI::S 20!() Wilkinson J;lInl'~ :Hld R..:ed . :)

Structure Gann & Barlow 1996; Kersting 2006 .. -

Building services Gann & Barlow 1996; Snyder 2005; Szare jko &

Trocka- LesCl.ynska 2007. - ---_._" ---- _._----- --.•. - -.- -.-- .------... ------- - .. ~

Internal layout Gann & Barlow 1996; Swallow 1997; Fiancilini

2007; Szarcjko & Trocka-Lcsczynska,2007 - ",-------, ._-- -_._-- - -- ._---_._._-

Flex ibili ty (for d iffering uses and Ga nn & Barlow 1996; Fianchini 2007

I'unctional eq uipment) --- - .-. .. --.. _" .. .- . _ •. ,- _ .•... _----_._;:--. Location Isaacs (in Baird et a I.) 1996; Bryson 1997 ; Ball

1999. 2002; (Reilloy and V ~1Il del' VonI'd! 2(06) - -

Heri tage Bail 2002;. Snyder, 2005. .....•...•.. - -- ... -----_. __ . ...... _ .. - . ......... _-_ •.. - .•.. - -:;:-................ _-- _ .. _ ...• _ ... -. -. ---_ .........•......... .. -----~.-.-..... --~-..

Size GlInn & Barlow 19%; Ball 2002. .

Access ibilit y Gann & Barlow 1996; Bal l 2002;. Snyder 2005;

Kerst i ng 2006; Rc. moy & vall der Voordt 2006:

Fianchini 2007 : Ellison and Sayce 2007.

Parking Sayce & Elli son 2007. --_ . .... _. -.---C haracte r / aest he tics Ball 1999.

.....• _--_ .... _- . __ ._,. __ . __ . __ . -Acollstic separation Gnnn & Barlow 1996.

... -User dema nd Ball 2002.

Site conditions Isaacs In Baird et al. 1996. " - '-"-"''"~ -.----.-..... ---"'~ ..• --.--.. -... -.-.-.-.~ .. - ,.-,.- - . "_ ..•. _,,.,--... - - - - _ ...... _".-_._._ ... ............ ... ,.--_ .. __ ... _ ...• ....... " ,._ .. __ ... ...

Research IllcUwc)oIogy

Prcviolls studi es ha ve ex amined the cri ICria I'DI' bui lding adaptation , where rcsca n.: he rs

overwhelmingly adopted a case study approach based on in-depth <111"lysis or a

limi tcd number 01' cases (A ustin 1988; Barra s and Clark 1996: OhcJl)cng 1996. ;

Blakstad 200 1; Hcat h 2001; Ball 2002: Kincaid 2002 ; Kucik 2004 : Arge 2(0);

Reilloy and van der Voordt 2(07). From these studics the adaptati on criteria have

been idcntincd , Iwwc"e r this rcsearch approach is l'undal1lcntally di rre rcni rrom this

poinL The resea rch was ulH.lcrtakcn in two stages. S tage one eX ilm ined adaptil t ion

criteria whi eh I'ormed th e fie lds for th e huilding attribuie database, where stage two

analysed the re lationsh ip between the adaplioll criteria and the adaptive reuse or th e

building.

I ':I{! :S 2010 Wi lkinson JalllL' ~ <Inti I {~·.:d. 4

For this research a building attribute database of commercial buildings in the

Melbourne CBI) was assembled and populated from numerous sources including the

Cityscope database (RPDma 2(08), Ihe PR1SM database prod uced by the SlUte

Government of ViclOria 's Department of Suslainabilily and l:, nvironmcnl (DSE 20(8)

and through commercial dala produced by Ihe Propert y Council of Australia (PCA

2007; PCA 200g). Building adaptalion evenls were eXlracted from building permits

received by the Building Comm iss ion in Victoria . Empirical data was gathered by

visual building surveys. The buildin~ attribute database included va riables li sted in

!ahk 2, which have been catego ri sed 'as physical, soc ial . legal , economic and

environmental characteri stics or atlribulcs of adaptation. The risk of' an

unrepresentat ive sample was ~ l vo idcd through the adoption or a census approach. As

Ihis resea rch exa mi nes all building adap"'tion ew nlS in Ihe Melbou rne C13D bel wee n

1999 and 2008, 13,222 bui lding adaplat ions was contained in the d,"abasc complied

for the study.

A preliminary \:Isk was to define th e geographic area for the study. Thi s research

sought 10 in vest igate acti vity in a well developed, mature comll1ercial market. The

cenlral business district (CHD) was the first area laid mil in Melbourne in 1834, it has

been continuously occupicd and is the 1110st malUre property markel in Victoria . The

CHI) area used in thi s research is the orginiai grid laid Ollt by a surveyor named

·Hoddlc' . The Slreets within the Cll!) area for Ihi s research arc as Flinders Sirect

(so ulhern boundary), Spencer Su·cct (western boundary). Spring Sirect (eastern

boundary) and La Trobe Street (nor1hcrn boundary).

Principal Component Analysis (PCA).

peA is a reliable, proven method or hi ghlighti ng dimensions in cross sectional data

(llorvmh 19(4) witb the capaeilY to uncover, discnlangic ami summmise p,"tcrns of

COITclalion within a data SCI (Heikkila 19(2). peA co ndenses information contained

in a number of' original variables into a smaller set of new composi te factors with a

minimum loss of informat ion (I-Iairet al. 19(5) and was used 10 rcduce the

dimensionalil y of ollice building allribulc dal:1 re1:lI ing 10 adaptalion in the CBD

between 1998 and 200S. The initial step is 10 enter all Ihe variab les in lo the PCA to

produce a smaller numbcr of components. The next deci sion is based on Ihe actual

number or factors 10 retain and (hi s deci sion was based on the Kai ser criterion where

n~ES :!OIO W ilkin son Jaml's and Reed .

Conclusions

There arc Iwo primary findings rrom Ihe peA. Firslly rhc rcsulls revcallhrec dclined

and readily inlcrprcled faclors (Iable 4). Secondly Ihe initial rinding frOJl1lhi s

'alleral ions and cXlensions' adapilirions (level 4) analysis is thallhe PCA has

corre lated variables thai previous studies identiricd as being separate and distinct

(Il lakslad 200 1; I<ucik 2004; Arge 20(5) which indicales thallhe rclalionship

bClween build ing adaptation and building allribulcs is more complex Ihan previously

considercd. Specifica ll y Ihc PCA has confirlllcdlhc following ;

• 'rhcrc arc distinct levels or cOlllmerc ial o ffice huilding a~IHpl(l l i on in the

Melhourne CHI) ra nging from minor 10 major \:\.Iorks.

• Most adaptati ons me in the fo rm or 'alterations and extension s' atl<lplalions

( leve l 4) , the most extensive type or adaptation prior 10 demolition works .. llltl

reconstruct i 011.

• Physical building and size attributes arc the most important building

characlerislics in 'alteralions anci exlensions' adaplations (level 4).

• Building appearance or aest hetics is more important in level 4 adaptation than

olher Iypcs or adaplalion.

• Building "u"lil y (peA Grade) is an ill1porlan l allribule in 'a li cral ions and

eXlcns ions' adapl'li ions (level 4).

e The (kgrec of attachment 10 olher huildings (site boundaries) is .. In important

variable ill 'alleraliolls and c.xlcnsions · adaplaLiolls (le.vcl 4).

• 1;:1001" area inJ'luenccs the amollnt oj' adaptation undertaken at leve l 4.

• The number or entry :lIld ('xi i points highly influences 'alterations and

c.xlcllsiolls' adaplaliolls (Icvd 4).

• 'ro a lesser extent building width is important and is associated with local ion

or vc nical services and propert y location.

• Building age is assoc iated ,"vith histori c li st ing in -alterations and ex tens ions'

adaplalions (Ievcl 4).

No other research has investigated slich i.l largc number or evellls in ~!lly geograph ical

arca. ill clTce! providing <l census lHlalys is o /" all evcnts \vhich occurred during a

(!celtic or activity.

10

The research questiuns have been answered wilh a high degree or delail and

discuss ion and Ihe i mporlancc uf a relali vel y small nUlllber or building allribu lcs has

been found 10 influence adaplalion 10 a hi gh degree, some 73.98% or adaplali on is

explained by Iwelve allribules. 'fhe Ill osl influent ial variables or bui ldi ng allribulcs

alTeeling 'alterations and extensions' (ldaplal iom; arc; physical/ size (height , Cross

Floor Area, PCA Grade, sile bnundaries , Iypica l floor area and sile access), followed

by land characte ri st ics (street ['millage, verli cal serv ices location and property

local ion) and laslly by Ihe soc ial allribules (hi sloric lisling, age and aeslheli cs).

I\nolhcr major finding is that allribtl lL'S prc'viollsl y considered inf"lucntial have been

found 10 have l imited influence on ad:lpl al io ll cvelll s in Ih is slUdy. These findings

hegin to place important pans o f' Ihe adapulliolljigs:lw ill pl ace. Through the enhanced

und erstanding or the p <'lll c rn or cOJlllllerci al build ing. adaptil tion. it is poss ible 10

strategically plan and target poli cy milking to optimise efforts to deliver the JWYr,

reductions in building related grecnhouse gas emissions and the objeclives ()/' Ihe 1200

buildings program.

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