Urban renewal
The pandemic has led to a shift in working patterns that, despite the encouragement of business and government alike, would appear deep-rooted and difficult to change. Technological advancements and the experience of lockdown has proved that, in many industries and roles, working from home is not only possible but beneficial, for companies and individuals.
In August 2022 there was 31 million sq. ft. of available office space in London, the highest level for 15 years, with other regional UK cities were also impacted. Subsequently, the discussion regarding occupier demand for office space has become a hot topic, particularly when nuanced with the changes in demand for the type of space and the level of amenities required. Such discussion makes consideration of repurposing office buildings a key aspect of any deliberation in determining the most appropriate use for current office assets.
Together with our sister architecture and design business Benoy, we explore the options available:
Planning
Any opportunity for change of use immediately runs into an assessment of what planning regulations will allow. Whilst government policy has generally aimed to promote flexibility in planning to support the future vibrancy of the UK's town's and city centres, there are key steps and processes that need to be cleared in order to determine whether a change of use is even possible.
Whilst the best environments are composed of a cleverly constructed cocktail of commercial, residential, hotel, leisure, retail, civic and cultural components, this does not mean that a single asset can play all of these roles equally. Though often scapegoated, planning offers key protections in the development of areas and, if nothing else, typically adds a timing element that allows for consideration of best practice and outcome.
Community
Conversion of office buildings to residential units must consider the potential impact on the surrounding community. Concerns about population density, traffic, property values, and parking can be addressed through careful assessment and communication with key stakeholders.
Fit
Converting office buildings to residential units presents a challenge due to the physical layout of existing buildings, particularly in deep-plan buildings, requiring innovative problem-solving. In addition to adding walls, windows, and plumbing, there are many creative ways to transform office buildings into inviting residential spaces.
By thinking of the building as "Swiss cheese", spaces can be carved out for courtyards, balconies, terraces, and light wells that bring natural light and fresh air into the building. These design solutions not only enhance the liveability of the space but also add a unique architectural flair that makes the building stand out.
Meeting the ground
Activating the ground level of a former office building converted to residential use is a crucial factor to consider. Introducing neighbourhood retail and food & beverage options is a natural part of creating a new community. In addition, incorporating community spaces, cultural and educational facilities, and event spaces can significantly enhance the success of conversion to residential use.
Perhaps the biggest opportunity for clever design intervention is in developing strategies for ground floor residential units in dense urban locations. Designing ground floor residential units that can allow residents a sense of privacy while at the same time contributing to a vital and active urban realm is both difficult but also possible, helping solve a consistent issue where demand from commercial occupiers simply does not exist.
The embodied carbon challenge
Repurposing existing buildings presents a tremendous opportunity to create sustainable and vibrant communities. While constructing new energy-efficient buildings may be necessary in some cases, our joint belief is we must strive to give unoccupied office buildings a second chance to shine whenever possible. The goal is to revitalise our cities and communities, and we believe that finding new purposes for buildings is a challenge worth embracing. With creativity and innovation, we can transform these structures into beautiful and functional spaces that benefit both the environment and the people who live and work in them.
How we can help
Every location, investor and audience is different. Therefore, in order to determine the uses that have the greatest potential to drive value, a robust assessment of the factors that will drive commercial performance and commercial decision-making must be undertaken. Such analysis must include:
Stakeholder priorities – what are investors, local councils, residents hoping to achieve?
Commercial opportunity – what does a location’s blend of geography, audience, environment and existing provision present in ways of opportunity for retail, leisure, food & beverage, office space, residential and more?
Commercial performance – how could the performance of provision be maximised, through identifying the optimal quantum of provision, appropriate uses, suitable brands, quality environment and effective marketing to reach target users?
Pragma utilises a range of data, techniques, relationships and experience to help research and answer these key questions. And through working with our sister brands Benoy, Holmes Wood and Uncommon Land, we can provide the comprehensive data-led design services to deliver mixed-use development from concept to delivery.
Andrew McVicker