Samenvatting
Architectural obsolescence occurs when the value of buildings diminishes substantially for reasons that are unrelated to their structural integrity, but rather due to external factors. As a result, buildings are either demolished or renovated, which has a significant impact on the built environment: it leads to a substantial increase in construction and demolition waste and alters the appearance and heritage of the built landscape. Office buildings are particularly susceptible to obsolescence, given their relatively short lifespans. Despite its occurrence in Brussels, obsolescence in this context is rarely studied in a thorough scientific manner.In this thesis, the concept of obsolescence is studied for the first time in-depth for an office district in the city, focusing specifically on the Leopold Quarter. Originally founded in 1837 for the Brussels bourgeoisie, the district underwent an extensive transformation into an office area between 1950 and 1980. As the largest and most concentrated office neighbourhood in the city, the Leopold Quarter experiences significant impacts from continuous cycles of redevelopment.
The research question guiding the research is “How does obsolescence influence the redevelopment of office buildings constructed after 1944 in the Leopold Quarter?”
In order to better understand the different cycles of redevelopment an analysis is performed at two different scales. On the scale of the neighbourhood the cycles are mapped through comparing aerial photos and building permits between 1944 and 2022. The analysis of aerial photos and the comparison of buildings before and after an intervention allowed to identify five distinct different types of redevelopment. This quantitative analysis on the scale of the neighbourhood is supplemented by a qualitative analysis of individual buildings. The consultation of archive material (including building permits) and literature research revealed the justifications for demolition used by developers and architects as well as their relation to the architecture of the buildings.
Abstract
The analysis on two different scales resulted in a better understanding of the influence of obsolescence on the office buildings in the neighbourhood. A total of 360 building sites have been developed since 1944, which corresponds to 78% of the built surface, 51% of this has been redeveloped. Four buildings (corresponding to 1,6%) were already redeveloped two times in the researched period. Notably, the interventions occur when buildings reach progressively older ages as time passes. In almost all cases the site housed offices after each of these interventions. By looking into the six buildings that were selected for in-depth research, it was found that the decisions leading to the interventions were mainly influenced by the estimated financial costs and the gains that the new project can generate. Demolition waste was not taken into account. Complete demolition was chosen in 50% of cases when only specific parts of the buildings were considered obsolete, as renovation was deemed less financially advantageous. Additionally, the analysis demonstrated that technical factors can influence the feasibility of preserving different layers of a building. In terms of heritage, the value of post-war offices is not or rarely recognized, although it seems to have improved in the late 2010s.
Overall, the analysis provides valuable insights into the qualitative significance of obsolescence, the types of interventions resulting from it, the average age of buildings, and the programmes requiring interventions, among other factors. This understanding can help to design policy that actively encourages a more sustainable model for redevelopment into the future.
| Datum prijs | jun. 2023 |
|---|---|
| Originele taal | English |
| Begeleider | Stephanie Van de Voorde (Promotor), Ine Wouters (Promotor) & Louise Huba (Advisor) |
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