The Good
Universities
Guide
  • Courses
  • Institutions
  • Careers
  • Ratings
  • Scholarships
  • Events
  • Study Info
  • Edu Blogs
  • Login
  • Compare
  1. Home
  2. Education Blog
  3. Guest
  4. To adapt or not adapt?

To adapt or not adapt?

To adapt or not adapt?

VCA, University of Melbourne, Student break-out spaces created in quirky corners

By Virginia Ross, Williams Ross Architects

Most universities alter and adapt existing buildings for new uses rather than undertake expensive new construction. Campus sites are often limited, consent processes take time and major construction is financially risky.

However, adaptive reuse of existing buildings can also be risky due to the unknown state of the underlying building. Cost rates for renovation are higher than new builds — and risk allowances are often double: typically, 5% on a new build project versus 10% for renovation, especially with older buildings.

Regulatory upgrades on older buildings are increasingly onerous, with issues around disability and universal access, fire protection, egress requirements, health and safety and sometimes heritage constraints all impacting on not only the cost, but the functional benefit that can be achieved in the reworked building.

So when and how should one decide to adapt, instead of demolishing and building anew?

Early planning, investigation and analysis, weighing up pros and cons of redevelopment options is fundamental to informing these decisions. The key questions are:

  • Can the new uses be effectively housed in the building in ways that support teaching and learning mission and values without major functional compromise?
  • Can regulatory upgrades be effectively achieved without limiting use, occupancy, etc?
  • How does redevelopment cost compare with a new build project delivering optimum functionality and objectives?
  • Sometimes: what benefit would re-use bring, such as contributing to sustainability, heritage preservation and so on, that might offset other limitations?

In simple cases, once the project brief has been defined, concept planning options showing how the new uses could be accommodated, informed by early cost plans will quickly show whether renovation stacks up against a new build, assuming this is a viable alternative.

On ‘tricky’ buildings this analysis may need to dig further into potential limitations that could have significant usage or cost implications. Sometimes the most limiting factors are not immediately obvious and surprising.

For the Victorian College of the Arts (University of Melbourne), we were asked to investigate the Theatres Building to increase its occupancy enabling more programs, staff and students to be housed. Its permitted occupancy was quite low and there were rumours of structural floor loading limits. Built in 2004, expensive ground conditions soaked up funds, with last-minute reductions in scope during construction — and these came back to bite.

It’s a quirky building with an eccentric layout, multi-storey voids and poor functionality: teaching studios with the greatest use are on the top level, forcing people up and down constantly. Designed by Edmond and Corrigan architects, the university was concerned about making modifications to a building by such respected architects.

Investigation required thoughtful regulatory assessment, structural and fire engineering to define the actual constraints. Structural limits were confirmed, mostly in the studios’ roof structure, limiting the weight of theatrical technology that could be inserted to modernise their T&L capabilities.

But the main occupancy limit were the few paths and widths of evacuation revealed by regulatory and fire engineering analysis. Once understood, the team could develop strategies to improve egress pathways (widen or shorten existing routes, add new routes) in concept designs that also integrated the new functional program objectives.

VCA, University of Melbourne, New costume workshops in a former unused student common

The approved plans accommodated new uses freeing up other buildings, renovated T&L, student and staff spaces and retained expansion opportunities in a three-stage renovation built over consecutive summers while keeping the building operational for most of the academic year.

The complex $6m renovation significantly expanded use and occupancy, preserved architectural heritage, gave it a new lease of life, and cost substantially less than a potentially controversial redevelopment.

Win-win — after a fair bit of head-scratching.

Related blogs

5 car-buying truths for newly licensed drivers


31 Mar 2021

read more

A greater degree of difference


25 Jun 2021

read more

Is Education still a good career niche in the age of COVID-19?


31 Mar 2021

read more

Categories
  • Guest 21
  • Rankings 37
  • Student stories 41
  • Tertiary study 87
  • After graduation 30
  • Education news 55
  • Career guidance 58
Tags
Williams Ross ArchitectsGuestArchitecture

Become a member

Already a member? LoginForgot password?

Join the conversation

Search Universities

  • Universities in ACT
  • Universities in NSW
  • Universities in QLD
  • Universities in SA and NT
  • Universities in TAS
  • Universities in VIC
  • Universities in WA

Search TAFE Institutes

  • TAFEs in ACT
  • TAFEs in NSW
  • TAFEs in QLD
  • TAFEs in SA and NT
  • TAFEs in TAS
  • TAFEs in VIC
  • TAFEs in WA

Search by Field of Work

  • Architecture, Building and Planning
  • Create Arts and Design
  • Business
  • Computing and ICT
  • Education
  • Engineering and Technical
  • Health and Community Services
  • Hospitality and Tourism
© 2022 Good Universities Guide
Glossary | Terms and Conditions | Privacy Policy
Good Education GropuAbout | Media coverage | Contact | Bookshop
Good Universities GuideGood MBA GuideGood Schools GuideStudies in Australiaدراسات في استرالياEducar AustraliaUniversitas Australiđại học úcEducacaona AustraliaCoursen Australie澳大利亚的课程Australian Career ServicesGood Careers GuideACIRGOOD eDIGITALGEM 360 Virtual Tours