Transformatie van een gebouw vindt plaats als een of meerdere actoren vinden dat het gebouw voldoende waarde en kwaliteit heeft om in de toekomst nieuw gebruik te huisvesten. De drijfveren voor transformatie zijn zowel maatschappelijk als financieel en functioneel van aard. Een voorbeeld van maatschappelijke drijfveren is de vraag naar binnenstedelijk wonen en het overheidsbeleid dat deze interesse versterkt, zoals de ladder voor duurzame verstedelijking (Ministerie van Infrastructuur en Waterstaat 2017). Na periodes van leegstand en verwaarlozing kan transformatie duurzame stedelijke intensivering bevorderen (Bryson 1997). In Nederland en internationaal is hergebruik van overtollige kantoorgebouwen een belangrijke drijfveer, bijvoorbeeld door de vraag naar woningen en een verouderde kantorenvoorraad in oudere kantorenwijken (Clifford et al. 2019; Remøy 2010). Tijdelijke transformatie wordt ook ingezet om tijdelijke woningen te creëren, bijvoorbeeld voor studenten en vluchtelingen. Daarnaast wordt tijdelijke transformatie vaak ingezet als strategie om gebiedstransformaties op gang te brengen (Wilkinson et al. 2021; Mazzarella et al. 2022). Transformatie levert vaak indirecte waarde op in de vorm van waardestijging van vastgoed rondom een getransformeerd gebouw. Dit roept de vraag op: wie profiteert en wie betaalt? In dit hoofdstuk worden de waardeaspecten van transformatie uiteengezet, met een focus op transformatie van erfgoed.@en

Purpose
Circular building adaptability (CBA) in adaptive reuse – building transformation – projects can facilitate a resource-efficient and futureproof redevelopment of the built environment. However, there has been a lack of practical tools that guide practitioners on how to foster CBA in adaptive reuse. Therefore, this study aims to collaboratively develop a guiding framework for CBA in adaptive reuse (CBA-AR) projects in general. The CBA-AR framework is a descriptive and content-oriented synthesis mapping a series of strategies to the CBA determinants alongside their enablers and inhibitors.

Design/methodology/approach
A participatory research-oriented approach was followed. First, an archival research was conducted to develop the CBA-AR framework based on literature review and case studies. Second, two co-creation workshops, triangulated with structured interviews, were conducted to validate and expand the framework.

Findings
The first version of the CBA-AR framework comprises 30 CBA strategies. It also brings seven enablers and six inhibitors together with the 30 CBA strategies. The outcomes of the participatory approach contributed to refining and expanding the framework. The final of the CBA-AR framework version comprises CBA 33 strategies. This version brings 10 enablers and 7 inhibitors together with the 33 strategies.

Practical implications
This framework can be used as a guiding and reporting instrument by designers and property developers while transforming vacant or obsolete properties in the Netherlands. Policy makers can refer to this framework and amend adaptive reuse legislation.

Originality/value
The CBA-AR framework can introduce a transformative change in theory and practice, as it is based on theoretical, empirical and participatory research.@en

Om het woningtekort op te lossen moeten er jaarlijks zo’n 90.000 nieuwbouwwoningen aan het woningbestand worden toegevoegd. Transformatie van leegstaande gebouwen en herbestemming naar woningen draagt bij aan de oplossing hiervoor. De maatschappij stelt hogere eisen aan duurzaamheid dan voorheen, en stelt randvoorwaarden zoals lager energieverbruik, beter omgaan met bouwmaterialen en minder afval genereren. Transformatie voldoet aan deze duurzaamheidseisen. In de transitie naar een circulaire economie is er meer aandacht voor hergebruik van bouwcomponenten en materialen. Dit is iets wat steeds vaker gebeurt, maar wat nog niet algemeen is. Voor de financiële crisis van 2008 kwam transformatie minder vaak voor. Leegstaande gebouwen werden vaak gesloopt in plaats van getransformeerd. Tegenwoordig zijn volledige nieuwbouwprojecten eerder uitzondering dan regel, en de verschuiving naar herbestemming weerspiegelt dan ook de veranderde maatschappelijke eisen.@en

Purpose
This study examines the relationship between environmental building certification Building Research Establishment Environmental Assessment Method (BREEAM-NL) and office rents in the Dutch office market.

Design/methodology/approach
A hedonic price model was used to assess the impact of BREEAM certification on office rents. The study is based on 4,355 rent transactions in the period 2015 to mid-2022, in which 331 transactions took place in certified office buildings and 4,024 transactions in non-certified office buildings.

Findings
The results provide empirical evidence on quantitative economic benefits of BREEAM-certified offices in the Netherlands. After controlling for all important office rent determinants, the results show a rental premium for certified office buildings of 10.3% on average. The green premiums highly differ across submarkets and vary between 5.1 and 12.6% in the five largest Dutch cities. Additionally, the results show significant positive correlation between BREEAM-NL label score and rents, whereby better performing buildings generally command higher rents.

Originality/value
The study contributes to the current literature on green building economics by providing, as one of the first, empirical evidence on the existence of financial benefits for BREEAM-certified office buildings in the Dutch office market.@en

De woningmarkt is sinds het einde van de economische recessie in 2014 sterk verkrapt en heeft zich de afgelopen jaren ontwikkeld tot een aanbiedersmarkt. Hierbij is er een tekort aan woningen in verschillende categorieën. De vraag is of naast nieuwbouw en een betere inzet van de bestaande woningvoorraad ook transformatie van bestaande gebouwen een oplossing kan bieden om het huidige woningtekort terug te dringen. Dit hoofdstuk staat allereerst stil bij de vraag-aanbodverhoudingen op de woningmarkt. Aansluitend hierop worden marktaspecten van transformatie toegelicht. Tot slot volgt een reflectie op voorwaarden vanuit de markt voor succesvol transformeren van leegstaand vastgoed tot woningen.@en

Despite the significant growth of the literature on adaptive reuse, little is known about the specific criteria unfolding throughout the different phases of the adaptive reuse decision-making process. To address this gap this paper aims to provide a comprehensive, state-of-the-art overview of the decision criteria for adaptive reuse throughout the adaptive reuse process. Through an integrative literature review with a systematic search strategy, three phases are substantiated: pre-project phase, preparation phase, and post-completion phase. This paper finds that despite the similarities between the different phases, with a predominant repetition of economic and architectural categories, more specific environmental decision criteria are still overlooked. The findings underscore the necessity for additional research on circularity within the adaptive reuse process, emphasizing the significance of the often overlooked implementation phase, crucial for practices like disassembly. By offering a novel process perspective on AR decision-making, this study contributes to the growing discourse on adaptive reuse and provides a basis for further enhancement of AR decision-making frameworks.

@en

Over the past two decades, research promoting a sustainable built environment has pioneered new horizons to accelerate the transition to a circular economy. Yet, these efforts are suffering from a significant theory-practice divide. This article offers three interconnected research themes to bridge this gap: 1. Distinguishing circularity practices across spatial and time scales; 2. Redesigning the value of design and its process; and 3. Learning from sister transitions for acceleration.@en

Sinds 2005 heeft de Rijksoverheid de transformatie van bestaande gebouwen op de agenda staan. In die tijd werd namelijk duidelijk dat de kantorenleegstand was opgelopen tot problematische proporties, en liep tegelijkertijd de woningbouwproductie achter op de beleidsdoelstelling. De productie van woningen door transformatie werd voor het eerst in diverse beleidsnotities onderschreven. Enerzijds om de woningproductie te verhogen, anderzijds om verloedering en leegstand in steden tegen te gaan. Een duurzame transformatie van gebouwen is bovendien een strategie die bijvoorbeeld sociaal-demografische veranderingen opvangt, de economische basis van steden ondersteunt en de stedelijke kwaliteit verbetert. In 2022 werd door minister Hugo de Jonge van Binnenlandse Zaken en Koninkrijksrelaties het doel geformuleerd om jaarlijks 15.000 woningen te realiseren door transformatie (zie ‘1. De markt voor transformatie naar woningen’). Om de doelstellingen te behalen, is ook een hervorming van vastgoedmarkten nodig, waarbij instellingen en organisaties de voorkeur geven aan transformatie boven sloop en nieuwbouw. Dit vereist echter het gebruik van publieke beleidsinstrumenten die aansluiten bij de veranderende eisen van de vastgoedmarkt en de behoeften van marktactoren. Dit hoofdstuk illustreert dat om bestaand vastgoed te transformeren naar woningen een effectieve mix van beleidsinstrumenten en activiteiten vereist is die is afgestemd op de marktbehoeften op zowel stedelijk als lokaal niveau. Achtereenvolgens wordt het overheidsbeleid ten aanzien van de transformatie naar wonen uiteengezet en gecategoriseerd teneinde een beeld te schetsen van de veelheid en mogelijke effectiviteit van dat beleid.@en

It is recommended to integrate specific management competencies in academic education to support the transition towards environmentally sustainable practices, particularly in the construction and real estate sector. This paper explores how architectural management education can integrate environmental sustainability within its current university programmes. In recent years TU Delft explored and experimented with various education initiatives to bring forward environmental sustainability knowledge and to connect with policy, societal and industry practices. This paper describes what we learned from both bottom-up and top-down initiatives implementing environmental sustainability in construction and real estate management education. Bottom-up educational initiatives show that knowledge about transition policies, stakeholder experiences, business models and management practices from a European perspective can help students across the globe to apply knowledge into their local context, reflecting on the overarching management principals across stakeholders, institutions, academic disciplines and cultures. Top-down initiatives show that the university has a vision on integrating sustainability in its curriculum, but that integrating environmental sustainability in construction and real estate management education is still challenging. Adapting the academic curriculum to integrate building and portfolio responses to environmental challenges might be a way forward and the experiences from numerous elective courses and educational initiatives can be a basis to identify the development of a future standard curriculum.@en

Purpose: The application of circular building adaptability (CBA) in adaptive reuse becomes an effective action for resource efficiency, long-lasting usability of the built environment and the sped-up transition to a circular economy (CE). This paper aims to explore to which extent CBA-related strategies are applied in adaptive reuse projects, considering enablers and obstacles. Design/methodology/approach: A stepwise theory-practice-oriented approach was followed. Multiple-case studies of five circular adaptive reuse projects in The Netherlands were investigated, using archival research and in-depth interviews. A cross-case analysis of the findings was deductively conducted, to find and replicate common patterns. Findings: The study revealed that configuration flexibility, product dismantlability and material reversibility were applied across the case studies, whereas functional convertibility and building maintainability were less applied. Low cost of material reuse, collaboration among team members and organisational motivation were frequently observed enabling factors. Lack of information, technical complexities, lack of circularity expertise and infeasibility of innovative circular solutions were frequently observed obstacles to applying CBA. Practical implications: This paper provides practitioners with a set of CBA strategies that have been applied in the real world, facilitating the application of CBA in future adaptive reuse projects. Moreover, this set of strategies provides policymakers with tools for developing supportive regulations or amending existing regulations for facilitating CE through adaptive reuse. Originality/value: This study provides empirical evidence on the application of CBA in different real-life contexts. It provides scholars and practitioners with a starting point for further developing guiding or decision-making tools for CBA in adaptive reuse.

@en

Population growth, market volatility, building obsolescence and property vacancy are triggers for adaptive reuse. Thus, adaptive reuse is an investable practice that needs to be facilitated by the means of adaptable design. Furthermore, adaptive reuse aligns with the principles of circular economy (CE), as it promotes the reuse of buildings and their longevity; thereby, reducing the need for new materials. In this regard, promoting the so-called circular building adaptability (CBA) in adaptive reuse could provide different benefits to the built environment, including long-lasting functionality and material reversibility. However, no guiding tool has been developed yet to practically guide practitioners on how to promote CBA in adaptive reuse. Therefore, this study aims to develop a guiding framework for CBA in adaptive reuse. First, a content-wise guiding framework was synthesized based on lessons learned from the relevant literature and case studies. The framework brings together a series of passive, active and operational strategies alongside their enabling and inhibiting factors. Second, a co-creation workshop was conducted and triangulated with three interviews to validate and expand the defined strategies. Based on the findings of this participatory approach, the developed framework encompasses 33 strategies. This framework can be seen as a legitimate and informative tool for practitioners, as it was constructed based on acquiring knowledge from theoretical research, empirical research and participatory research. @en

Purpose – The Delft University of Technology adapted their sustainable mission and wants to apply it also to the corporate real estate management. To allow decision making based upon a more integral approach in a long term perspective a choice is made for total cost of ownership. The benevolent project managers, asset managers, facility managers and financial account managers then ask for data, where they actually need a compass to interpret that data. The purpose of this paper is to find that compass. Design/methodology/approach – A theory-practice oriented approach is followed. Literature review is conducted to identify the need for a new economy that distances itself from the outdated neo-liberal models and gives space to a material-driven circular economy on the one hand and the more pragmatic life-cycle cost (total cost of ownership) approach on the other. Findings – It seems that the donut economy offers the compass that the practice currently needs. It offers scope for making assumptions in a period in which people know which way things are going and at the same time want to have 'hard data'. Quality/value – The study has the potential to support the university real estate management in its aim to meet their sustainable mission and to set a general approach. It will contribute to a larger research on this topic.@en

Whilst adaptive reuse is often applied with good outcomes, we are also faced with projects that have not achieved the desired results. There is little insight into why some projects succeed and others fail, or even what constitutes “success” at all – due in part to the intangibility of the word “success” and unsettled definitions and synonyms of “adaptive reuse. Accordingly, this paper seeks to answer the question: What are the factors that can be used to assess the success of heritage adaptive reuse projects? This study is framed as a systematic literature review of relevant articles published or in press. The methodology is based on using a PRISMA diagram to address a number of papers that are screened in each step of the diagram: identification, screening, eligibility and included. The literature review process started with 731 in the first step and ends with the final results of 72 papers. The results are classified into ten categories of success factors: architectural, structural, socio-cultural, economic, environmental, energy, authenticity, legal, management and functional factors. Together, these provide a comprehensive understanding of factors that affect the success of adaptive reuse as a strategy to regenerate heritage buildings. This insight facilitates adaptive reuse strategies for designers, architects and real estate developers.

@en

Purpose: Commercial real estate (CRE) indicators typically include asset deals and exclude share deals. This study aims to explore the phenomenon of real estate share deals and assess whether omitting these transactions results in indicators that do not accurately reflect the market. Design/methodology/approach: Various registers in the Netherlands were used to estimate transaction volumes, total values and price developments of both share and asset deals. Share deals are company transfers and its transactions cover more than real estate. To estimate the contribution of real estate in share deals, valuations were used. Findings: In the Netherlands, share deals are most prominent for rental dwellings. Adding share deals to volume and value indicators seems required. In price development estimates, significant differences were found for dwellings between share and asset deals. Price indices should, therefore, also include share deals, but in practice this is difficult and has little impact on the outcomes due to the low weight of share deals. Research limitations/implications: Legislation has a major impact on choosing a share or asset deal. The significance of share deals is expected to vary amongst countries. Performing similar research in other countries will contribute in harmonising real estate indicators. Practical implications: Statistical agencies face many challenges in the construction of CRE indicators. This study provides statisticians knowledge that can be used to evaluate possible data gaps. Originality/value: This is the first study to estimate indicators of real estate share deals and compare these to asset deal indicators.

@en

Current adaptation theory tends to consider individual buildings or the city level, which cannot address decisions related to masterplan developments on large brownfield sites. This paper investigates the drivers for building demolition or retention and adaptation decisions at the masterplan scale. Expert interviews and three case studies are used to explore how and why decisions to demolish, or to retain and adapt, are made at this scale. The research compared three different geopolitical contexts: Cambridge in the UK; Eindhoven in the Netherlands; and Sydney in Australia. Additional factors and complexities that should be considered at the masterplan scale are identified. The theoretical underpinnings of urban development processes are used to explain these complexities in relation to four existing models and demonstrate that no one model is adequate to describe the interactions. With increasing awareness of climate change impacts, it is critical that demolition decisions on masterplan developments are reviewed in the light of retaining carbon as well as heritage.

@en

Purpose: Adaptability is an inherent quality in building circularity, as adaptability can physically facilitate the reversibility of materials in a closed-reversible chain, also called “loops”. Nevertheless, positioning adaptability in circularity-oriented models could overlook some of the contextual considerations that contribute to the utility for the built environment. This paper reconceptualises building adaptability to incorporate circularity, in order to facilitate for the resource loops whilst preserving the long-lasting functionality in buildings. Design/methodology/approach: An integrative literature review on adaptability and circularity of buildings was conducted using systematic search approach. From the initial database of 4631 publications, 104 publications were included for the final analysis. A comparative analysis of definitions and determinants of both concepts was conducted to reconceptualise circular building adaptability. Findings: The findings of the literature study show that incorporating circularity and adaptability is possible through 10 design and operation determinants, namely configuration flexibility, product dismantlability, asset multi-usability, design regularity, functional convertibility, material reversibility, building maintainability, resource recovery, volume scalability, and asset refit-ability. The study concludes that considering the defined determinants in a holistic manner could simultaneously facilitate: building resilience to contextual changes, creation of asset value, and elimination of waste generation. Originality/value: This paper expands the relevant bodies of literature by providing a novel way of perceiving building adaptability, incorporating circularity. The practical value of this paper lies in the discussion of potential strategies that can be proactively or reactively employed to operationalise circular building adaptability.

@en

A shift towards a more Circular Economy is, in many policies, seen as crucial to achieving a more sustainable and inclusive built environment that meets future demands. In the last decade, the European Commission’s research funding has supported numerous initiatives aiming to reduce waste generation through shifts towards Circular Economy approaches. Many cities and regions followed and started to develop circular economy strategies, action plans and circularity monitors. The difficulties and challenges of implementing a seemingly simple concept are mainly to narrow, slow down and close materials streams and thereby reduce our dependency on raw material input. Europe’s geopolitical dependency on resource-rich countries has become very apparent during the last years. In this article, we identify some of those challenges and propose potential ways forward. @en

Purpose: This paper highlights the criteria that affect the success of adaptive reuse strategy as one of the recent strategies which is implemented to regenerate heritage buildings globally. Despite the fact that there is a noticeable improvement in this field, we are still facing projects that have not achieved the desired result of adaptation. Accordingly, the paper seeks to answer the questions what are the criteria that lead to the successful adaptive reuse projects? Or how can we best adapt heritage buildings to assure the success of the conversion process? Design methodology/approach: This study is framed by a systematic literature review of relevant articles published or in press. The methodology is based on using a PRISMA diagram to address the number of articles which are screened in each step of Identification, Screening, Eligibility and Included. First the reviewed articles are selected by applying inclusion criteria in the titles, abstracts and key words and in the next step,selected articles from the first review are ready for the final evalution. Research limitations/implications: The limitations of this study are defined in urban scale and urbanism due to the broad area this research is limited in a building scale. Findings: This paper will provide a category of successfully effective factors in adaptive reuse of heritage buildings. Insight will further facilitate the path of more innovative conservation strategies for design makers, architects and developers.@en

This paper aims to investigate theoretical and practical links between applications of digital twin (DT) and heritage facilities management (HFM) in order to identify future applications of DT in HFM through a systematic review of the rapidly expanding DT literature. A systematic literature review strategy was developed based on three research questions: what are (1) the current relationship between ID and HFM, (2) existing gaps between DT and HFM and (3) future trend of applying DT on BHM? The results of the literature review show that first, the studies on adopting DT in the disciplines architecture, engineering, construction and operation (AECO) have been growing in the past few years, especially from 2018 to 2020; second, among the identified papers, a major portion of the literature focuses on investigating DT’s application in maintenance, operation, facilities management and asset management from both the building level and smart city level; third, heritage conservation calls for digital solutions for problems related to performance monitoring and predictive maintenance. The implication of this study is that DT application in HFM is that DT shall be integrated with heritage building information modelling (HBIM) to facilitate efficient data management and HBIM-based mechanism for DT development is needed for future HFM. @en