ADAPTIVE HOSPITALITY

Posted in Business, Projects on 27 November, 2024

Viability Considerations & Design Strategies for the Adaptive Reuse of Historic Buildings as Boutique Hotels

Written by Neil Paterson, RIBA, Senior Lead Architect, OBMI Hospitality Design Firm

The adaptive re-use and preservation of historic buildings can be an incredibly attractive component of any hospitality project. In boutique hotel design, a distinctively constructed historic building can be highly viable for any number of reasons. Besides its potential relevance to cultural, social, political, economic, archaeological, or architectural histories, the location and regional economics can also be critically important in maximizing value.

Historic buildings typically feature striking architectural details that the development team may choose to highlight and restore rather than demolish and replace. Examples might include stunning carved millwork, intricate metalwork, distinctive tiled flooring, and ethereal stained-glass windows. These may not even be apparent at the start of the project. Sometimes, these ornate details may unwittingly reveal themselves during the demolition phase, as they previously lay concealed behind walls or buried deep within layers of old carpeting. Therefore, the preservationist’s design approach must be cohesive yet malleable enough to possibly take advantage of these hidden treasures for the final restoration.

The adaptive re-use and preservation of historic buildings can be an incredibly attractive component of any hospitality project.

HISTORIC PRESERVATION & RESTORATION VIABILITY CONSIDERATIONS

As with any field of expertise, there can be many different approaches to architectural design and restoration. However, the initial design approach usually guides the success of the entire project through its various phases of development. Therefore, before the development of an initial design approach can even begin, a thorough investigation of the older building’s viability as an appropriate and cost-effective re-use project must take place. While every architectural restoration project is different, the initial investigative strategy remains relatively consistent and involves several factors of consideration.

The adaptive re-use of older or historic buildings can provide a unique aesthetic environment for optimized guest experience.

Guest Experience – The adaptive re-use of older or historic buildings can provide a unique aesthetic environment for optimized guest experience. Its incorporation into a modernized architectural design can grant new public access to a structure of historic significance that otherwise might not be possible.

Preserving the Past for Future Generations – The physical reminders of the past in the form of buildings, neighborhoods, and monuments provide a strong connection to historical figures and events. These connections can raise the profile and the profitability of a hotel’s desirability as a destination getaway.

Location – Sometimes, appropriate and suitable historic structures are found in the heart of in desirable locations, providing a site which would not otherwise be accessible or available.

The restoration, preservation, and re-use of historic structures for the hospitality industry creates a one-of-a-kind experience that guests will remember.

Sustainable and Environmental – When developers preserve and restore existing structures, this can lead to the resulting hotel having a significantly lower environmental and socioeconomic impact on the surrounding areas than a newbuild would have done.

Economics and Revenue – The restoration, preservation, and re-use of historic structures for the hospitality industry creates a one-of-a-kind experience that guests will remember. Consequently, the hotel enjoys increased revenues, impressive brand name reputation, improved repeat business, and a consistently growing customer base. In many cases, re-use opportunities can even pay for themselves due to tax breaks and other financial incentives offered by the respective government(s).

Renovation projects of older buildings can often act as catalysts for new real estate development.

Cost Benefits – The cost of new construction can be significantly less expensive than the restoration and refurbishment of an existing structure (though of course, the reverse can also be true). However, the enhanced intrinsic value of a professionally restored, older building along with its possible historic significance, unique aesthetics, and architectural details should not be overlooked.

Quality – The quality of construction of many historic structures far surpasses that of any similarly designed project built today. In fact, the costs of new construction containing the exact artistry of the older property would far exceed the new building’s viability and profitability as a hospitality property. In many circumstances, the artisan skills and trades required to complete such a detailed and ornate project are simply no longer available.

the enhanced intrinsic value of a professionally restored, older building along with its possible historic significance, unique aesthetics, and architectural details should not be overlooked.

Regeneration – Renovation projects of older buildings can often act as catalysts for new real estate development, employment, and economic prosperity opportunities within surrounding communities.

Custodian – Opportunities will appear for the hospitality management and staff to interact with, and become recognized within, the community as a positive influence. Marketing opportunities to elevate the hotel brand or the specific destination location will also arise. Meanwhile, the re-use and ongoing maintenance of these historic structures can result in the revival and promotion of previously outmoded skills and trades.

KEY FACTORS TO GUIDE DESIGN APPROACH

Regarding historic renovation specifically, the design approach and thought strategy depend on a variety of factors that will ultimately shape the entire development. From the surrounding external environment to the functionality of the interior spaces and the unique aspects of a client’s vision, the development of an initial design approach should take into consideration four key factors.

#1: Background & History

Before even contemplating the possible refurbishment details of an older building, the development team must first understand the history of the structure and its context to the region. Every historic building has a story to tell. The highlighting of specially selected milestones in the building’s lifecycle can help bind the re-use design approach to the newly renovated project’s long-term functionality and relationship to the neighboring community.

Developers should visit the site and its surrounding community, and inspect any secondary structures while searching for more clues into the property’s heritage and history.

#2: Site & Surroundings

Before finalizing the initial design approach, the developer should visit the site and its surrounding community, and inspect any secondary structures while searching for more clues into the property’s heritage and history. The team should also interact with some of the locals to hear of any additional anecdotes relating to the property.

#3: Program & Story

The third crucial factor is to analyze and better understand how the client’s amenities and design requirements can generate a program that accommodates a delicate balance of appropriate uses in both the old and new areas in an authentic way.

#4: Design & Placemaking

The developer should use the original strengths of the historic buildings and structures to develop a revised plan arrangement and sequence of spaces that feel logical and natural. The proportions of the site, building plans, and facades will be a clue as to how best to form the new building massing and architecture.

With the proper research and design approach, historic properties can easily be transformed into getaway destinations that hotel guests from around the world can enjoy for generations to come.

Developers and preservationists of historic architecture love the challenge of bringing beautiful, old relics back to life. The intricate detective work required on the front-end to learn about the property’s shadowy past combined with its unique architectural elements allows for a renovation that creates a new life story for the structure and the neighboring community. With the proper research and design approach, historic properties can easily be transformed into getaway destinations that hotel guests from around the world can enjoy for generations to come.

About OBMI
OBM International (OBMI) is a global architecture, master planning, and interior design firm widely celebrated for its distinctive luxury resorts and hotels, bespoke residences, and engaging urban areas. Since 1936, OBMI has collaborated with clients to transform their visions into three-dimensional forms that are authentic, unique, and incomparably marketable. Across the globe, OBMI proudly serves its private and commercial clients from 9 offices with the support of over 125 creative and professional staff, designing innovative solutions and solving complex challenges from AI to environmental sustainability to cultural preservation to future proofing buildings while still offering a boutique business approach.

Visit OBMI.com to learn more.