Repurpose built

While the return to the office is on the rise and demand for office space remains robust, the expectations of the quality of office space has also risen.

This provides an interesting challenge to investors and landlords: do I invest and make my office space fit for purpose long term, or do I have to repurpose to generate best value?

The decision to upgrade an office scheme hinges on three main factors: location, planning restrictions and compliance, and operational cost savings. Each of these factors align with the need to create spaces that meet both modern workforce demands and long-term business objectives.

Location
The location of an office is fundamental to its ability to remain viable in its current use. Even the best-designed spaces will struggle to succeed if they are in a poor location where accessibility, prestige, and proximity to amenities are lacking. A strong location ensures that the office meets the needs of businesses and employees by fostering a strong work-life balance. If the location is unsuitable, however, repurposing may become the only viable option, despite the challenges and expenses involved.

Operational cost savings
As competition for office space intensifies, tenants are increasingly demanding modern standards such as upgraded HVAC systems, advanced MEP infrastructure, and energy-efficient designs. For tenants, these features translate into lower utility costs, improved air quality, and greater sustainability. While these upgrades may involve substantial initial costs, they are necessary to stay competitive and achieve and maintain Grade A office standards, highlighting that remaining as an office is not necessarily a low-investment, easy option.

Planning restrictions and compliance
Zoning laws, fire safety regulations, and building codes heavily influence the feasibility and scope of redevelopment projects. Repurposing office spaces often involves adjustments to layouts, occupancy levels, and structural designs, all of which must align with legal and municipal guidelines. Securing planning permissions and ensuring compliance with sustainability certifications such as LEED or WELL adds complexity. These hurdles can make repurposing costly and complex, underscoring the importance of exhausting all options to retain an office's current use before considering repurposing.

Case Study: Cross Street, Singapore
The Cross Street Redevelopment project exemplifies a strategic transformation of an ageing office space into a vibrant, mixed-use environment tailored to modern needs. Located in central Singapore, the project addressed significant challenges, including an outdated podium and facade that failed to attract foot traffic, resulting in unleased retail and office units.

The design team optimised floor layouts to enhance public circulation, and integrated biophilic elements to create wellness spaces for office workers. A modern retail podium and a private business club were introduced, offering networking opportunities and improved amenities for tenants.

From a sustainability perspective, the redevelopment prevented over 23,000 tonnes of CO2 emissions from entering the atmosphere. Post-renovation, the centre has achieved full occupancy, increased local engagement, and became a popular destination, attracting both tenants and visitors. Recognised for its innovative and sustainable approach, the Cross Street Redevelopment project was honoured with a Gold Award at the 8th REARD Global Design Awards ceremony, underscoring its excellence in urban regeneration and workplace design.

Gregory Kovacs, Benoy’s Design Director led the project. “We see a lot of demand for repurposing existing assets. These projects are more challenging and require more creative thinking to overcome constraints. You need to push the boundaries especially when you are changing the function of the building.”

The seamless integration of old and new elements can breathe life into underperforming developments, transforming them into vibrant destinations that attract visitors and tenants.

Before any design considerations take place however, it is essential to assess your asset in your market. Pragma's analysis and insight into potential tenants, residents and visitors, means the right route will be taken.

Soham Nayak