Adaptive reuse of el hogar building unfinished

Table of Contents PRELIMINARIES: Acknowledgement Dedication

II.

LITERATURE

………………………………………………. i.

A. Case Study (with Assessment)

………………………………………………………… ii.

Table of Contents

CASE STUDY & REVIEW OF RELATED

A.1 Local Projects

………………………………………………. Iii.

A.2 Foreign Projects B. Review of Related Literature (with Assessment)

CHAPTERS: I.

B.1 Local Literature

INTRODUCTION A. Historical Background …………….. A.1 Background of the Problem …………. A.2 Background of the Study A.3 Background of the Project B. Statement of the Problem ………… C. Significance of the Problem ………… C.1 Significance of the Study …… D. Goals and Objectives ……………….. E. Scope and Limitations ……………….. F. Theoretical Framework ……………….. G. Definition of Term ………………………..

B.2 Foreign Literature

III.

SITE PRESENTATION & ANALYSIS A. Site Selection Criteria A.1 Major A.2 Specific B. Site Selection B.1 Site Selection Process

B.2 Site Justification

B.2 Design Concept

C. Site Assessment

B3. Conceptual Drawings

C.1 Geographical Setting C.2 Site Suitability

VI.

SUMMARY A. Summary of Findings B. Conclusion C. Recommendations

C.3 Utilities C.4 Socio-economic Conditions

IV.

V.

USER ANALYSIS

VII. VIII.

LIST OF REFERENCES APPENDIXES

A. Demographic Profile B. Target Users C. User’s Requirements

A. Historical Background

ARCHITECTURAL SOLUTION

destination.”

A. Architectural Programming A.1 Site A.2 Buildings A.3 Bubble Diagrams A.3.1 Site A.3.2 Buildings B. Project Conceptualization

“He who does not know how to look back at his origin will never arrive at his

As a former territory of Spain, Japan, and the United States, with both Asian and Polynesian influences, the history and culture of the Philippines is rich and storied. As a result, the exploration of Filipino efforts to preserve their heritage makes for a fascinating results. Unlike the United States, the historic preservation movement in the Philippines appears to have always been a government-

B.1 Design Philosophy

led effort. Ironically, the Philippine preservation movement

originated with a law passed by the United States. Act No. 243

empowered to find and mark properties that, in

was passed in 1901 by the Philippine Commission—the

its estimation, should be preserved.

colonial governmental body created by the United States—and declared “that a monument shall be erected to Jose Rizal, the Philippine patriot, writer, and poet, upon the Luneta, in the city of Manila.” Much like the beginnings of the American preservation movement, the erection of this monument to Jose

“It is hereby declared to be the policy of the state to preserve and protect the cultural properties of the nation and to safeguard their intrinsic value”

-Cultural properties and Preservation Act

Rizal was clearly intended to inspire patriotism—Mr. Rizal is

Although cultural treasure designation provided

the embodiment of Filipino patriotism and the father of Filipino

greater protections to personal property, real

nationalism.

property (i.e. buildings, monuments, shrines, and

The Philippine government did not begin to establish a systematic approach to historic preservation until the 1930s. Even then, the approach to preservation was limited in scope

landmarks) cultural

treasures

were

provided

limited protection. Before any non-inheritance change in ownership of a privately owned real

with no regulatory authority. In 1933, American

property cultural treasure could take place, the

Governor-General Frank Murphy issued an

National Museum must have been notified and

executive order that created a committee to

given an opportunity to comment on the transfer.

identify, designate, and mark historic antiquities.

Other than this, real property designated as a

This executive body, called the Philippine Historical Research and Markers Committee (PHRMC), had no actual control over the preservation of antiquities, as it was only

cultural treasure received no special protection from the CPPPA.

The Philippine historic preservation movement

support

began as a sporadic, ad hoc monument

regulatory power and by encouraging local

construction

government units to create and experiment with

and

historic

site

designation

by

their

Now, the Philippines boasts a progressive,

Notwithstanding its shortcomings, the Philippine

robust

strong

historic preservation movement has grown into

regulatory powers. Even though the current

an enviable regulatory system that has the

program is radically more powerful than it was

potential

just thirty years earlier, the Philippine built

preservation of its historically and culturally

heritage preservation system has maintained its

significant

foundational core—national historic sites. In

(http://preservelaw.com/2014/01/historic-

fact, almost all regulatory authority under the

preservation-philippines/).

system

with

National Cultural Heritage Act stems from the

to

preservation

preservation

program with little or no regulatory authority. preservation

own

decentralizing

effect

successful

built

programs.

long-term environment

designation of a cultural property as a national

A.1 Background of the Problem Change is inevitable in the historic

shrine, landmark, monument or site.

environment.

Other governments seeking to emulate the Philippine preservation model should take note of the island nation’s careful and collaborative legislative process, which spanned over fifteen years

and

involved

open

Buildings,

streetscapes,

and

urban areas are dynamic places that are constantly adapting to the needs of their inhabitants, with each generation contributing uniquely to this evolution.

communication

There are varying views on what constitutes

amongst all affected stakeholders. Despite their

appropriate new development within a historic

success, leaders of the Philippine preservation

context. Some argue that new architectural

program should strive to enlist more grassroots

insertions should represent a continuum of

building traditions and replicate the surrounding

in response to economic pressures, civic

historic environment, while others advocate for

leaders have promoted their cities by creating

the juxtaposition of new and old, with the new

new landmarks, often turning to celebrity

reflecting contemporary expression through

architects to create provocative designs that

different

and/or

strive for individual attention, overshadowing

technologies. Between these two extremes are

traditional civic landmarks such as city halls and

design

cathedrals

forms,

styles,

responses

that

materials, respect

traditional

architectural forms and hierarchies but are

(http://www.getty.edu/conservation/our_projects/

expressed using a contemporary architectural

field_projects/cahe/overview.html).

language. The twentieth

century

brought

rapid

transformation to the urban landscape and the

A.2 Background of the Study A.3 Background of the Project

pace of change continues to increase in the twenty-first century and, with it, so have threats to the conservation of historic environments. Urban areas face development pressures to accommodate unparalleled urban population growth

and

new

economic

pressures.

Modernism, the leading architectural force of

B. Statement of the Problem C. Significance of the Problem C.1 significance of the Problem C.2 Significance of the Study D. Goals and Objectives

the twentieth century, broke with traditional architectural and planning approaches, utilizing forms and materials that often contrasted with the existing historic environment. More recently,

E. Scope and Limitations F. Theoretical Framework

G. Definition of Terms

I.

II. CASE STUDY & REVIEW OF RELATED LITERATURE

II. III.

future with a new name to reflect its rebirth: the Juan Luna EServices Building.

A. Case Study (with Assessment)

VIII. IV.

A.1 Local: Juan Luna E-service Building: from City Bank

Designed by an architect whose name is now

unfortunately lost in history, the building was completed in 1922 thanks to funding from the El Hogar Mutual Association, AKA its neighbor across Juan Luna St. It first served as the headquarters of a trading company, the Pacific Commercial Company. Then in the 1930s until the 1940s, the building

to BPO V.

became the Philippine office of an American bank, the First National City Bank (of New York) which would later be one of the precursor institutions to what would become one of the leading financial institutions in the world today, Citibank. IX.

VI.

In its heyday, it was (and still is) one of the

imposing buildings to have been built along the northern bank of the Pasig River. After all, it was hard to miss the classic columnar

VII.

Known before as the First National City Bank

design meshed with early 20th century building architecture. It fell into

Building, it has been given a new lease of life ready for the

a slow steady decline in the following decades as it fell into gradual disuse. Fortunately, with the dawn of the 21st century came also a

new dawn for this building. Under new ownership, the building was

generate

power

given a new lease of life thanks to adaptive reuse, now envisioned to

for

an

asbestos plant, the structure was abandoned when the

serve as office space for the country’s thriving business process outsourcing (BPO) industry. With that came a new name for the building, now known as the Juan Luna E-Services Building. With a team headed by architect and writer Augusto Villalon, the building went through some structural retrofitting and some changes such as the addition of a viewing deck at the topmost floor while keeping many

owner folded after the Depression. In the early 2000s, Summit Realty Advisors bought the site, appreciating its proximity to a rail stop— Philadelphia is 40 minutes away by train—as well as good roads and

of its elements intact.

utility services. X.

As of this writing, some works are still being done but

needless to say, the building is almost ready to be leased to interested BPO companies as part of an effort to lure businesses back to the capital city and its old business district in Binondo.

XIV.

The 2008 crash delayed plans, but three years later, construction of an office complex began. Summit used creative financing, including state and county funds, to realize this speculative project in tough economic times.

XI.

A.2 Foreign:

Ambler Boiler House conversion: from

Power Plant to Office

XV.

Asbestos was remediated with the help of the

Pennsylvania Department of Environmental Protection and state XII.

The shell of a 19th-century industrial plant is

converted into three levels of modern office space. XIII.

Like many 19th-century industrial facilities, the

Ambler Boiler House long ago outlived its initial use. Built in 1897 to

grants and loans. The endeavor required 760 man-hours of labor and the removal of 530 cubic yards of contaminated construction debris and waste. All that remained was a brick shell and steel roof trusses.

XVI.

The former two-story plan entailed excessive floor-to-

floor heights for offices, so the Building Team, led by Heckendorn Shiles Architects, inserted structural steel and concrete slabs to create

XVII. XVIII. B. Review of Related Literature (with Assessment)

three levels. Entryways and windows, many of which had been walled

XIX.

B.1 Local Literature: The Legarda Ancestral Mansion:

up, were reopened and in filled with high-efficiency store-front glazing.

from a house to restaurant

An iconic 140-foot smokestack was retained, and the original monitor

XX.

roof profile, now equipped with translucent composite clerestories, XX.

enhances daylighting. Loft-style office spaces are characterized by references to the past, including exposed brick and reclaimed wood.

XX.

However, the infrastructure is thoroughly modern. In particular, a 54well geothermal system makes the building economical to operate,

XX.

contributing to a LEED Platinum designation. Since it opened in August 2012, the development has attracted a mix of tenants,

XX. An old art deco house, one of the first art deco

including Summit Realty, Clutch (a mobile app designer), and AEC

houses built in San Miguel, Manila circa 1937, the mansion still

firm Core States Group. Did, a boutique healthcare marketing agency,

houses the clinic of Ramona's husband and Legarda patriarch Dr.

recently completed a two-story fit-out, with an open communicating

Alejandro, his collection of antique cameras and radio equipment, and

stair and a “village green” common space. Ambler Boiler House—first

various family memorabilia including valuable artworks of the

an economic engine, then an eyesore—is most emphatically back in

country's national artists, and photographs of the original house which

business.

document the ambiance of stately dinners and those who came to wine and dine.

XXI.

The house today is home to La Cocina de Tita

(then called Rixdorf) dating from 1893. In 1993 new facilities were

Moning, which is more than a restaurant, Chef Suzette said, as it

built on the adjoining premises and the old pumping station was

offers a dining experience which aims to recreate the elegant

decommissioned. In 1989 the former pumping station was placed

banquets during the 1930's served on no less than antique china.

under preservation order. Over the 13 years following the closedown it was not possible to find a use for the building, mainly because of its

XXII.

location, the exceptional size of the hall and the lack of a second

XXIII.

escape route for the upper floors.

XXIV.

XXVIII. There had been a survey commissioned by the

XXV.

preservation authorities in 2002 that included major concessions such

XXVI. B.2 Foreign Literature: Berlin Water Pump Plant: Water Pumping Plant to Residential House XXVII. XXVII.

as new staircases within the hall and big dormers on the roof, but still no one could be found to buy it. It was only in early 2006, when Berlinbased artists Michael Elmgreen and Ingar Dragset caught sight of the house through an online real estate service and spontaneously decided to make it their new headquarters. XXIX. The resulting adaptation is a home with a vast floor

XXVII. XXVII. XXVII. The building was erected between 1925 and 1926 as an extension to the first pumping station in Berlin’s Neukoelln district

plan broken up into small “nooks.” It contains two separate private areas for each of the artists, as well as kitchen, four bathrooms, an attic living room, and a large living/working space.

XXX.

XXXI. III. SITE PRESENTATION & ANALYSIS XXXII. B. Site Selection Criteria

LIII.

XXXIII.

Criteri

XXXV.

Description

a XXXVI.

C1.

XXXVII.

Physical condition, architectural evaluation; structural analysis;

Architectural

functional changeability, technological difficulties; material and decoration;

XXXVIII.

refurbishment feasibility; function performance XXXIX. Potential market, benefit-cost ratio; life-cycle cost; financial sources;

Economic XL. C3.

subsidize; exemption XLI. Site layout;

Environmental XLII. C4.

surroundings; energy usage XLIII. Compatibility with existing; public interest and support; social value;

Social XLIV.

enhancing community; loss of habitat XLV. Outline Zoning Plan (OZP); Development Permission Area (DPA) Plans;

C5.

Legal

environmental

impact;

environmental

quality

Industrial Buildings Source: Table 41.1 Selection Criteria of adaptive reuse industrial building; Liyin Shen & Kunhui Ye, Proceedings of the 19 th

International Symposium on Advancement of Constructions Management & Real Estate, April 27, 2015

XLVII.

XLVIII. XLIX. L. A.1 Major LI.

C.3

Environmental

LV.

Environmental

LVI.

Quality of Surroundings

of

new policy measures to revitalizing industrial buildings; Wholesale Conversion of XLVI.

LIV.

impact

XXXIV.

C2.

Environmental

LVII.

Description

LVIII.

C.4 Social Public interest

LXIV. LXVI.

LIX. LX. LXI. LXII. LXIII. LXV.

LII.

Energy Usage

and support LXVII. Social value LXIX. Enhancing

LXVIII. LXX.

community LXXI. Loss of habitat

LXXII.

LXXIII.

Description

LXXIV. C.5 Legal LXXV. C.5.1 Outline Zoning Plan (OZP) LXXVI. C.5.1.1 Development Permission Area (DPA) Plan  

New policy measures to revitalizing industrial buildings Wholesale Conversion of Industrial Buildings

LXXVII.

XCVI.    

Benefit-cost ratio life-cycle cost financial sources subsidize exemption

XCVII.

XCVIII. XCIX. C.

B. Site Selection

CI.

B.1 Site Selection Process

CII.

Source: “A Proposed Histo-Cultural Preservation and Adaptive Reuse of the El Hogar Filipino Building into a Boutique Hotel

LXXVIII. LXXIX. LXXX. LXXXI. LXXXII. A.2 Specific LXXXIII. C.1 Architectural

LXXXIV. Description

LXXXV. Physical condition

LXXXVI. LXXXVIII.

LXXXVII.    LXXXIX.

Architectural evaluation architectural evaluation structural analysis functional changeability Technological

XC.

difficulties  material and decoration  refurbishment feasibility

 XCI. XCII. XCIV.

function performance

C.2 Economic Potential market

XCIII. XCV.

Description

and Café Restaurant”, By: ESPIRITU, Joneveive D. SANSAIT, Toby Mar C. VALDEZ, Andre Patrick M., March 2014

CIII.

but in the entire manila that bear the characteristics

CIV.

B.2 Site Justification

CV.

B.2.1 Site Analysis

the eclectic style of its era, a subtle mixture BeauxArts exterior and Art Nouveau interiors in contrasts to its

surviving

characterize

CVI.

contemporaries a

purist

style

which of

mostly

Art-Nouveau

architecture; most notably of which are the works of

CVII.

Juan Nakpil in the early 30's, the Metropolitan Theatre and the Capitol Theatre. CX. CXI. CXII.

ARCHITECT & BUILDERS

CXIII. In this aspect the El Hogar falls short of merits, as Arch. Irureta Goyena - like most architects of his generation - lacks proper historic documentation of his works and career so CVIII.RARITY CIX. This structure is one of the few surviving architectural pieces not only in its vicinity,

there is no way for the proponents to establish his notability as an Architect. CXIV. MEANING WITHIN ITS SOCIETY'S CULTURE

CXV.

The El Hogar Building is a remnant of the glory days of the

CXIX. The El Hogar is a type 2 construction that is comprised

old Escolta, its lavish interior and exterior mouldings bear the marks of the affluence of Manila during its early years. Today in our city's poverty stricken age, the El Hogar stands as a

primarily by reinforced concrete and wooden roof members. CXX.

RELATIVE AGE

testament that we once achieved an age of economic

CXXI. It was built in 1914, and now stands on its 99th year.

development that financed a majestic piece of architecture.

CXXII. HISTORY OF ITS VARIOUS USES

CXVI. OWNERSHIP

CXXIII. El Hogar Filipino is notably the first financial institution in

CXVII. Aside from its close affiliation to the influential family of the

Manila, a financial cooperative that helped finance the

Zobels, The El Hogar Building is primarily owned by Antonio

construction of a number of Manila landmarks, including

Melian, a self-made Peruvian tycoon that fashions himself as

Jones Bridge and Metropolitan Theater.

''El Conde de Peracamps” or "The Count from Peru". Antonio Melian cemented his place in local history of Escolta by creating the EL HOGAR FILIPINO SOCIEDAD MUTUA DE CONSTUCCION Y PRESTAMOS and the insurance company called Filipinas Compañía de Seguros. This creation and ownership of the El Hogar is a monument to our ties to prominent families in foreign countries during this era. CXVIII. MATERIALS

CXXIV. CURRENT LEVEL OF PROTECTION CXXV. Although the El Hogar Building's age endows it the protection of the Heritage Law, it is still one of the most undocumented heritage buildings. During the time that the proponents were conducting this study, the El Hogar was not recorded as a historical or cultural landmark by the NHCP and the NCCA. CXXVI. VIABILITY FOR COMMERCIALIZATION

CXXVII.The area where the El Hogar building is located is a commercial zone that is adjacent to Binondo, Escolta, and Intramuros, two of which are commercial hubs and the latter a

C. Site Assessment

CXXIX.

C.1 Geographical Setting

CXXX.

CXLI. CXLII.

major tourist destination. CXXVIII.

CXL.

CXLIII. CXLIV.

“Any unit that includes all of the organisms (the community) in a given area, the physical environment so that a flow of energy leads to clearly defined trophic structure, biotic diversity, and material cycles within the system is an ecosystem.”

CXXXI.

Source: googleearthsatelite

CXLV. The existing landform is located in front of the El Hogar Filipino building which is the ilog Pasig that stretches from Laguna de Bay going to Manila. Its length is 15 kilometers

CXXXII.C.1.1 Landforms

which splits the Manila into two. Its major branches are Ilog Marikina and Ilog San Juan. During the Spanish times, it was

CXXXIII.

a significant route of transportation. At the moment, the river

CXXXIV.

were pronounced dead due to pollution. One of the factors

CXXXV.

are the urbanized areas surrounding the river and the informal settles located on the sides of the river along Manila.

CXXXVI.

Pasig River Rehabilitation Commission or PRRC was CXXXVII.

CXXXVIII.

CXXXIX.

Source: googleearthsatelite

implemented to aid the restoration of the river CXLVI. (src: http://fil.wikipilipinas.org/index.php/Ilog_Pasig). CXLVII. C.1.2 Artificial Geographic Features

CXLVIII.

CLXII.

CXLIX.

CLXIII.

CL.

CLXIV.

CLI.

C.1.2.1 Settlements and Engineered Constructions

CLXV.

CLII.

CLXVI.

CLIII.

CLXVII.

CLIV.

CLXVIII.

CLV.

C.2 Site Suitability

CLXIX.

CLVI.

C.3 Utilities

CLXX.

CLVII.

C.4 Socio-economic Conditions

CLXXI.

CLVIII.

CLXXII.

CLIX.

CLXXIII.

CLX.

CLXXIV.

CLXI.

CLXXV. CLXXVI.