Renovation of High-Rise Buildings

CTBUH Turkey organized an online webinar on “Renewal of High-Rise Buildings” in September 2021 via Zoom.

At an event moderated by Architect Buğrahan Şirin from PP Architects, CTBUH Turkey Representative Mehmet Sami Kılıç gave an opening speech during which he extended his thanks to the attendees and gave brief information about CTBUH.  Then, HPP Architects CEO Gerhard Feld Meyer took the floor, presenting in English, “The Second Life of European High-Rises.” He said the demand for high-rise buildings over 200 m in Europe is gradually increasing.  He also added that 75% of the current building stock in Europe does not meet the requirements for energy efficiency, and 85-95% of these buildings will still be used in 2050. He said 90% of the 40 high-rise buildings constructed between 1950 and 1980 are still in use, and showed the ones that were renovated.

Following Meyer’s presentation, an interactive discussion focused on the renewal of high-rise buildings in Istanbul. In this context, JLL Turkey Office Rental Senior Director Mehmet Mahir Mermer provided information on the preferences regarding old and new high-rise buildings. He stated that air-conditioning, heating and cooling systems in high-rise buildings became the first priority after the pandemic, and exemplified it with the plazas in Istanbul. He also discussed the differences between the buildings and the reasons for preferences.

Changing Expectations and Technology In The Past Three Decades

Mechanical Engineer Mehmet Okutan from Okutan Engineering next took the floor and gave information about how often the ventilation and air conditioning systems should be changed. “In the last three decades, first the expectations and then the technology changed,” he said. Okutan stated that there is a ventilation problem in high-rise buildings regarding non-opening windows. “Due to the old technology used in buildings constructed in the ’80s and ’90s, high-capacity mechanical systems are needed,” he said. “As the technology and the architecture of most of the buildings are old, they do not meet current expectations.”

A Shift Toward Greener Buildings

Innobuild Facade & IT Consultancy CEO and Facade Engineer Kaan Kuran spoke on the relationship between facades and mechanical systems. Offering information about facade technology and performance, he said, “The development process of our buildings seems reasonable. Inevitably, we are in parallel with the development of architectural trends and facade systems in Europe. Now, there is a tendency toward greener buildings.” He added, “Development and follow-up of the systems cannot progress independent of economic development.  We see a desire and consent for doing the best. However, when we start working on it, we give up quickly due to the building costs. Of course, we also have economic opportunities. Although we are hit by seasonal crises, I believe we are integrated with the world and achieve positive development. Additionally, I think we should not take action without arriving at a consensus on facade and mechanical systems, and architectural and electronic systems.”

Kuran also answered a question about the demands for facade renovations, saying, “First of all, the investors have to realize when the economic life of the building has ended. The investors notice it when their buildings are not in demand anymore; otherwise, they do nothing.”

High-Rise Buildings are More Advantageous With City Planning

Turkish Green Building Council Vice Chairman and Co-Founder of Altensis Construction/Energy Dr. Emre Ilıcalı explained the impacts of innovations, such as changing the faҫade or mechanical systems, on the performance of the building. He spoke about the Odakule building, for which his group gave consultancy. Heat gain and loss due to the façade had to be considered during the consultancy, said Ilıcalı, who underlined that the features and systems of high-rise buildings were not sufficient; high-rise buildings could be more advantageous with proper city planning.

He emphasized the importance of using aluminum in facing, as it is recycled and preferred for sustainable systems in commercial buildings.  He stated that more convenient and sustainable facade materials should be used in terms of energy efficiency.

Companies Change According to the Needs, and Buildings Change Based On the Demands of the Companies

Mechanical Engineer Mehmet Okutan from Okutan Engineering again took the floor, saying design and planning should be boosted. Mehmet Mahir Mermer answered a question about awareness about operating expenses and stated that the biggest costs are for energy and security. He added that some buildings, especially on Levent line, have very high operating costs.

Stating that the demand for openable glasses increased after the pandemic, Mermer said, “Companies change according to the needs of the people. And, the buildings change based on the demands of the companies.  The number of A-class office buildings is very few in Turkey. Therefore, international companies get out of buildings constructed before the 2000s, and move to better buildings, as most of the buildings in Turkey are B-class buildings.”  

Sustainability is a Must

Stating that each building should have its own personality, Kaan Kuran said buildings do not have a chance to survive if they are not sustainable. He added that air-conditioning has become a necessity with the pandemic, and that it should be included to the design by convincing the investor.

Emre Ilıcalı stated that integrated design is frequently brought to the agenda, but added that energy consumption of the system should be tracked in terms of system and energy efficiency.

Government Agencies Should Be the Pioneers Of New Designs

Kaan Kuran stated that the majority of architecture and engineering offices in Turkey are aware of developments in the world, but that public institutions should open for their new buildings and designs with this perspective, adding, “New designs and new projects should be made. I believe that government agencies should be the pioneer for that. It will also lead the private sector investors.” Mehmet Okutan added that the private sector already makes corrections due to integration with the EU.

Most of the Buildings Will Be Dead When Istanbul Finance Center Opens

Mahir Mermer stated that most of the buildings will be dead when Istanbul Finance Center is open. “Building owners think it is a cost issue. For the investor, everything from the green building certificate to technology changes is something that requires spending money. However, when they are forced by the tenants, they may start making changes. It should not be a voluntary issue but a legal obligation, and the ones who do not comply with the laws should find themselves in trouble.”