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1.3 Gentrification vs.
Vacancy
Opposed to the oversupply of certain
types of spaces, a scarcity is created
with ease. Through means of creating
a demand, attention is drawn to a
previously uninteresting area, which has
severe implications on the habitants.
In places which have gone through a
transformation in terms of usage and users,
gentrification can occur. This happens when
the former users are forced to leave, due
to increased costs and changes to local
services. Brand (1995) handles this topic in
his book and TV-series in the chapter “The
Low Road”. He explains the situation as one
in which worthless spaces are occupied by
people, often with creative activities going
on, who are in time forced to leave due to
interest of property developers. Because
of the roughness and unimportance of the
space, there is much freedom in what to
do there. He describes attics, basements,
sheds and garages, cottages, and old
industrial or warehouse buildings as being
such “Low Road” spaces. The space can
be used and adjusted as one pleases.
“When artists move in to an industrial
neighborhood like this, a predictable
sequence occurs. They make the place
exciting and spruce it up. Pretty soon,
there are trendy nightclubs, restaurants
and shops. That makes it a fashionable
place to live. Developers move in, and
convert the live-work studios to upscale
apartments. Goodbye artists. [...]
Economic activity follows Low Road
activity.” (Brand 1997)
elsewhere. Brand continues to say that this
is an endless cycle, as the banished will
occupy another place in a similar situation.
1.3.1 Obsolete
buildings
When a building has been vacated, and
no new user can be found, the building can
be considered obsolete: it no longer serves
a purpose and is outdated. In such cases
it is likely that the building remains empty,
and thus it should be considered whether it
is worth to keep the building or if it should
be demolished. In either case the CO2
emissions should be taken into account.
Studies have shown that it is more energy
efficient to renovate, than it is to completely
demolish a building and construct a new
one (Alter 2013, Empty Homes 2008,
Biggelaar 2012, interview August 13th).
This includes both construction impact and
operation emissions. When maintaining the
building, a suitable new function ought to be
found. Taking a quick look into what types
of buildings fall into this category, we find
mostly old industrial sites. Referred to often
as ‘brownfields’, they have gone through
a long period of intensive use, possibly
involving a certain degree of pollution. In
the cases where the pollution has caused
the soil or groundwater to be contaminated,
remediation is necessary before the area
can be taken back into use. This leads
to costly and lengthy procedures, which
influences the willingness of developers
to take on such a redevelopment project.
It is not impossible however, and many
redeveloped brownfields have become
an asset to their surroundings, taking
an example from the renowned Tate
Gallery in London, in the former Bankside
Power Station (Forton, Kelly et al. 2011).
When the decision is made to demolish
a building, the opportunity arises to build
an entirely new building, which can
comply with the current energy efficiency
regulations. The design can be made with
the latest materials, and also refurbished
materials from a demolished building can
be used. However, demolition would mean
destroying a piece of history. Emotional
attachment and memories are often left out
of such decisions. Demolition furthermore
creates a peak in the carbon emissions
(Empty Homes 2008), on top of those
emitted during the building phase and
use phase. Upon building a new structure
where the old one once stood, these
emissions can be added up to those of the
previous building. According to the 2008
study (Empty Homes) the lower embedded
energy and emissions of the new building
alone do not outweigh the emissions of
making and consequently keeping the
previously obsolete building operational.
Because of these creatives’ approachability,
and ability to draw others to the area, the
location becomes interesting to developers
and eventually to higher income classes.
Consequently the area becomes too
expensive for those who functioned as the
activators, who will then have to move
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