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Introduction
Adaptation is broadly interpreted with definitions referring to "change of use", maximum "retention" of original structure and fabric, and extending "useful life" ([8] Ball, 2002; [46] Mansfield, 2002; [26] Douglas, 2006; [15] Bullen, 2007). Frequently terms like "renovation", "refurbishment", "remodelling", "reinstatement", "retrofitting", "rehabilitation", and "recycling" of buildings are incorporated. Adaptation can occur "within use" and "across use"; for example, an office can undergo adaptation and remain an office (within use adaptation) or it may change use to residential and be classed as "across use" adaptation ([30] Ellison and Sayce, 2007). [26] Douglas (2006, p. 14) defined adaptation as: "any work to a building over and above maintenance to change its capacity, function or performance" in other words, "any intervention to adjust, reuse, or upgrade a building to suit new conditions or requirements". The myriad of options are illustrated diagrammatically in Figure 1 [Figure omitted. See Article Image.].
Substantial financial expenditure is directed to adaptation ([8] Ball, 2002). In Australia, 44 per cent of Australia's net worth in embodied in the built environment ([1] ABS, 2006), 17.84 per cent of all construction work undertaken between 1991 and 2001 was on existing buildings. There are trends towards increasing the reuse of existing stock ([25] Douglas, 1994; [41] Kincaid, 2000; [34] Heath, 2001; [49] Olson, 2005; [21] Colchimario, 2006). The age and quality of the stock impacts on the amount and scope of adaptation and 90 per cent of Australian commercial stock is over ten years old with 2-3 per cent added to the stock annually ([43] Knott, 2007; [23] Davis-Langdon, 2008).
Following a brief discourse on the definitions of building adaptation this paper presents the case for and against adaptation of existing buildings based on social, environmental and economic criterion. The key attributes identified by previous studies which influence building adaptation are highlighted in the next section. The framework in which urban policy is moving in Melbourne, Australia is revealed and leads onto a discussion of the issue of decision-making in adaptive reuse projects. Finally, the paper proposes a methodological approach for further research in this area.
Rationale of building adaptation in urban centres
Social issues
Adaptation retains the social and cultural capital embodied in buildings ([13] Bromley et al. , 2005; [15] Bullen, 2007)....