Unlocking the Untapped Potential — Repurposing Derelict Property in Cambodia
In Cambodia, Asia and throughout the world alike, abandoned buildings and neglected spaces await either demolition or a new purpose. These structures, rather than being seen as mere eyesores, hold untapped social and economic potential for communities. A potential that can be harnessed when regional development acknowledges and embraces the needs of local communities.
The concept of “recycling” typically evokes images of environmental sustainability — separating plastics and paper for reuse, depositing glass into bottle banks no less. However, a significant number of buildings have also undergone transformative recycling processes.
Buildings seemingly past their prime can be revitalized. Instead of demolishing these structures, Asian economies can repurpose them into both commercial and community-serving assets.
Shared Value theory, no less - identifying, engaging and adopting social, economic and environmental problems as the raw materials from which to apply innovation and create strategic advantage.
By embracing architectural recycling, or repurposing as it is also known, Asia can unlock many social, economic, and environmental benefits while addressing the pressing issue of abandoned spaces.
Repurposing abandoned spaces revitalizes communities and helps create opportunities for social interaction — these are the central building blocks for fostering association. In community development terms, this is the foundation from which community activities can emerge to help engage in and shape social and economic development.
These activities fortify identity and foster a sense of pride and belonging that is highly valued among Asian cultures. The process of engaging with local communities in a genuine, transparent and authentic manner, builds relationships and trust, which can help create an enhanced sense of belief and belonging. This is valuable. This is the social fabric that defines community, and Asian people value it dearly.
Architectural recycling, or repurposing offers Asia a unique opportunity to address abandoned spaces while driving social, economic, and environmental benefits. This innovative and long-term approach allows owners, architects and members of the community, to create new value from existing structures and preserve the cultural heritage that is vested within them. Of course, this process is time sensitive and rests within a limited window of opportunity.
Transforming Abandoned Spaces
By embracing creativity, community engagement, and a whole-systems approach, architectural repurposing can revitalize neglected areas. Who would have imagined old factories transformed into affordable housing, warehouses into vibrant art galleries, or abandoned buildings becoming important centres for education and learning. Rundown areas can become the new hubs for culture and enterprise, attracting industries like hospitality, art, cuisine, leisure, and tech start-ups.
Repurposing abandoned spaces fosters community spirit, creating spaces for interaction and sparking economic activity. This strengthens local identity, a vital element that is central to Asian culture. Adopting a process of authentic community engagement builds trust and a sense of belonging, which sets a benchmark for addressing sustainable social development.
Architectural recycling also helps redefine development: it’s about being creative, embracing adaptation, listening to communities, and tackling everyday challenges with long-term solutions. This approach breathes new life into neglected spaces, rewarding local communities and preserving Asia’s rich heritage.
Reflecting on the Past
In the 1950s and 60s, the coastal town of Kep was the most exclusive retreat for the elite of Cambodia. Large villas, including those of the King and Prime Minister, dotted this untouched coastline. Then the Khmer Rouge took power and all the villas were either destroyed or left to the jungle, many remain today in a dilapidated state.
However, Kep and other coastal towns and cities across Cambodia are experiencing new periods of renaissance. With clean air, nearby mountain rainforests and coastal winds, Kep has a lot to offer. With careful planning and a concerted approach, the opportunities are there to help Kep and its community return back to its former glory as Cambodia’s most exclusive and enviable retreat.
On the back of architectural repurposing, Kep and the local community could again see its prospects emerge into something quite special if it can avoid the Vegas shuffle that neighbouring Sihanoukville has been sentenced to. A Chinese iteration of Vegas, complete with casinos on every street corner. An alternative approach to design, which is quietly and inconveniently despised among the vast majority of local Cambodians who care to comment.
Economically, the benefits of architectural recycling are diverse. Firstly, it’s cost-effective. Retrofitting existing structures is often cheaper than constructing new buildings from scratch, saving on demolition, materials, and construction expenses. Moreover, these projects create jobs, from architects and designers to construction workers and suppliers. Repurposing buildings also generates local employment opportunities across various sectors of the construction industry.
Additionally, it can increase property values in surrounding areas, benefiting homeowners and local businesses alike. By stimulating economic activity and entrepreneurship, architectural recycling can help fuel growth and amplify the prospects and prosperity across Asia’s cities and coastal destinations.
The history and experience that both besieged and liberated Knai Bang Chatt underpins this point extremely well.
Environmentally, architectural recycling is a win-win solution. By reusing existing buildings, we conserve resources and reduce the demand for new construction materials. This not only minimizes waste but also mitigates the environmental impact of construction activities. Furthermore, repurposed buildings can be explicitly designed with sustainability in mind, incorporating energy-efficient systems, green materials, and renewable energy sources.
By promoting sustainable practices and reducing carbon emissions, architectural recycling contributes to Asia’s efforts to combat climate change and build resilient, low-carbon cities.
Comprehension
So, what can Asia do with all its broken buildings and defunct space? The answer lies in embracing architectural recycling as an obvious and exciting pathway to sustainable urban development. The key is to recognize the value and potential of these spaces and find innovative ways to adapt them for new purposes rather than resorting to demolition.
For the owners of these buildings (which can sometimes be difficult to articulate) the choices are limited, and herein lies one of many problems. For those who are asset and cash-rich, there appears to be no reason why the status quo is maintained. A position adopted by many property and landowners is sit, wait and see, a tactic inspired and maintained by the belief that one day, a hotel or casino chain will offer them, an industrial-sized bag of loot, for their footprint of the land. However, given the known experience of neighbouring localities, the likelihood of that offer gaining traction anytime soon appears more remote by the day.
Here and with proactive interest, government intervention can work wonders, simply by establishing and/or enforcing local and official registration of vacant properties. This helps and empowers local authorities, to identify and track ownership of neglected buildings and spaces and encourages property developers to engage too. Fines or fees for non-registration can incentivize owners to either act or maintain their properties.
For owners who are asset-rich and cash-poor, a new blueprint policy, peppered with tax breaks and investment incentives could help encourage a similar outcome — owners and private businesses cooperating and collaborating for mutual benefit.
A third option is for owners to either gift or long lease the asset to a community association, on small and affordable peppercorn rental rates. Community Associations, Community Interest Companies, Charities and other Social Economy structures can then use their legal identity to leverage development funds to transform these unloved relics into practical and valued community facilities.
While Kep, undergoes a promising renaissance, it’s essential to recognize the untapped potential lying within striking distance of its shorelines. Despite Cambodia’s rich natural heritage, including its coastline and tropical rainforests, the country’s education sector struggles to offer specialized programs in fields like natural history and marine biology. It’s perplexing why no national or international university, has neither individually, or collaboratively, seized the opportunity to establish a departmental branch or satellite centre here in Kep.
With its strategic location offering easy access to Cambodia’s coastline and tropical rainforests, Kep could serve as an ideal hub or satellite centre for international education. Providing local and international students with the opportunity to study and conduct research, on home soil, in these critically important subject areas. Furthermore, whilst creating new knowledge in areas of common interest, it could nurture new, enthusiastic future leaders in environmental conservation and marine sciences.
Moreover, by implementing a fair trade fee structure, Western student fees could help subsidize local students and improve accessibility. A fantastic formula in itself for fostering inclusive collaboration and knowledge exchange among students from diverse global backgrounds.
Such a development would also be a strategic fit for the local community, many of whom have livelihoods configured and dependent on the health and well-being of the coastline and sea. By establishing a presence in Kep, national and/or international universities could not only fill a significant educational gap in Cambodia’s higher education landscape but also contribute to the investment gap that exists in the region’s sustainable development goals agenda.
Additionally, the opportunity for wider interdisciplinary research and innovation could outperform the ambition, desire and demand for enhancing Cambodia’s global reputation as a centre for education and research excellence.
This approach and initiative represents a concrete win-win for Cambodia in its obligations to meet the UN Sustainable Development Goal 4 (Quality Education), especially Target 4.7 (Education for Sustainable Development and Global Citizenship), as it addresses critical gaps in the country’s educational offerings.
Through investment, creative planning policy, innovation, design and mutual collaboration, abandoned spaces and derelict structures can be put back to work. These opportunities can be transformational for smaller coastal towns like Kep. This approach can also help support rural economies in practical ways and safeguard their natural resources and cultural heritage.
By reimagining abandoned spaces as vibrant hubs for human activity, Asian economies can unlock their full potential and contribute to local enterprise and community development.
Knai Bang Chatt, Kep, Cambodia
The only resort of its kind in Cambodia. Knai Bang Chatt consists of three original 1960s art-deco-style French villas, each lovingly restored to its former glory. The surroundings are striking yet minimalist in just the right way. The production of this facility, which offers demonstrable training and employment opportunities to members of the local community, in luxury hospitality management, is no accident, but more the meticulous planning of a visionary.
The ambience is cool, calm and wonderfully unpretentious; the perfect blend of comfort and serenity. It is calming to a T.
The history and experience that both besieged and liberated Knai Bang Chatt underpins the value of reimagining abandoned spaces well. It’s a departure point that's worlds away from the all too familiar square concrete, aluminium and glass structures that exist in every other city.
The Foreign Correspondents Club
In the early 1990s, the Foreign Correspondents Club (FCC) became the main meeting place and drinking spot for foreign journalists in Phnom Penh. Today, the FCC has repurposed in ways that have retained its atmosphere. As a testament to sensitive architectural recycling, it remains a hub for local employment and hospitality training.
From revitalizing communities to fostering economic prosperity and environmental sustainability, architectural recycling and repurposing offers a credible and comprehensive approach to development. It tackles the challenges of burgeoning urbanization and rural growth, promising sustainable opportunities for local individuals, communities and future generations. By breathing new life into forgotten spaces, architectural recycling and repurposing lays the groundwork for a resilient, inclusive and thriving society.
Resources
Archello: Reuse, Renew, Recycle: Recent Architecture from China
ArchDaily: Explore sustainable architecture projects around the world
Architizer: Explore building projects & products focused on sustainable design
AWB: Architects without Borders — their work in addressing community needs
Dezeen: Discover innovative projects focused on sustainability and adaptive reuse
Inhabitat: Find inspiration for recycling and repurposing existing structures
RIBA: Learn about the Royal Institute of British Architects & their support for excellence
WAC: Join a global platform for architects and designers to share their work and ideas
