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. Users 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 Commissionthe

its estimation, should be preserved.

colonial governmental body created by the United Statesand

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 patriotismMr. 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 corenational 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 nations 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 countrys 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 trainas 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 Housefirst

various family memorabilia including valuable artworks of the

an economic engine, then an eyesoreis 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 Berlins 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 Caf 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 Compaa 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.