Have you ever walked into a building and asked yourself: What do they even use this place for? These areas, commonly known as void areas, are not merely architectural quirks. They have various design, structural and functional implications in a building. Knowing voids is an important subject for architects, builders, property buyers, property owners to enhance their decision making towards their investment.
So, what is the void area itself? In simple terms, A void area is the open space in the building, commonly above the floors or between the structural members. Also referred to as “air space” or “double volume height,” this term is common in properties with high ceilings or interesting architecture. From aesthetics to functionality, these spaces can be found in residential, commercial, or industrial buildings.
Void areas are included in the total saleable floor area of a property that affects property value and usability. If you’re a homeowner, buyer, or an industry specialist – being aware of void areas around any property will enable you to make decisions that are free of important issues related to property satisfaction.
What is a Void Area?
Detailed Definition
A void area is an unoccupied or open space in a building, it counts as part of the total saleable floor area. These areas are often not floored but still form part of the buildings structure. Void places are often incorporated into double-height ceiling and open-plan house features, lending a bigness and grandeur to the insides.
To put it simply, void areas are empty spaces typically located on top of rooms, staircases or service areas. They may appear “empty,” but are often included to serve both aesthetic and functional components of architectural design.
Where Are Void Areas Found?
Void areas are typically seen with:
- Residential: Duplexes and lofts with high ceilings, double-volume living rooms of maisonettes, spaces above staircases.
- Commercial/Industrial: You will find empty areas often in industrial warehouse or factory settings, or in properties with a mezzanine.
Purpose of Void Areas
Void spaces are not empty spaces; they are designed spaces. Here are some functions they perform:
- Architectural Design: To make a property more appealing and modern it is common to have void areas to create an open feel.
- It also creates better light distribution and air circulation, making these spaces brighter and more comfortable: Natural Light and Ventilation
- Structural Purpose: Void spaces can often need to be accounted for as they are components of a building’s infrastructure when housing services like HVAC systems.
Types of Void Areas
Based on usage and placement within a building, void regions can be classified. So, let’s get into the four general types of void areas:
Architectural Voids
Definition
Architectural voids are places created for the beauty of the building and ideally Sum of Spaces. These gaps are frequently by design and are a feature of contemporary architecture.
Examples
- Two-story high ceilings in living rooms or entryways.
- Atriums in commercial buildings.
- Grand open foyers that open up elegance and grandeur.
Architectural voids help create visual interest and make a space feel spacious and more decadent.
Structural Voids
Definition
Structural voids — spaces caused by the structure of the building Unless they are avoided to house for example the beads, pillars or bracing.
Examples
- Gaps between double walls.
- Examples of spaces formed due to column bracing in tall buildings.
Structural voids aren’t so much a matter of design. They help a structure remain strong and stable.
Service Voids
Definition
Use of service voids to accommodate any building systems (plumbing, electrical, HVAC, etc.). These hollows are interspersed at appropriate locations for the installation and maintenance of utilities.
Examples
- These areas are hidden behind walls to allow for wiring.
- Above ceilings for air ducts and piping systems.
In addition to this aesthetic principle, service voids are a fundamental component in allowing the building to function without visible clutter or distraction.
Urban Voids
Definition
An “urban void” meaning unused or underutilised spaces within an urban setting. These vacuums are not found within a single building, but dotted in cities as gaps or emptiness.
Examples
- Empty lots or dilapidated buildings.
- Open spaces between buildings, which can be turned into parks or community gardens.
Urban gaps are the opportunity for creative reuse and renewal that contribute to sustainable urban development.
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Regulations and Legal Aspects
It is crucial to understand the legal ramifications of void areas, especially for buyers and developers. Here are several things to keep in mind:
What is included in Saleable Floor Area
Any void areas are usually counted in the total saleable floor area of a property. That means that buyers are often paying for these spaces, even if they are not physically usable.
Sale and Purchase Agreements
Void areas must be clearly mentioned in the S&P (Sale and Purchase) agreement. Constantly check this document, it has transparency on the subject of void areas on it.
Certificate of Strata Area
If buying a strata-titled property, refer to the Certificate of Strata Area to confirm voids are included in the floor area calculation.
Approvals for Modifications
Do you want to make a deck over empty space to provide additional usability? To comply with regulations, you will thereafter need the approval of, among others, the Management Corporation Strata Title (MCST) and the Urban Redevelopment Authority (URA).
Gross Floor Area (GFA)
Notably, void areas are not considered part of the GFA to be used in calculating development intensity and potential.
Pros and Cons of Empty Spaces
Benefits
- Aesthetic Appeal: Empty spaces add to the open feel and improve the overall aesthetic appearance of a property.
- Natural Light: More sunlight can pour into these spaces and cut down on the use of artificial lighting.
- It is important to keep in mind If the voids are designed properly, then it acts as a ventilator: Better ventilation positively affects the internal space.
Considerations
- Cost: Constructing and maintaining void areas contributes to the building costs.
- Maintenance: Higher or hard-to-get-at void spaces may restrict routine cleaning and maintenance.
- Energy Efficiency Larger, open rooms can mean higher utility bills, particularly for heating or cooling.
How to Find Empty Spaces in a Property
Reviewing Property Documents
- Sale and Purchase Agreement: Look for void areas and devise the dimensions.
- Certificate of Strata Area: Check floor area, including voids
- Strata certified plan – This will help determine if the unit has any void space.
Physical Inspection
- Seek out tall ceilings or large empty spaces.
- Recognising trapped or unused volumes between walls or services
Maximizing Although the Use of Void Areas
Creative Design Ideas
- For more usable area, go up and build a mezzanine level.
- 01 Vertical Gardens: Use of void areas for vertical greenery.
- Put some unique art installations in place
Practical Applications
- Storage: Dead spaces become smart storage.
- Access for Maintenance and Service: Access wiring or HVACs easily.
Conclusion
In architecture, voids are the spaces without any walls or built form, which are either vertical or horizontal. Knowing their purpose and requirements will give you tools for better decisions on properties. As such, it’s important to consider how void areas can be used to maximize space and value when constructing new properties or if you’re a current owner.
Always seek professional assistance when handling voids in a property. After all, a properly used void space can make a building instead fantastic!
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