Batel Store by Estúdio 41, Curitiba: Commercial Retrofit Design Review

Batel Store by Estúdio 41 is a small commercial building in the Batel neighbourhood of Curitiba, Brazil, created by retrofitting a 1990s building instead of demolishing it. Completed in 2023 with about 399 m² of floor area, the project keeps the original structure, adds glass shopfronts at street level and wraps the upper floor in a striking brise-soleil of anodised aluminium tubes. The Batel Store shows how a difficult triangular corner plot and tight planning rules can be turned into an advantage. This review explains the design and what Pakistani plot owners and developers can learn about renovating small commercial buildings.

The Challenge: A Triangular Corner Plot

The site has an unusual triangular shape. When the architects applied local planning rules, especially the required setbacks from the street, they found that the area available for a new building would be very limited. Building a new structure or a large basement car park would not have been practical or economic.

During early discussions with the clients, the idea emerged of keeping and renovating the existing 1990s building already on the site. This decision changed the project from a constrained new build into a retrofit that could make full use of the existing floor area, which may not have been achievable under current setback rules.

A small square at the corner next to the site provided another opportunity. Rather than turning its back to the street, the new store could open towards the square, creating visual connections and encouraging pedestrian movement between the interior and the surrounding public space.

The Design Concept: Dynamic Façades

The core idea is a dynamic façade that blurs the line between inside and outside on the ground floor while giving the building a strong identity above.

A dual-envelope system

The building is wrapped in two layers. The inner layer is the weatherproof enclosure; the outer layer, designed specifically for this project, provides character, shading and durability. Separating these functions allows each layer to do its job well.

Glass showcases at street level

The ground floor uses glass display windows calibrated to give the right level of visibility, an essential requirement for a space intended mainly for retail. The façade allows for several possible entrances, so the layout can adapt to different tenants.

An aluminium-tube brise-soleil

The upper floor is wrapped in a brise-soleil made of anodised aluminium tubes of varying dimensions. The different sizes create varying depths, so the façade changes with the light throughout the day. The tubes filter sunlight and shade the interior work and living spaces, while becoming the main visual identity of the store.

A Flexible Commercial Layout

The interior is planned as a versatile commercial space that can house different businesses over time: a shop, a bakery, a restaurant or even an office. This flexibility protects the owner’s investment, because the building does not depend on a single type of tenant.

Flexible commercial space usually requires a few practical provisions:

• Open floor plates with as few internal columns and walls as possible.
• Services capacity for food uses, including drainage, grease traps, extraction and gas or electrical supply.
• Toilets and accessibility that meet the needs of public-facing businesses.
• Façade and signage zones that can be adapted for each tenant.

The architects also describe a wider aim: to improve the daily life of the nearby square, the pavements and surrounding open spaces, so that the building contributes to the neighbourhood rather than simply occupying a plot.

Corner Plots: A Commercial Advantage

Although the triangular shape created planning difficulties, the corner position also gives the Batel Store real advantages. Corner buildings are visible from two or more directions, catch more passing footfall and can offer entrances on more than one street. Estúdio 41 used this by giving the ground floor several possible entrances and by orienting the store towards the small square.

Owners of corner plots can make the most of them by:

• Wrapping shopfronts around the corner rather than placing a blank wall or staircase there.
• Locating the main entrance where pedestrian routes meet.
• Using the corner for signage or a distinctive façade feature that can be seen from a distance.
• Keeping service entries and bin stores on the quieter side.

Why Retrofit Instead of Rebuild?

Retrofitting existing buildings is increasingly common worldwide, for practical as well as environmental reasons:

• Planning rules. An existing building may enjoy floor area or setbacks that a new building would not be allowed under current regulations.
• Cost and time. Reusing the structure avoids demolition and much of the foundation and frame work.
• Carbon. The concrete and steel already in place represent a large amount of embodied carbon that is saved by reuse.
• Less disruption. Shorter construction programmes mean less noise and dust for neighbours.

Retrofit only makes sense if the existing structure is sound. A structural survey, material testing and a check against current safety requirements should come before any design decisions.

Demolish and Rebuild vs Retrofit

Designing a Brise-Soleil That Works

A brise-soleil is only effective if it is designed for the sun’s path at the site. Points to consider include:

1. Orientation. Horizontal elements work best against high sun; vertical fins or tubes are better against low morning and afternoon sun.
2. Depth and spacing. Deeper, closer elements block more sun but also reduce views and daylight.
3. Material. Anodised aluminium resists corrosion and needs little maintenance; local alternatives include terracotta, GRC and powder-coated steel.
4. Fixing and cleaning. Elements must resist wind and be reachable for cleaning, especially in dusty cities.
5. Integration with glass. Shading reduces the cooling load, which can allow smaller air-conditioning plant; designers often check comfort and energy performance against ASHRAE methods.

Strengths and Questions

• Strength: a smart response to a difficult plot and restrictive setbacks.
• Strength: a façade that combines shading, privacy and branding.
• Strength: a flexible interior that can attract a range of tenants.
• Question: without parking, the store depends on footfall and nearby public transport or street parking.
• Question: an older structure may need strengthening to meet current seismic or fire requirements.

Lessons for Pakistan

Pakistani cities contain thousands of small commercial buildings from the 1980s and 1990s on main roads and in markets. Many have tired façades, poor shading and outdated services, but sound structures. Owners often assume demolition is the only option. The Batel Store suggests otherwise.

ACCO designs and builds commercial projects in Lahore, from commercial plaza construction in Gulberg to commercial building construction and renovation. For façade ideas, see our guide to glass façade commercial plaza design, and for small plots, our 5 marla commercial plaza cost guide. ACCO prices every project through an itemised BOQ.

Frequently Asked Questions

Conclusion

The Batel Store by Estúdio 41 turns a difficult triangular plot and an ordinary 1990s building into a lively, flexible commercial space. By keeping the structure, opening the ground floor to the street and adding a distinctive shading skin, the architects gained floor area, saved cost and carbon, and created a strong identity. For Pakistani owners of older commercial buildings, the lesson is to survey before demolishing: a sound structure with a new façade and upgraded services can be the better investment.