Refurbishment

BACHELOR (HONS) PROGRAMME (AP229)BUILDING SURVEYING DEPARTMENT

FACULTY OF ARCHITECTURE, PLANNING AND SURVEYINGUNIVERSITY OF TECHNOLOGY MARA (UiTM)

BSB 553

REFURBISHMENT BUILDING

UiTMUiTM

Let’s PresentING

REFURBISHMENT

BUILDING

DEFINITION

“ Part of maintaining property to accommodate changing space requirements from occupiers ” says Aidan Baker of BNP Paribas Real Estate

“Also includes renovation rehabilitation, extension, improvement, conversion, modernisation, fitting out and repair which is undertaken of an existing building”says Young and Egbu’s (1993)

In the simple words, refurbishment is the alteration of an existing designed to improve the facilities, rearrange internal areas and the structural life span without changing the original function.

Type

TYPES OF REFURBISHMENT

MINOR

MEDIUM

MAJOR

CONT’

Purpose Extend economic life by up to 5 years

Opportunities -Confined to redecoration and repair works, together with minimal alterations to building services-Minimal alterations to building services.- Payback are limited with the scope of work being confined to redecoration and repair works

Use Often carried out in an occupied building, with phased working and a decant plan being necessary.

MINOR REFURBISHMENT

CONT’

MEDIUM REFURBISHMENT

Purpose Renew the existing fabric and services of a building to present day standards of

Duration The investment timeframe is typically 15 years

Scope of Works

-Fittings, finishes and elements of building services will be replaced or upgraded, taking advantage of technological advances

- Limited structural alterations

CONT’

MAJOR REFURBISHMENT

Purpose To secure, for the long term, the benefits of existing planning consents

Duration At least 15 years

Scope of Works -Need to meet modern expectations for specification and performance standards-All fittings, finishes and services will be replaced- Structural alterations may include the re organization

Building Investigation

Recommendations for Refurbishment

Construction

STAGES OF REFURBISHMENTS

- Purpose - To obtain sufficient information about the

building condition.

- Examination and observation of the exterior and interior of

buildings.

- To identify or investigate and diagnosis of defects in

existing buildings and also to recommend for the most

appropriate course of action

- Identifying types of building systems - evidence of material

deterioration from weathering and identifying combinations

of movement, defects, deterioration and load effects

CONT’

BUILDING INVESTIGATION

RECOMMENDATIONS FOR REFURBISHMENT

- The team will carry out with recommendation and

method works for refurbishment within consideration

during the building investigation steps.

- Minimal repairs to enable the building to be fit for its

purpose of use

CONSTRUCTION

Start to construct the refurbishment according the

decision from owner or clients.

CONT’

CASE STUDY

RESTORATION AND REFURBISHMENT OF OLD CITY HALL, GEORGETOWN, PENANG, MALAYSIA



Most heritage buildings are generally susceptible to deterioration, partly due to factors such as poor maintenance and improper restoration methods.

They are inevitably ageing and share common problems of leakage, dampness, termite attacks, etc.

Restoration of Old City Hall in Georgetown, Penang portrays an important milestone towards retaining and conserving Malaysia’s invaluable heritage buildings.

Moreover, from an economic viewpoint, heritage buildings are lucrative assets in promoting tourism, especially in Penang.

INTRODUCTION

Cost RM3.58million for the restoration project.

Period 2 stages during April 2004 to April 2005.

Stages -Stage 1 - involved the restoration of building structures and elements, salt desalination and termite treatment.

- Stage 2 - interior refurbishment of the Council Chamber, main lobby, councilors’ offices, mezzanine floor, dining hall and toilets.

Scope of Works

- Undertaken included restoration and repair works; mechanical and electrical services; as well as landscaping

CONT’

The OLD CITY HALL built in 1903 was typical of the British Palladian architecture.

It’s design bears a resemblance to the nearby old town hall, which features the balcony as a main element overlooking the Esplanade.

It is currently used by the Penang Municipal Council (MPPP) to house two of its supporting offices, namely the licensing and urban services departments.

It also the venue for the council chamber’s monthly meetings, various gatherings and functions.

HISTORICAl

BUILDING DEFECTS

There were four main phases in identifying problems associated with the Old City Hall building:

Phase 1:Reconnaissance Survey

Phase 2: Pictorial Documentation

Phase 3: Detailed Investigation

Phase 4: Dilapidation Survey

Material Elements

Timber Ceilings, floorboards and openings (timber frames).

Steel I-beam Beam supporting the first floor

Clad with panels using brickwork, gypsum board

Walls

Composite materials New walls

Brickwork or plywood Arches

Mosaics and timber Floor finishes

CONT’

Dilapidation survey - poor condition of the building.

Building diagnoses - leakage, watermarks, termite infestations, rising damp, salt contamination, organic growth and water seepage.

During the Detailed investigation - the removal of the panels had further discovered similar problems affecting the structures behind the panels as shown in Photos 2 and 3.

Consequently, an extensive restoration work was proposed for the Old City Hall in order to rectify the serious building defects.

CONT’

Photo 2 : Termite Infestation To The Ceiling Joist

Photo 3: Dampness Problem

CONT’

The building problems encountered at the Old City Hall can be summarized as follows:

Element Defects

Ceiling - Rotting due to water leakage -Condensation from the air-conditioning ducts-Termite attacks

Walls and columns

-Rising damp which led to the problems of crumbling plasterworks on the columns-Cement plasters were found on walls and columns from previous repair works-Experiencing cracks, peeling paints and organic growth

Flooring Wood rot and termite attacks.

Timber structures

-Including floor joists, ceiling joists and floorboards were all in a varied condition

Element Defects

Rising damp - Close to the sea (about 50 metres away)- Experiences severe problems of rising damp- Detected on all plastered wall surfaces

Salt contamination

-All inspected walls showed high levels of salt contamination as well as rising damp-Nitrate (NO3) and Sulphate (SO4) had resulted in crumbled plaster walls and attributed to the porosity of the brickworks.

Termite problem

Termite attacks occurred as a result of dampness problems and lack of maintenance

Poor rainwater goods

-Several rainwater down pipes were in a poor state-Some ran inside the building, which posed a threat of leakage-A down pipe located close to a switchboard could cause electrocution, if the pipe leaked.

CONT’

STAGE 1 - The poor conditions of the buildings, ageing finishes and the level of noise transmitted into the Chamber

STAGE 2 - The interior of the Council Chamber, main lobby, councilors’ offices, mezzanine floor, dining hall and toilets were refurbished.

Challenge to the consultants in retaining the authentic building structures and fabric whilst fulfilling the functional requirements of an office environment at the Old City Hall

REFURBISHMENT

The concepts of R&R were adopted to enhance the architectural significant of this colonial building. Temporary wall panels were removed from the buildings to retain the originality of the interior. Carpets were removed to expose the original timber floorboards New tessellated tiles were used as the floor finishes for the main lobby and the main circulation to match the original design and colour All rooms were installed with new lighting fixtures and air-conditioning units Suitable furniture including sofas, tables and chairs were carefully selected to suit the unique architectural style and building ambiance

CONT’

Photo 4: Image Of The Main Dining Hall Before Refurbishment

Photo 5: Image of the Main Dining Hall after refurbishment

CONCLUSION

The R&R of the Old City Hall had posed great challenge

Making and practicing various type of investigation

The project is fulfill the client’s requirements which carried out with minimum disturbance to the existing structures

It is noteworthy that the combined concepts of restoration and refurbishment have been successfully adopted in the Old City Hall restoration project

It is evident that this approach is viable in retaining the authentic building structures and fabric whilst satisfying the functional requirements of an office setting at the Old City Hall.

THE END

Design

Refurbishment