BUILDING REFURBISHMENT & MAINTENANCE · • Active fire precautions –Facilities : pressurised escape route to repel smoke –Equipment : sprinklers, doors, louvres activated by

School of the Built Environment

BUILDING REFURBISHMENT & MAINTENANCE

Unit 6

ADAPTIVE REUSE


LEARNING OUTCOMES

1. Principles of adaptation for change of use todifferent /mixed use

2. Learn in the conversion of a building

• constraints and requirements involved

• code compliance

• technical problems & requirement


PRINCIPLE OF ADAPTATION

Introduction

Main drivers for buildings to be adapted.

�Demand-side changes

– Demographic : changes in the characteristics of the population eg aging becoming less mobile, changes in amenities,

etc

– Economic : increase wealth can raise expectation & demand for

different bldg. types & amenities

– Sociological : change in social trends, eg smaller families,

individual leaving home, etc

– Environmental : increase regulatory requirements, eg sound &

thermal insulations, etc



Introduction

Main drivers for buildings to be adapted.

�Supply-side changes

– Technological : improvements in new build construction, eg

building services, space standard, etc

– Legal : Ever changing legislation may require building owners to

upgrade or adapt bldg., eg handicap / Green Mark

– Functional : As the way in which we utilise our bldg. Eg changes eg

increase home working



Preliminary consideration

• Economic

– Estimated Costs :within client’s budget? Flexibility corresponding

with budget.

– Additional Work : unforeseen circumstances(issues , additional

works), to be taken account when budgeting.

– Contingencies : higher % allow for, particularly for long duration &

complex building.

• Legal

– Planning Permission : older bldg. with listed status or within

conservation areas, extend of alteration.

– Other Approvals: HSE, SEPA, Bldg control. To be undertaken early during design stage.



Preliminary consideration

• Safety : Can work be undertaken safely? risk assessment and

method statement to be prepared.

• Design : Fulfil client design and agencies requirements.

Changes in design at different phase may result in different

cost and time.

• Services : detailed survey of location & condition of all extg services to be undertaken at design process.


CONVERSION TECHNICAL ISSUES

Services Requirements

General

• Condition : a detailed assessment of the condition of any services in

older bldg. must be determined to ensure they can be effective for the proposed life of the adapted building.

• Capacity : older service installations are unlikely to be capable of dealing with modern demand for water, electricity, drainage & sewerage.

• Upgrading : upgrading of bldg. services can involve extensive & intrusive ground works/ bldg works. Affecting under floor or walling works, requires detail co-ordination.




• Separation

– Multiple Occupancy : posed difficulties in assessment, making

re-configuration difficult and costly.

– Ease of Separation :Easily separated or re-routed (electrical, telcom

services) as compared to ducted services through floors, walls and roof.

• Location

– Manholes : indicate changes in direction & points of access

accurately recorded & free from debris during works.

– Vertical runs : multiple occupany (difficult to manage, plan

disconnection or connection when bldg is occupied)

– Horizontal runs : difficult to locate in enclosed within floor or ceiling

voids.




Specific Services

• Plumbing

– Pipework : Various type of materials used and

jointing techniques, supporting system & fittings. Need to determined condition by dismantling & inspection (eg. Cast iron & steel)

– Pumps :utilised for various purposes. Eg. to move supply water up the bldg., waste water to high level sewer, heated water to appliances, etc.

Need to confirm the condition and estimated residual life left.

– Sanitary fittings : sinks, toilet bowl, shower heads, need to determine sizing (metric vs imperial)




Specific Services

• Electrical

– Rewiring : Not well conduited wiring can be highly disruptive. Where

rewiring or re-routing is an on going feature, custom ducting or raised

floor can be considered.

– New Circuits : where there is insufficient capacity at the distribution

board, this needs to be upgraded.




Specific Services

• Heating system

– Upgrade : depending on age and overall condition. If pipe work and heat exchangers are in serviceable order these may be re-used.

– Renew : complete renewal may be required

where boiler, heat exchangers are defective.

• Others : cabling for telecom, tv and alarm

system. Wireless technology allow older

installations to be upgraded easily without

intrusive works involved.


CONVERSION TECHNICAL ISSUESDesigning for reuse

Spatial Factors

• Building plan

– Existing vs Proposed layouts :

remove, replace or move partitions / or wall. Modifications inside listed bldg may require approval.

– Loss of Space for Stair/s etc : building reg requires specific dimensions for stairs used as an escape route; thus resulting in a smaller room size.

– Room Sizes/Shapes : old bldg smaller floor plate



Spatial Factors

• Articulation of spaces

– Circulation : internal lobbies, hallways, access routes may required

design as space between apartments may be restricted.

– Full/partial Removal of Walls/Partitions : remodelling of the internal

space is necessary.

– Floor to ceiling heights : 2.3m is the optimal height. Older properties

are lesser and can reduce useable space and accommodation of

services within floor & ceiling voids difficult.



General Factors

•Floors

– Number of storeys : may have to be reduced to accommodate

increased floor/ceiling heights. Need to introduce additional fire escape

provision.

– Separation Access : Effective access needs to be provided where the

bldg is separated vertically or horizontally. Require additional routes

either horizontally/ vertically up the bldg.

– Fire Escape & Precautions : adequate provision for escape needs to be

provided within and around the building.

• Finishes : plaster finish, out of plumb (wear & tear) conservation bldg

comes with restriction.

• Future requirements : New bldg provide provision for expansion or change of use. Existing bldg may lack the flexibility.



CODE COMPLIANCE

Generally

• Planning approval

– Use Class Orders : based on tracts of land to particular uses. planning

permission eg Singapore Master Plan

– Permitted Development: Where a proposed schemes complies with the

objectives of the permitted developments; planning permission is not

required.

• Building regulations

– Building Standards (Scotland) Regulations 2004 - Sections 1-6

– Applies to all aspects of the adaption works

– Particularly to change or an extension to the existing construction.

– Consultation with local BCO is advisable



CODE COMPLIANCE

Generally

• Fire regulations

– Risk Factors : risk of fire (material , defective electrical cabling), during

construction, inappropriate use of plastics insulation.

– Fire Brigade Requirements : need to provide appropriate access



CODE COMPLIANCE

Structural Requirements (Section 1: Structures)

• Condition

– Deteriorated? : material deteriorate due to weathering/ loading etc.

Ascertain affected structural components can support extg or new

structures.

– Minimal Repairs Required? : limited replacement rather than complete

removal.

– Effects on Performance? : minimal repair/ remedial action will not

impair performance instead can be aesthetically unacceptable.

• Distortion /distress : due to excessive loading. Grossly oversized

structure can retain their structural integrity.


CONVERSION TECHNICAL ISSUESCODE COMPLIANCE

Structural Requirements (Section 1: Structures)

• Changes in loading : any new work will alter the extent & configuration of loading on the structures.

• Strengthening required : some structures members may require additional bracing, splicing/ reinforcement to support the proposed loading.

• Impact on internal space : reduction in internal space due to remedial works on structural members involving bracing or reinforcing. Result in an increase in dimensions of struct members or intro new members will give rise to reduction and restriction of the enclosed space.



Fire Precautions(Section 2: Fire)

• Fire Safety Requirements

– Strategy : overall plan or policy for achieving comprehensive fire safety.

Covers fire risk eg. Structural fire protection; escape route; safe zone,

means of detection & extinction; smoke control , appointed personnel.

– Risk Assessment : detailed assessment of the perceived or predicted fire

risks. Include method statement for reducing or eliminating the identified

risk.

• Active fire precautions

– Facilities : pressurised escape route to repel smoke

– Equipment : sprinklers, doors, louvres activated by fire sensors.

• Passive fire precautions

– Fire Protection : use of non combustible material, water jacket around

steel column.

– Separation :internal space segregated by fire resistant wall, glass & door



CODE COMPLIANCE

Ventilation (Section 3: Environment)

• Locations:

– Roof Spaces : having minimum area at eaves or gable end

– Subfloor Voids :having preformed openings of minimum area along the front and rear elevations.

– Kitchens and Bathrooms : having manual or humidistat controlled ventilator positioned within window opening or mechanical ventilators positioned above cooking or drying appliances.

– Trickle vent to windows: small, usually manual closable, gap positioned along the top of sealed double glazing units.



CODE COMPLIANCE

Ventilation (Section 3: Environment)

•Methods

– Natural : opening protected by grill/ mesh against birds , ventilating freely.

– Artificial : Mechanical ventilator controlled by changes in temp or RH which

can extract or introduce air.



CODE COMPLIANCE

Spatial Requirements (Section 4: Safety)

• Arrangement of space

– Number and Type of Uses : internal environment can be utilised for

multiple uses and comes with different treatment eg. Noise or dirty

process or functions.

– Separation and Articulation : the means by which these different functions

are kept apart eg. Sound insulations, wet floor, dust extraction, etc

• Circulation : means which the bldg user moves around the space. Eg

layout

• Egress : means by which occupants evacuate the confines of the building. • Staircases

– Type : standard spiral, escalator, etc

– Position and Pitch : pitch of stair is vital to its safe use; not too steep(difficulty coming down) or shallow (difficult to mount)



Sound Insulation (Section 5: Noise)

• Key elements : introduce deadening/ insulation/ separation to prevent transfer of noise between compartments.

• Existing construction

– Type : timber or concrete floors provide good sound insulation between

apartments. Difficulties can arise when upgrading existing timber floors

which have little mass or infilling.

– Condition: Gaps/ cracks/ distorted timber can reduce sound insulation value.

• Methods of upgrading

– Infill : material of high density in nature introduced to increase overall

mass and ability to absorb low frequency noise. Lightweight materials (glass,

mineral wool) used to reduce air borne, high frequency sound.

– Overlay : rigid sheet materials(plasterboard, timber board) used to increase

mass and reduce air gaps/ voids.

– Renew : complete removal and replacement of bldg elements.



CODE COMPLIANCE

(Section 6: Energy)

• Key elements

– Main Walls : insulation applied to the internal/ external face of outer walls or used as cavity fill.

– Roof/s : Insulation (mineral wool/rock wool)laid between and over ceiling

joist. Sarking insulation use to laid over existing rafters in roof works.

• Existing construction

– Configuration and Condition : type , form and condition of construction will

determine which thermal upgrading measures are appropriate.

– Efficiency : thermal insulation levels is typically poor for old building.

Considerable whole life savings can be made by thermally upgrading older

building.

• Methods of upgrading : refer to section on Modernisation



Adaptive Reuse OptionsBackground

• Scope : extent or scope of building adaptation is only limited by

designer’s imagination and regulators wish to retain some

aspect of those historically significant building.

• Selection criteria

– Technical : the constructional or practical considerations

which will influence or determine the adaptive process.

– Legal : building regulations, control, planning restrictions,

health & safety considerations & fire precautions.

– Economic :client budget, current business or economic

climate can have a major impact on the type & extent of adaptation.




• Selection criteria

– Environmental : the impact the adaptive works may have with respect to

the surrounding environment in particular the aesthetics, additional

vehicular or pedestrian traffic, or any emissions or waste from the new

development.

– Functional : how will the building be used, accessed and interact with the

neighbouring infrastructure.




• Modular construction

– Room Modules : prefab, volumetric units transported to site and assembled.

– Roof Pods : fully assembled pitched roof constructions

which are transported to site or assembled at ground level.


PRINCIPLE OF ADAPTATIONAdaptive Reuse OptionsMatching Demand & Supply

• Demand : the success of the project will be heavily influenced by the

need/ demand for the adapted building. Demand is driven by a number of

key components including the followings:

– Location

– Extent of Space

– Type of Space

– Quality of Space

• Supply : the project can only be considered financially viable and feasible

where these demands can be met by considering the following criteria:

– Type of Building

– Condition of Building

– Legal Restraints

– Cost of Conversion Scheme


BRM Considerations


BRM Consideration

Technical Issues


BRM Consideration


BRM Consideration


Case Study- FUJI XEROX TOWERS ; ANSON ROAD, SINGAPORE

o 38 storey offi ce tower

o Green Mark Gold certifi cation

Key Initiatives:

o Optimised chiller plant efficiency by 49%

from 1.316kW/ton to 0.67kW/ton.

o Heat pipes installed to reduce interior

humidity levels without energy consumption.

o Provided condensate water

collection system to reduce potable water use

and increase chiller plant efficiency.

o Instituted recycling programme to reduce

waste.

o Install energy efficient T5

lightings for car park, corridors and lobbies.

o Installed ultrasonic sensors and motion

sensors to control lightings at toilets and

staircases.





Documents

BUILDING REFURBISHMENT & MAINTENANCE · • Active fire precautions –Facilities : pressurised escape route to repel smoke –Equipment : sprinklers, doors, louvres activated by