Building Adaptation

Front cover......Page 1
Title page......Page 4
Copyright page......Page 5
Table of contents......Page 6
List of figures......Page 10
List of tables......Page 16
Preface to 2nd edition......Page 20
Preface to 1st edition......Page 22
Disclaimer......Page 24
Acknowledgements......Page 26
Definitions......Page 28
Significance of building adaptation and maintenance......Page 29
Range of adaptation options......Page 30
Timing and cost of typical adaptation projects......Page 31
Adaptability criteria......Page 33
Code compliance......Page 34
Spatial modifications......Page 35
Problems and opportunities......Page 36
Degree of building change......Page 38
Background......Page 40
Legal restraints......Page 41
Environmental......Page 42
Functional......Page 43
The performance concept......Page 44
Types of maintenance......Page 47
Changes in residential demand......Page 49
Consequences of changes in demand......Page 50
Changes in residential supply......Page 51
Background......Page 52
The deterioration hypothesis......Page 54
Causes of building obsolescence......Page 56
Causes of building redundancy......Page 57
Correctable obsolescence and redundancy......Page 58
Reasons why buildings become vacant......Page 59
Vacancy of non-residential buildings......Page 60
Commercial pressures......Page 61
Upper-floor vacancy......Page 62
Mothballing......Page 63
Weather-tightness......Page 66
Occupiers\' requirements......Page 67
Design process......Page 68
Background......Page 69
Vertical phasing......Page 70
Incremental phasing......Page 71
Summary......Page 73
Viability......Page 75
Practicality......Page 78
Rationale......Page 79
Decision criteria......Page 81
How can the set of change options be identified?......Page 82
What evaluation system is to be used to assess the options?......Page 83
How does the tool work?......Page 84
Traditional forms of residential construction......Page 85
Modern forms of construction......Page 86
Building types......Page 87
Site usage and density......Page 88
Building\'s adaptation potential......Page 89
Special needs......Page 90
Health hazards from pest infestation......Page 91
Analysing current provision......Page 92
Preamble......Page 93
Reconnaissance survey......Page 94
Structural appraisal......Page 95
Evaluation of options......Page 96
Code compliance......Page 97
Buildings in use......Page 98
Description......Page 99
Actions......Page 101
Appointing a professional adviser......Page 103
Public sector......Page 104
Sources......Page 105
Common types of grants......Page 106
Technical......Page 107
Physical site constraints......Page 108
VAT implications......Page 109
Choice of options......Page 110
Preamble......Page 111
Spatial factors......Page 112
Basic design criteria......Page 113
Adaptation criteria for old buildings......Page 114
Preamble......Page 115
Assessment criteria......Page 116
Crime audit......Page 117
Assessment criteria......Page 118
Preamble......Page 119
Procedure......Page 120
Summary......Page 121
Triggers for building conversion......Page 123
Choice of uses......Page 125
Granny-flat conversions......Page 127
Three essential requirements......Page 129
Driving force......Page 130
Stage 4: Management stage......Page 131
Requirements......Page 132
Physical and operational constraints......Page 133
Redundant buildings ripe for conversion......Page 135
General points......Page 136
SPAB Committee Recommendations......Page 137
Identifying the visual character of a historic building......Page 138
General principles......Page 139
Minimum intervention......Page 140
Devise defensible solutions......Page 141
US rehabilitation standards......Page 142
Responsibility for listing......Page 143
Requirements......Page 144
Recommended approaches for rehabilitating historic interiors......Page 145
Consolidation......Page 146
Causes of saturation......Page 147
Definitions......Page 149
Technical problems with façade retention......Page 151
Differential settlement......Page 153
Façade replacement schemes......Page 154
Structural requirements......Page 155
Thermal upgrading......Page 158
Ventilation......Page 159
Electrics......Page 160
Planning requirements......Page 162
External factors......Page 163
Building morphology and layout......Page 164
Different floor levels......Page 165
Summary......Page 168
Rationale of adaptive reuse......Page 173
The impact of facilities management on adaptation......Page 175
Residential conversions......Page 176
Non-residential conversions......Page 178
Mixed-use conversions......Page 179
Common adaptive reuse options......Page 180
Problems with farm buildings......Page 181
Poor levels of maintenance......Page 183
Adaptation potential......Page 184
Historic farm buildings......Page 185
Characteristics of church buildings......Page 188
Excess supply of buildings......Page 190
Mixed residential/church use......Page 192
Characteristics of pre-1900 industrial buildings......Page 194
Options for reusing redundant industrial buildings......Page 196
Sports centre......Page 197
Preamble......Page 198
Characteristics of public buildings......Page 199
Structural integrity......Page 200
Philosophical approach to adopt?......Page 201
Building regulations compliance......Page 203
Finishings......Page 212
Development of a fire......Page 213
Requirements......Page 214
Fire suppression and extinction systems......Page 217
Smoke control......Page 218
Means of escape......Page 219
General protection measures......Page 221
Summary......Page 223
Rationale for enlarging buildings......Page 224
Decision to extend......Page 225
Provisions for future extensions......Page 226
Side extensions......Page 227
Rear extensions......Page 229
Corner extensions......Page 230
Linked extensions......Page 233
Unusual or non-standard extensions......Page 234
Generally......Page 235
Ramp access......Page 236
Internal factors......Page 237
Massing......Page 238
Roof styles......Page 240
Juxtaposition......Page 241
Upgrading works......Page 242
Common issues with domestic extensions......Page 243
Key conservation requirements for new additions......Page 245
Statutory controls......Page 246
Constructional forms......Page 247
Under-floor heating......Page 249
Soil conditions......Page 250
Tilting or sinking......Page 252
Movement joints in walls......Page 254
Preamble......Page 255
Roof abutments......Page 256
Floor abutments......Page 259
Weather-tightness......Page 260
Dampness......Page 261
Openings......Page 262
Breaking through......Page 263
Foundations......Page 265
Walls......Page 268
Form of construction......Page 270
Timber-framed dwellings......Page 271
Steel-framed buildings......Page 272
Summary......Page 274
Background......Page 278
Preamble......Page 279
Options for loft extensions......Page 281
Style of stairs......Page 282
Dwellings over two storeys......Page 286
Preamble......Page 287
Adjacent to a chimney......Page 288
Technical issues......Page 292
External finishes......Page 293
Materials......Page 294
Accessories......Page 295
Preamble......Page 296
Means......Page 298
Structural implications......Page 301
Preamble......Page 302
Residential schemes......Page 304
Commercial schemes......Page 305
Dangers of over-roofing......Page 306
Roof style......Page 307
Roof structure......Page 309
Anchoring......Page 311
Accessories......Page 312
Combined vertical and lateral extensions......Page 313
Potentials......Page 314
Problems......Page 316
Installation work......Page 317
Generally......Page 319
Insulation......Page 320
Environmental......Page 321
Summary......Page 322
Significance of structural adaptations......Page 323
Significance of non-structural adaptations......Page 324
Shoring......Page 326
Generally......Page 327
Fungal attack......Page 328
Insect attack......Page 331
Alternative approaches to timber preservation and monitoring......Page 332
Traditional masonry......Page 333
Repairing and reinforcing cracks in masonry......Page 335
Stitching \'T\' junctions and corners......Page 337
Girdle straps......Page 338
Cathodic protection of steelwork......Page 339
Degradation mechanisms......Page 341
Repairing degraded concrete......Page 342
External coatings......Page 343
Repairs to reinforced autoclaved aerated concrete......Page 344
Disproportionate collapse......Page 345
Load-bearing masonry buildings......Page 346
Framed buildings......Page 348
Large panel system buildings......Page 350
Notching and holes in joists......Page 351
Strengthening existing floors......Page 352
Inserting additional floors......Page 358
Forming openings in existing walls......Page 360
Procedure for determining a suitable pre-cast concrete beam......Page 362
Internal walls......Page 363
Framework for accommodating over-roofing......Page 364
External additions......Page 365
Traditional......Page 367
Modern......Page 368
Problems......Page 370
Demolition plans......Page 371
Initial procedures......Page 372
Problems with demolishing buildings......Page 373
For buildings over three storeys in height and complex structural alterations in low-rise properties......Page 374
Procedure for determining a suitable pre-cast concrete beam......Page 375
Worked example......Page 376
Summary......Page 377
The need for refurbishment......Page 378
Health benefits of refurbishment......Page 379
Psycho-social......Page 381
Technical......Page 382
Market influences......Page 383
Preamble......Page 384
Context......Page 386
Fitness standard......Page 387
Tolerable standard......Page 388
Decent homes and quality housing initiatives......Page 389
Characteristics of non-traditional housing......Page 390
Problems......Page 391
Preamble......Page 392
Temperature......Page 393
Odour......Page 396
General measures......Page 397
Cold climate moisture control measures......Page 398
Health effects......Page 399
General indoor air control measures......Page 400
Control of SBS and BRI in adaptation schemes......Page 401
Symptoms and problems of condensation......Page 402
Short-term remedies......Page 403
Long-term remedies......Page 404
PIV......Page 405
Basic remedial measures......Page 407
General housing improvements......Page 408
Lead pipework and lead-lined tanks......Page 409
Gas installations......Page 410
Electrical rewiring......Page 411
Preamble......Page 412
Remedial measures......Page 413
Rationale and strategy......Page 414
Traditional methods......Page 416
Modern methods......Page 417
Electrochromic glazing......Page 418
Window films......Page 419
Modifying the layout......Page 420
Office floor (excluding tenants\' fit-out)......Page 421
Air-conditioning......Page 422
Preamble......Page 423
Shopping centres......Page 424
Hotel refurbishment......Page 425
Public refurbishment......Page 426
Types of school buildings......Page 428
Acoustic improvements in classrooms......Page 429
Improvement to school toilets......Page 430
Security......Page 431
Refurbishing public baths......Page 432
Summary......Page 433
Recladding......Page 435
Titanium......Page 437
Double-skin façade......Page 438
Preamble......Page 440
Precautions......Page 441
Ironmongery......Page 443
Window design......Page 445
Permanent access......Page 446
Surrounding areas......Page 448
Preamble......Page 449
Fire resistance of floors......Page 450
Effects of noise......Page 451
Anhydrite screeds......Page 452
Dry \'screeds\' or dry floor plating......Page 455
Thermal insulation......Page 456
Internal insulation......Page 457
Cavity insulation......Page 459
External insulation......Page 461
Rendering and re-rendering......Page 462
Preamble......Page 463
Preamble......Page 464
Raincoat cladding......Page 465
Generally......Page 466
Roof insulation......Page 468
Access......Page 470
Recovering using modern materials......Page 471
Conventional thermal upgrades for pitched roofs......Page 472
Modern thermal upgrades for pitched roofs......Page 473
Underside corrosion......Page 474
Preamble......Page 475
Room pods......Page 476
Vestibule pods......Page 477
The Disability Discrimination Act 1995......Page 478
Preamble......Page 479
Platform lift......Page 482
Summary......Page 483
Climate change......Page 485
Government policy changes......Page 486
Significance of sustainability......Page 487
Importance of sustainable adaptation......Page 489
Dry-proof flood control measures......Page 491
Environmental performance indicators......Page 492
Background......Page 493
Problems with PVC......Page 494
Rationale......Page 495
Heat losses......Page 496
Guidance on energy efficient refurbishment......Page 497
Energy efficiency strategy......Page 498
Therapies......Page 499
Thermal efficiency of insulation materials......Page 505
Heat-reflecting membranes......Page 508
Types of energy rating......Page 509
What is a SAP rating?......Page 512
Preamble......Page 513
Rationale......Page 516
Criteria......Page 517
Boilers......Page 518
Energy consumption......Page 519
Rationale......Page 520
Advantages of solar energy......Page 521
Basic principles......Page 522
Building-integrated PV......Page 523
Preamble......Page 525
Windows and natural ventilation......Page 526
Heating, ventilating and air-conditioning systems......Page 528
Controls and monitoring......Page 529
Schools......Page 530
Strip curtains......Page 531
Destratification fans......Page 532
Future energy efficiency requirements......Page 533
Summary......Page 534
Establish brief (inception)......Page 536
The building......Page 537
Association charts......Page 538
Evaluation......Page 539
General requirements......Page 540
Planning permission......Page 542
Listed-building consent......Page 543
Obtaining approval......Page 544
Other legislation affecting adaptation work......Page 545
Space requirements......Page 546
Format......Page 547
Requirements for plans......Page 548
Prescriptive specifications......Page 549
Structure of a prescriptive specification......Page 550
Characteristics of adaptation work......Page 551
Forms of contract......Page 552
Selection criteria......Page 555
Pure/speculative risks......Page 556
Controllable/uncontrollable risks......Page 557
Interruption or disruption of core business......Page 558
Fire......Page 559
Contractual–financial......Page 560
Security......Page 561
Risk and uncertainty......Page 562
Consequence analysis......Page 563
Insurance......Page 564
Risk monitoring......Page 565
Preamble......Page 566
Security......Page 567
The four main phases in benchmarking......Page 568
Adapting occupied buildings......Page 569
Weather protection......Page 570
Operational problems......Page 571
Project monitoring and control......Page 572
Purpose......Page 574
Generally......Page 575
Cost......Page 576
Key performance indicators......Page 577
Facilities management......Page 578
Health and safety regulations......Page 579
Purpose......Page 580
Summary and conclusion......Page 582
Bathrooms and WCs......Page 584
Windows......Page 585
Appendix B: Key aspects of performance......Page 586
Appendix C: Table of suitable sizes of pre-cast (pc) concrete lintels for various spans and loadings (from Richard Lees Ltd catalogue, c. 1995)......Page 588
Wall construction......Page 590
Completion......Page 591
Overview......Page 592
1. Building information......Page 597
2. Maintenance details......Page 598
Appendix G: Normalized performance index (NPI) calculation form......Page 599
2. Townscape......Page 601
5. Dormers......Page 602
8. Garages......Page 604
Reasoned justification......Page 605
Existing Building Details…......Page 606
Refurbish or Redevelop Decision…......Page 607
Refurbishment Specification…......Page 608
Redevelopment Specification…......Page 609
Glossary......Page 610
Typical maintenance activities......Page 619
Maintenance response phrases......Page 621
Books and papers......Page 622
Digests......Page 651
Good building guides (GBG)......Page 654
Good repair guides (GRG)......Page 656
BRE leaflets......Page 657
Preamble......Page 658
Good practice guides (GPG)......Page 659
Good practice case studies (GPCS)......Page 660
THERMIE maxibrochures (1992)......Page 662
Historic preservation services guides and standards......Page 663
British standards (BS)......Page 664
Relevant websites......Page 667
Index......Page 670