BUILDING REFURBISHMENT & MAINTENANCE

BASICS OF CONVERTING BUILDINGS

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OVERVIEW

• WHY CONVERT BUILDINGS?

• OBSOLESCENCE AND REDUNDANCY
• THREE ESSENTIAL INGREDIENTS
• FOUR STAGES OF A CONVERSION PROJECT
• INFLEXIBLE BUILDINGS
• ECONOMICS OF CONVERSIONS
• CONVERSION DESIGN ISSUES
• STRUCTURAL AND NON-STRUCTURAL
ALTERATIONS
• CONVERTING OLD BUILDINGS
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LEARNING OUTCOMES

1. Understand the main influences such as

obsolescence and redundancy that prompt
building conversions.
2. Identify the primary stages of the building
conversion process.
3. Understand the spatial requirements and
functional alterations typically associated with
conversions and other adaptation schemes.
4. Appreciate the requirements of structural
alterations typically associated with conversions
and other adaptation schemes.

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ESSENTIAL READING

• BRE Digests 208 and 293

BRE Good Building Guides 10
and 20
• Douglas, J Chapters 3 and 7
• H-WU Learning Activity 3

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INTRODUCTION
• OBSOLESCENCE
– Definition: the state where an object becomes out of date and is
no longer wanted, may still be operational. Happens because a
superior replacement has become available ex. Smaller, faster,
lighter or less expensive.
– Types: economic; functional; physical; social; legal; aesthetic.

• REDUNDANCY
– Definition: no longer required, may still be operational.
– Causes: over supply; lack of demand; change in market, decline in
the use of a specific bldg type ex. Changes in population
demographic resulting in a change in req, ageing population, req
deep svc floors to accommodate communication & computer svcs

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INTRODUCTION

• EFFECTS OF OBSOLESCENCE & REDUNDANCY

- conversion/ refurbish/ renew.
- demolish.

• TYPES OF CONVERSIONS
– Same Use – refurbish.
– Alternative Use – renew/ refurbish.
– Mixed Use – conversion.

– Building Video\Refurbishment 1.mp4

– Building Video\Refurbishment 1 (2).mp4

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ECONOMIC LIFE OF A BUILDING

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 CONVERSION PROCESS
• THREE ESSENTIAL INGREDIENTS
– Appropriate Development Approach: must have a real need or
perceive need for the converted bldg. Practically successful & financially
viable.
– Driving Force: desire to develop solutions to overcome difficulties &
succeed.
– Suitable Building: location, condition and structure of existing must be
suitable.

• FOUR STAGES OF A PROJECT

– Incubation Stage: research, assessment, feasibility, design, probable
funding, potential risk & statutory requirements. Building Video\2278_1837.mp4
– Negotiation Stage: planning, ownership, contract, procurement, etc
– Construction Stage: competent operatives, effcient mgmt, detailing,
approach of refurbishment.
– Occupancy Stage:marketing, planning & leasing , selling.
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INFLEXIBLE BUILDINGS

• DEFINITION: buildings or structure which are difficult or

incapable of being adapted.

• EXTERNAL INFLUENCES:
– Tight Site: city centre, gap sites(access & logistics issues)
might not permit conversion.
– Access Requirements/Restrictions: access restricted
spatially or time barred. Use of off site prefabrication, etc
– Planning Restrictions: limit aesthetics, material used/
techniques.

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INFLEXIBLE BUILDINGS

• INTERNAL INFLUENCES:
– High Floor/Ceiling Heights and Fenestration design &
placing of opening)
– Restricted Floor/Ceiling Heights
– Different Floor Levels
– Awkward Room Sizes and Shapes
– Deep Plan Buildings
– Framed Buildings with Close Column Centres
– Position of services

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ECONOMICS OF CONVERSIONS
• COSTS
– Procurement: contractual arrangements for design, mgmt,
materials, labour
– Construction: cost involved in the practical completion of
works(materials, labour, transport, equipment, mobilisation, H&S
provision)
– Security: cost involved in securing sites & works.
• CONTINGENCIES
– Greater Level of Uncertainty
– Higher % for Contingency Sum
• ANTICIPATED RETURNS
– Rental Levels: revenue or income generated from renting/ leasing
property.
– Capital
School of the BuiltValues: revenue
Environment or market value generated from selling
property
 FUNCTIONAL FACTORS
• DISTURBANCE & INTERRUPTIONS TO
BUILDING IN USE:
– Decanting: removal (partial, full or phased0 of any occupants within
buildings.
– Partial Closure: similar to decanting whereas part of bldg is cleared
of tenants during phased works.
– Restricted Working Hours: highly sensitive environment.
• NOISE AND DUST CONTROL: additional controls add cost
in terms of equipment, mgmt & air quality monitoring. involved
• SAFETY REQUIREMENTS:
– Signs and Lighting
– Protection
• SECURITY DURING WORKS: CCTV, fencing, handrail, etc
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SPECIAL NEEDS
• KEY TYPES OF USERS:
– Children
– Elderly
– Disabled
• REQUIREMENTS OF THE Disability
Discrimination Act 1995 & 2005:
– Access Audit?
– Compliance over other Regulations
– Disability and equality (Act 2010)
• BUILDING REGULATIONS
• FIRE BRIGADE REQUIREMENTS
•School
CAR PARKING
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DISABLED AND ELDERLY USERS
• RANGE OF DISABILITIES
• PHYSICAL MEASURES:
– Ramps
– Doorways
– See BS 8300: Design of buildings and their approaches
to meet the needs of disabled people.
• FACILITIES FOR THE ELDERLY:
– Ironmongery
– Finishes
– Facilities
– Motorised Stairs
– Pod Lifts
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CONVERSION DESIGN ISSUES
• CONTEXT:
– Location: geographical position, position relative to neighbouring
or adjoining buildings.
– Architectural/Historic Significance: ensure conversion works
are sympathetic to bldg historical background.
• EXTENT OF ADAPTATION PROPOSED:
– Extent of technical, physical & aesthetic changes to bldg.
• POLICY CONSIDERATIONS:
– Client’s – provide brief & drivers for proposed changes & funding.
– Local Authority’s- adherence of specific req & recommendations.
– Funding/Heritage Bodies- funding available if relates to
heritage & buildings
• CRITERIA FOR ANY CHANGES:
– Lack of space, technical or operational obsolescence
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 NON-STRUCTURAL ALTERATIONS
• EXTERNAL EFFECTS OF CHANGE OF USE- window
sizes need to be increased, replacement of cladding
• REPLACING/UPGRADING ROOF COVERINGS-
due to damaged or leaking roof
• REMOVING NON-LOADBEARING WALLS -
providing partitions to enclosed space with no load bearing function
• FIRE PROTECTION - application, removal or refurbishment will
not impact on the structural performance of bldg.
• ACOUSTIC REQS – apply to floor & party walls and has no
structural function.
• BUILDING SERVICES
– Example pipes, ducting or cables to be routed through structural wall or
element which requires coring, etc
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STRUCTURAL ALTERATIONS (General Issues)
• REPAIRING DEFECTIVE STRUCTURAL
MEMBERS
-Decayed Joist Ends/Rafter Feet (due to timber decay or wetting)

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STRUCTURAL ALTERATIONS (General Issues)

• REPAIRING DEFECTIVE STRUCTURAL

MEMBERS
-Sagging Floor Joists or Roof Ties/Purlins (due to overloaded;
applied load to be temporarily diverted)

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STRUCTURAL ALTERATIONS (General Issues)

• INCREASING FLOOR LOADINGS

• CLOSING OFF EXISTING OPENINGS (result in reduced
light, ventilation & restricted circulation/ access)
• INSERTING ADDITIONAL FLOORS AND WALLS
(can result in additional lateral loading transferred to walls & additional
vertical loading to walls & foundations)

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 STRUCTURAL ALTERATIONS (General Issues)

• REMOVING EXISTING FLOORS AND WALLS (can

reduce vertical bracing & result in walls becoming unstable due to increased
slenderness)
• STRENGTHENING FOUNDATIONS, FLOORS,
WALLS AND ROOFS (result in disruptive expensive works and
reduced floor areas or effective ceiling to floor heights)

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BULGING OF RUBBLE WALL

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 STITCHING OF RUBBLE WALL
Crack stitching bars are reinforced
stainless steel rods that are
chemically bonded into bed joints.
These rods stitch together cracks
found within a property, redistributing
tensile forces and stabilising structural
integrity. The bed joints are cut out
with specialist dust extraction cutting
equipment and then the crack
stitching bar is grouted in place to
prevent any future movement.

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STRUCTURAL ALTERATIONS (Forming New Openings)

• CONTEXT:
– Walls
– Floors
– Roofs
• PREPARATIONS:
– Closing Off Affected Areas
– Temporary Support
– Protection
• TEMPORARY SUPPORT:
– Dead Shores (vert/ offset)
– Raking Shores (inclined)
• PERMANENT SUPPORT:
– New Lintel: Reinforced Concrete or Steel?
– New Trimmers (around a floor or inclined roof opening)
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CONVERTING OLD BUILDINGS (Key Issues)

• PROBLEMS:
– Uncertainty (delay, additional costs & complex safety issue)
– Constraints (legislation, planning ,building control, heritage)

• LISTED BUILDINGS OR BUILDINGS IN

CONSERVATION AREAS
– External Additions
– Internal Additions
– External Removals
– Internal Removals

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Conversion to Flats in Conservation Areas

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BUILDINGS RIPE FOR CONVERSION

• DILAPIDATED LISTED BUILDINGS- in need of

extensive refurbishment but which have features or components
which may be effectively conserved. Not rewarding option.

• REDUNDANT BUILDINGS IN GOOD

LOCATIONS – offer an opportunity for extensive conversion.

• GRADES OF CONVERSION
• High Grade
• Medium Grade
• Low Grade
Building Video\Worlds First 3D Printed House.mp4
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