BACHELOR (HONS) PROGRAMME (AP229) BUILDING SURVEYING DEPARTMENT FACULTY OF ARCHITECTURE, PLANNING AND SURVEYING UNIVERSITY OF TECHNOLOGY MARA (UiTM) BSB 553 REFURBISHMENT BUILDING UiTM
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 ’ MINOR REFURBISHMENT 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.
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 RESTORATION AND REFURBISHMENT OF OLD CITY HALL, GEORGETOWN, PENANG, MALAYSIA 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
CONT’ 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
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. H I S T O R I C A l
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
CONT’ 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
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
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
CONT’ Element Defects Rising damp
- Close to the sea (about 50 metres away)
Experiences severe problems of rising damp
Detected on all plastered wall surfaces
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.
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
Photo 4: Image Of The Main Dining Hall Before Refurbishment Photo 5: Image of the Main Dining Hall after refurbishment
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.