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Feasibility of Re-Cycling Old Buildings

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FEASIBILITY OF RE-CYCLING OLD BUILDINGS Prepared By: N. KE SWAN I M.Sc. (Building) 1983 11 ••• They (old buildings) teach us of our traditions. They embody the continuity of our culture. When we thoughtlessly obliterate the buildings and places of our past, we demonstrate an insensitivity to what we were ... By saving - and adapting to re-use the best of our old buildings, we link the conmunities of today to the foundations of our culture. 11 - 11 Buildings Reborn. New Uses Old Places 11 CONTENTS Page No. Acknowledgements 1 Synopsis 2 CHAPTER 1 - INTRODUCTION 4 1.1 The Changing Trends in Buildings 4 1.2 Causes of Decline and Disuse 5 1.3' Awareness of the Possibilities 8 CHAPTER 2 - BENEFITS OF RE-CYCLING 10 2.1 Preservation of History 10 2.2 Saving of Resources 10 2.3 Economy 11 2.4 High Floor-Area Ratio 12 2.5 Incentives 12 2.6 Impetus to Building Industry 12 Page No. CHAPTER 3 - PROBLEMS IN RE-CYCLING 13 3.1 Legislative and Administrative Controls 13 3.1.1 Zoning 13 3.1.2 Ordinance 70 13 3.1.3 Fire Safety 14 3.1.3.1 Compensatory Fire Measures 14 3.1.3.2 Massachusetts Rehabilitation Code 15 3.1.3.3 Discretionary Powers in Ordinance 70 16 3.2 Heritage Factor 16 CHAPTER 4 - STEPS IN A FEASIBILITY STUDY 17 4.1 Re-Cycling for Profit 17 4.2 Contents of Feasibility Study 17 4.2.1 Marketing Survey 18 Page No. CHAPTER 4 - STEP IN A FEASIBILITY STUDY (Cont) 17 4.2.2 Neighbourhood Survey 20 ·4.2.3 Building's Adaptibility to Re-use 22 4.2.4 Zoning~ Ordinance & Heritage Requirements 22 4.2.4.1 Zoning 22 4.2.4.2 Ordinance 23 4.2.4.3 Heritage 23 4.2.5 Structural Adequacy 24 4.2.6 Requirements of Services 27 4.2.6.1 External Services 28 4.2.6.2 Internal Services 28 4.2.7 Estimate of Restoration Cost 30 4.2.8 Estimate of Operating &Maintenance Costs 34 4.2.9 Estimate of Income 35 Page No. CHAPTER 4 - STEP IN A FEASIBILITY STUDY (Cont) 17 4.2.10 The Income and Expense Statement 35 4.2.11 Recommendation 38 CHAPTER 5 - EXAMPLES OF RE-CYCLED BUILDINGS 39 5.1 The Rocks 40 5. 1. 1 Argyle Stores 40 5.1.2 Cleland Stores &Argyle Terrace 42 5.1.3 Metcalfe Stores 42 5.1.4 Campbell's Storehouse 43 5.2 Broughton House 43 5.3 Birkenhead Point 45 5.4 Nimrod Theatre 47 5.5 Science Centre 47 5.6 Pier One 50 Page No. CHAPTER 6 - A DETAILED CASE STUDY 51 6.1 Existing Building Information 51 6.2 Social Trends and Market Considerations 52 6.3 Neighbourhood Survey 52 6.4 Design Strategy 52 6.5 Details of Re-use Scheme 60 6.6 Compliance with Building Requirements 60 6.7 Detailed Cost Plan 63 6.8 Conclusion 66 6.9 Writer's Comment 66 REFERENCES 67 Page No. LIST OF ILLUSTRATIONS The Rocks 41 Broughton House 44 Birkenhead Point 46 Nimrod Theatre 48 Science Centre 49 PEC RE-CYCLING STUDY DRAWINGS Existing Ground Floor 54 Existing first Floor 55 Existing Elevation 56 Phase 2 Ground Floor 57 Phase 2 First Floor 58 Phase 2 Elevations 59 1 ACKNOWLEDGEMENTS I wish to acknowledge my gratitude to all those who have assisted me in this project, in particular: Dr. John Roseth (Department.of Planning and Environment), Mr. Peter Blunden (Jackson Teece Chesterman Willis & Partners), Messrs Clyde Smythe and Marton Marosszeki (School of Building, University of New South Wales) for their guidance and permission to use their material. 2 SYNOPSIS All cities and towns have considerable numbers of old and disused buildings, as well as many that are partly used. At the same time shortage of accommodation for housing, business and community activities continues to grow. It is possible to restore and re-use the old buildings. Re-cycling buildings has its rewards as well as problems. It gives a feeling of pride and satisfaction to be able to restore and retain the old buildings which are symbols of our heritage and culture; it helps to save the resources; and, in the present climate of high costs of materials and labour, it may be more economic to restore and re-adapt than to demolish and re-cons·truct. On the other hand, re­ cycling also involves considerable difficultie·s, particularly in regard to satisfying the requirements of present day zoning and building regulations. In order to make the re-cycling of any old building successful, careful study and planning is required. Above all, the project must be profitable and it must compete favourably with a comparable re­ construction scheme. Therefore, a detailed feasibility study investigating the marketability of the proposal, suitability of the building to re-adaption, its compliance with the zoning and building regulations and its cost of restoration and re-cycling must be carried out before actually undertaking the project. 3 AIM OF THIS PROJECT * To study and analyse the different aspects of re-using/ recycling of old buildings; * To describe in detail the various steps necessary in making a feasibility study; * To give examples of some of the recently re-cycled buildings illustrating the salient points discussed in the report; and * To present brief details and format of an actual feasibility study. 4 CHAPTER 1 INTRODUCTION 1.1 THE CHANGING TRENDS IN BUILDINGS The post war period has witnessed remarkable advances in technology and commerce all over the world. There has been increased activity in all spheres of human life. Social values have changed~ The society is being shaped more and more by commerce, industry and science. We are being pushed by the agressive forces of advancement. The competition is fierce. We advertise our products, we advertise our status, and we advertise our multi-storeyed monoliths of concrete and steel. The buildings are the status symbols of economic giants. The old is considered ugly, undesirable and, therefore, is destroyed. Or, left alone, being unprofitable. Automation has killed the crafts and trades of the yesteryear. The old establishments are no longer needed. They fall empty. Neglect and disrepair turns them into derelicts. Their fabric and facade deteriorates and the interiors become unusable. Our townscapes reflect the values, the fads and the needs of the past and present. Our cities are a disorderly mix of architectural styles­ from the carved scrolls and neoclassical columns of Victorian offices and public buildings to the uniform, square and lofty facades of concrete, glass and aluminium. The passage of time often leaves older style buildings without meaning­ ful purpose. They may become empty and dilapidated and prime candidates for demolition. Progress and economy has passed them by. They are unprofitable to operate in their present condition. 5 Examples of such buildings abound in any urban landscape - * warehouses, office buildings, shops * factories, mills, powerhouses * theatres, cinema halls * churches, schools, hospitals * prisons, parliament houses, court buildings * terraces, boarding houses, residences. 1.2 CAUSES OF DECLINE AND DISUSE The reasons for decline and disuse are several: * Obsolescence: Many buildings become obsolete (unfit for the purpose for which they were originally built) due to lack of clientele, change of. social needs and improvisiation of technology. For example, since the advent of 11 containerisation 11 wareh_Quses are no longer required. Television has reduced the patronage of theatres and cinemas, cheaper hydro-electric schemes have caused closure of coal-fired power houses. Improvement in transport facilities, changing patterns of population result in moving away of factories, paddy's markets. Thus old warehosues, theatres, cinemas and so on go out of fashion and fall into disuse. * Physical Deterioration: Neglect, disrepair and lack of regular maintenance mainly due to the cost of repair being unaffordable or in excess of the returns, lead to physical deterioration of buildings. Weather and elements wear out the external facade and fabric. 6 Physical Deterioration (Cont) Heat and cold cause expansion and contraction, rain finds its way into tiny cracks, frost generates enormous expansive forces within the cracks causing them to widen. Gradually the roofs leak, iron and steel fittings rust, timber rots and patches of external fabric fade or fall away. Buildings become unattractive. Internally, lack of maintenance causes broken down services, such as leaking taps, faulty electrical fittings, non-operating lifts and air-conditioning. Extreme neglect may lead to structural failure such as timber floors sagging, masonry walls cracking. reinforced concrete elements deteriorating due to rusting of reinforcement by water ingress through cracks. Buildings in poor state of maintenance fail to attract tenants, returns diminish and the decline progressively grows worse through disuse. * Public Risk Once the fabric of a building breaks down due to any of the reasons stated, it becomes a potential public risk as well, thereby, causing further movement of tenants. * Environment Changes Changes in environment due to urbanisation, industrial processes and rapid transport systems can also cause decline and disuse of buildings. Re-zoning of an area, say, from industrial to residential may make the existing factories and warehouses redundant. On the other hand, development of industrial zones in the vicinity of residential and commercial areas may force the tenants away due to increase in noise and heavy transport. Industrial pollution also has an adverse effect on the facade and fabric of the buildings resulting in physical deterioration. 7 Environment Changes (Cont) The environmental changes thus ultimately lead to migration of communities, industries and commerce, leaving the buildings unoccupied. * Outdated Systems and Lack of Modern Amenities Old buildings do not have the same amenities as the modern ones, such as automated lifts, air-conditioning, parking basements, fire-safety and prevention equipment, security arrangements and so on.
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