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. As the newer high rise commercial buildings are built, the business moves out from the old buildings, attracted by the modern amenities. Even if the old buildings may otherwise be fit for occupation, yet they would fall into decline due to high vacancies.

* Irreplaceability of Components In the construction of the buildings of the yesteryear the materials and trades used were different from those available today, such as hand made bricks, stone masonryf stained glasswork, wrought iron work, art and deco, and so on. Such workmanship and materials may be irreplaceable and once damaged may not be possible to repair and renovate.

* Non-compliance with Present Building Regulations In the past, buildings were built to the standards that applied when they were erected. Little regard was paid to requirements of fire protection, health, lighting etc. Unfit for occupation according to the present regulations, they are not easily approved for occupancy by the councils, unless expensive additions and alterations are carried out. 8

Non-compliance with Present Building Regulations (Coht) If the owner cannot afford the cost of changes, the building unfortunately has to stay vacant.

* Economic Reasons The financial capacity of the owners to repair, maintain and re-furbish the old buildings to suit the present day clientele is the deciding factor whether a building would remain occupied or decline into disuse. More often than not poor or no returns and excessive maintenance costs of old buildings finally lead to their disuse.

1.3 AWARENESS OF THE POSSIBILITIES As such, many cities and towns have considerable numbers of vacant and disused buildings, as well as many that are only partly used. Yet at the same time shortfalls in accommondation for housing, small businesses and community activities and recreation continue to grow. There is little hope that in the present economic climate sufficient funds would be available for new buildings for such purposes in the near future.

It is against this background that the public and the authorities, the architects and the builders have become aware of the possibilities of re-using the old buildings. In addition, the communities have grown conscious to retain their identity with their past heritage and culture by restoring and preserving instead of demolishing and destroying.

There are examples of the ingenious and imaginative ways the old buildings have been put to serve new uses and community needs. 9

1.3 AWARENESS OF THE POSSIBILITIES (Cont) Warehouses have been converted to residential apartments, churches have been readapted as libraries, old cinemas have been changed into civic centres. Mills and factories have been subdivided into smaller light industries and bussinesses. Re-cycling is here to stay. It provides sociel, cultural and economic opportunities by rehabilitation of existing and older buildings, housing areas. It is an answer to high cost of new construction, saver of scarce resources and profitable to all concerned.

The adaptive re-use of old buildings requires imagination, know-how and initiative. It involves an element of speculative risk. For re-cycling to continue successfully, it must be profitable. And as for any building project to be profitable, an intelligent forward planning and step-by-step procedure is required. 10

CHAPTER 2 BENEFITS OF RE-CYCLING

2.1 PRESERVATION OF HISTORY The buildings are landmarks of our history.

11 Each time we see the demolisher at work we are watching a piece of history being destroyed. It is not history in the sense of national heritage. It is history in the irrmediate and personal sense.

These personal 11 time markers 11 are essential in the life of .the corrmuni ty ... 11 - Architecture Australia, Jan 1980.

Old buildings give us a sense of identity of belonging to a community and its culture. By preserving the buildings we preserve the values of the past.

People are attracted by the old image. The chann and atmosphere of old buildings are widely appreciated and can be turned into a source of profit. In The United States imaginative re-use projects such as the

Cannery Ghirardelli Square and Fishennan 1 s Wharf in San Francisco and Faneuil Hall Market Place in Boston have demonstrated how dying commercial areas can be transformed into thriving shopping and marketing centres, residential apartments and tourist attractions. Apart from the considerations of preserving our heritage, there are several other benefits of re-cycling the old buildings:

2.2 SAVING OF RESOURCES Though antiquated, a large number of old buildings are still basically solid and durable. It would appear to be a costly waste of 11 resources to demolish such structures and build them again with new materi a 1s.

(In the Northern Territory, where materials are expensive and hard to come by, several successful re-cycling projects have been carried out. In Darwin a "yellow cake" silo has been converted into a house, a gun turret into an occasional theatre and a massive concrete meatworks is now used as a water storage tank).

2.3 ECONOMY Sound old buildings are relatively cheap to buy. They may even be acquired for the cost of the land they stand on.

Depending upon the scale of the project and the new use to which the building is to be put, re-cycling can be less expensive and may take less time to complete (no union-caused delays) than demolishing it, clearing the site and constructing a new building in its place.

(On the other hand, re-cycling may not always be cheaper. In fact compliance with the statutory regulations and building codes may cause delays in obtaining permits and may add substantially to the renovation costs. There may be more expenses due to unforeseen structural and constructural problems which may emerge during restoration. Therefore a comparative study of costs involved in "demolish and re-develop" versus "restoration and re-use" must be made before making the final decision). 12

2.4 HIGH FLOOR-AREA RATIO Often the old buildings have greater site coverage than would be pennitted now in a re-development scheme under new zoning and ordinance restrictions. The extra floor area, therefore, is a bonus.·

2.5 INCENTIVES The developers today are encouraged to undertake restoration and re-use of old buildings by offer of several 11 incentives 11 , such as, assistance with grants or loans by Heritage Council to enable the conservation of heritage items included in a re-use development. In addition, if a permanent conservation order is issued for a property under the Heritage Act, the 11 rating 11 of the land is based upon valuation of its current use rather than upon any other potential use. Thus, the owners may receive tax benefits also.

2.6 IMPETUS TO BUILDING INDUSTRY Lastly, the successful re-cycling of one old building in a corrmunity often leads to other re-use projects which otherwise might have been subjected to a demolisher's dolly.

11 There is an aspect of urban development which could be described as the 'dance floor phenomenon'. When the band starts playing, the floor often remains long empty until the first couple begins to dance, but after that the floor fills quickly with the other dancers. In the same way, in urban development it needs an innovative developer to build something against the prevalent trends. When his proposal becomes known, he motivates others who have contemplated a similar project but did not quite have the courage to be firs t 11 •

- John Roseth 11 Residential Conversions in Sydney 11 RAPIJ May 1 81. 13

CHAPTER 3 PROBLEMS IN RE-CYCLING

3.1 LEGISLATIVE AND ADMINISTRATIVE CONTROLS It may appear that the process of restoring old buildings to fit new uses may be relatively smooth, but this is not the case. The developer or owner intending to convert an older building for re-use is posed with numerous obstacles due to legislative and administrative controls exercised by councils and local authorities. These controls are act•.rnlly geared to the construction of new buildings. Old buildings which were constructed when such controls did not exist are difficult to be converted to meet the strict requirements of the present day regulations particularly in regard to zoning and fire safety requirements.

3. 1. 1 ZONING The entrepreneur risking to restore an old building for re-use must at first ensure that the intended new use corresponds to the zoning requirements or that a new zoning can be achieved. Adapting an old building for an occupancy other than that permissible under the zoning may create problems.

3.1.2 ORDINANCE 70 The Ordinance lays down rules regarding structural require­ ments, health, fire safety and fire resistance of buildings. Up-grading old buildings to conform strictly to the requirements of ordinance 70 may not only be very expensive but may also destroy the visual and spatial elements which give the attractive character to the building. 14

3.1. 3 FIRE SAFETY In particular, the fire safety regulations embodied in Ordinance 70 are a complex and costly hurdle in the development of old buildings which aften have timber floors and inadequate fire escapes.

Ordinance 70 refers to "fire safety" as all or any of the following: a. the safety of persons in the event of fire; b. the prevention of fire; c. the suppression of fire; d. the prevention of the spread of fire.

The high fire resistance ratings required in the Ordinance to achieve the above conditions certainly help to preserve the structure in the event of fire - but this is simply not achievable in old buildings.

3.1.3.1 COMPENSATORY FIRE SAFETY MEASURES It must be borne in mind that in the event of fire in buildings, most of the fatalities occur due to suffocation by smoke inhalation (very few people are actually burnt to death) - before they could find or reach an exit. In the upgrading of old buildings if we accept to preserve the life only, it would be adequate to limit the fire safety standards to matters of: i. fire escapes ii. emergency alarms iii. emergency lighting iv. first aid and fire fighting equipment v. compartmentation to prevent spread of smoke. 15

This indeed is the underlying concept of the Fire Precautions Act in England - the protection of life in the event of fire.

3.1.3.2 MASSACHUSETTS REHABILITATION CODE Similarly, in The United States, from the experience gained in the rehabilitation of old buildings, the first ever building code specially for 11 repair, alteration, addition and change of use of existing buildings 11 has been developed. Known as Massachusetts Rehabilitation Code, it has two basic features:

i. It classifies buildings into hazard classes. If a change of use does not put the building into a higher hazard class than before, only minor fire safety measures are involved. If the hazard class is increased by one, some additional improvements are required. But if the hazard class is increased by two, the renovated building must con­ form to the present building standards.

ii. The code recognises that old buildings have features and attributes which it is not practical or desirable to change without losing the building's charm and character. The code then suggests ways in which risk, if any, associated with such attributes may be minimised without entirely losing the attributes.

The Massachusetts Rehabilitation code emphasizes acceptance of old buildings as they are if compensatory measures are taken to safeguard against risks. For example it accepts wooden floors if hazard class remains unchanged, but requires one-hour fire-rated ceiling to be provided when hazard class is increased. 16

3.1.3.3 DISCRETIIONARY POWERS IN ORDINANCE 70 The overseas examples of enacting regulations for alterations and re-use of old buildings can be followed in Australia if an impetus is to be given to preserving and re-cycling them. Though the local councils are empowered to be discretionary in application of Ordinance 70, there is reluctance to permit lesser standards, understandably because of the fear of legal action against them in the event of damage and fatality occurring in a building upgraded by the Council's con­ currence. There is therefore, urgent need for fonnulating seperate standards for rehabilitation of existing buildings.

3.2 THE HERITAGE FACTOR The establishment of Heritage Council under the Heritage Act (1977) now provides legislative and administrative control to protect the objects of national heritage importance, including buildings or part of buildings. Under the Act any member of the public can notify the Council, the National Trust or the Minister for Environment and Planning of a building proposed to be demolished or altered for re-use. The Council then considers the merit of preserving the structure and may act to prevent its demolition or alteration. In such circumstances, the developer is well advised to consult the Heritage Council before­ hand about the particular re-use project which could become socially or politically sensitive. 17

CHAPTER 4 STEPS IN A FEASIBILITY STUDY

4.1 RE-CYCLING FOR PROFIT Restoration of an existing building with a view to adapt it for re-use involves substantial capital investment. It must therefore hold some promise of profitable return to attract the investor. It must also be competitively priced in comparison to a demolish and re­ build scheme. And above all it must have potential for sale when completed.

A feasibility study of the proposed re-use project is required to establish its marketability, cost and economics. Such a study forms the basis of application for a loan or funds from banks, financial institutions or investors.

4.2 CONTENTS OF FEASIBILITY STUDY The shape and content of feasibility study would depend upon the size of the project. In case of a small renovation it may be sufficient to obtain the advice of the local council and a builder, but for major undertakings the feasibility study should include the following:

1. Marketing Survey. 2. Neighbourhood Survey. 3. Examination of the Building's Adaptability to re-use. 4. Zoning, Ordinance and Heritage Requirements. 5. Investigation of Structural Adequacy of the building. 6. Requirement of Services. 7. Estimate of Restoration Cost. 18

8. Estimate of Operating and Maintenance cost. 9. Estimate of Income. 10. Income and Expense Statement. 11. Recommendation.

Such a study would involve services of various specialists - architects, engineers, fire consultants, real estate consultants, builders - who are experienced in working with existing buildings, as well as consultations with the various regulatory bodies concerned.

4.2.1 MARKETING SURVEY The purpose of the marketing survey is to establish the accommodation needs of the people, business, government and other institutions in the area and to determine how best can the old or dis-used building be re-cycled. It is to ensure that the project when completed will gain the most profit by serving the greatest needs of the community.

The survey also includes a study of the growth and stability of the area based on analysis of the social and marketing trends in the recent years. Information for this is collected from census reports, business and real estate periodicals and local newspapers which would reveal the statistics regarding population, age groups, types and living standards of inhabitants, and trade and business activities in the particular area. Areas of strong growth and economic stability of community are more suitable for new construction. It is in areas of slight decline that a well-thought-out re-cycling job would be more successful. Such a project in fact can re-vitalise a community which has been dormant for some time. 19

To detennine the needs of the corrrnunity, enquiries from real estate consultants can reveal the demand for different types of occupancy, percentages of vacancies, rentals, tenant turnover etc. Discussions with local council, chambers of commerce and social organisations may indicate the need for additional housing, shopping facilities, office accommodation, community halls and so forth due to increased population or expanding industrial, commercial or government activities.

FORMAT FOR A TYPICALAREA SURVEY

Town/Suburb: ..•...... •......

In crease ( +) Increase ( +) 1970 1975 Reduction(-) 1980 Reduction (-) · from 1970 from 1980

1. Poj:>ula ti on 2. Age Groups: Below 18 19 - 49 3. Family groups {per 1,000 population) 4. Median Family Income 5. No. of dwellings 6. No. of i nhab-:- i tants per dwelling 7. Employment 8. No of banks and branches 9. No. of shops 20

Major industries and employment in each industry: Mayor retailing centres: Major educational and Vocational institutions: Government Activities: Transportation Facilities: Accommodation Demand -(High, Average, Low) Residential: Office: Shops: Future development potential: Overall judgement about economy:

4.2.2 NEIGHBOURHOOD SURVEY Neighbourhood in which the proposed re-use project is located is important. A physical inspection of the location and its surroundings must be carried out to ascertain that it is free from decay, vandalism and criminal element. Signs which indicate an unsuitable neighbourhood are: i. Derelict and abandoned shops, houses and other buildings. ii. Abandoned cars and trash. iii. Poor garbage collection. iv. Poorly maintained streets, sidewalks. Lack of street lighting. v. Absence of people, children, pets. vi. Air of menace and insecurity.

A re-cycling project in an area where there may be danger to the future occupants or danger of vandalism to property should not be considered. 21

A good neighbourhood has a mixture of residential, business, servicing and light industrial base. It is stable and surrounded by similar stable zones, with active community, good living standards and cleanliness.

Next, it must be ascertained if the ne!ighbourhood offers the various amenities which may be essential for the re-use project: i. Transportation. ii. Parking facilities. iii. Shopping and eating places. iv. Schools, libraries, parks •.

The amenities necessary would depend upon the nature of the project. Both for residential and commercial re-development, facility for commuting to and from work by buses or trains is essential. Parking facilities attract customers to a new shopping centre. Nearness of specialty shops, grocery stores and eating places are very convenient both to the office goers as well as the residents. If the proposed re-cycling project has possibilities of at least 2 bed-room units, it is likely to attract families with small children. Therefore, availability of schools, parks, libraries, child minding centres are definite plus points.

The neighbourhood details should be shown in a locality map showing roads adjoining and servicing the property with any planned future changes to road and traffic patterns, distance from rail services, bus services, ferry services, shopping facilities, schools, post offices and so on. 22

4.2.3 BUILDING'S ADAPTABILITY TO RE-USE: The final use which a re-cycled building may be put to depends upon its external appearance and interior layout. A detailed insoection of the building is necessary to determine the various I possibilities for its re-adaption.

The exterior must be pleasing and should not be generally deteriorated. Apart from minor repairs to masonry and structure and a coat of paint to freshen up and preserve, it is best to leave the exterior as it is. Alteration to facade can be very expensive and may result in appearance clashing with the old surrounding buildings.

The purpose of the interior survey is to determine the adaptability of the building's layout to new use. It would involve measurement of internal floor areas, ceiling heights, wall and column positions, and location of stairs, doors and windows. The layout of the existing building should be drawn to scale, and layouts of the proposed re-use superimposed upon it to judge the possibilities. (The layout drawings would be useful in many ways, hence must be prepared with attention to detail and accuracy).

4.2.4 ZONING, ORDINANCE AND HERITAGE REQUIREMENTS: Having determined to which use a building may be put to, it is now to be seen what are the legislative and administrative require­ ments for such use.

4.2.4.1 ZONING Zoning may preclude certain options altogether. It must be ascertained that the proposed re-use of the building would be permitted. 23

On the other hand zoning may also allow other developments in the area which may be adverse to the proposed re-use of the building, such as industrialisation, widening of the roads, etc., which might cause pollution, heavy traffic, noise and so on. Sometimes it may be possible to achieve re-zoning but the process may involve long delays. It will therefore be advantageous to limit the proposed uses of the buildings to those allowed by the zoning laws.

4.2.4.2 ORDINANCE Building ordinances and by-laws lay down different structural, health, fire safety and planning regulations for different types of buildings. The developer or the architect must determine what additions and alterations would be necessary so that the re-cycled building may comply with the required regulations. It may not always be possible or practical to achieve full compliance with the regulations in which case it may be necessary to seek exemptions from the local authorities and it would be up to the authorities to consider the merits of each case and grant the exemption under the discretionary powers allowed to them.

In any case, it is recommended that discussions with the regulatory bodies - local councils and fire department should be initiated at the earliest. This can give early warning of potential problems or it can indicate that there are no apparent complications, even before the decision has been taken to consider a particular building for re-cycling.

4.2.4.3 HERITAGE It would be worth while before taking the decision to go ahead with a re-cycling project to consult the Heritage Council and 24 ascertain if the building or part of it needs to be protected from demolition or alteration under the Heritage Act. Such a step would not only avoid the possible conflict between the community and the developer, but may also result in a more satisfying and harmonious adaption of the building under advice of the state heritage authorities.

4.2.5 STRUCTURAL ADEQUACY Before undertaking the final design and layout of a re-use project, the architect and the structurel engineer must examine the suitability of the existing structure for:

i. soundness; ii. capacity to support the imposed loads; iii. adaptability for penetrations for mechanical, electrical and hydraulic services.

Such an examination would include all the structural elements, external and internal finishes and fabric and the foundations of the building.

(i) Roof: Check water-tightness by examining the ceilings. Water stains indicate leaking roofs, which may require replacement of broken tiles, corroded metal sheets, gutters and flashings, cracked waterproof membranes over slabs, cornices etc. Examine the roof structure i.e. purlins, rafters, trusses. If of timber, look for rot or infestation. If metal, look for corrosion. Cracked roof slabs should be carefully investigated for corroded reinforcement. Replacement of damaged roof structure can be very expensive. 25

(ii) Floor Systems: Floors may be of timber, reinforced concrete slabs on steel or reinforced concrete beams. Generally the floor systems of older buildings are sufficiently strong to support the comparable loadings designated by the present codes, however, if in the re-use project it is envisaged that the floors would have to support heavier loads such as office filing cabinets, library shelves, computers, plant rooms or industrial equipment, it would be necessary to assess the strength of the floor system. In absence of the original specifications and drawings it may be required to expose the structural elements by removing parts of ceilings, floor, wall and column finishes to reveal steel and so on.

The floors should also be examined for rot and infestation (in case of timber), condition of bearings and connections, corrosion of steel beams, excessive deflections (evidenced by loose floor tiles and cracks in partition walls over) and cracking.

Examine the floor to determine whether shaft space for additional stairway, vertical plumbing, heating, electrical, air- conditioning or other utilities can be cut through it. Check if elevators are required and if the structure can be modified to accommodate them.

(iii) External Walls: Examine the external walls for cracks, water-tightness, condition of flashings and loose mortar joints. 26

External Walls: (Cont) Patches of water on interior surfaces, rusting of iron and steel fitments such as arch bars will indicate penetration of moisture through the wall due to damaged flashings. If the exterior surfaces are made up of tiles, marble, stone or precast elements attached to masonry or structural frame, their adherence should be carefully examined because over the years penetration of moisture,frost and thermal movements would very likely have damaged the bond between the tiles and the underlying masonry or

rusted the steel w11m::1..tiu11::i of the face panels, and consequently there may be danger of the external finishes falling off. If severe damage has occurred, repairs or alterations may be very expensive.

Determine if the external walls can be safely pierced for enlargement of windows or for additional windows. Condition of the fenestration around the windows and other openings in the facade must be ascertained. New fenestration is expensive and may have to be specially made.

(iv) Foundations and Basement: An assessment must be made of the maximum loads which would be imposed upon the foundations due to the proposed changes to the building, and ascertained that the existing structural footings and the foundation material underneath would be capable of supporting the same.

It is important to examine if any settlement of the foundations has occurred. This is evidenced by cracking or spalling in masonry walls, settling of basement floors and uneven levels of 27

Foundations and Basement: (Cont) the upper floors. Cracks would also be noticeable at window sills and cornices and loss of verticality in the walls. A careful use of a plumb line, spirit level or other accurate survey instruments would reveal if and how much a building may have s~ttled. Usually, any structure with foundation or settlement problems should be dropped from consideration. In special circumstances, if the settling is not too severe and if the cause of problem can be identified with the help of geotechnical experts and measures adopted to rectify the same, the building need not be written off.

4.2.6 REQUIREMENT OF SERVICES : There are few services in old buildings compatible with the modern requirements. Depending upon its age and the purpose for which it had been originally constructed, the existing services in the building may be insufficient for the re-adaption, or their condition may be too deteriorated to be of any use.

The first step is to determine the quality and extent of services needed for the re-use project. Then a detailed examination of the existing services should be carried out to see if any services can be salvaged. Finally, the layout, headroom clearances and structural strength of the building components must be checked to ensure that the new services can be easily and adequately installed.

The nature of services required vary according to the re-use project and requirements of each must be assessed individually. 28

4.2.6.1 EXTERNAL SERVICES: (i) Car Parks, Delivery Docks: Space for car parking would be derisable for any project - shopping centres, office buildings, residential units. It may be available on adjacent grounds or in the basement or not at all, in which case one may have to be content with the off­ street parking. For shopping centres delivery docks would be essential and space would be needed for entrance and exit of the delivery vehicles.

(ii) Hydraulic Services: Availability of watermains with adequate mains pressure for day to day consumption (for domestic, commercial or industrial use as the case may be) and for fire fighting purposes should be ascertained. Disposal of sewerage, wastes and stormwater should be examined particularly if the wastes are produced by any industrial process, in which case the regulations may require their pre-treatment before discharge into sewers.

(iii) Electrical Power: The energy needs for the re-use project should be calculated and application lodged with the supply authority to arrange the same. If the demand is high (e.g. for a commercial or industrial re-use) there may be need for a sizeable transformer.

4.2.6.2 INTERNAL SERVICES (i) Stairways and Exits: Ascertain if additional stairways and exits are required in compliance to the present day codes. If so, can large openings be made through the structure within reasonable cost? 29

Stairways and Exits: (Cont) Do the existing stairs and exits need to be fire isolated?

(ii) Air-conditioning, Heating and Ventilation: These requirements depend on how the building would be used. For example, in residential buildings only natural ventilation may be sufficient, whereas in commercial buildings, shopping centres and in industrial processing establishments all the above services may be necessary. Accordingly there would be need for plant rooms, ducts, fans, boilers, exhausts and so on. These requirements must be assessed and layouts for ductwork and plant prepared by the mechanical consultants. The structure should then be examined to determine if it is possible to incor­ porate these services. Is there sufficient ceiling space to run the ducts? Can penetrations be made through floors and walls? Where should the plant room be located - in the basement or on the roof? Is the structure strong to support the plant room loads?

(iii) Electrical: In most probability in a re-use project the old wiring would have to be completely removed due to great changes in electricity and wiring codes since the yesteryear. Requirements for distribution boards, switch rooms, junction boxes, conduits and vertical risers must be established in consultation with local electrical authority. 30

( i V) Lifts: In multi-storey, high-rise structures the condition and capacity of lifts should be investigated. For reasons of safety it may be necessary to replace all the old lifts and install new elevators. There may be need for additional lifts for which new shafts would have to be provided through the structure.

(v) Plumbing: Examine all water supply and sanitary fittings, pipes, vents, sewers, traps etc. for breakage and deterioration. 01 d galvanized iron water pipes are likely to be blocked with deposits. Determine the water and sewer connections to street lines - depending upon the future use they may have to be enlarged. Seperate lines, pumps and roof tanks may be required for fire hose reels, hydrants and sprinklers.

4.2.7 ESTIMATE OF RESTORATION COST: A detailed estimate must be prepated to assess the cost of re-cycling the building. For the estimate to be as accurate as possible, it must be based on drawings showing the existing structure as well as the proposed changes. At this stage, apart from the reports obtained from different consultants regarding structure, mechanical, electrical and hydraulic services, and architectural finishes, it would be desirable to involve an experienced builder who can give realistic prices for demolition and restoration work.

The estimate must include the following:

(i) Demolition of structural elements and finishes. (ii) Addition of new elements and finishes. 31

4.2.7 ESTIMATE OF RESTORATION COST:(Cont) (iii) Mechanical, Electrical and Hydraulic services. (iv) Professional fees of consultants and sub consultants. (v) Development and Building AppliGation costs. (vi) Rates and Taxes. (vii) Interest during construction and selling period. (viii) Contingencies (ix) Cost of land and existing building. The cost for re-cycling so assessed should be compared with the cost of comparable re-development similarly prepared. The re-development cost should include the cost of demolition of the entire existing structure and the site clearing. 32

ESTIMATE FOR RE-CYCLING*

Price paid for original structure:

Purchase price $ ...

Conveyancing costs, Legal fees, Administrative expenses $ ..•

Cost of portion of taxes, water rates etc. paid at closing by new owners or refunded by existing owner $ ..•

Cost of re-cycling:

Estimated construction cost $ ••• Architects', Engineers and other consultants' fees. $ .•• Costs of permits and other filing fees. $ ..• Legal and administrative costs. $ ..• Insurances during construction. $ ••• Taxes during construction $ ••. Fees or commissions for obtaining mortgage. $ •.. Interest on mortgage and other funds during construction $ ...

TOTAL COST OF PROJECT READY FOR OCCUPANCY: $ A.

* Based on "How to Re-cycle Buildings" - Laurence E. Reiner 33

ESTIMATE FOR DEMOLITION AND RE-BUILDING

Price paid for original structure $ ••• (As for re-cycling estimate}

Cost of Demolition and clearing site $ .•• Cost of re-building: (Same items as for re-cycling} $ .•.

TOTAL COST OF DEMOLITION AND RE-BUILDING $ B. 34 4.2.8 ESTIMATE OF OPERATING & MAINTENANCE COSTS: After the building has been restored and put to re-use, expenses will need to be incurred for its operation and maintenance, in order to keep it in an acceptable physical condition and to ensure optimum economic returns. An estimate of them should be included in the feasibi 1i ty study.

Operating Costs: Rates and Taxes Insurances Management and Administration Accounting Legal Leasing Electricity and fuel Security

Maintenance costs. are generated by wear and tear due to climate (sun, wind, rain), occupancy and demands for changes to meet clients' or tenants' expectations. These would include:

Maintenance of services (Heating &Air-conditioning plumbing, elevators etc.). Cleaning Repairs Alterations Painting Pest con tro 1 Ground and Landscaping

The information for operating and maintenance costs should be obtained from the local Real Estate consultants who have access to such records. 35

4.2.9 ESTIMATE OF INCOME The re-cycled project may either be offered in the market for sale or rent, depending upon its proposed re-use. The income from sale prices or rentals is estimated by making a survey of comparable sales and rentals of similar buildings offered currently in the market. The buildings to be compared must be similar in zoning, neighbourhood, amenities, accommodation, views etc. to the proposed re-use project. Say,

Comparable sale price per home unit = $ X or, comparable rental per square metre of office accommodation, per annum = $ y

It is advisable that after the completion of a re-cycle project designed for leasing, its rental charges be set slightly under the comparable rentals for the existing but new buildings in order to be competitive and also to allow for the psychological factor that the re-cycled buildings being converted from old buildings shbuld be cheaper to rent.

4.2.10 THE INCOME AND EXPENSE STATEMENT The financial facts of the project are finally summarised in the income and expense statement showing Estimated cost of re-cycling Estimated operating and maintenance cost Estimated income Interest on loans/mortgage Return and Profit (See examples on the following pages). The income and expense statements should be prepared for re-cycling as well as for demolish and re-build scheme and the nett profits or returns compared to finally decide which alternative would be the more acceptable. 36

INCOME AND EXPENSE STATEMENT FOR SALE OF APARTMENTS

(i) Total Estimated Construction Cost $ A (ii) Advertising and publicity $ B (iii) Maintenance, Insurances, administration during selling period $ C (iv) Interest on construction Lban and items (ii)

and (iii) during selling period $ D

( v) Total cost of n apartments (A+B+C+D) = $ E

(vi) Construction cost per APARTMENT E ~ n = $ F (vii) Sale price per unit (ascertained by comparable sales) $ X (viii) Agenfs corrunission on sale price per unit $ G (ix) Vendor's solicitors fees per unit $ H (x) Nett realization (including profit)

per unit: (X-G-H) = $ J

(xi) Profit per unit: (J-F) = $ K

(xii) TOTAL PROFIT ON SALE OF ALL APARTMENTS = n x K 37

INCOME AND EXPENSE STATEMENT FOR RENTAL OF OFFICE ACCOMMODATION

(i) Total Estimated construction cost of project ready for occupancy $ A

(ii) Estimated rental income: Total lettable area= Z sq. m Rental @ $Y per sq. m per annum

(ascertained by comp arab 1e ren ta 1s) ZxY = $ M

(iii) Estimated operating and maintenance

cost per annum = $ N

(iv) Income less expense: (M-N) = $ p

( V) Interest on construction cost = $ Q (vi) Annual Return: (P-Q) = $ R (vii) CAPITALIZATION OF $R ~.a. @ x% IN PERPETUITY 100 X R = X 38

4.2.11 RE COMM ENDA TI ON

The final decision to proceed with a re-cycling project is really a financial one. The owner or investor must be convinced of the profitability of the scheme. The purpose of the feasibility study is to find out if the proposed re-cycling project is economically worthwhile.

The financial results of the study should be sunmarised as follows:

1. Cost of Re-cycling $ .. . 2. Cost of Demolition and Re.-bui lding $ .. . 3. Profit or Capitalization on Re-cycling $ .. . 4. Profit or Capitalization on Re-building $ .. . 5. Conclusion: The most optimum development is ...... 39 CHAPTER 5

EXAMPLES OF RE-CYCLED BUILDINGS

There have been many conversions of old buildings around Australia, from National Trust classified structures to buildings of less historical importance. A detailed study of those conversions would reveal the benefits and pitfalls of re-cycling. It is not within the scope of this assignment to undertake an Australiawide investigation of re-cycled projects. However, a few examples of successful and well known conversions which have been carried out around Sydney will be given to demonstrate the possibilities of re­ cycling old buildings.

Much of the information and photographs included here have been obtained from 11 New Uses for Old Buildings in A-ustralia 11 (Anne Latreille et al) which is gratefully acknowledged.

Financial aspects of the re-cycled projects have been difficult to obtain. Though in some cases approximate costs of renovation are available, it has been impossible to obtain the returns on the projects to assess their profitability. Their success or failure can only be measured in genera 1 terms according to whether the deve 1oper was ab 1e to sell or lease the restored buildings or not. In the examples considered there were no instances of unsold accommodation or lettable space lying vacant after the re-development.

The Re-cycled projects described here are: The Rocks Brough ton House 40

Birkenhead Point Nimrod Theatre Science Centre Pier One

5.1 THE ROCKS It was at the rocks in 1788 where Governor Phillip first landed in Australia. The colony's first buildings - a prison, barracks, store, hospital, bakery - were built here in a maze of steep winding streets. A bubonic plague early in the century resulted in burning down of many tenements and warehouses. Many more old buildings were demolished and lost to history when Sydney Harbour Bridge, and later, Cahill Expressway were built.

The Rocks was taken over by Sydney Cove Re-development Authority in 1970 for demolition as well as for restoration of significant buildings. Of the several renovation projects carried out by S.C.R.A., the following will be considered here:

The Argyle Stores Cleland Stores and Argyle Terrace Metcalfe Stores Campbells Storehouse

5.1.1 ARGYLE STORES A four storey brick store built between 1830-80 was the first old building to be converted by S.C.R.A. into a tourist oriented craft and business centre at a renovation and servicing cost of $1 million and drawing more than one million visitors a year. 41

THE ROCKS 42

5. I. 2 CLELAND STORES &ARGYLE TERRACE Cleland Bond Store (1925) and Argyle Terrace (1875) were renovated in 1972 after a seven month delay due to •green ban' imposed by the Builders' Labourers Federation. The buildings are now a tourist centre, specialty shops and restaurants. Restoration cost: $350,000. (S.C.R.A. estimates that the green ban cost at least $100,000).

"Work done on the Argyle Stores an_d Cleland Stores is credited with helping to inspire an important amendment to Ordinance 70. This is clause 6.6 (6) introduced in 1976 to give local councils discretionary power over change of use in existing buildings. S.C.R.A. itself, being a government authority, does not have to confonn to the ordinances, however, it takes special care particularly in the areas of public health and safety. A fire consultant looks at each building as it comes up, allowing for instance, one 'safe' area, like ample means of escape, to compensate for what the regulations might label deficiencies in other areas (like fire rating of materials). This flexibility of approach is often seen in re-cycling projects overseas." - "New Uses for Old Buildings in Australia"

5.1. 3 METCALFE STORES 1912-16 Warehouse, restored in 1972, contains The Old Spaghetti Factory Restaurant, a small shopping centre and two floors of offices.

Cost of the renovation (excluding the specific work done by The Old Spaghetti Factory) was approximately $600,000 for 3700m2 of space, or $135 per m2. The cost today would be more than $400 per m2. The work was carried out under Ordinance 71 which was easier to work with than Ordinance 70, but being concerned with fire safety, S.C.R.A. fitted out the building with sprinkler system, fire extinguishers etc. 43

5.1.4. CAMPBELL'S STOREHOUSE Eleven bay stone storehouse built between 1839 and 1861. Restored in 1975-78, it required complete restoration of the lower sandstone courses, a dampcourse and underground drainage and pumps to counteract the problems of high water and rain. Major tenants now are a restaurant and a tavern.

Financially, the renovation of The Rocks has been very successful. The re-development of the area has been carried out imaginatively to attract the tourists - 1 to buy gaudy stuff in restored bond stares, to settle onto one of the area's 3,000 restaurant seats. Consequently, there is a great demand for the retail shops and restaurants and S.C.R.A. which leases the buildings after carrying out the renovation, is assured of high returns.

5.2 BROUGHTON HOUSE Developer - Copeland Developments Architect - John Piper Situated at the corner of Clarence, King and Kent Streets, 80 year old Broughton House, originally an office building with ornate facade and period feeling was the first residential recycling project in the Central Business District of Sydney offering 57 strata title home units with car parking at basement and ground floor levels, swimming pool and roof top tennis. The renovation required extensive interior building work and new servicing. All ceilings were lowered to accommodate new plumbing and air-conditioning. Lifts were modern i zed.

The estimate for renovation cost and profits was as follows: 44

BROUGHTON HOUSE 45

% $m

Land 15 1 Construction Costs 50 3.5

Development, expenses and interest 15 1

Profit 20 1.5

Total $7 million

It nGw seems that the assumptions relating to sale prices were too conservative. All the units were sold before the construction was half way complete and they fetched much more price than originally thought.

5.3 BIRKENHEAD POINT

Developer - D.J. 1 s Properties Ltd. Architects/Planners - Jackson, Teece, Chesterman, Willis Pty. Ltd.

Old Dunlop tyre factories, built around the turn of the century, were acquired by D.J. 1 s Properties Ltd. when Dunlop moved out in 1977. The buildings encrusted in deposits of carbon black have been recycled into car parks, super markets, hardware stores, special'ty shops, food market, entertainment areas (taverns, clubs, restaurants) with a marina complemented by the Sydney Maritine Museum Building and a floating display of historic ships.

The discretionary powers of the authorities available through Ordinance 70 made it possible for the developers to retain internal timber floors, beams and columns by improving the fire safety with addition of fire­ isolated stairs, fire seperation and compartmentalization of areas by existing dividing walls and fire protecting the old steel structures. 46

-~ -

Bi r kenhead Point

- -- . - -

:,,, -:· ·,_·-.:._ · ..: ~:.,. .. ·- ~-, .~;, ;: _:: :i;'i: /:;::}iJ';?~::;~;_ :-- ~- -,.. :c. _. _ _ _: --.- :- -,,__- __, - .... ·-; ~ . - · _--~--=-. ·-- . .

-~--- - .J ---~- ~ .. ..:- . .,. - ....-- .... - ---=------. ------·- - ..,...._:- - ,_ --=--.- :_ ... ..:. -- --=-- - ~--....__ 47

The development cost of the project is said to have been $21 million. With all retail space let the shopping and recreation centre has proven out to be a financial success for its developers.

5.4 NIMROD THEATRE Developer - Nimrod Street Theatre Co. Ltd. Architect - Vivian Fraser. The former sixty year old Cerebos Salt and Fountain Brand Tomato Sauce factory, a derelict survivor after wholesale demolition of its old industrial neighbourhood, was leased by the Nimrod Theatre Company in 1974 and converted into what is now Nimrod Theatre in Surry Hi 11 s.

The factory offered an ideal conversion to a public building because of its fireproof construction - brick and concrete with a heavily reinforced first floor slab - and because it was so sited that both the main floors were directly accessible from street level, thus obviating the need for fire escape stairs.

The conversion won a merit award in 1978 from the Local Chapter of the Royal Australian Institute of Architects. It was completed in 1974 for about $240,000, a cost of $196 per m2. The theatre seats 310 people and has been well patronised by Sydney's theatre goers.

5.5 SCIENCE CENTRE Developer - Science House Pty. Ltd. Architects - Jackson Teece Chesterman Willis Pty. Ltd. The Science Centre at 35-43 Clarence Street Sydney, has been converted from a 1929 seven storey printing press building with

11 factory type interiors, out dated services and rock solid structure". 48

NIMROD THEATRE 49

., -ri. ' .. j •. - a

SCIENCE CENTRE 50

The feasibility studies on its conversion were carried out by the architects in 1974 and the building work was completed in 1976.

The re-cycled building now has shops and a restaurant on the ground floor, an auditorium at first floor level, Council of Adult Education classrooms and offices on the second floor and the top four floors of office suites and libraries. Construction of the Auditorium required removal of major columns, placing of girders above and installation of sophisticated air-conditioning.

The total project cost: $1.1 million.

5.6 PIER ONE Developer - PIER ONE PTY. LTD. Architect - WILLS, DENOON, TRAVIS & PARTNERS

Sydney I s own II Fisherman I s Wharf 11 , converted from Walsh Bay Wharf No. 1 to include harbourside restaurant, entertainment and tourist shops. Painted in gay colours on the exterior, the wharf with its timber floor, beam and column interiors retains the architectural qualities listed by the National Trust.

Following the success of Pier One, Walsh Bay Wharf No. 4 has recently been announced as the future home of theatres, rehearsal rooms, offices and store rooms for the Sydney Theatre Company.

The total project cost: $3.0 million. 51

CHAPTER 6 A DETAILED CASE STUDY

A feasibility study for re-cycling a warehouse building at 498 Bourke Street,Surry Hills was carried out by Wills, Denoon & Partners, Architects, Planners and Building Economists, for the Planning and Environment Commission of New South Wales. The information given in the following pages has been obtained from the Architects' report and is gratefully acknowledged.

Drawings of the existing building and the proposed re-cycling have been reproduced from the architects• report and are attached at the end of the chapter.

6.1 EXISTING BUILDING INFORMATION: Address: 498 Bourke Street, Surry Hills Owner: John Pitt Holdings Pty. Ltd. Age: Built in 1900 (approx) Accessibility: From Bourke Street and Arthur Street. No. of floors: Two Type of construction External brick walls with arched and condition: windows, open plan internally with steel and timber columns supporting timber floors, Galvanized Iron roof on timber trusses. General con di ti on; fair to good. Floor Area: Gross: 2525 sq m. Nett: 2422 sq m. (1211 sq m per floor) Ceiling Heights: Ground Floor 4.1 m First Floor 3.7 m

Frontage: 31 m

Depth 46 m Site coverage: 100% 52

Facilities: Lifts - none Staircases - 2, fire protected Hoists Loading Area Car parking - none General services: Water supply, electricity, sewerage storITTNater, telephone Current use & Zoning: Warehouse for storage. Zoning under Planning Scheme 2(b) and Draft IDO 2(b4).

6.2 SOCIAL TRENDS AND MARKET CONSIDERATIONS: A study of the population and dwellings in the Surry Hills and the inner city (see table) based on census data reveals a trend of falling population in the inner city suburbs. People who tend to inflow into the city suburbs are generally young marrieds without children. They stay 4-5 years till they are ready to plan a family, then move out to better suburbs from schooling point of view. There is evidence that the population is in a state of flux, with young couples and singles taking residence in unrenovated terraces.

Therefore, there is potential need for units in the area. This may be combined with parking on the ground floor plus a few shops retailing food, home decoration, antique, furniture etc.

6.3. NEIGHBOURHOOD SURVEY The survey of the neighbourhood showed a shortage of parking space in the vicinity.

6.4 DESIGN STRATEGY . A measured drawing of the building was prepared . . Various new layouts were tried till the final scheme developed.

u, u,

w w

18 18

ng ng

.

i i

1.88 1.88

1976 1976

2.18 2.18

2 2

11 11

per per

dwe dwe

private private

Persons Persons

occupied occupied

Average Average

1971 1971

2.03 2.03

2.47 2.47

2.43 2.43

% %

% %

% %

2

1971-76 1971-76

5.6

% %

-

-13.2

-10. -10.

Change Change

HILLS HILLS

SURRY SURRY

1792 1792

2361 2361

19674 19674

OF OF

Dwellings Dwellings

Occupied Occupied

Private Private

1971 1971 1976

1995 1995

2502 2502

'

22678 22678

% %

% %

% %

% %

CHARACTERISTICS CHARACTERISTICS

-16.5

-23.0

-13.1

Change Change

DWELLING DWELLING

on on

ti ti

AND AND

due due

981 981

1398 1398

Re Re

10283 10283

POPULATION POPULATION

19/b 19/b

4694 4694

6536 6536

2187 2187

5

Persons Persons

Total Total

1971 1971

7517 7517

6092 6092

62470 62470

s s

11 11

St) St)

Hi Hi

Hills Hills

of of

Location Location

East East

Sydney Sydney

West West

(Bourke (Bourke

City City

Surry Surry Surry Surry Ill

I D □ □

I

D 0 Iii .I ~I r I ,1 □ D t:il I ii

ri D --i? · ~ u i D I i r l I I I ,----, d ]±ffiffi!f,tj :i --j I

PEC RE -:- CYCLING STUDY 498 BOURKE ST. SURRY HILLS EXISTING GROUND FLOOR 55

... Ill (

Iii

1111 • .,

D

PEC RE -CYCLING STUDY

498 BOURKE ST. SURRY HILLS EXISTING FIRST FLOOR n---+----- . 56 L G;------j1 ~ r ~ om r-.-----◄I o m

n------4 o m n------t om ....__..__. o m _,_..,@] § @] ,,____.__. ---- @JU u---T""""""O om om ~ om

om M---'--41 o m LJ--T-1 om ~om

~ om M---L---1 o m LJ--T-1 0 ~ 0 ------,._ om @] a SHOP D

11 ■ SHOP • 1

2 12 3 l:J SHOP a

4 a

5 PARKING & LOADING a • SHOP • 6

7 13

8 SHOP 9 1

10

5cale P,01oct Wills Denoon and Partners Pty Ltd Architects Planners and Building Economists 1: 200 PEC RE-CYCLING STUDY A mrmOl"!1 ot 1h e W ,tl s Denoon Group Dote PHASE 2 168 Walker Slreel North Sydney NSW 2060 Australia JUNE 1979 498 BOURKE STREET, SURRY HILLS Telephone (02) 929 0522 Drawn Checked TIiie GROUND FLOOR B

a BED ES STUDIO I L BED a STUDIO a .. ,.,__ -i STUDIO K B BED • K STUDIO 3~ Ka B a STUDIO

K K B K BED B 2 BED

B B B B B B L BED K K K K B K 1BEO

STUDIO STUDIO STUDIO STUDIO

W i lls Denoo n and Partners Pty Ltd Scale Pro1oct Archi1cc ts Planners and Building Econo m,sls , • 20 0 PEC RE-CYCLING STUDY /1. m r mn,-, n l 1hr, W i ll \ {)~ noon G10 , 1n t-o-.,e---~ PHASE 2 168 Wa lker SI reel North Sydney NSW 2060 Austra li a JUNE 1979 498 BOURKE STRE ET, SURRY HIL LS Telephone (02) 929 0522 Dr a wn Cnec~&d Title FIRST FLOOR _J 59

I- I- UJ w UJ UJ a:: er I- I- l/l l/l LU ~ a:: a:: :::::> :::::> :r 0 I- 0:: ro -< 0 0 I- I- z z 0 0 ~ > ~ LJ..J ~ __J __J w UJ

W ills De noon and Pa rtners Pty Ltd S.:ale Pro1oc 1 Arch itects Pl;inners and Building Economists 1 • 200 PEC RE-CYCLING STUDY A ml'l'T"I Q ~, ')I lh ~ '//,•I ", [)r n r,on Gr

6.5 DETAILS OF RE-USE SCHEME Accommodation: Ground Floor Parking 20 bays Shops 5

First Floor Studio apartments 11 One 1 bedroom apartment One 2 Bedroom apartment One 3 bedroom apartment

Structure: Existing structure generally remains with changes to improve fire rating of floors and partition wa 11 s.

Facade: External fabric basically the same. Windows removed and sills lowered to provide private balconies.

Services: Mechanical ventilation provided in car park, kitchens, bathrooms and laundries.

New electrical wiring and plumbing

6.6 COMPLIANCE WITH BUILDING REQUIREMENTS: . The building lies outside a fire zone and is only 2 storeys in height - class II. Therefore Type 3 construction required. (Clause 17.2 Ordinance 70).

Requirements of Ordinance 70 applicable to the building (Parts 16, 24, 49, 50 and 52) were tabulated for different elements of the structure as follows: 61

Component Part Requirement Ordinance Ref.

External walls ½-1½ hrs FRR depending 16.9(1)(2) Beams and columns on effective distance from fire source feature

Common walls 4 hrs FRR, non-combustible 16.9(1) Party walls

Internal load 1½ hrs FRR. To be of 16. 9(1) (3) (9) bearing walls concrete or masonry (generally)

Ceiling of topmost To be lined with 16.12 storey fire protective material

Ceilings above Non combustible 16.18 public corridors, hallways and stairs

Floors Underside of floors and 16.11(10) supporting columns (if combustible or metal) to be lined with fire protective material etc. etc. 62

Component Part Requirement Ordinance Ref.

Means of egress: Required exits 2 24.31(1) (b) Distance to stairs 5.5 metres 24.32(1)(b) Distance between Not more than 45 metres exits

Room sizes and heights:

11n, Habitable room Min 7.5 sq. m "t.:,. l. areas

Bathrooms 2.2 II II

Height Not less than 2.4m

Light & Ventilation: Habitable rooms of Natural lighting 50. 2 ( 1)( a) class II buildings window area 10% of floor area

Ventilation Natural or 50.?(a) Mechanical 50.?(b)

Noise Transmission Dividing walls STC not less than 45 52.3(1) Soil and waste pipes passing through floors 52.5(2) 63

All components of the existing building were checked for compliance with the ordinance 70. The following changes were made in the components which failed to meet the regulations:

Floor given fire-rated lining on the underside.

Upper side of floor sound-rated with a lining of battens laid on top of mineral wool with industrial grade chip board.

Party walls double lined with protective mineral wool in the cavity.

Ceiling lined with fire protective material.

Bathrooms and laundries aftificially lighted and mechanically ventilated.

Conculsion: The proposed scheme did not encounter great difficulty in meeting the requirements of Ordinance 70.

6.7 DETAILED COST PLAN Cost was estimated for three seperate schemes as below a. Re-cycling cost of conversion into conventional apartments. b. - ditto - but for minimal fixed up apartments. c. Demolition and Re-development cost. 64

SUMMARY OF COSTS

Conventional Minimal fixed Apartments up Apartments Studio units (11)@ $16250/10550 178750 116050

One b. r. 11 (1) @ $16250/10210 16250 10210

Two b. r. 11 ( 1) @ $26500/ 18140 26500 18140 Three b.r. (1) @ $35500/24470 35500 24470 Shops (5) @ $11600 58000 58000 Internal work to

existing structure 1350 1350 ground floor 105000 105000 first floor 100000 100000 External work to existing structure 52500 52500 Generally (electrical wiring drainage, ducts etc.) 44000 44000 TOTAL $616000 $616000 65

ESTIMATE OF PROJECTED COST RE-CYCLING EXISTING BUILDING TO RESIDENTIAL & SHOPS

Conventional Minimal Apartments Fix up Apartments

Total construction cost 616 000 530 000 Professional fees@ 10% 62 000 53 000 DA and BA fees 2 000 2 000

Rates and Taxes 4 000 4 000

Interest 6 months con~truction period 6 months selling period 74 400 67 900

Fees 6 700 5 800 Contingencies (5% of construction cost) 30 800 26 500 Cost of Land and existing building 250 000 250 000 TOTAL $1046 000 $939 000 66

ESTIMATE OF COST FOR REDEVELOPMENT TO RESIDENTIAL & RETAILING ON THE SAME SITE

Total construction cost 626 000 Professional fees@ 10% 63 000 DA and BA fees 2 000

Rates & taxes 4 000 Interest 12 month construction period 6 month selling period 117 300

Fees 10 200 Contingencies 31 300 Cost of Land and existing building 250 000 TOTAL $1104 000

6.8 CONCLUSION Feasibility study shows that the cost of re-development will be 5.5% more than the cost of conventional re-cycling.

6.9 Writer's Comment The architects' report did not include a statement of anticipated income from the proposed re-cycling or re-development, to justify the investment of funds by any financier or developer. 67

REFERENCES

1. New Uses for Old Buildings - Sheriban Courtacuzino, The Architectural Press Ltd., London, 1975

2. How to Re-c~cle Buildings - Lawrence E. Reiner, McGraw Hill.

3. New Uses for Old Buildings in Australia - Anne Latreille, Peter Latreille & Peter Lovell.

4. Benefits of Rehabilitating Existing Buildings - Supplement to Environs 2 (4).

5. Building Preservation and Restoration - Proceedings of Seminar at the Graduate School of the Built Environment, University of New South Wales, 1979, (Unpublished).

6. Fire Protection and Suppression in Old and Historic Buildings - R. Tonkin in Restoration and Regulations working Papers 1-4, (1978), Department of Environment, Housing and Community Development, Building Technology Branch. (Unpublished)

7. New Uses for Old Buildings - G. Holland, an Illustrated Public Lecture, Town and Country Planning Board, 1979 (Unpublished) 68

8. Report on Re-cycling Commercial and Industrial Buildings for Residential Use, State II Area I - Kahn, Finch and Partners, Planning and Environment Commission, New South Wales. (Unpublished)

9. Re-cycling of Commercial and Industrial Buildings for Residential Use, Area 2 Pyrmont and Ultimo - Fox & Associates, Planning and Environment Commission, New South Wales. (Unpublished)

10. PEC Re-cycling Study Stage 2 - Wills Denoon and Partners, Planning and Environment Commission, New South Wales. (Unpublished)

11. New Life for Old Buildings. Rural Bank of New South Wales, Trends Volume 11 No. 2, January, 1981.

12. Residential Conversions in Sydney - John Roseth RAPIJ, May, 1981.

13. Re-cycling in U.S., Illegal and Codified - John Roseth, RAPIJ, November, 1980.

14. New Uses for Old Buildings - Marcus Binney, The Shire and Municipal Record, April, 1982.

15. Re-cycling of Buildings - H.W. Green, The Shire and Municipal Record, June, 1982. 69

16. Heritage Council of New South Wales Annual Reports.

17. Economic Benefits of Preserving Old Buildings - Preservation Press, Washington, 1977.

18. Re-cycling Architectural Masterpieces and Other Buildings No So Great - Hardy, Holzman & Pfeiffer, Architectural Record, 162(8), 1977, pp 116-127.

19. Contemporary Codes and Old Building Re-cycling - N. Holmes, The Construction Specifier, October, 1977.

20. Preservation and Building Codes - Preservation Press, Washington, 1975.

21. Boston's Historic Faneuil Hall Marketplace - M. Schwarts, Architectural Record, 162(8), 1977, pp 166-127.

22. Use of Redundant Buildings for Small Enterprises - J. Worthington, et al., Architects Journal, series of articles, March {p.563), April {p313), May {p.1075) and August (p.209), 1978.