heritage building maintenance

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Maintenance in historic environment

Peter RawlingsCaroe Architecture Ltd

[email protected]

Presented by Assoc. Prof. Dr. Zainal Abidin AkasahDepartment of Design Engineering and

ArchitectureFaculty of Ciil and Enironmental Engineering

!niersiti "un #ussein $nn %alaysia

mailto:[email protected]:[email protected]


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L I F E C Y C L

E S

Buildings as an assembly of dierentelements

• Structure: foors, walls, roo structure generall! solid load "earing, "ut can "era#ed: $% to &%% !ear 'in so#e cases al#ostinde(nite i )ro)erl! #aintained*

• Roo co+ering 'and wall co+erings "uildingen+elo)e*: $% !ears or a fat roo, )erha)s&%% !ears or a well detailed lead roo c &$!ears or a elt roo

• eating, )lu#"ing electrical installations:&$ !ears

• Finishes and internal decorations, (ttingsand urnishin s: erha s $ ears de ends


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Burra Charter 1979 & 1999 International Council on Monuments and Sites

Article 16. Maintenance

Maintenance is fundamental to conservation and should be undertaken where fabric is of

cultural significance and its maintenance is necessary to retain that cultural significance.

Article 17. Preservation

Preservation is appropriate where the existing fabric or its condition constitutes evidence

of cultural significance, or where insufficient evidence is available to allow other

conservation processes to be carried out.

Article 18. Restoration and reconstruction

Restoration and reconstruction should reveal culturally significant aspects of the place.

Article 19. Restoration

Restoration is appropriate only if there is sufficient evidence of an earlier state of the

fabric.

Article 20. Reconstruction20.1 Reconstruction is appropriate only where a place is incomplete through damage or

alteration, and only where there is sufficient evidence to reproduce an earlier state of the

fabric. In rare cases, reconstruction may also be appropriate as part of a use or practice

that retains the cultural significance of the place.

20.2 Reconstruction should be identifiable on close inspection or through additional

interpretation.

http://www.icomos.org/index.php/fr


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General designprinciples

• #aintain current usewhere a))ro)riate 0)ossi"le• light 0 det touch

• re+ersi"ilit! 0ti#escale 'lie c!cles*• reuse o e/istingo)enings or circulationand ser+ices

• re#o+al o a"ric onan inor#ed "asis• allowing the "est othe "uilding to s)ea.

'singing together*


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23 4A

I -5 E -

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Regular maintenance&6 Rainwater goods76 Roos

86 9unctions: oles,s)lits6 ;alls: Chec. #ortar


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Some tools and help available• 3a#)ness and inestation in+estigation• As"estos in+estigation

• 3endrolog!• Archaeological in+estigation• Paint sa#)ling stratigra)h!• 5her#al i#aging 0 air tightness• 4aterial anal!sis• Conser+ator trials

• Conser+ationaccreditation


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I S S BE S

Dicult questions

• Should we re)air or re)lace 'lie c!cles*

• ;here does the authenticit! o a historic"uilding lie 'a"ric, a))earance*• ;hat is acce)ta"le change or a "uilding'Chatha#6 St 4ar!Ds*• I change is not acce)ta"le should we lea+eit to rot

• ;hat co#)ro#ises are acce)ta"le to users• ;hat i#)ro+ed en+iron#ental )eror#anceis achie+a"le in old "uildings

• ;hat is aorda"le 3e)ends on ti#e ra#e,unding strea#s etc6• Should we retain acades• ;here is the role or creati+it!


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I S S BE S

Dicult questions

• Should we re)air or re)lace 'lie c!cles*


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Dicult questions

• ;hat is acce)ta"le

change or a "uilding


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Some common challenges for historicbuildings to be addressed in themaintenance period

en+iron#ental )eror#ance• en+iron#ental agenda '"uilding regulation)art L*• i#)ro+e ther#al )eror#ance• reduce air lea.age

• #ore ecient heating s!ste#s• low car"on s!ste#s


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(re u)grade wor.

• careul (re engineering• low i#)act )roducts• can achie+e acousticu)grade at sa#e ti#e


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(re u)grade wor.

• coatings to )rotect•against (re


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Statutory constraints related tomaintenance• listed "uildings grade &, 7G and 7

• scheduled ancient #onu#ents• registered )ar.s• conser+ation areas• "uildings o local interest• as. !our conser+ation ocer• chec. the English eritage we"site

• re)air that in+ol+es change o #aterial ordetail #a! need listed "uilding a))ro+al

andHor SA4 consent• it is a cri#inal oence to carr! outunauthorised wor.• the whole "uilding is listed 'e+en the

#odern ugl! "its*• (/tures and (ttin s are listed i attached to


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!o" to #eep on top of things $maintenance plans and conservationmanagement

conser+ation #anage#ent )lans

#aintenance )lans 'including (nancial)lanning*• Continuous #aintenance• Ca)ital #aintenance• Ca)ital enhance#ent• Poor #aintenance results in higher ca)ital

cost

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