understanding building conservation...republic of ireland 10% northern ireland 16% scotland 20%...

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Professor John Edwards MA, DipBldgCons, CEnv, FRICS, FCIOB, IHBC

CIOB Certified Building Conservation Specialist (Building Surveyor Practitioner)

RICS Certified Historic Building Professional

Accredited by the Institute for Historic Building Conservation

Director: Edwards Hart Consultants

Understanding Building Conservation

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Welcome

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Some slides where there are copyright issues are

not in the packs.

Others are absent or have narrative absent for you

to write notes

NOTE

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Sessions

1. Introduction

2. Significance and Philosophy

3. Technical Analysis

4. Making Decisions – Considering Technical and

Significance Issues

5. Interventions

6. Specifying and Managing

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Programme

Day 1 in Scotland

09.00 Session 1

11.00 Break

11.15 Session 1

12.15 Session 2

13.00 Lunch

13.30 Tour of the Engine Shed

14.15 Session 2 Continued

15.15 Break


17.15 Finish

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Programme

Day 1

09.00 Session 1

11.00 Break

11.15 Session 1

12.15 Session 2

13.00 Lunch


14.45 Break


17.00 Finish

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ProgrammeDay 2

09.00 Session 3

10.00 Session 4

11.00 Break


12.00 Session 5

13.00 Lunch

13.45 Session 6

14.45 Break

15.00 Session 6 continued

16.00 Exam

17.00 Finish

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ExamTaking Place on Day 2

• 45 minutes

• Multiple choice

• 40 questions

• Pass mark 70%

• Closed book

• Tip – make notes during the course particularly

on things that are new to you and when the tutor

mentions that certain issues are important.

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ExercisesNumerous minor exercises and the following

will be group exercises:

• Historic development analysis

• Conservation of historic interiors

• Assessment of Significance

• Heritage Impact Assessment

• Quality Management

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Introduction

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Session One

• Chronology of building types and architecture;

• Materials and construction;

• Introduction to building conservation and the competencies required;

• Conservation Accreditation / Certification and the CIOB scheme;

• ICOMOS training and education guidelines

• Roles and responsibilities in building conservation

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British Isles traditional buildings

Percentage Built pre 1919

Republic of Ireland 10%

Northern Ireland 16%

Scotland 20%

England 22%

Wales 34%

Not just about Listed Buildings and

Scheduled Monuments

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Cared for by conservation experts…

•Listed Building /Scheduled Monument Consents

•Building Regulation exemptions

•More likely to have proper expertise

•Financial incentive schemes/ Retrofit– more expert

approach

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Will mainstream properly care for these?

•No planning consents for most measures

•Building Regulations – ‘Special Considerations’ –

but will they be applied for or granted?

•Much less likely to have proper expertise – from

‘mainstream’

•Financial incentive schemes / Retrofit – risks to

buildings, paybacks. Unlikely to receive traditional

building ‘expertise’

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These buildings are the different

Modern Traditional

AND that there are many variables on the TRADITIONAL!

They perform differently

ENGLISH HERITAGE

We need to understand the BASICS!

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History of buildings & style - Basics

Relating periods to design & construction1. SAXON 5th Century – 1066

2. ROMANESQUE Early 11th Century – Mid 12th Century

3. GOTHIC 1184 – 1485

4. MEDIEVAL CASTLE 1066 – died out into large Medieval

Houses 16th/17th Centuries

5. TUDOR 1448 – 1558

6. ELIZABETHAN 1558 – 1603

7. JACOBEAN 1603 – 1625

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Relating periods to design & construction

8. BAROQUE 1625 – 1714

9. EARLY GEORGIAN 1714 – 1765

10.LATE GEORGIAN 1765 – 1811

11.REGENCY 1811 – 1837

12.VICTORIAN 1837 – 1901

13.EDWARDIAN 1901 – 1914

14.1920’s and 1930’s


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CORK

What period is this?Little Moreton Hall,

Cheshire


Nantclwyd House, Denbighshire

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1. Frequently symmetrical architecture - ‘E’ or ‘H’ shaped plan

2. Multi-paned, lattice work and casement windows

3. Stained glass with heraldic and ecclesiastical motifs

4. Rich oak panelling, plasterwork and stone hearth

surrounds

5. Colours of dark brown, gold, red and green

6. Walls adorned with tapestries and embroideries

7. Velvet, damask and brocade fabrics for bed hangings and

drapes

8. Decorative symbols of Tudor rose, thistle and fleur de

lys

9. Trestle tables, benches, heavy chests and carved four-poster

beds

10.Wooden floors, encaustic tiles and plaited rush matting


What period is this?

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CORK


Llanerchaeron, Wales


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1. Roman-inspired elements such as niches and alcoves

2. Use of the 3 Classical columns – Corinthian, Ionic & Doric.

3. Stonework, ironwork and marble with shield and urn

motifs and carved statuary depicting Roman gods and

goddesses.

4. Classical figures, shown in profile, and used on plasterwork,

vases and urns

5. Motifs such as swags, ribbons, garlands, husks and the

Greek key pattern

6. Real and imaginary animal figures such as dolphins,

sphinxes, griffins and satyrs, often forming bases or handles

of objects.

7. Pastel colour schemes, especially pea-green, mauve &

pink



ciobacademy.orgThe Circus, Bath



ciobacademy.orgCambrian Place, The Marina, Swansea



ciobacademy.orgCharlotte Square, Edinburgh



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1. Gothic Revival architecture - spires, buttresses, pointed

arch door surrounds and windows and decorative ironwork

2. Medieval influences including fleurs de lys, heraldic motifs

and quatrefoils

3. Rich dark colours - ruby red, forest green, and dark blue

4. Mass produced wallpapers including flock and damask

styles and large bold prints of flowers and foliage

5. Heavily carved, or plump, over-stuffed furniture, including

button-back armchairs, sofas and ottomans

6. Patterned, encaustic floor tiles and stained or etched glass

7. Highly patterned fabrics or strongly-coloured velvets, festoon

blinds and sumptuous window treatments

8. Ornate marble, slate or cast-iron fireplaces, inset with

patterned tiles



ciobacademy.orgKnightshayes Court



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ST. COLEMANS

CATHEDRAL

CORK

CORK

The same or different?

ANGLICAN

CATHEDRAL

LIVERPOOL

Design, construction, performance, treatment

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Beware of the unexpected!

Design, construction, performance, treatment

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What is traditionally built?

Traditionally built!

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Clom

Timber Framed

Stone

VERNACULAR

BUILDINGS OF WALES

When were these built?

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Appearances can be deceiving

Chronology of Change

What’s the difference?

Mud /Clom/Cob

Stone

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Design?

Materials?

Construction?

Performance?

Treatment?

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Appearances alter over time


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•Professionally designed

•‘Avanced’ construction,

adventurous sometimes

high status but otherwise

often standardised

•Aesthetic considerations

dominant – follows

national or even

international style

History of buildings and style

Polite Architecture

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Vernacular Architecture

•Designed by amateur

•Non-standard & guided

by local conventions,

eg: re methods &

materials

•Non-aesthetic user

requirements dominant

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Vernacular Architecture

Brunskill’s ‘vernacular zone’

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Classical

Gothick

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• Medieval: Characterized by thick rubble walls in most domestic cases

• Tudor: Timber framed structures more common and increasing use of brickwork

• Georgian: Architecture becomes more defined in terms of style, stone masonry and high quality brick work become more common

• Victorian: Technological advances see the increasing use of innovative materials such as iron, glass and later concrete

Materials, Design and Construction

Characteristics - Headlines

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• Medieval thick mass rubble walls

• Georgian period saw greater use of ashlar

• Victorian period saw continued use of ashlar but in conjunction with other materials such as terracotta for embellishments

How Masonry Has Changed


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Medieval rubble, Georgian ashlar and Victorian


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• Early roofs had considerably thicker timbers than were required

• These later became thinner and fewer in number as the understanding of timber developed

• By the Victorian period metal has began to be used in roof structures

Roof structures evolved over time


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Roof structures evolved over time


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Slate in varying sizes, diminishing sized courses and thicknesses with single nailing

Compare to modern…

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Tiles – many types


Compare to modern…

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Lead and Copper


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Lead


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Cast Iron


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Mostly mass masonry – brick or stone or

both?


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Lime or clay to bed masonry units


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Mud Walls


Note the layers

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Traditionally covered in lime wash


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Traditional brick walls


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ARCHITECTURAL HISTORY

Group Exercise

Wellbrook Manor Grade 1Listed Building

Work out and report on:

1. Principal style and age

2. Historical development

3. Features and elements that are your evidence

4. Mark out stages of development on plan

5. List other information that would be useful in undertaking this analysis

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• A workable paste used to bind masonry units (bricks, blocks,

stone) together and fill gaps between them.

• Becomes hard or very firm once cured or set.

• Can also be used to repair or point when original mortar has

perished, eroded or washed away

• Normally named according to the binding material

• Required for masonry work, plastering/rendering and

repointing

• Bind together masonry units to provide strength to structures

• Provide homogenous mass of the structure to resist loads

Mortars - What they are and what they can do

Materials

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• Adheres to masonry units completely providing stability

• Always workable long enough to use

• Stiffens to an adequate degree to allow laying of units to proceed

• Sufficiently resistant to the effects of the environment

• Resistance to rain penetration – allows moisture to ingress but also to evaporate

• Accommodates movement within the structure - flexible

• Contribution to aesthetics

• Cost effective

Mortars - Ideally

Materials

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Aggregates for Mortars:

•Well graded

•Not too many fines

•Not too much coarse

•Must me workable (with binder)

•Take into account size of joint

•Particles coated with lime -which binds them together.

•This interlocking effect that the mortar its structure and determining its strength.

Materials

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•Hydraulic cure – in

contact with moisture

•Hard, dense and relatively

impervious

•Rigid

•Common to use with softer

and rounded aggregates

– more reliant on strength

of binder

Cement in Mortar Binder

Materials

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TYPE OF MIXER

Cement in Mortar Binder

Materials

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•Hydraulic cure – in

contact with moisture

•Different strengths

•Mixed in a conventional

mixer or paddle mixer for

larger jobs

Mortar Binder - Natural Hydraulic Lime

Materials

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TYPE OF MIXER


Materials

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Moderately

HydraulicFeebly Hydraulic –

the weakest and

close to the strength

of lime putty

Eminently Hydraulic

– strongest for use in

exposed and marine

locations


Materials

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•Start with an empty dry mixer

•Properly gauge proportions with

buckets – not shovels

•Mix dry for 5 minutes before

adding water.

•Not too much water – will

weaken the mortar. Too little will

prevent the chemical processes

taking place and weaken the

material.

MIXING MORTAR - Natural Hydraulic Lime

Materials

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•Carbonation cure – in contact

with the air

•Lime burning – different stones

•Lime slaking into putty

•Kept in sealed containers

•Mixed in a conventional mixer

or paddle mixer for larger jobs

Lime Putty (air lime)

Materials

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TYPE OF

MIXER

Lime Putty (air lime)

Materials

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Materials

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Lime Kiln

Materials

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Materials

Lime Slaking to Make Lime Putty

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1. Quicklime mixed with aggregate – slaking

taking place during mixing.

2. Takes in a lot of water during the mixing.

3. Caution needed!

4. Can be used straight away – but maybe a

more porous mortar if so.

5. Traditionally use quickl lime frsh from burning.

6. Proving a ‘superior’ mix…

Hot Lime

Materials

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Mixes depends on:

1. Strength of lime

2. Strength and permeability/flexibility

requirements

3. Requirements will relate to characteristics of the

masonry units, degree of exposure and other

special circumstances

Mortar Mixes

Materials

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Pre-mixed Mortar

Materials

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“If a builder build a house for a man and do not make its construction firm, and the house which he has built collapse and cause the death of the owner of the house, that builder shall be put to death”.

Code of Hammurabi –Babylon King 1792 / 1750 BC

Controlling the standard of building

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London's first Mayor – Henry Fitz Ailwyn – first building regulations in the UK. Known as:

“Fitz Ailwyn Assize of Buildings of Allaying

Contentions as to Assizes of Buildings”

• Party walls and front walls – fire protection

• Rainwater gutters

• Cesspits and privies

• Rights of views and light

• 1212 – new rules about roof coverings – no thatch -

existing plastered over

1189 – formal beginning of building control


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1667 Act of Parliament for the Rebuilding of London

• Uniformity

• Brick and stone only

• Thickness of external and party walls laid down

• Maximum four storeys

• Wider streets

• Fewer lanes and alleys

• Foundations – surveyors from the City to inspect

• Timber not too near chimneys

• Timber joists not to exceed 12 inches apart

• Bearing joists no longer than 10 feet – rafters 9 feet

• Use oak

1666 – following the Great Fire of London


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• One of the most important for its system and

process involving the role of ‘district surveyors’

• Health issues not considered

• Issues such as height of buildings, width of streets

and size of rooms not considered – event though in

1667 Act

• A model on which other acts were based in other

places (e.g. Bristol, Liverpool)

• A basis for a national Building Act in 1841

1774 – London Building Act


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• Water supply, sewerage

and cleansing of towns

• Habitable cellars

• Each house with a privy

and connected to sewer

(if nearby)

• Applicable to schools

and factories

• Administered locally into

Bye Laws

Public Health Act 1848


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• Brought together issues from previous acts

• Level and width of new streets and drainage

sewerage provision

• The structure – fire, structure and health

• Space around the building – circulation of air and

ventilation

• Drainage to buildings

• Prohibition of use if buildings or parts are poor

• Provision of damp proof courses

• Enacted locally through bye laws

• London excluded

Public Health Act 1875


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• Secondary access for refuse removal

• Minimum room heights

• Controls over hearths

• Controls over structural members

Public Health (Amendment) Act 1890


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• Building Regulations 1965 – the first national

Building Regulations

• Brought about by the Public Health Act 1961

• Building regulations 1972


• Building Act 1984 – approved documents,

approved inspectors


Modern Building Regulations


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Conservation – what is it?

BS 7913: 2013: Guide to the Conservation of Historic Buildings

0 Introduction0.1 General

(1)….objective - …”protection of built heritage, in the long-term interest of society….”

(2) Requires judgement based on an understanding of principles informed by experience and knowledge….”.

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Problems

Conservation Challenges

• Standards – different standards• Inconsistencies – different process & competence levels• Significance – is it always applied and/or assessed?

How do we deal with them?• Standard processes • Consistent levels of competence at the right level• Significance – assessed and applied consistently

Training & competency tests > certification

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SIGNIFICANCE TECHNICAL

Conservation Essentials

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Numerous references to ‘competence’

“Carried out by competent persons with knowledge of traditional materials, construction techniques and decay processes”

6.2 Condition surveys and inspections

.

Competence!

BS 7913: 2013

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“Unbiased advice from competent persons based on best practice should be sought…” Understand significance.

7.1 Maintenance guidance

Competence!

BS 7913: 2013

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Competence!

BS 7913: 2013


“There are a number of conservation accreditation schemes that identify individuals who have achieved a recognized level of competence in building conservation”

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Appropriate

Professional

Expertise

Correct/

Appropriate

Work

Specified

Appropriate

Craft Skill &

Expertise

Deployed

Work

Properly

Undertaken

b

What does competence mean?

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Lack of

Professional

Expertise

Risk of

incorrect/

inappropriate

Work

Specified

Wrong Craft

Skill &

Expertise

Deployed

Wrong

Work !


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Appropriate

Professional

Expertise

Correct/

Appropriate

Work

Specified

Inappropriate

Craft Skill &

Expertise

Deployed

Work not

Properly

Undertaken

b


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“Conservation accreditation allows professionals to demonstrate to grant-funding bodies, clients and employers that they have been independently assessed and are considered to have a high level of skill and experiencein building conservation, within their own professional discipline”.

Why its important

Conservation Accreditation

Historic England

NOTE: RICS and CIOB use the word CERTIFICATION, other schemes call it ACCREDITATION

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• Chartered Institute of Architectural Technologists (CIAT).• Conservation Accreditation Register for Engineers

(CARE).• Register of Architects Accredited in Building

Conservation (AABC).• Royal Institute of British Architects, which incorporates

the Royal Society of Architects in Wales and the Royal Society of Ulster Architects (RIBA, RSAW, RSUA).

• Royal Institution of Chartered Surveyors (RICS).• Royal Incorporation of Architects in Scotland (RIAS).• The Royal Institute of the Architects of Ireland (RIAI).

Conservation Accreditation / Certification

Existing Schemes

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These buildings are different

Modern Traditional

Its about understanding….

They perform differently

PUBLISHED BY ENGLISH HERITAGE

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Treated the same –when it should be different

Treated differently –when it should be the same

Its about understanding….

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Grade 1 ListedUn-designated

Castell Coch

Victorian

Common Victorian

Terraced House

DOES IT MATTER?

•Similar design~

•Similar

Construction ~

•Similar

performance

•Requires Similar

Repairs

•Same

understanding!

•Significance

What is an historic building?

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• Individuals on their competence, knowledge and expertise• Commenced in the UK in 1992 – RICS.• The professions currently covered: Architects, Building

Surveyors and Quantity Surveyors, Chartered Architectural Technologists, Structural Engineers and Civil Engineers.

• Conservation accreditation exists partly because - building conservation is almost non-existent in mainstream education.

• Most have no formal conservation training to do so.• Currently demanded by: HES, Historic England, English

Heritage, NIEA, – CADW 2018

Conservation Accreditation /Certification –scheme issues!

Existing Schemes

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Ongoing Training Requirements

Existing Schemes

• All require CPD• RIBA/ RSAW/ RSUA – introductory training course over 4

days – no test or exam• RIAI – introductory training course over 4 days – with an

end test.

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Assessment Criteria

Certification/ Accreditation Schemes

ICOMOS (International Council on Monuments and Sites) Guidelines for Education and Training in the Conservation of

Monuments, Ensembles and Sites (1993).

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ICOMOS Education and Training Guidelines (1)

Assessment Criteria - All Schemes

PHILOSOPHICAL1. Know, understand and apply UNESCO conventions &

recommendations, & ICOMOS and other recognized Charters, regulations & guidelines

2. Balanced judgements - shared ethical principles – taking responsibility - long-term welfare of cultural heritage

3. Recognize when advice must be sought & define the areas of need of study by different specialists.

4. Give expert advice on maintenance strategies, management policies & the policy framework for environmental protection & preservation of monuments and their contents, and sites

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PRACTICAL1. Read a monument, ensemble or site (sites) & identify its

emotional, cultural & use significance2. Understand the history & technology of sites in order to

define their identity, plan for their conservation, & interpret the results of this research

3. Understand setting of sites, their contents & surroundings, in relation to other buildings, gardens….

4. Find & absorb all available sources of information relevant to the site being studied

5. Analyse the behaviour of sites as complex systems6. diagnose causes of decay - basis for appropriate action


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OPERATIONAL1. Inspect and make reports intelligible to non-specialist

readers of monuments, ensembles or sites, illustrated by graphic means such as sketches and photographs

2. Document works executed and make same accessible3. Work in multi-disciplinary groups using sound methods4. Be able to work with inhabitants, administrators and

planners to resolve conflicts and to develop conservation strategies appropriate to local needs, abilities and resources


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CIOB Scheme

• CIOB criteria will be the same as other schemes + energy efficiency / sustainability

• Three levels – highest equivalent to the highest in other schemes

• All entrants to be interviewed apart from the lowest

• All members of the scheme will have a qualification

• Development of a qualification structure

• Re-certification

• CPD 20 hours per year

General Ingredients

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• Building Surveyor• Quantity Surveyor• Project Manager• Facilities/ Estates Managers• Construction Manager• Site Manager• Design Co-ordinator• Works Supervisor

Disciplines

CIOB Scheme

• PRACTITIONER• ACADEMIC• MANAGEMENT• REGULATOR /ADVISOR

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• CIOB Understanding Building Conservation (2 days)• CIOB Project Management and Supervision to Historic

Buildings (1 day)• CIOB Survey and Inspection of Historic Buildings (1 day)• CIOB Management and Maintenance of Historic

Buildings (1 day)• CIOB Sustainability and Energy Efficiency of Historic

Buildings (1 day)(all courses set around ICOMOS guidelines and BS 7913: 2013 and developed and taught by Certified Historic Building practitioner)

CIOB Training / Education Courses

CIOB Scheme

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• 3 stage application process

• Stage 1 – eligibility

• Stage 2 – declaration/test of professional discipline + building conservation competency test

• Stage 3 – interview (2 highest levels)

• Some disciplines may not progress to the highest level

• Projects / Work portfolios over a time period –combined with qualifications

Process

CIOB Scheme

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Process

CIOB Scheme

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‘Certified’

Professional

Expertise

Correct/

Appropriate

Work

Specified

Appropriate

Craft Skill &

Expertise

Deployed

Work

Properly

Undertaken

b


Managed / supervised

by ‘Certified’

Professional Expertise

Carded CSCS

Heritage Skills

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SIGNIFICANCE

•Significance analysis

•Conservation Plans (and

Conservation

Management Plans)

•Heritage Impact

Assessments

TECHNICAL

•Surveys (Condition,

Quinquennial, etc.)

•Inspections

•Targeted Specialist Investigations

PROCESS

• Project management, Heritage Management & Supervision

• Maintenance management & FM

Conservation Essentials

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Conservation – what it is and requires…

BS 7913: 2013: Section 0 Introduction0.1 General

(3) …”decisions justified on social, cultural, economic and/or environmental grounds, and usually a combination of these”.

(4) …”conflicting pressures need to be balanced”.

(5) …”sound research evidence base and the use of competent advisors and contractors…”

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BS 7913 – who's it for

BS 7913: 2013: Section 1 Scope

(1) …. “best practice in the management and treatmentof historic buildings. It is applicable to historic buildingswith and without statutory protection. It is not applicableto below ground archaeology or any other type of heritageasset such as movable objects or vehicles”.

understanding building conservation...republic of ireland 10% northern ireland 16% scotland 20%...

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