Refurbishment Manual : Maintenance, Conversions, Extensions

277 Pages·2012·37.334 MB·English

by  Bernhard Lenz, Florian Musso, Rainer Fisch, Harald Krause, Alexander Rudolphi

Refurbishment
Manual
MAINTENANCE
CONVERSIONS
EXTENSIONS
GIEBELER MUSSO
FISCH PETZINKA
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Giebeler, Georg, et al. Refurbishment Manual : Maintenance, Conversions, Extensions, Walter de Gruyter GmbH, 2009. ProQuest Ebook Central,
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Authors Co-authors:
Georg Giebeler Petra Kahlfeldt, Dipl.-Ing. Architect
Prof. Dipl.-Ing. Architect Kahlfeldt Architekten, Berlin
Department of Building Construction, Wismar University of Florian Lang, Dipl.-Ing. Architect
Technology, Business & Design Lang+Volkwein Architekten & Ingenieure, Darmstadt
Rainer Fisch Bernhard Lenz, M.Eng. Dipl.-Ing. Dipl.-Ing. Architect
Dr.-Ing. Architect Department of Design & Building Technology, Darmstadt TU
Federal Office for Building & Regional Planning, Berlin
Jochen Pfau, Prof. Dr.-Ing.
Harald Krause Department of Interior Design, Rosenheim University of
Prof. Dr. rer. nat. Dipl.-Phys. Applied Sciences
Department of Building Physics & Building Services,
Rosenheim University of Applied Sciences Ulrich Schanda, Prof. Dr. rer. nat. Dipl.-Phys.
Department of Building Physics & Building Services, Rosenheim
Florian Musso University of Applied Sciences
Prof. Dipl.-Ing. Architect
Department for Building Construction & Science of Materials, Munich TU Elmar Schröder, Dipl.-Phys.
Müller-BBM, Planegg
Karl-Heinz Petzinka
Prof. Dipl.-Ing. Architect Jürgen Volkwein, Dipl.-Ing. Architect
Department of Design & Building Technology, Darmstadt TU Lang+Volkwein Architekten & Ingenieure, Darmstadt
Alexander Rudolphi Johann Weber, Dipl.-Ing.
Prof. Dipl.-Ing. Department for Building Construction & Science of Materials,
Gesellschaft für Ökologische Bautechnik mbH, Berlin Munich TU
Library of Congress Control Number:
Editorial services 2009927456 (hardcover)
2009927457 (softcover)
Project Manager:
Steffi Lenzen, Dipl.-Ing. Architect Bibliographic information published by the German National
Library.
Editor: The German National Library lists this publication in the Deutsche
Julia Liese, Dipl.-Ing. Nationalbibliografie; detailed bibliographic data are available
on the Internet at http://dnb.d-nb.de.
Editorial assistants:
Claudia Fuchs, Dipl.-Ing. Architect; Carola Jacob-Ritz, M.A.; This work is subject to copyright. All rights are reserved, whether
Eva Schönbrunner, Dipl.-Ing.; Nicole Tietze, M.A. the whole or part of the material is concerned, specifically the
rights of translation, reprinting, re-use of illustrations, recitation,
Editorial assistant English edition: broadcasting, reproduction on microfilms or in other ways, and
Daniel Morgenthaler, lic. phil. storage in data bases. For any kind of use, permission of the
copyright owner must be obtained.
Drawings:
Marion Griese, Dipl.-Ing; Martin Hämmel, Dipl.-Ing.; This book is also available in a German language edition
Daniel Hajduk, Dipl.-Ing.; Caroline Hörger, Dipl.-Ing.; (ISBN 978-3-7643-8874-4)
.d Claudia Hupfloher, Dipl.-Ing.; Nicola Kollmann, Dipl.-Ing.;
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ser sth Dejanira Ornelas, Dipl.-Ing. ICnos.t itKuGt f,ü Mr iunnteicrhnationale Architektur-Dokumentation GmbH &
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.H Gerd H. Söffker, Philip Thrift, Hannover
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tyurG Raymond D. Peat, Alford, UK Basel · Boston · Berlin
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.90 Printed on acid-free paper produced from chlorine-free pulp.
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Kösel GmbH & Co. KG, Altusried-Krugzell
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Giebeler4, Georg, et al. Refurbishment Manual : Maintenance, Conversions, Extensions, Walter de Gruyter GmbH, 2009. ProQuest Ebook Central,
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Contents
Preface 6 Part C Historical Periods 116
Georg Giebeler
Part A Introduction 8 0 C lassification of building tasks 118
1 G eneral refurbishment tasks 122
1 Definitions 10 2 B uildings of the founding years 132
Georg Giebeler 1870 –1920
2 Further building work – thoughts on 16 3 B uildings of the inter-war years 154
works with the building stock 1920 –1940
Georg Giebeler, Petra Kahlfeldt 4 B uildings of the post-war years 172
1950 –1965
5 B uildings of the prosperous years 190
Part B Principles 20 1965 –1980
1 Planning refurbishment works 22
Georg Giebeler Part D Case studies 206
2 B uilding physics 32
Harald Krause, Jochen Pfau, Project examples 1 to 18 208 – 265
Ulrich Schanda, Elmar Schröder
3 B uilding services 52
Karl-Heinz Petzinka, Bernhard Lenz, Part E Appendix 266
Jürgen Volkwein, Florian Lang
4 C onservation 72 Glossary 266
Rainer Fisch Statutory instruments, directives,
5 B uilding materials in 86 standards 268
refurbishment projects Bibliography 272
Florian Musso, Johann Weber Picture credits 274
6 D angerous substances in the 102 Subject index 276
building stock Authors 279
Alexander Rudolphi
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Preface
“A change that is not an improvement is a
degradation.” Adolf Loos
Many books have already appeared in the building stock dating from all previous ages
Construction Manual series and all deal in used to be customary and, in addition, was
detail with one area of construction: concrete, handled very pragmatically: what could be
timber, facades, etc. The Refurbishment Manual, used was used; what could be converted was
on the other hand, covers all areas of construc- adapted to suit our own tastes, our own uses;
tion: from the foundations to the final coat of what was “left over” was demolished. It was the
paint inside, from preliminary planning to site Modern Movement that forced us to divorce
supervision. Bringing all this together on just ourselves from the building stock: the new
280 pages would seem to be a daring exercise town, the new house, the new society. Some-
because there are extensive writings available time later, after the devastation of World War 2
on each one of these themes. And indeed, this had made these “new” towns feasible, we
book is based on the knowledge every architect noticed that by taking this path we were in dan-
should have at his or her fingertips. It is not ger of losing something. The tide turned. In the
intended to replace any of the standard works early 1960s there was a remarkable alliance
on building or building materials that have between reformers like Alexander Mitscherlich
already been published; but it adds something: and conservationists like Hans Sedlmayr, who
forms of construction and building materials both demanded the conservation of the old
that we – the planners, the design team – have towns. The conservation order is a child of that
to deal with during conversion and refurbish- age; its idea of protection and retention resulted
ment projects. in the publication of specialist literature and
The reason for this is that the essential differ- also corresponding, new courses of study. But
ence between conversion work and new work economically feasible only in the case of spe-
is that in the former case the building is already cial inheritances from bygone architectural
standing. Even if it is not immediately evident, ages, the refurbishment and conversion of
this facile-sounding statement contains ques- seemingly trivial structures was not regarded
tions such as: Is it necessary to distinguish as a worthwhile pastime for ambitious archi-
between the architectural planning for conver- tects. This attitude did not change until quite
sion work and new work? If the answer to that is recently – certainly partly attributable to the fact
yes, then do the differences pervade all phases that the volume of new build orders has declined
of the design and construction work? Do we significantly. Today it is just such building
.d need additional knowledge in order to master projects that find their way into trade journals
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ser sth Tfehree nacnessw ienr tihse: ypelasn, nthinegre m aereth foudnsd,a emveanlutaatl iodnif - Cthleo scionngs tehrev agtiaopn boef thwisetoernic b bouoikldsi ndgesa lainngd wmitohn u-
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.H planners and designers must acquire in order of new buildings is the aim of this Construction
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tyurG The following chapters are therefore mainly ly, there will be many other alternative solutions
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.90 experience in the design of new structures, and contains historical drawings
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2 © which we can normally expect to be the case Part C of this book is divided into four time
th because the planning of new works is part of periods: founding years, inter-war and post-war
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include information on the planning of conver- building such as walls and floors, would have
sion and refurbishment projects, which is all the been truer to the standard layout in the other
more surprising because working with the Construction Manuals. However, in order to
Giebeler6, Georg, et al. Refurbishment Manual : Maintenance, Conversions, Extensions, Walter de Gruyter GmbH, 2009. ProQuest Ebook Central,
http://ebookcentral.proquest.com/lib/nyulibrary-ebooks/detail.action?docID=1075616.
Created from nyulibrary-ebooks on 2020-08-11 20:05:00.
understand the building to be refurbished in its for the refurbishment of such a component –
entirety, the respective components of one par- quite apart from the fact that today’s demands
ticular age are addressed in a direct relation- themselves are not uniform, but instead are
ship. The division into components serves as a responses to different uses and legislation.
subdivision within the four time periods; so there Instead of making specific and hence preclu-
are four chapters for each component, e.g. the sive suggestions, this book highlights the com-
suspended floors of the founding years, the mon technical flaws in historic forms of con-
suspended floors of the inter-war years, etc. struction. Most of these were certainly known to
Forms of construction for suspended floors spe- the architects of the time, but owing to the
cific to a certain period are therefore presented respective state of the art or monetary pres-
directly alongside the associated forms of wall sures they were tolerated. Despite the afore-
construction typical of that age. Besides the mentioned problem, this book contains sug-
descriptions, all components are illustrated by gestions for improving such “historical” weak-
way of historic drawings, most of which have nesses – again in the field of conflict between
been taken from the works on design and con- modern legislation, innovations and costs.
struction that were standard at that time. We are
less interested in the – admittedly wonderful – A manual that contains much more than just
illustrations themselves and more in the infor- “old” forms of construction
mation they convey. The reader is recommend- Despite all these limitations, we do meet with
ed to study the drawings very carefully because very similar and recurring tasks and framework
they often contain much more than the associ- conditions in refurbishment projects. These are
ated caption might suggest, and thus represent mainly collated in Part B. And although the
a valuable planning and design aid. The reason attempt to find definitions, provide advice for
behind the description of long outdated meth- the planning of conversions, energy-efficiency
ods of construction is simple: these techniques upgrades, changes to the technical infrastruc-
belong to, are part of, the building to be refur- ture, conservation of historic structures, mate-
bished. They therefore form the starting point rials and decontamination are also dependent
for our planning assignment: historic details, on the existing building make-up, they are
specific material properties and the materials placed in separate chapters to improve overall
used at the time of the original construction are clarity. This is supplemented by overriding,
.d key parameters on which to base our design recurring refurbishment themes such as damp-
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ser sth trieogna erdnianbgl eth uesir t ou pmkaekeep ,s reenpsliabclee mdeecnits oior nrse fur- haicshtoierivce f othremirs foufll cpoontesntrtuiaclt iaosn ain p Plaanrtn Cin go naliyd
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.H mation contained in Parts A and B.
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tyurG at a holistic study of the structure within its time viduals who provided vital information for this
e period of course represents a considerable book, I would like to thank the authors of stand-
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.90 tinuum, a fact that also applies to the forms of books – in addition to this manual! – because
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th – especially in periods with deficiencies in the also highly enjoyable.
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to the materials available locally. So if there is Georg Giebeler
no standard historic detail, e.g. for a timber Cologne, August 2008
joist floor, then there can be no standard detail
Giebeler, Georg, et al. Refurbishment Manual : Maintenance, Conversions, Extensions, Walter de Gruyter GmbH, 2009. ProQuest Ebook Central, 7
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Giebeler, Georg, et al. Refurbishment Manual : Maintenance, Conversions, Extensions, Walter de Gruyter GmbH, 2009. ProQuest Ebook Central,
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Part A Introduction
1 Definitions 10
Reconstruction 11
Restoration 11
Deconstruction 12
Demolition 12
Renovation/maintenance 12
Repairs/maintenance 13
Refurbishment 13
Conversion 14
Gutting/rebuilding with partial retention 14
Modernisation 14
Decontamination 15
Extensions/additions 15
Fitting-out 15
Change of use 15
2 Further building work – thoughts on 16
works with the building stock
Further building work? Further building work! 17
Works in the building stock? Works with 18
the building stock!
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Fig. A Palais Langhans, Prague (CZ), Ladislav Lábus
Giebeler, Georg, et al. Refurbishment Manual : Maintenance, Conversions, Extensions, Walter de Gruyter GmbH, 2009. ProQuest Ebook Central, 9
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Definitions
Georg Giebeler
A 1.1
There is no universally applicable term that • Reconstruction
covers all building measures on existing build- • Restoration
ings and is also understood as such. Instead, • Deconstruction
we have a number of terms that exist alongside • Demolition
the word refurbishment and mean something • Renovation/maintenance
similar, indeed, even the same thing: conver- • Repairs/maintenance
sion, maintenance, modernisation, total refur- • Partial refurbishment
bishment, deconstruction, works in the building • Refurbishment
stock, restoration, renovation. There are several • Total refurbishment
reasons for this vagueness. On the one hand, • Conversion
the degree of change, compared to the extent • Gutting/rebuilding with partial retention
of the building fabric to be retained, varies
greatly – from minor repairs to total refurbishment We can add further terms to this list for works
of the entire building. On the other hand, the in- that occur in conjunction with refurbishment but
tervention in the existing building fabric is carried do not fit into this classification:
out for totally different reasons – aesthetic, tech-
nical or functional. In addition, a “traditionally” • Modernisation
imprecise choice of words makes it impossible • Decontamination
to assign the words exactly to the measures • Extension/additions
involved. • Fitting-out
Nevertheless, this chapter will attempt to define • Change of use
the various terms and distinguish them from
each other. The purpose of this is not to In many cases more than one term applies to a
achieve irrevocable definitions, but rather a building project because either the terms over-
classification that will provide architects with a lap to a certain extent or several measures are
planning aid. carried out simultaneously. By contrast, the
Different types of intervention in the building classification of the project size is relatively
stock call for both different planning methods conclusive. It can be subdivided into five cate-
and different building measures. If the architect gories:
is in the position to be able to assign a certain
.d term to his task, this can help to clarify the plan- • XXL: town/district
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ser sth tahdedreitifoonre, pbrea cetxicpalal iandevdi caen dfo dr ethfien ereda blisealotiwon. Ionf •• MS:: pbauritl doifn bguilding/storey
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.H The classification will be carried out according
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tyurG the scale of the building work. The planning the classification. Neither expression describes
e methods and the building measures can be de- measures in the technical sense, but rather in-
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.90 ture that no longer exists, or at best only as a version is also before the conversion. It also
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th quent rebuilding, plus different levels of con- to the existing structures. So strictly speaking
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oC Cologne, Cologne (D), 2007, Peter Zumthor called “works with the building stock”.
A 1.2 Frauenkirche, Dresden (D), 1743/2005,
George Bähr
A 1.3 The planning work required for various types of
refurbishment work
Giebeler1, 0Georg, et al. Refurbishment Manual : Maintenance, Conversions, Extensions, Walter de Gruyter GmbH, 2009. ProQuest Ebook Central,
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Definitions
A 1.2
Reconstruction mostly correspond to those of new construction Restoration
Reconstruction is the rebuilding of a structure projects. The methods used during the planning Restoration means finishing an incomplete
that no longer exists, i.e. strictly speaking it is phase are also similar because only rarely are structure. The term first appeared during the
new building work. In the case of a serious re- historic structures documented in such detail romantic period as people became aware of
construction, however, use is made of old forms that the architect does not need to plan or de- the cultural monuments of the past. It was es-
of construction, too. Reconstructions always in- sign anything new. Besides, many European, sentially coined by the French architect and art
vite controversial discussions, with the criticism especially German, archives of drawings and historian Eugène Viollet-le-Duc, who in the early
becoming fiercer as the degree of actual recon- documents concerning the building stock were 19th century arranged for the restoration of
struction decreases, i.e. as faithfulness to the destroyed in World War 2, meaning that illustra- palaces dating from the Middle Ages. Cologne
original diminishes. For example, whereas the tions and/or photographs have to be used for Cathedral is another example of a structure
planning of the Stadtschloss in Berlin is being reconstruction projects instead of engineers’ and being completed after almost 300 years of in-
followed extremely critically, the reconstruction architects’ scale drawings. During planning work, activity (Fig. A 1.4). Restoration is very similar
of Dresden’s Frauenkirche met with much ap- reconstruction means not only working through to reconstruction except that in the former origi-
proval (Fig. A 1.2). the available sources for the original structure nal building elements are still available, which
Although reconstructions are based on old de- but also that today’s architects have to mimic the are then supplemented by appropriate addi-
signs, they are always new works without original building style of a certain period, i.e. it is not an tions. Its close relationship with reconstruction
parts. The acknowledged regulations for new exclusively scientific assignment. Contemporary means it is similarly disputed: “The process of
building works therefore generally apply. Stand- specialist literature is an important aid through- restoration is a highly specialized operation. Its
ards, statutory instruments, manufacturers’ rec- out the planning when the goal is to reproduce aim is to preserve and reveal the aesthetic and
ommendations, sequence of building operations, historic constructions as accurately as possible historic value of the monument and is based on
time on site, form of tender and site management using the means at our disposal today. respect for original material and authentic doc-
Planning work required for building Planning work required in
(M) compared to new build1 comparison to M (building) 2
.d Prelim. design, design Approval Detailed drawings Tenders Award, site manage-ment, cost accounts XL: Block/complex S: Part of building/ storey XS: Dwelling/room
evre Reconstruction/restoration ++ ° + + + / / / Costly, time-consuming planning because research is necessary
se Demolition/deconstruction n/a n/a n/a - - - + n/a Often carried out by specialised contractors
r sth Renovation/maintenance n/a n/a n/a - + ° ° ° Costly, time-consuming organisation (When can work be carried out?)
gir llA .H Repairs/maintenance n/ a n/ a - - - + ° ° ° Canodst layc, ctimouen-ctionngs (ummainngy omrgaannaigsaetmioenn/atc sceoruvnictse,s o)ften no planning services
bm Partial refurbishment - - n/a + ++ ++ n/a n/a n/a Costly, time-consuming organisation and accounting,
G re frequently disputes with neighbours
tyu Refurbishment - - n/a ° + ++ ° + + Great demands placed on site management because of many uncertainties
rG e Total refurbishment - - n/a + + + ° + n/a In total slightly higher costs/more works reqd. at new/existing interface
d
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tla high construction costs
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.9 Gutting/rebuild with part retention ° + ° + + / / / Extra costs for safety measures only
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02 Extension + ° + ° ° / / / Measures in the existing account for only a small part of the total budget
©
th Fitting-out + + ++ ++ ++ n/a n/a n/a Many parts of existing bldg. continue to be used; partial fit-out; costly,
girypo Change of use n/ a + n/ a n/ a n/ a ° ° ° Oconslytl ya,n t imapep-croovnaslu rmeqinugir eodrg, abnuits actaionn b/aec vceoruyn etsx,t eonftseivne disputes w. neighbours
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++ much more - - much less / no comparison, cannot be 1 Provides a guide as to how much higher the conversion
+ more n/a hardly or never evaluated (e.g. owing to surcharge must be or where it can be ignored.
° about the same required major fluctuations) 2 Necessary increase in the conversion surcharge
- less depending on the size of the project.
A 1.3
Giebeler, Georg, et al. Refurbishment Manual : Maintenance, Conversions, Extensions, Walter de Gruyter GmbH, 2009. ProQuest Ebook Central, 11
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Definitions
A 1.4
uments. It must stop at the point where conjec- in the towns and cities of former East Germany only ones with the appropriate specialist knowl-
ture begins…” [1] following unification. But similar problems occur edge. Factors that need to be considered in
However, this well-intentioned piece of advice in other regions as well; they are mostly the re- addition to the building regulations (demolition
is often disregarded, also because original doc- sult of radical, structural processes that give permit) are structural aspects (special demoli-
uments are frequently unavailable. Moreover, it rise to an economic decline and hence the sudden tion engineering), safety regulations for the site
is not always possible to deduce what should departure of the local inhabitants, e.g. in Detroit operatives and the public (local residents and
be classed as original: the first building, the following the collapse of car production there. passers-by) and environmental protection meas-
first extension, the first refurbishment, or the Deconstruction is intended to cure the urban ures if any pollutants or hazardous substances
first conversion? This conflict has pervaded the problems of vacant properties through the tar- are involved. In Germany demolition work has
discussions surrounding this subject in recent geted demolition of individual buildings, blocks been covered by DIN 18007 since 2000.
decades and the answers tend to reflect the or districts, i.e. control the process of negative
respective zeitgeist instead of being generally growth. However, these concepts often fail be- Renovation/maintenance
acknowledged approaches. The reason for this cause of a lack of funding – demolition without Renovation does not add anything new to the
may also be that the term “original” has been subsequent replacement with a new building building stock nor does it replace old with new.
transferred – wrongly – from the visual arts to can never show a profit. Instead it maintains the value and the function
the discussions concerning architecture, where of the existing building through competent “up-
this term was unknown. Demolition keep”. Rented premises are typically renovated.
Besides deconstruction on a large scale, indi- Germany’s 2nd Calculation Act (Berechnungs-
Deconstruction vidual buildings are often demolished in order verordnung) specifies the following for this situ-
It was around the year 2000 when urban plan- to erect a new structure on the same site. This ation: “Cosmetic repairs include only wallpa-
ners rediscovered the theme of demolition as is not an original architectural service because pering, painting or whitewashing the walls and
“negative building” and repackaged this in the it is frequently carried out by specialist contrac- ceilings, the painting of floors, radiators and
term “conceptual deconstruction”. What triggered tors before the project development even gets heating pipes plus internal doors and the inner
this was the huge scale of the vacant housing fully underway. Demolition contractors are the surfaces of windows and external doors.” [2] In
Trade Component Inspection Interval
Earthworks Drainage Check for sanding up and flush out, root damage 5 years
Buried pipes and cables Breakage due to settlement and roots, sludge build-up 5 years
Loadbearing structure All components Settlement cracks First inspection 5 years after completion
.d Carpentry items Truss joints Check bolts for tightness 5 years
e
vre All components Check for rot (swimming pools etc.) and water damage 5 years
ser sth R oof covering PFliatct hreodof r oof GGuutlltieerss,, fdluoewsn, ppiepneest,r avtiisounasl, inresmpeocvteio gnr oowf rtohos,f ecmovberriitntlgem ent cracking AAnnnnuuaallllyy,, aatt ssttaarrtt ooff wwiinntteerr
g
ir llA Heating Boiler Measure emissions Annually, at start of winter
.H Pipes Sludge build-up, seals – especially with automatic top-up 5 years
bm Radiators and valves Valves for operation and seals 5 years
G
re Plumbing Hot-water provision Calcification 5 years
tyurG Electrics Circuit-breakers Function Annually
ed Fire protection Smoke detectors Function Annually
re Fire extinguishers Check, refill 2 years
tlaW Escape routes Stored objects, wedged doors Continually
.90 Windows Wooden windows External protective finishes 2 years
0
2 All windows Seals for brittleness and cracks 2 years
©
th Insulation Constructions with vapour barrier Moisture Once only 5 years after completion
g
iryp Wood-block flooring Oiled surfaces Care instructions: clean and oil Annually
o
C
Renovation intervals for rented apartments1 Kitchens, bathrooms, showers 3 years
Living rooms, bedrooms, halls, toilets 5 years
Other ancillary rooms 7 years
1 According to the model rental contract of the German Federal Ministry of Justice dating from 1976, but these are not rigid intervals.
A 1.5
Giebeler1, 2Georg, et al. Refurbishment Manual : Maintenance, Conversions, Extensions, Walter de Gruyter GmbH, 2009. ProQuest Ebook Central,
http://ebookcentral.proquest.com/lib/nyulibrary-ebooks/detail.action?docID=1075616.
Created from nyulibrary-ebooks on 2020-08-11 20:05:00.