Info on renovation work

Info on renovation work

Postby Rory » Thu Nov 06, 2003 9:10 pm

I am currently in my final year of the construction management course in Waterford IT. As part of my final years work I am required to submit a dissertation. The topic I have chosen is renovation work and whether or not it is more viable to demolish and rebuild. I would be very thankful of any information that you think would be of use.

Thank you.
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Postby sw101 » Fri Nov 07, 2003 1:40 am

A rebuild of an existing structure is pretty futile i think. Thats from an architectural point of view though.

It can make econmic sense if the level of repair required to achieve a usable or sellable unit equals that of a full rebuild. I'd be more enclined to restore carefully or else demolish and start a new design from scratch. Out with the old, unless it could stand on a crutch for a bit
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RENOVATION

Postby pepe » Mon Nov 10, 2003 1:38 pm

Just completed (for a competition) an unusal project.
Rennovation/refurbishment of a council tower block in East London.
5 towers originally built in the 1960's following teh bombing of the victorian streets in teh are during WW2.

one tower was demolished this summer, and another is scheduled for demolition next year, and is currently being decanted (residents rehoused)

The three other towers are planned to be renovated.

One by an appointed architect and two others by way of the competition.

The structure of the towers (14 stories) very standard for the time.
Concrete frame infil brick panels and single galazed steel frame windows.

Countless problems with the area and the towers themselves.

We interviewed a 60 yer old resident from barbados who had lived there for 20 years.

Expected budget is between £5 and £6 million for each tower (and landscaping)

interesting as the council plans to temporarily house residents elsewhere whislt work is being carried out and then rehouse them in same apartments (wonce rennovated)

so quite a big project management task.

Its not at a stage where its been costed in any real way and our budget plan was simply working back from the proposed figures.

half the money (£2.8m) to be spent on communal facilities (lobbies lifts stairs and services) and landscaping/external areas
With the other half (£2.8m) to be split "equally" between the residents for use on their own apartments.
There are 4 apartments per floor which makes 56 in total, so we were proposing approx £50,000 for each apartment (although half are 1 bed and half two bed) so it needs more research into current occupancy patterns.
and maybe make it a £60,000 and £40,000 respectively.

the consultation will then interview all residents to facilitate teh production of a catalogue of key concerns and (possible solutions) which will then be able to be selected by the individual residents.

ie (larger balcony) £5,000
kitchen type 1 £5,000
addition of dining area (bolt on) £10,000
bathroom type 6 £5,000
Re flooring throughout choice of finish £5,000

etc etc

that way the residents know how much is being spent and have control over what happens to their apartment (within set/reasobably limits)

ie no gold taps!

but the external appearance of teh towers is thus designed/developed by the combination of individual choices.

small image attached of one of many possible external appearences.

If you want any more info/want to use it as a case study. very intersted in helping out/developing it further

and if you have construction management skills would be nice to chat!

might send larger images t paul for unbuilt section (but depends on what happens with the results!)

fingers crossed
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Postby Andrew Duffy » Mon Nov 10, 2003 3:33 pm

Is that design one of Will Alsop's vomit-inducing creations, by any chance?
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Allsop?

Postby pepe » Mon Nov 10, 2003 8:51 pm

I am afraid not.
And dont know whether to take that as a compliment or otherwise.
That was just a view to see how it might look based on some very basic options.
IN all likelyhood it would be very different.

But essentially its up to the residents to decide

What they want.

There could be a development of a more "ordered" facade by re organising the placement of individuals depending on whether they want a large balcony.

10 say yes.
Put them all one above the other
ANd you have a bank of larger balconies.

Sic to external teatments.

Bolt on wardrobes/offices etc etc

colors were just for show.

heres the eles
(small again)
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Postby Andrew Duffy » Tue Nov 11, 2003 10:41 am

Perhaps without the bright colours? I don't think they have a place on something designed to last for at least fifty years. Those horrible pastel-camouflaged apartment towers (since condemned?) near La Defense in Paris are a case in point.
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COLOURS

Postby pepe » Tue Nov 11, 2003 11:39 am

The colours were a bit bright.
But simply to provide a different interpretation of a "landmark develpoment" or "identity" for the individual the towers and the estate.

Essentially it would be up to the residents which colours they chose for the "bolt ons" and for the external cladding of their appartment, and would range from natural (woods) to Westham colours for the faithful.

The reason being that at the moment, each apartment does not have its own (its owners) identity in any exeterior way.

Which flat do you live in?
I live in the one on the 9th floor on the left hand side, no which one is that again. Oh yeah the one with all the laundry and the bike on the balcony.

Turning this into an individual architectural statement.

Which flat do you live in?
The one with the green glass balcony and the wooden dining room.

There were 4 pages of problems relating to the current towers, and thats just from an interview with a single resident.

NO doubt the 4 pages from other residents will have some similar complaints, but i believe that many were completely individual.

In which case a standardised solution does not really help.

We were attempting to acknowledge or promote the individual choice of the residents rather than imposing an architects interpretation of the situation, and solution.

There is a lot of design in there, but nly at the level to provide choices for the residents.

A bit like a home make over show but on a large scale with no laurence llewellyn bowen and no tv contract.
Although it might make a good series!
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Postby Andrew Duffy » Tue Nov 11, 2003 1:17 pm

Good argument. It's like those terraces where the paint stops exactly halfway around a drainpipe, just at the boundary between two properties. Putting the equivalent 40m up in the air is rather more visible.
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Postby pepe » Tue Nov 11, 2003 1:43 pm

There would be plenty of opportunity to co-ordinate the approach.
The drainpipe thing is something i would see as petty.
Although it does identify the property lines, and provides interesting jusxtapositions. (different colours)
What i dont understand is when this happends but its painted in effectively the same colour, year on year, but at different times, just painting over the dirt. And this is just mind boggling.
Why not share the price of the paint with your neighbour, and one person paint the top half and one the bottom?

BUt back to the refurb question.

OUr questionaire was very simple.

Where do you live?
Where would you like to live?
Whats good about where you live?
Whats bad about where you live?
If you could change one thing what would it be.

For the last question.
Our man from barbados came up with a very fast and honest answer.

BLOW IT UP!

our design was essentially then an attempt to address the issues he had raised and convince him that there is an alternative to "Blowing it up/Demolition"


Each flat does have identifiable borders. And they are separated by the overall structure of the tower.
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