Conservation Plans for Building Interiors Project Implementation

Conservation Plans for Building Interiors

Project Implementation

SESSION 3: Eric Pattison, October 30th 2010

Conservation Plans for Building Interiors

1. Planning the conservation process2. Key questions and objectives3. Key Concepts: Minimal intervention,

priorities, reversibility, reconstruction4. Building as a system and an artefact

Overview“An Historic Structure Report [Heritage Conservation Plan] is the primary guide to the significance, condition, treatment and use of a historic structure.” Elizabeth Bede Guin, National Centre for Preservation Technology and Training, U.S. National Parks Service

Why undertake a conservation plan?

Heritage resources have been identified on the site

Conservation plan supports: pure “artefact” conservation considerate building maintenance leveraging heritage resources & funding redevelopment proposals & Heritage

Revitalization Agreements (HRA)

IHP0070

A conservation plan supports: depth & accuracy of tender documents work of other consultants/engineers new uses for old buildings heritage site management

(commemorative, cultural tourism)

Why undertake a conservation plan?

1. Planning the Conservation Process

Before you start work on site ….. Historic research to establish a context

• Statement of Significance (existing?)• City records: GIS database, Heritage Registry,

past permits, Heritage Designation• Archives: historic photos, water connection

records, fire insurance maps, vital statistics• Local histories, books, newspapers, directories,

land title records• Primary sources, historic families, oral history

1. Planning the Conservation Process

Draft Historic Brief (not a full history) Understand Preliminary Heritage Values (esp.

intangibles)

1927 Columbia Theatre interior

NWPL2992

VPL11028 - detail

Initial overview on site: The Walkabout General nature of building

• Current status: occupied/vacant, legal owner, original/current uses

• Largely original (to when) or extensively altered• Type of structure(s): masonry, wood, concrete, no.

of storeys, basement• Changes over time (additions, etc.)

1. Planning the Conservation Process

Gaining access• Introductions, letter from owner, keys, schedule• Professional integrity• Insurance, WorkSafe BC• Hazardous conditions, OHSA• Gear: hard hat, boots, old jacket, gloves, cell

phone, etc.

1. Planning the Conservation Process

VPL4694

Interior condition survey• Space by space (what is it and what’s it’s shape)

– walls, floor, ceiling– windows and doors– features and fireplaces– millwork and casework– hardware and fixtures

• Identify elements with reference to “project north”

1. Planning the Conservation Process

Interior Condition Survey (con’t)• Visual clues on structural issues and building

systems• Unsafe conditions, immanent failure, leaks, bugs• Notable finishes/elements

– original and from later periods– building a picture of Heritage Values (from historic

research) as expressed in Character-Defining Elements

• Also record contemporary finishes and elements• Identify future tasks, testing (destructive), in-depth

research

1. Planning the Conservation Process

Finishes

Structural Issues

Unsafe ConditionsContemporary Elements

Notable Elements

1. Planning the Conservation Process

Condition survey tips• Review condition of one finish or element in each

similar room, eg. baseboards, door hardware• Assume you will be back as always forget things• When checking for distorted structures measure

rooms/ceilings in corners and compare results• Lift carpets in corners or at floor registers to see

earlier flooring• Lift edges of wallpaper to see original colours/layers• Binder with historic photos, drawings and other

research

Tips (con’t)• Get permission to do destructive testing• Look for “ghosts and shadows” that reveal changes

to the building – baseboard joints = old doorways• Closets and built-in drawers hide earlier finishes• Sketch details for later reference• “Sawdust” usually means bugs are around• Stains often mean water ingress• Use “smell test” when checking for mould/mildew

Recording findings

1. Planning the Conservation Process

Establishing the Restoration Period• Point in history all conservation work will reference• Nexus of Heritage Values and extant Character-

Defining Elements (Significance) with the greatest clarity, historic meaning (values) and physical integrity

• Degree of relevance to building owner, users, community, nation

• Not necessarily, in fact rarely, original construction date

• Multiple Periods of Significance possible• MUST be supported by historic documentation and

physical evidence – authenticity is key

1. Planning the Conservation Process

Where does significance lie?

Recommended conservation work• Space by space summation

– historic use– current condition/integrity– recommended approach:

preservation/rehabilitation/restoration– conservation procedures/treatments– next steps, eg. detailed analysis, testing, research

• All referenced back to the restoration period (significance)

1. Planning the Conservation Process

BCER Depot hidden ceiling & basement treasures

Conservation Plans for Building Interiors

1. Planning the conservation process2. Key questions and objectives3. Key Concepts: Minimal intervention,

priorities, reversibility, reconstruction4. Building as a system and an artefact

2. Key Questions and Objectives Who has requested the conservation plan?

• Owner, gov’t, funding request

What will it be used for?• Conservation strategy (preservation/restoration/

rehabilitation)• Budget/schedule planning• Interpretive planning• Determine appropriate additions

Who is the audience?• Gov’t, public, academic, consultants, conference,

real estate industry

How much time/number of visits do you have?

2. Key Questions and Objectives

Objectives of the plan• Fully understand the heritage resource• Record condition of the historic place• Quantify extent and nature of conservation work• Provide specific required conservation tasks and

phasing options• Identify pertinent next steps• Provide options and phases for conservation• Support rehabilitation for anticipated new use• Pursue sustainability agenda• Basis of a Heritage Management Plan

Conservation Plans for Building Interiors

1. Planning the conservation process2. Key questions and objectives3. Key Concepts: Minimal intervention,

priorities, reversibility, reconstruction4. Building as a system and an artefact

3. Key Concepts: Minimal intervention

• Stnd. #3

• RANT: Most interior “renovations” go too far with misguided zeal to create a pristine “heritage” space; meanwhile most real historic fabric is removed and replaced with inauthentic heritage-style facsimiles that never existing in the historic place.

Standards & Guidelines, pg.5

“it is better to preserve than to repair, better to repair than to restore, better to restore than to reconstruct.” Didron, 1839

3. Key Concepts: Priorities

• Stick to your objectives and get the job done• Avoid “scope creep” - $$$• Historic places are complex; don’t try to do everything

at once unless that is the mandate• Demolition/salvage/renovation threat:

WORK FAST!• Compartmentalize the tasks

• base building and structure• finishes and features• fixtures and furnishings

3. Key Concepts: Reversibility

• Strive for low architectural impact• Future projects and/or conservation standards may

want to remove your intervention or treatment• Identify the new work through records or subtlety

marking it• Treatment may end up being incorrect and need to be

removed without damaging historic fabric• eg. spray foam insulation in walls, asphalt roof shingles

3. Key Concepts: Reconstruction

• Use only when documentary and physical evidence is available – avoid conjecture

• Essential to communicate Heritage Values• Include measures to protect any remaining historic

elements• Duplicate materials, design, colour and texture to a

high degree of authenticity• Clearly identify what has been reconstructed• Do not recreate elements of a historic place that

were not there originally

Reconstruction

Samuel de Champlain, 1605

Parks Canada, 1939

Conservation Plans for Building Interiors

1. Planning the conservation process2. Key questions and objectives3. Key Concepts: Minimal intervention,

priorities, reversibility, reconstruction4. Building as a system and an artefact

4. Building as a System and an Artefact

Its all historic, not just the exterior and interior surfaces.

Structure

Plumbing, Heating and Ventilation

• What systems does the bldg. have • When were they put in• Are they unusual or a CDE• Can they still be maintained safely, effectively and at reasonable cost• How do they affect the interior environment

• Are the systems visible on the interior

• Should they be removed

Plumbing, Heating and Ventilation

How many systems visible in this old organ loft?

Upgrading Building Systems• Greater the extent of upgrading, greater the

impact on interior finishes• Consider upgrades to central plant, appliances and

fixtures and not distribution• “Gang” new pipes, wires and ducts in framing

chases to minimize impact on finishes• “Old” fittings and fixtures available, ensure

consistent with Restoration Period• Structural upgrades usually require full interior

strip out • Roof framing and floor diaphragms achievable

Upgrading Building Systems

Project Implementation

1. Sustainability options and environmental challenges

2. Building regulations and permits3. Sourcing and working with consultants4. Contractors, procurement, budgets and

schedules

1. Sustainability options and environmental challenges Drive for reduction in energy utilization and

reliance on fossil fuels Tendency to over-impose agenda on historic

buildings to their detriment • Keep goals nominal and realistic

Look for simply, effective solutions• Weather tightness• Efficient appliances• Storm windows and UV films• Insulating attics and floors

Fred Herzog

1. Sustainability options and environmental challenges Appreciate the building has performed reasonably

well over its lifespan – it is in stasis Understand the historic methods of tempering

interior environment• High attics• Porches• Double-hung windows• Doors to close off rooms not in use• Breathable assemblies• Sawdust burners

1. Sustainability options and environmental challenges Building envelope consultant can assess building for

weaknesses and options for improvement Mechanical consultant can model and cost options

for HVAC• Remote heat pumps (fit in closet ceilings)• Geo-exchange heat pumps (geothermal)• Keep heat/humidity performance targets realistic• Avoid high capital and operating costs

Avoid new systems that compromise CDEs• Exposed ductwork• Concrete floor topping

“The greenest building is the one already built.”

• Sustainability:• Economic• Social/Cultural• Environmental

• Heritage conservation is sustainable at the outset

APT Journal

Project Implementation

1. Sustainability options and environmental challenges

2. Building regulations and permits3. Sourcing and working with consultants4. Contractors, procurement, budgets and

schedules

2. Building Permits and Regulations Everything needs a Building Permit Development Permit for exterior changes Development Variance Permits Heritage Revitalization Agreement (rezoning)

• Vary use, density, siting, height, etc.

Designated Heritage Site/Building Heritage Alteration Permit Use heritage retention and restoration as a public

benefit for project support Engage city staff early in the project

2. Building Permits and Regulations Alternate (Code) Solutions

• Examine life safety intent of the Code• Propose an equivalent way to achieve objective• Fire sprinklers

Degree of Code upgrade relative to extent of proposed work Either fully conceal Code upgrades or make them distinct from historic elements Work with good consultants

Project Implementation

1. Sustainability options and environmental challenges

2. Building regulations and permits3. Sourcing and working with consultants4. Contractors, procurement, budgets and

schedules

3. Sourcing and Working with Consultants Anticipate every project has soft costs (+/-20%) You can’t do it all on your own (do you cut your own hair/do your own brain surgery?) Get expert advice as you move forward/make informed decisions Common conservation project professionals

• Surveyor

• Architect

• Structural Engineer• Conservator

• Heritage Consultant• Historian

3. Sourcing and Working with Consultants Use networks or professional associations to find consultants:

• Architectural Institute of BC

• BC Association of Heritage Professionals

• Canadian Conservation Institute

• Association of Professional Engineers and Geoscientists

Use some caution engaging semi-professionals• Technologists, drafters, multi-taskers

Look for experience with similar projects in same area Its not all about the fee!

Project Implementation

1. Sustainability options and environmental challenges

2. Building regulations and permits3. Sourcing and working with consultants4. Contractors, procurement, budgets and

schedules

4. Contractors, procurement, budgets and schedules

Relationship with general contractor Select your prime consultant first, then confirm the contractor Contractors are not consultants, but they have good advice

• Some consultants can do the work: esp. conservators

Experience, experience, experience• Don’t hire your cousin if you want a correct heritage conservation

project

Contractors often prefer to tear it out and rebuild

4. Contractors, procurement, budgets and schedules

Work your networks to find the specialist sub-trades and suppliers you want to work with• Painters• Restorers• Joiners• Masons

Forms of Contract:• Lump Sum• Construction Management• Cost Plus• Owner/contractor

4. Contractors, procurement, budgets and schedules Money management is key Varies for each project and different clients Project budgets vs. construction budgets Who maintains the budget Guesses vs. fixed prices Contractor fees and mark-ups

4. Contractors, procurement, budgets and schedules

Time is valuable, spend it wisely Critical Path Scheduling

• Project Management Institute

Rushed projects require more and better management = higher soft costs If you are inexperienced with the type of project take time to understand issues and

options Murphy’s Law Weather issues City issues Final 10% of work takes the longest