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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
09.00 Session 1
11.00 Break
11.15 Session 1
12.15 Session 2
13.00 Lunch
13.45 Session 2 Continued
14.45 Break
15.00 Session 2 Continued
17.00 Finish
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ProgrammeDay 2
09.00 Session 3
10.00 Session 4
11.00 Break
11.15 Session 4 Continued
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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Cared for by conservation experts…
•Listed (Protected) Building /Scheduled (or National
in ROI) 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
History of buildings & style - Basics
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CORK
What period is this?Little Moreton Hall,
Cheshire
History of buildings & style - Basics
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
History of buildings & style - Basics
What period is this?
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CORK
History of buildings & style - Basics
Llanerchaeron, Wales
What period is this?
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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
History of buildings & style - Basics
What period is this?
ciobacademy.orgThe Circus, Bath
History of buildings & style - Basics
What period is this?
ciobacademy.orgCambrian Place, The Marina, Swansea
History of buildings & style - Basics
What period is this?
ciobacademy.orgCharlotte Square, Edinburgh
History of buildings & style - Basics
What period is this?
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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
History of buildings & style - Basics
What period is this?
ciobacademy.orgKnightshayes Court
History of buildings & style - Basics
What period is this?
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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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What is traditionally built?
Traditionally built!
Design?
Materials?
Construction?
Performance?
Treatment?
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What is traditionally built?
Traditionally built!
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Appearances alter over time
Chronology of Change
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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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History of buildings and style
Vernacular Architecture
•Designed by amateur
•Non-standard & guided
by local conventions,
eg: re methods &
materials
•Non-aesthetic user
requirements dominant
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History of buildings and style
Vernacular Architecture
Brunskill’s ‘vernacular zone’
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Chronology of Change
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
Materials, Design and Construction
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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
Materials, Design and Construction
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Medieval rubble, Georgian ashlar and Victorian
Materials, Design and Construction
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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
Materials, Design and Construction
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Roof structures evolved over time
Materials, Design and Construction
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Roof structures evolved over time
Materials, Design and Construction
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Roof structures evolved over time
Materials, Design and Construction
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Materials, Design and Construction
Slate in varying sizes, diminishing sized courses and thicknesses with single nailing
Compare to modern…
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Tiles – many types
Materials, Design and Construction
Compare to modern…
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Lead and Copper
Materials, Design and Construction
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Lead
Materials, Design and Construction
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Cast Iron
Materials, Design and Construction
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Mostly mass masonry – brick or stone or
both?
Materials, Design and Construction
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Lime or clay to bed masonry units
Materials, Design and Construction
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Mud Walls
Materials, Design and Construction
Note the layers
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Traditionally covered in lime wash
Materials, Design and Construction
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Traditional brick walls
Materials, Design and Construction
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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
Mortar Binder - Natural Hydraulic Lime
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
Mortar Binder - Natural Hydraulic Lime
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
Controlling the standard of building
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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
Controlling the standard of building
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• Each medieval burgh operated a Dean of Guild
Court – developed building regulations in 17th C
• An Act of the City Council of Edinburgh in 1674 gave the Court authority to enforce new building regulations, ratified in 1698 – limiting heights of buildings
Scotland
Controlling the standard of building
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• Act of Parliament of 1757 – Wider Streets
Commission
Ireland
Controlling the standard of building
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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
Controlling the standard of building
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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 (for England & Wales)
Controlling the standard of building
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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
(similar Acts Ireland 1878 and Scotland 1897)
Controlling the standard of building
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• Secondary access for refuse removal
• Minimum room heights
• Controls over hearths
• Controls over structural members
England & Wales:
Public Health (Amendment) Act 1890
Controlling the standard of building
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• Brought aspect of the 1875 Public Health Act and
later Acts into being for Wales, England and Ireland
Public Health Acts Amendment Act 1907
Controlling the standard of building
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• 19th Century - Dean of Guild Courts exclusively involved with Building Regulations
• The Building (Scotland) Act in 1959 created the power to develop Building Regulations
• Scottish Building Regulations first published in 1963 and came into force in 1964
Building Regulations / Standards in Scotland
Controlling the standard of building
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• Local Government (Planning and Development)
Act 1963 – established for the provision of national
building regulations
• Building Control Act 1990
• Subsequent building control acts…..
Building Regulations in Republic of Ireland
Controlling the standard of building
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• Established for the first time in 1972.
• The Building Regulations (Northern Ireland) Order
Building Regulations in Northern Ireland
Controlling the standard of building
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• Building Regulations 1965 – the first national
Building Regulations
• Brought about by the Public Health Act 1961
• Building regulations 1972
• Building regulations 1976
• Building Act 1984 – approved documents,
approved inspectors
• Building regulations 1985
Modern Building Regulations – England & Wales
Controlling the standard of building
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Conservation means all the processes of looking after a place so as to retain its cultural significance
Conservation – what is it?
ICOMOS
The Burra Charter: 2013
(first published 1979)
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BS EN 15898:2011:
Conservation of cultural property:
Main general terms and definitions
‘measures and actions aimed at safeguarding cultural
heritage while respecting its significance, including its
accessibility to present and future generations’
Conservation – what is it?
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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
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Numerous references to ‘competence’
“Unbiased advice from competent persons based on best practice should be sought…” Understand significance.
7.1 Maintenance guidance
Competence
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Numerous references to ‘competence’
“There are a number of conservation accreditation schemes that identify individuals who have achieved a recognized level of competence in building conservation”
Competence
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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 !
What does competence mean?
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Appropriate
Professional
Expertise
Correct/
Appropriate
Work
Specified
Inappropriate
Craft Skill &
Expertise
Deployed
Work not
Properly
Undertaken
b
What does competence mean?
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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
Conservation Accreditation /Certification –scheme issues!
Certification/ Accreditation Schemes
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Ongoing Training Requirements
• 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.
Certification/ Accreditation Schemes
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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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ICOMOS Education and Training Guidelines (2)
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
Assessment Criteria - All Schemes
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ICOMOS Education and Training Guidelines (3)
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
Assessment Criteria - All Schemes
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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
Traditional and 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
What does competence mean?
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”.