DETAIL English Edition 04/2014 Refurbishment

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English Edition

Review of Architecture and Construction Details · Refurbishment · Vol. 2014 · 4

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∂ Review of Architecture Vol. 4, 2014 • Refurbishment Editorial office: E-mail: redaktion@detail.de Tel.: +49 (0) 89 38 16 20-57 Christian Schittich (editor-in-chief) Sabine Drey, Andreas Gabriel, Frank Kaltenbach, Julia Liese, Michaela Linder, Thomas Madlener, Peter Popp, Edith Walter, Heide Wessely; Christa Schicker (freelance assistant) Dejanira Ornelas Bitterer, Marion Griese, Emese M. Köszegi, Simon Kramer (drawings) Product editors: Meike Regina Weber (editor-in-chief) Katja Reich, Hildegard Wänger, Tim Westphal, Jenny Clay Elise Feiersinger (pp. 336 – 403) Mark Kammerbauer (pp. 404 – 406); Marc Selway (pp. 408 – 437) (English translations) Advertising: E-mail: anzeigen@detail.de Tel.: +49 (0) 89-38 16 20-48 UK Representative Advertising: Peter L. Townsend Email: plt.detail@gmx.de Tel.: +49 (0)157-85 05 95 32 Fax: +48 (0)89-38 16 20-99 Distribution and marketing: E-mail: mail@detail.de Tel.: +49 (0) 89-38 16 20-0 Subscription contact and customer service: Vertriebsunion Meynen Grosse Hub 10 65344 Eltville, Germany E-mail: detailabo@vertriebsunion.de Tel.: +49 (0) 61-23 92 38-211 Fax: +49 (0) 61-23 92 38-212 Publisher and editorial office: Institut für internationale ArchitekturDokumentation GmbH & Co. KG Hackerbrücke 6 80335 Munich Germany Tel.: +49 (0) 89-38 16 20-0 Fax: +49 (0) 89-39 86 70 www.detail.de/english

The French and Italian translations are available for every issue and can be downloaded as PDF files: www.detail.de/translation

Discussion 338 Church Conversions – Sacred Profane Sub-optimal

Rainer Fisch

Reports 346 Visitor Centre in Castillo de la Luz, Las Palmas de Gran Canaria

Klaus Englert 350 Books, Exhibitions

Documentation 352 Attic Extension in Edinburgh

Konishi Gaffney Architects, Edinburgh 356 Astley Castle in Nuneaton, Warwickshire

Witherford Watson Mann Architects, London 362 Residence in Munich

leonardhautum, Munich/Berlin 366 Workshop in Uckermark

Thomas Kröger Architekten, Berlin 370 Luther’s Death House Museum in Eisleben

VON M, Stuttgart 376 Office Building in Milan

Park Associati, Milan 380 Medical Faculty at the Erasmus University in Rotterdam

Kaan Architecten, Rotterdam 386 Cantonal School in Chur

Pablo Horváth, Chur 392 Secondary School in Neubiberg

ARGE Venus + Partner, Munich; balda architekten, Fürstenfeldbruck

Technology 398 From Forum Les Halles to Canopée – Open-heart Surgery in the Centre of Paris

Frank Kaltenbach 404 Housing Rehabilitation after Oil Contamination in Floodplains – Anticipating the “Flood Adaptive Home”

Mark Kammerbauer, Frank Kaltenbach

Products 408 Refurbishment 416 Construction 424 Lifts, Stairs and Parking Systems 428 Interior Design 434 Fire Protection 436 On the Spot 438 Service 444 Persons and organizations involved in the planning • Contractors and suppliers 446 Programme • Photo credits • Editorial and publishing data

Editorial

Refurbishment There is a broad spectrum of approaches to refurbishment: because construction methods, building materials and uses vary so widely, the concept must be attuned to each particular building. The considerable time span in which the buildings we use originated is a further source of diversity. Refurbishment of newer buildings also continues to gain significance. Two such examples presented in this issue date to the 1960s: the Erasmus Medical Centre in Rotterdam, which was upgraded technically, extended and remodelled, and an office building in Milan, which, despite energetic refurbishment of the facades, has maintained its characteristic appearance. An even more recent building is a school in Neubiberg, Germany: just 38 years after completion it was retrofitted to improve fire safety and the energy balance, as well as to rid it of toxic materials. At the other end of the spectrum is a sixteenth century castle ruin in England that was converted to a holiday retreat.

The careful interventions preserve not only the castle’s physical remnants, but also the atmosphere of the historic setting.

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Church Conversions – Sacred Profane Sub-optimal Rainer Fisch

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In Germany the debate on the future role of church buildings no longer needed for liturgical purposes is now entering its fourth decade. Over the course of more than thirty years of this history of conversion, many prognoses have proven false. Society’s mores have evolved, positions of advisory committees have changed, political systems have dissolved, and the Zeitgeist that once prevailed has dissipated. We must take this background into account to understand and evaluate the entire spectrum of conversion projects, from East Germany of the early 1980s to present-day reunified Germany.

The conversion projects in the Netherlands and Great Britain that are often cited as proof of the potential for spectacular results are not relevant here. The development of the “conversion culture” in Germany is not comparable, because – if for this reason alone – elsewhere, as a rule, denominations different from those in Germany are involved, and each congregation consequently has a specific relationship to its respective place of worship. Moreover, here in Germany the historical interwovenness of the Protestant and Catholic communities with the state – including, perhaps most significantly, financial aspects – is probably a unicum worldwide.

Accordingly, the situation of the Catholic bishoprics and the Protestant districts in the pre-unification German states at the onset of this development varied considerably and is not at all comparable. The phenomenon first appeared in the 1970s in West Berlin – in the former Federal Republic of Germany.

There was a massive decline in membership of the Protestant communities and the phenomenon of a surplus of churches appeared for the first time. In 1987, the first in a series of discussions – known as the “Berliner Gespräche” – was held. It was entitled “New Uses for Old Churches”. In this way a public discourse regarding what to do about the vacant structures was fostered. These discussions were hosted by the Evangelical Church in Berlin-Brandenberg (West Berlin); the Senate Department for Urban Development and the Environment; and the Depart-

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1, 2 M üncheberg Parish Church, conversion to library and community centre, 1997; architect: Klaus Block Section scale 1:200 3 Heilig-Kreuz-Kirche (Holy Cross Church) in Berlin-Kreuzberg, conversion to “Citykirche”, 1995; architects: Architektengruppe Wassertorplatz

ment of Arts and Culture at the Technische Universität Berlin. A total of five symposia, each with a different focus, were held – the last of them in 1994. The first conference addressed Berlin’s historicist (urban) churches, which, due to their size alone, the communities could no longer afford to maintain. But, through this process, another problem became apparent. The houses of worship, many of which seat more than 2000 persons in narrow rows of benches, no longer “fit” the young community. This applies both to their sheer scale and to the theological content. The church building should – according to some of the conferences’ speakers – reflect the image of the community, and this is not possible in the large Gründerzeit churches. A slogan made the rounds: “the church as agora”. The conferences focused on churches that were in need of work and would subsequently be renovated.

The market square or “mixed-use” To exemplify the neglected buildings, we will focus on churches that were subsequently renovated. The Heilig-Kreuz-Kirche (Holy Cross Church) in Berlin-Kreuzberg (1885 – 88) by Johannes Otzen is mentioned in this context, as is the Lutherkirche in ­Berlin-Spandau. Both were renovated in the mid-1990s. They were opened up to non-liturgical uses and their interiors were reconfigured – both acts manifestations of the community’s new consensus.

From 1978 to 1982, following a fire, the Apostle Church in Hamburg-Eimsbüttel was rebuilt: community rooms, offices and a cafeteria were introduced. The agora theme had already become manifest there ten years prior to the “Berliner Gespräche” in the form of a sunken octagon with encircling seating stairs, designed by Bernhard Hirche as central entrance area. Yet while in Hamburg a concrete ceiling deck separates the sanctuary on the upper level from the secular functions below it, a decade later in Berlin, multi-purpose spaces were created for worship and every conceivable form of com3 munity life.

The term “city church” is born. Although there is no precise definition of the term, the Heilig-Kreuz-Kirche (Holy Cross Church) in Berlin-Kreuzberg comes to epitomize the city church. In 1992 the magazine “kunst und kirche” dedicates an entire issue to this topic. In one article, Horst Schwebel, at the time director of an institution in Marburg dedicated to contemporary art and architecture in the church, describes the churches as buildings in which a “distinctive characteristic of religious – including social and cultural – action is brought to bear”. Wassertorplatz, a group of architects, developed a concept to accommodate such a variety of public functions: this was implemented for the renovation of the Heilig-Kreuz-Kirche in Berlin (1991– 95). The floor plan, in which a Greek cross is inscribed, makes the building appear at first glance to be completely unsuited to such an intervention. And the planners take a radical approach. They remove all of the fittings dating to the 1950s and the plaster covering the brick walls.

The sanctuary – which originally held 1500 worshippers and was scaled back after WW II to accommodate 800 – has been ­reinterpreted as central place of action.

The new focus is underscored architecturally by the introduction and placement of steel footbridges beneath the forceful dome.

Delicate steel stairs connect the different levels. New glazed steel elements create separate rooms above and below the gallery. Farther up, at the height of the clearglazed rosette windows, rows of seating have been inserted. In future, Sunday services will be held in the east transept.

The chairs and the altar can be repositioned and, when necessary, the latter can be wheeled out. The attic space was furnished with a ridge skylight and now holds an open-plan office. A 27-metre-high glazed steel “tower” was erected to provide the second escape route – and also makes the changes to the building apparent from the exterior. The construction costs were 23.1 million deutsche mark.

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4, 5 S t Sebastian in Münster, conversion to preschool, 2013; architects: Bolles-Wilson

In 1995/96, the Lutherkirche in Berlin-Spandau (erected in 1895/96) was renovated.

Due to the high costs (more than ten million deutsche mark), a design that had been developed for an architecture competition had been rejected in 1981. A design by the architect Dieter Ketterer was ultimately carried out. Aside from reducing the sanctuary in size (it now occupies about one third of the space and accommodates 250 visitors) and adapting it to enable a variety of uses, the alterations added nine subsidized apartments (six larger ones and three “efficiencies”) on the new upper level, and a meeting centre, kitchen, sanitary facilities, and community office below them.

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The conversion cost 7.5 million deutsche mark. In the publication “Kirchen in Not” (Churches in Need), Gerhard Matzig stated: “On the one hand, the apartments were certainly the most expensive in the country, and on the other, the opportunity was missed to come up with a better alternative to the resultant ‘squeezed-in’ flats with unfavourable lighting conditions in a location that, for an apartment building, is grotesquely over-exposed.” With respect to both economy and historic preservation, a critical analysis should be made of the conversion of a church into subsidised housing. But the ­Lutherkirche in Berlin-Spandau is not an isolated case. The use of large churches for

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housing purposes can only be explained by invoking a topic that dominated the public discussion in the 1990s: the aptness of the function.

The appropriate use IN 1989, following the 20th Conference on Construction of Protestant Churches, which had been held in Wolfenbüttel on the topic “The Gospel and Culture”, a task-force published recommendations for the congregation: “If for economic or other reasons churches can no longer be maintained or used for church-related purposes, they are to be given an appropriate new use.”

To provide further assistance in this matter,

Reports

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Visitor Centre in ­Castillo de la Luz, Las Palmas de Gran Canaria Klaus Englert

Architects: Nieto Sobejano Arquitectos

Throughout history, Las Palmas de Gran ­Canaria – the capital of the Canary Islands – has been confronted with catastrophes.

During the era of sea exploration, for example, pirates repeatedly attacked the city. In the late fifteenth century, to protect Las ­Palmas from pillaging, the first governor of the archipelago ordered the construction of a fortress – Castillo de la Luz. That threat subsided, but others took its place. The city was sacked, burnt to the ground, and rebuilt a number of times. The fortress ­suffered a similar fate: it wasn’t until the ­seventeenth century that, following its reconstruction, a more peaceful era began for it. In 1941, the building was placed on the

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historic preservation registry; restoration work commenced thereafter.

Emotions were stirred once again earlier this year when Crown Prince Felipe and his wife Letizia visited the Canaries’ oldest fortress, because Spaniards have grown weary of the scandals embroiling the royal family. And yet, the purpose of his trip was to inaugurate the Museo del Mar in the Castillo – a design by Enrique Sobejano and Fuensanta Nieto finally completed ­after a 14-year construction phase with the attendant ups and downs. The highly sought-after museum planners completed the first phase of the renovation work and the state-of-the-art exhibition archi­

tecture in 2004 (DETAIL English Edition 4/2005, p. 420ff.).

By removing the soil that had accrued between outer walls and the tower, Nieto Sobejano revealed some of the hidden past of the medieval fortress. With their work at Madinat al-Zahra, a city of the Caliphate of Córdoba, the architects had already successfully participated in recovering a building that had, over the centuries, been altered beyond recognition.

At the Castillo they introduced white reinforced-concrete decks to cover new walkways. Light enters the spaces through slits in the concrete. In this manner they animated spaces that had previously merely been

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A T he new visitor centre at the “Museo del Mar” in Castillo de la Luz, 2014: foyer with view of the Castillo B View of the new visitor centre pavilion with Corten steel roof, surrounded by the port buildings and the city of Las Palmas C Entrance to the museum, 2004, and Corten steel fence with perimetral ramps, 2014 D Skylight in the roof of the new visitor centre

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Exhibition Multi-purpose hall Museum shop Tickets Restrooms Storage Office Building services

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E M useo del Mar with contemporary exhibition spaces and ground floor corridor, 2004

hidden voids. What had been dark and ­inaccessible is now bathed in sunlight. On top of that, the fortress had finally recaptured its original significance. However, it lasted another seven years until the longawaited museum finally opened – partly ­because a comprehensive museum concept was lacking, and partly because the economic crisis stalled the progress. But this past winter – in just a few months’ time – the design, which dates to 1998, was ­implemented; this involved reconstituting the square accompanying the fortress and erecting the visitor centre.

On the eastern edge of the site in the expanded public outdoor spaces, Nieto and Sobejano inserted a pavilion that extends in part below ground. It contains a museum shop, infrastructure and multi-purpose space. The architects drew on their experience in Madinat al-Zahra. They took great care to protect the historic fabric. Each new structure is situated at a respectful distance from the medieval fortress. Moreover, the interventions are intended to be perceived as part of the background. In Córdoba it is the archaeological excavation, in Las Palmas the medieval fortress. That is why they designed the visitor centre as a long, low-slung pavilion. The Corten steel roof brings to mind the roof landscape of Nieto Sobejano’s project for an archaeological museum in Madinat al-Zahra. The light wells, on the other hand, are reminiscent of the structuring of the building massing by means of orthogonal patios as realised in Córdoba: the light wells correspond to the voids. In both of these predecessors, they also chose to work with a limited minimalist palette, consisting of concrete and Corten steel.

And finally, as in the earlier projects, the architects elected to employ subtle circulation elements. They are unobtrusive and well integrated in the grounds: from a distance, the ramps leading to the interior spaces cannot be seen. In July the first exhibition will open. It is dedicated to the Canarian sculptor Martín Chirino.

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Klaus Englert is an exhibition curator and journalist who specialises in culture and the sciences.

Documentation

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Attic Extension in Edinburgh Architects: Konishi Gaffney Architects, Edinburgh Project architect: Kieran Gaffney Structural engineers: Burnt Siena Structures, Edinburgh Others involved in the project: see page 444

In Portobello, a conservation area of Edinburgh, a Scottish architect and a Japanese designer took on the challenge to develop a simple yet distinctive adaptation of a traditional terraced house in a seaside community brimming with heritage properties.

Their addition to a two-storey structure is located on the street with the 3 town’s highest concentration of listed buildings.

Elaborate a negotiations were necessary to arrive at a solution acceptable to the architects, the client and the design review 6 board. The result: a wide dormer occupying the rear side of the house’s pitched roof that doubles the amount of useable floor space within the attic. The design is a bold

solution considering the fact that the project is in such close proximity to more than fifty listed sandstone-walled buildings.

The main living level on the first storey contains a living-cum-dining room with open kitchen, as well as a bedroom, a bathroom, and a study space that also serves as ante4room. A stair leads from the study to the attic. The latter now holds the new bedroom a with built-in closet and adjacent storage space.

The idea was to create a long dormer – al5 most as wide as the building – that would provide, at least on one side, a ceiling height of 2.0 metres. A generous picture window is integrated in the dormer; from

the attic bedroom one has a panorama view of the surroundings. Thanks to its western orientation, the window admits the afternoon sun.

Pre-weathered zinc cladding gives the new dormer’s exterior surface a dark grey tone and ensures that it is harmonically integrated in the texture of the existing slate roof.

The structural system of the new roof extension was erected entirely in wood beams.

The panorama window is bi-partite, and each part has a function of its own. The transparent fixed glazing has slender wood profiles. Immediately adjacent to it is a ventilation sash reminiscent of atraditional wooden shutters.

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Bedroom Crawl space / Storage Children Dining / Living area Kitchen Hall / Study space

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Housing Rehabilitation after Oil Contamination in Floodplains – Anticipating the “Flood Adaptive Home” Mark Kammerbauer, Frank Kaltenbach

www.detail.de/2014-5 So-called one-hundred-year floods occur repeatedly in ever shorter intervals. In coastal areas floods can be triggered by storm surges, and in non-coastal regions high precipitation leads to rise in floodwaters along streams and rivers. Recent cases include the Elbe Flood in 2002, Hurricane Katrina in New Orleans in 2005, southern Haiti in 2011, the June 2013 flood in Germany and Tyrol / Austria. In early 2014 in southern England 140,000 houses were flooded for several weeks, and electrical service was no longer available. As diverse these individual cases may be, the images of rooftops surrounded by brackish-brown-coloured waters appear similar. Aside from the visible damage caused by water, an invisible danger often arises that continues to linger even long after buildings have dried out: leaked contaminants that intrude deeply into the construction materials of buildings. Products of the chemical industry, animal carcasses and faeces, and in the worst of cases heating oil spills can make it necessary to rehabilitate entire neighbourhoods or even partially or completely demolish and rebuild them afterwards. June 2013. Extreme rainfall with 200 mm of precipitation within three days are exacerbated by the highest degree of soil moisture content in 50 years in large parts of Germany. Within eight federal states, 56 municipalities declare emergencies, leading to the evacuation of more than 80,000 people. In the Fischerdorf and Natternberg neighbourhoods of the Lower Bavarian city of Deggendorf at the confluence of the Donau and Isar rivers, the disaster reaches its climax. The levee along the Isar river planned after the 2002 floods was not yet complete and another levee situated further upriver breached. The actual reason for the sustained contamination of buildings lies in the fact that the dangerous mix of floodwater and heating oil didn’t run off quickly.

It remained in place for the unusually long period of over a week, rising to nearly two meters above the street level and deeply penetrating the brick- and blockwork of buildings (ill. 5). The cost-efficient, yet porous construction materials such as cinder

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block or pumice block that were in widespread use in the 1960s when the houses in the impacted neighbourhoods of Deggendorf were built led to an increase of this problem. The residents and authorities had considered this area of the riverine environment, protected by a comprehensive system of levees and ecological restoration measures, as relatively safe. Hardly anyone had expected a coincidence of so many disadvantageous circumstances.

Hasty rehabilitation measures – proceed with caution What are the residents who want to return to their homes following the evacuation supposed to do? The first measure is to ensure that live power lines don’t come into contact with flood water. A professional expert needs to certify the structural stability of buildings. When standing flood water inside of a house is pumped out while surrounding flood water on the outside still exerts pressure against the walls, or if ground water pushes the foundation slab upward from below, there is a danger that walls cave in due to reduced pressure from the inside, or that the entire house begins to float. On the other hand, there is an urgency to remove mud before it dries and becomes a rock-hard layer. It is also important to dry masonry brickwork and blockwork as quickly as possible before toxic fungus growth occurs.

Eventually introduced germs, spores or mould need to be removed by an official state certified disinfector.

Testing walls and ceilings In regard to toxic heating oil contamination, an expert report can help to prevent hasty, counterproductive or unnecessary spontaneous remediation and rehabilitation measures. “If oil intrudes only 5 mm deep beyond the surface of the material, render or plaster can be scraped off and disposed of. This also supports the drying out of the brick- and blockwork”, Hans Czapka explains. He is a publicly appointed and sworn expert and ­already dealt with the subject of heating oil contamination prior to the Deggendorf case.

However, many spontaneous helpers on site had already removed up to 11 cm of wall surface and building material. “This compromised the structural stability of houses, and both money and energy were wasted.” In such serious cases, demolition often became unavoidable. In a number of homes even after drying out and renovation oil spots returned to the surface: traces of heating oil that had seeped deeply into the pores of the brick- and blockwork penetrated the new render layers from within (ill. 7).

“The odour and the toxic vapours of heating oil can continue to linger for years. In order to determine the actual contaminant load and the extent of impacted surfaces and to be able to develop a corresponding remediation and renovation strategy, extensive measurements within walls and ceilings are required.” Among the houses of Fischerdorf and Natternberg the brown horizontal stripe is omnipresent, an environmental great leveller running across bushes, hedges, barn doors and house facades. Equally so, the three typical holes of the test samples, arranged above or next to each other, appear nearly everywhere in facades, basement walls and ceilings. The drillings serve to measure the degree of petroleum-derived hydrocarbons (TPH). However, measurement, data analysis, and completion of expert reports may take several months.

Vacancy, renovation, or demolition?

Below a threshold value of 50 mg/kg TPH, odour nuisance can be disregarded. At a maximum penetration depth of 5 mm, surfaces can be renovated by cleaning them via biological-bacterial or chemical-physical means (17. Dingolfing Building Trade Conference Proceedings p. 186ff). The safety advisory publication “Nach der Flut – was tun” (What do do after the flood) of the Lower Austrian Civil Protection Association offers comprehensive guidelines for action.

Moisture saturated gypsum render comprises a high water holding capacity and should be removed in any case. Drywall panels and insulation materials in lightweight construction and partition walls should also be dis-

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carded in order to support drying out of buildings. The use of dehumidifiers can accelerate this process. Lime render, lime cement render or loam render only need to be removed if the saline efflorescence caused by moisture or the contaminant load due to heating oil are too extensive. For renovation procedures, diffusion open special restoration plaster is available. Its use ensures that saline crystal deposits along brickwork do not cause damages on the wall surface, but instead lead to efflorescence that remains invisible within the double-layer plaster ­composure. Particularly voids need to be checked for moisture, mould growth or oil contamination and dried out. Water-saturated flooring layers need to be cut open, moist insulation materials need to be removed and dried, or in the case of mineral wool, disposed of. “In any and all cases interior chimney pipes need to be removed from the impacted chimney casing and replaced, because surfaces are inaccessible in these areas,” according to Czapka’s ex-

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pert advice. “100 mg/kg TPH lead to an interior air contamination of 1 mg/m3 of interior air. Above this threshold value, refuse needs to be treated according to the guidelines of the Joint Waste Commission of the Federal States (LAGA). Above 1000 mg/kg TPH construction refuse has to be treated as hazardous waste as stated in the waste disposal ordinance.” This needs to be considered particularly in the case of a necessary partial demolition. In the case of severe and large-scale contaminant loads buildings may no longer be used as a dwelling.

Whether a renovation is technically possible and economically feasible needs to be decided individually on a case-by-case basis.

The current image that the neighbourhoods of Fischerdorf and Natternberg present offers proof of the flood event even months afterward: vacant windowless buildings stand next to the rubble heaps of demolished houses (ill. 8). In almost every building, plaster or render was removed in and along the ground floor area. In some cases, the oil

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iving in the tree tops: structurally elevated settleL ment in Tonle Sap, Cambodia Possible entry points for flood water into buildings: surface and ground water, sewer backflow Wet flood proofing (“living with the water”): floodproof placement of oil tanks or heating and electrical distribution on upper floors Dry flood proofing Deggendorf, Fischerdorf: flood water from Danube and Isar mixed with heating oil in June 2013 and remained in place for more than a week

muck is still visible along facades or has even penetrated the newly applied render from within. As replacement for demolished buildings, new construction is underway or even almost completed on several construction sites.

Preventive measures The simplest kind of prevention is to completely avoid using oil to heat buildings and, for instance, to switch to natural gas. In addition, the most cost-efficient way of flood proofing new buildings is to decide against creating a basement. In the case of new construction as replacement for contaminated and demolished houses, the federal state of Bavaria only covers construction costs if they are “equivalent to the precursor in terms of size and equipment.” Existing construction can also be adapted to prevent contamination hazards. Heating oil mixes with flood waters when half-empty tanks situated in basements are compressed by water that has entered these spaces or if they begin to float, as result rupturing lines that begin to leak or are even torn off completely. For this reason, tanks containing oil or contaminants situated beneath the flood water level need to be protected against floating by tension belts or steel frames. Doublewall security tanks are preferable to singlewall tanks placed inside a sealed tub construction, since their floor anchors often penetrate sealant layers. If oil tanks are half empty, filling them with water can prevent floating and compression. Afterwards, the oil-water mix needs to be disposed of professionally. The newest generation of security oil tanks automatically closes the connection to the oil supply line in the case of floating. As result, even if the tank tilts, oil can’t leak. Underground tanks should be buried deep enough to prevent floating caused by groundwater. A concrete slab as ballast should be poured as required. Renovations become less extensive if the entry of surface water, ground water or sewage into the building can be prevented. For this purpose, the entire basement level should be made of water-impermeable concrete. In

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Housing Rehabilitation after Oil Contamination in Floodplains – Anticipating the “Flood Adaptive Home”

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Mark Kammerbauer studied architecture at the TU Munich and worked in the USA, Germany and the Netherlands. He received his doctorate on rebuilding in New Orleans after Hurricane Katrina at the Bauhaus University Weimar. He published his research under the title “Planning Urban Disaster Recovery”.

Since 2012 he is a lecturer at the TH Nürnberg.

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rying out: the flood water level is visible along D most houses even months afterward and indicated by the removed facade render, Deggendorf 2013 Failed rehabilitation: traces of heating oil that entered the construction materials penetrate new render layers, Deggendorf 2013 Demolition: in the case of extensive contamination of larger surfaces with heating oil, only evacuation or demolition and disposal as hazardous waste remain as options, Deggendorf 2013.

Shotgun house, traditional “flood adaptive home” 9 in New Orleans, 2007

addition, all wall penetrations and openings for installations, window hardware and exterior doors need to be resistant to water pressure. Due to high pressure, water can rise above the flood water surface within sewage pipes and then enter buildings. To avoid backup of water, use of backflow traps in the sewage lines is advised. Installing sump pumps, septic units or other equipment should be deliberated carefully. Washing machine drains, floor drains or toilet bowls can be provisionally equipped with suitable waterproof pipe caps in order to seal them.

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“The flood adaptive home” Considering that the frequency of heavy flood events is on the rise, architects must discuss construction standards for “flood adaptive homes”, comparable to energy standards. These could be applied not only to renovations and new construction, but also complement transnational initiatives for flood adaptation in river regions. The houses built in the Lower Ninth Ward in New Orleans by the “Make It Right Foundation” known through their collaboration with Brad Pitt and Graft could be trendsetting based on their high construction quality. Yet, in the impacted quarter they seem inadequately elaborate and expensive. The fundamental strategies for construction-based flood proofing and the reduction of damages caused by moisture and contaminants are featured in the fifth edition of the “Flood Primer” of the Federal Ministry of Transport, Building and Urban Development. New construction should be built outside of flood plains, elevated on stilts above the flood water level and include no basement level. Here, two different options are proposed for new ­construction and many existing buildings (ill. 3, 4). The first suggests the voluntary flooding of buildings or “wet proofing”. This option makes sense in the case of existing buildings without floor slabs or if successively sealing off buildings is neither economically nor technologically feasible. In this case, power distribution and heating systems should be situated on the upper floors, protected from floods. There should be a

f­ocus on waterproof construction materials that are neither porous nor permit long-term moisture storage such as plaster. Within this approach, prefabricated houses also seem inappropriate, since joints between elements constitute voids that are difficult to dry out.

Load-bearing wood panels may expand, yet may not be removable to accelerate the drying process due to reasons of structural stability. The second option suggests to completely seal off buildings up to above the flood water level. Any intrusion of surface water, ground water and sewage into the building must be prevented from the get-go.

Construction stop in flood plains?

The rehabilitation of flood damaged homes is only the last element in a chain of causes and measures, ranging from regional planning to flood protection for entire cities with permanent or mobile means such as as sluice gates, stop logs or sandbags to construction-based protective methods for individual buildings. Among scientists, levees are not considered the solution, but simply a means to relegate the problem further downriver. They call for the dismantling of levees in combination with additional measures for the ecological restoration of river channels, the prevention of construction in retention areas, and the creation of polders.

The presence of levee systems may contribute to a misled sense of security. Yet, risk cannot be excluded entirely. Against the background of global climate change, there is an increased chance for levee breaches in the future. This is why additional adaptive measures on the level of buildings must not be neglected. In other places of the world people learned how to deal with recurrent flood events hundreds of years ago through adaptation in construction. An example for this are the settlements within the largest lake of southeast Asia, the Tonle Sap. Here, houses were built on tall stilts. The water level rises every year by three meters on average during the dry season and up to 14 m in the monsoon season. The flooded area in Cambodia expands from 3000 m2 to about 25,000 m2 (ill. 1).

Products

408

2014 ¥ 4 ∂

Refurbishment

Townhouse revamp includes prestressed granite bridge and balcony features Unlike most historic row houses in Lincoln Park, Chicago, which are three stories high and often have long, tunnel-shaped layouts with dark interiors, the property shown here is a four-storey townhouse with a limestone facade, and bright, well-proportioned rooms with high ceilings. Built around 1886, many of its original features have been retained over the years. In a recent renovation Chicago-based Linnig Architecture preserved the original room layout, transforming it into an elegant, neutral backdrop for the contemporary, classic furniture collection of the family which lives there.

Aside from enlarging five windows along the south facade to create a set of tall French doors, no structural changes were made. A walled roof garden was added on the new garage and connected to the kitchen via a slimline yet strong prestressed granite bridge imported from Germany. The same

material has been used as a balcony on the south facade. Kusser Granitwerke quarries the light grey, fine-grained granite in the Bavarian Forest and processes it further in its own factory. The company says the very high compressive strength, several times more than C35/45 concrete, makes it ideal for prestressing.

It is also resistant to road salt, weathering and abrasion so an additional layer on top of the load-bearing structure as a covering is not necessary. Since the dense material neither shrinks nor expands, even after decades no cracks form that could allow water to penetrate the structure, it is claimed. In addition to the qualities of durability, sustainability and slenderness, these granite structures have a short production and erection time – being custom designed, prefabricated and tested in accordance with the anticipated loads, they can therefore be erected on site in just a few hours.

Prestressed granite is described as ideal for all elements that need to be light in weight, slim and at the same time high load-bearing, such as steps, water features, beams and vertical free-standing slabs. The company says the sand-blasted surface offers excellent properties for use as pedestrian bridges, and as bridges for cycles and ­vehicles, achieving ratios of 50 to 75. This means that with a prestressed granite bridge a slab thickness of 25 cm could suffice for a span of 9 m.

The renovation took place in several phases – beginning with stripping over 100 years of roofing materials, replacing skylights, tuckpointing the historic limestone facade, restoring three fireplaces and adding a fourth, replacing windows and creating enlarged openings for the new French doors, and demolishing the derelict wooden garage.

Next, the interior was remodelled. The kitchen was reconfigured to incorporate a

breakfast area, and the formerly dark master bathroom was reworked, including the addition of a glass partition between this and the bedroom to let in more light and walls and floors of white Calacatta marble. Two other bathrooms were also renovated. Lighting, heating and cooling systems were entirely replaced, and walls, trim, wood floors and the original staircase were refinished.

Work then began again outside, with the rebuilding of the front staircase in limestone, including a new snowmelt system, construction of the two-car garage and roof garden using reclaimed bricks to complement the existing rear elevation, and installing the granite bridge and balcony. ¥ Kusser Granitwerke GmbH Germany � +49 (0)8544 96 25 0 www.kusser.com

∂ 2014 ¥ 4

Refurbishment

415

Tilting sash benefits

Restored to its heyday

Pre-built mini-kitchen

Mumford & Wood timber windows were specified by property company Cluttons in the extensive refurbishment of Lincoln Court in London's Maida Vale. The property, an early 20th century mansion block of six contemporary-style apartments, falls within the conservation area of the City of Westminster, which is mostly residential, with many large late Victorian and Edwardian blocks of mansion apartments.

Longden has supplied 431 bespoke solid timber doorsets to the Hamilton Grand redevelopment of 26 luxury apartments perched on the edge of St Andrew’s golf course in Scotland. Commissioned in the late 19th century by Thomas Hamilton, the former Grand Hotel was a high-society destination.

With just an old photo to work from, the company has constructed original detailing sympathetic to its history and compliant with modern Building Regulations.

Elfin Kitchens’ all-in-one compact kitchens were specified for their space-saving benefits for 80 studio flats in Princess Beatrice House, an impressive 1930s building in the Royal Borough of Kensington and Chelsea in London. It was formerly used as a hospital and a hostel, but the seven-storey brick and stone building has been completely stripped out and fully refurbished to create private student accommodation.

ConservationTM Tilt & Slide sash windows have been installed by main contractor Balfour Beatty Construction Services. These specially adapted sash windows are hung on pre-tensioned springs and have a tiltand-slide bottom sash which tilts inwards into the room, allowing the lower sash to be released and tilted for easy access, maintenance and cleaning. Externally the window suites with the rest of the collection and has slender meeting rails, fine glazing bars and traditional mouldings.

Sales director Tom Barfield commented: “The Tilt & Slide window is the natural choice for mid- and high-rise developments, such as mansion apartment blocks with difficult external access.” The double-glazed sash window is part of the comprehensive Conservation range, which includes traditional box-sash and spring-sash windows, co-ordinating casements, French doors, and bi-folding and entrance doors in both traditional and contemporary styles.

Said the company's Nigel Greyson, “It was a challenge but our skilled staff are used to working from photos. We had to replicate mirrors, circular beads and square frames to make sure the panelled doorsets matched the picture, which is where our experience of hand-crafting bespoke solutions really came into play.” Panelled styles supplied include the Sheraton flat panel, used in conjunction with Dorchester two-panel, Bath three-panel and Sussex four-panel designs. The Sheraton is particularly suited to the project as it takes a classic aesthetic and adapts it to a contemporary setting. ¥ Longden United Kingdom � +44 (0)114 270 6330 www.longdendoors.co.uk

Each self-contained studio had to maximise every available centimetre of space, with the proposed layout positioning the kitchen area right next to the door, which is the only means of escape, so the kitchens also had to meet the demands of the Building Control fire regulations.

The pre-built mini kitchen, manufactured from white powder-coated steel, is just 1,200 mm wide with matching wall cupboards, all featuring stainless steel door and drawer furniture, and slim, foam-filled doors and drawer fronts. The company also supplied some accessible versions, which provide wheelchair-friendly access to meet the inclusive design requirements of the Equality Act 2010.

Products are made in the UK from sustainably sourced timber engineered for strength and stability and have a life expectancy of up to 65 years. Products meet and surpass the current requirements of Part L Building Regulations and the Tilt & Slide sash window achieves a U-value of 1.4 W/m²K.

The pack of equipment selected for this project included a sink with monobloc tap and drainer, worktop, A+-rated fridge, choice of solid or ceramic hotplates, a combination oven and dry food storage area. In addition, a dry powder fire suppression system is integrated above the hob. After meeting onsite to discuss requirements, a prototype was delivered for the project team to review and approve, and then the pre-assembled kitchens, fully boxed for protection during transit, were delivered, positioned and plugged in ready for use.

¥ Mumford & Wood Ltd United Kingdom � +44 (0)1621 818155 www.mumfordwood.com

¥ Elfin Kitchens Ltd United Kingdom � +44 (0)1206 545700 www.elfinkitchens.co.uk

416

2014 ¥ 4 ∂

Construction

Adding character

Wide-ranging systems for water management

Kingsdown Gate, a residential development of 92 units by Barratt Homes near Swindon in Wiltshire, comprises a mix of two-, threeand four-bedroom homes, several featuring USK 1500 Juliet balconies from Catnic. Designed to provide a safety barrier in front of French windows on the upper levels, they make use of light and space internally by enabling the use of the floor-to-ceiling windows, and also add character to the modern homes. Described as a stylish, hardwearing choice, they were specified for Kingswood Gate as they are in keeping with the architectural detailing of Barratt Homes’ portfolio.

The black powder-coated Juliet balconies are fully submerged in zinc after manufacture for complete surface protection.

The Aco water management range offers a wide range of solutions for the effective management of surface water, from system design through collection, cleaning, storing and on-site source control, allowing the safe release of run-off back to natural watercourses. StormBrixx, the plastic geocellular stormwater management system shown above, can be assembled in a variety of ways to form an open-bonded structure.

¥ Catnic United Kingdom � +44 (0)2920 337900 www.catnic.com

Designed for surface water infiltration and storage, it can be used in a wide range of applications as a standalone solution or as part of an integrated Sustainable Drainage System (SuDS). Its open-cell structure permits free access for CCTV and jetting equipment, which allows the system, including all the extremities, to be inspected and maintained from just a few access points.

Water management solutions from this company were used in the redevelopment of Cutty Sark Gardens, in Greenwich, London, which now provides a versatile public space for special events and also accommodates the large numbers of visitors to the Cutty Sark itself – based in a dry dock at the centre of the gardens, seen right, this is the only surviving tea clipper in the world.

The landscaped area overlooking the Thames features a ‘tidal square’ as part of the gardens and links them with their maritime setting. This provides a wet floor pool where children can play and makes a more intimate space during quieter times of the day. The water can be removed when required to form a greater paved area to accommodate increased pedestrian traffic or to host events.

Qmax Medium Density Polyethylene system with Q-Slot edge rails and the MultiDrain MD channel drainage system were used to provide effective, discrete drainage in keeping with the traditional design of this historic area. Qmax high-capacity slot drainage is a

sustainable surface water management solution for small to large catchment areas to any load class. Edge rails are available in ductile iron or galvanised steel and in a choice of designs so they can be tailored for use in each application, pavement design or aesthetic requirement.

MultiDrain MD, available in 100, 150 and 200 mm widths with both sloping and constant depths channels, is a high-strength channel drainage system designed to provide an economical solution for the efficient removal of surface water in commercial and residential developments, pedestrian precincts, landscaping and parking areas for all vehicle types. ¥ Aco Technologies plc United Kingdom � +44 (0)1462 816666 www.aco.co.uk

∂ 2014 ¥ 4

Programme for 2014 • Photos ∂ 2014 1

Materials and Surfaces

∂ 2014 2

Timber Construction

∂ 2014 3

Concept: Housing

∂ Green 2014 1 ∂ 2014 4 Refurbishment ∂ 2014 5 Facades ∂ 2014 6

Lighting and Interiors

∂ Green 2014 2

Photo credits: Photos for which no credit is given were either provided by the respective architects or they are product photos from the DETAIL archives.

∂ Review of Architecture + Construction Detail

DETAIL English appears in 2014 on 11 January, 1 March, 2 May, 1 July, 2 September, 4 November.

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p. 336: Dennis Müller, D – Stuttgart p. 337: Joop van Putten, NL–Zwolle p. 338 Ulrich Schwarz, D – Berlin p. 340: Markus Hauschild, D – Münster p. 341 top: Julia Cawley, USA– New York pp. 341 bottom: Christian Richters, D – Berlin p. 342: Peter Stockhausen, D – Essen p. 343: Jussi Tiainen, FIN – Helsinki p. 344: Hans Jürgen Landes, D – Dortmund pp. 345 – 348: Roland Halbe, D – Stuttgart p. 446 top left: The Architectural Archives, University of Pennsylvania, John Nicholais pp. 351, 385: Sebastian van Damme, NL–Rotterdam pp. 352 – 355: Alan Craigie, Edinburgh pp. 356, 357, 360: Hélène Binet, GB – London pp. 359, 361: Philip Vile, GB – London pp. 362, 363 bottom, 365 bottom: Yatri Niehaus, D – Berlin pp. 363 top, 365 top: Christian Schittich, D – Munich pp. 366 bottom, 367 top, 368, 369: Thomas Heimann, D – Berlin

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Black-and-white photos introducing main sections: page 338: Conversion of Broerenkerk Church in Zwolle to a bookstore

Architects: BK. architecten, Utrecht page 345: Castillo de la Luz in Las Palmas de Gran Canaria

Architects: Nieto Sobejano Arquitectos, Madrid page 351: Medical faculty at the Erasmus University in Rotterdam

Architects: Kaan Architecten, Rotterdam page 397: Redesign of the Forum Les Halles in Paris

Architects: Patrick Berger & Jacques Anziutti Architectes, Paris page 407: Office building in Milan

Architects: Park Associati, Milan

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