Jenna Sherriff M.Arch Thesis

REINFORCING PLACE & IDENTITY Through the adaptive re-use of the manitoba.

macro micro studio School of Architecture, University of Dundee Tutors: Carol Robertson & Dr. Neil Burford

Jenna Sherriff 1 1 0 0 1 7 2 6 2

REINFORCING PLACE & IDENTITY Through the adaptive re-use of the manitoba.

macro micro studio School of Architecture, University of Dundee Tutors: Carol Robertson & Dr. Neil Burford w o r d c o u n t : 4909 words

Jenna Sherriff 1 1 0 0 1 7 2 6 2

Figure 1

Waterfront Settlement of Inverie, Knoydart Photography By author

“The dialect of old and new becomes a theme that enriches the architecture in a proactive way.�

(Park, 2013)

Contents

Abstract 11 Introduction

Problem Statement + Methodology 17

Adaptive Re-use (Theory) 21

Palimpsest 27 Tabula Rasa 31 The Manitoba of Knoydart - A Close Reading

Introduction to Knoydart

Introduction to the Manitoba

Investigation of the Manitoba

33 35 43

Analysis and Adaptive Re-use Proposals

Matrix 51 Funding 63 Conclusion 65 Bibliography 70 Image References 76

Appendix A - Manitoba Technical Drawings 78 Appendix B - Knoydart interviews 85 Appendix C - Value Added Tax 88

Figure 2 Elevational study of the manitoba in context.

By Author.

Abstract

Adaptive re-use is increasingly becoming an accepted and recognized approach to the economic, social and sustainable development of historic areas. A process that realises and maximizes the benefits and potential of the existing building stock. Reasons for adaptive re-use widely differ, these may include tangible environmental benefits such as making the existing building suit new functions, to intangible matters like place identity and social cohesion.

This study investigates the adaptive re-use of the Manitoba- a dilapidated semi-detached dwelling in Knoydart, a national scenic area- by examining the factors and theories that determine the opportunity for change of use which subsequently extends the lifetime of the Manitoba within the rural landscape.

It builds on the theories of Palimpsest and Tabula Rasa and further surveys potential re-use designs aimed at satisfying owner and occupant economic and social needs with considerations of sustainable adaptive reuse. Emphasis is placed on encouraging adaptive reuse as opposed to demolition and complete rebuild as the appropriate strategy for meeting the needs of the owners, developers and dwellers of the Manitoba.

10 |

Figure 3 Loughloughan Barn, Broughshane (McGarry Moon, n.d.)

Introduction

The re-use of existing structures, while not a novel idea, has been a common practice since the earliest buildings were constructed and with recent trends has become an important approach in architectural design. At the heart of this re-use is the attempt to preserve the cultural heritage (identity) of a place while satisfying present and future conditions thus, many existing buildings are currently being re-modelled in preference to complete demolition. The process of completely or partially altering a building, often called ‘adaptive reuse’ or in some quarters ‘remodelling’, ‘reworking’, ‘retrofitting’, ‘conversion’, ‘adaptation’, ‘rehabilitation’ or ‘refurbishment’, involves primarily the change of the building function (Brooker and Stone, 2014). Recently, in the quest to become more sustainable, the most obvious change can be found in the building envelope, the element which distinguishes internal from external, however, other alterations may be made to the building such as the circulation route, orientation and the relationships between spaces.

The Climate Change Act 2008, a policy implemented to arrest the escalating levels of carbon dioxide, set the target for the UK carbon footprint for the year 2050 to be at least 80% lower than the 1990 statistics (theccc.org.uk, 2008). Today, around 45% of CO2 emissions in the UK are from energy used in built form: homes and work places which puts architects in the ‘front line’ to propose innovative ways to help combat the situation (Brooker and Stone, 2014). Carl Elefante, director of sustainable design at Quinn Evans Architects posited that the greenest buildings are the ones that have already been built (Sifferlin, 2012). With nearly 1 billion square feet of buildings torn down and replaced each year in the U.S., these words have never been more telling. These new climate change concerns and the focus on the moderate use of energy have consequently made re-working existing buildings; repairing and restoring them for continued use while preserving the cultural heritage of a place, a creative and fascinating challenge within the architectural discipline. In addition, research has shown that reusing buildings can be as cost effective as replacing them with a new structure. In 2002, an Investment Property Databank survey of offices in reused buildings showed that investment in an existing building produces equal returns to new build with the added advantage of being ‘sustainable’ (Latham, 2013; Jonas, 2008).

11 |

“every new work of architecture intervenes in a specific historical situation and it is essential to the quality of the intervention that the new building should embrace qualities that can enter into a meaningful dialogue with the existing” (Zumthor, Oberli-Turner and Schelbert, 2006).

12 |

Figure 4 The existing manitoba montage,

By Author.

The features which make a house a home, the memories, the people who inhabit them, the local history and of course the history of the people who lived within. The way in which the people use or used the home, the marks and cracks are the laughter lines, telling the story of the intangible: the tangible (building) conveying the intangible (memories, identity, association).

13 |

Cultural heritage is inextricably linked to identity and a sense of place (Ouf, 2001; Jiven and Larkham, 2003). John Brinckerhoff Jackson famously compared identity and a sense of place as “something that we ourselves create in the course of time”. He described it as a result of habit or custom reinforced by what he referred to as “a sense of recurring events” (Jackson, 1996). Anthropologist Setha Low’s (1992) concept of place attachment explains that identity refers to the way in which people connect to various places, and the effects of such bonds on place-making, perception and practice. Place and identity therefore, are not solely about the tangible, but rather the intangible characters that form together so well to make a dwelling a home, a home a dwelling in a place.

14 |

Figure 5 Principles of Passivhaus, (Albert, Righter & Tittmann, 2015)

“Whereas, in the twentieth century, architects preferred the task of designing new buildings and only a handful of trailblazers had discovered the allure of interweaving historical and modern architecture, today the work of these pioneers has borne fruit; working with existing buildings has long since developed into an independent architectural genre. “ (Jäger, 2010) This increased focus on adaptive reuse as an important strategy towards conservation of cultural heritage has given rise to the development of high quality affordable space within the constraints of an existing building shell, structures that mediate the qualities of the existing while encapsulating low carbon performance and the specific needs of the community in which it is located. The purpose of this thesis is to present theory in support and propose a justification for the re-use of the Manitoba (with modern, sustainable living conditions while preserving the existing building through methods of adaptive reuse).

Providing better living circumstances for the occupants will inevitably create a higher rental income for the owners– Knoydart Foundation – who rely on income from these properties along with tourism to be able to maintain, and develop their remote rural community. This will be done within the remit of the Palimpsest and Tabula Rasa theories and will investigate potential design strategies using passivhaus principles.

15 |

Carlo Scarpa, Italian architect, designer and sculptor was a keen advocate of “a deliberate juxtaposition not of the past, but a presence of the past set against the backdrop of the present”. (Dawson, 2005) His designs became restorations and historical recreations prompted by an attempt to merge the old and the new. For example, his reconstruction of the Banca Popolare di Verona’s head office exhibits the ability to explore the possibility of architecture constructed like a painting or poetry around questions of memory, allegory, narrative and metaphor (Olsberg et al., 1999). Scarpa further noted that the architect, “could not copy the architecture but instead had to understand it” if he was to establish an embodiment of continuity. Scarpa demonstrated that, “the problems involved are the same as ever, only the answer changes” (Olsberg et al., 1999).

16 |

Figure 6 The setting and form of buildings, (Naismith, 1985)

Problem Statement + Methodology

This study will investigate the reintegration of the old with the new, the interpretation of palimpsest mechanism to be a device managing place-making and place-marking strategy for local identity, and the possibility that historical vestiges can be used and represented in the proposed design. The study will further attempt to explore the ways to analogize today’s ever-changing remote rural structure within the theoretical framework of palimpsest and tabula rasa - with respect to the old vs new, its history and context.

17 |

This project is intended to address the gap between the creative and technical aspects of traditional architectural projects, building a case for ‘real life’ situations which relate to current and future challenges within the discipline - revisiting the Manitoba with the aim of maintaining the basis of traditional identity, regional identity and the culture of Knoydart, as a place.

place + identity palimpsest

18 |

sustainability economics

the manitoba

Figure 7 Research diagram By author

methods

creating a standard for adaptive reuse

The questions this study seeks to answer are: Can the contemporary architectural form, technology and structural systems be integrated into existing rural design to create a hybrid relationship of old and new architecture with the goal of reaching sustainability standards of today? Can the Manitoba be renovated to develop new and improved way of housing the expanding population in Knoydart, a method of using an under-utilised and overlooked existing building to take advantage of the footprint of the existing building stock as an alternative to new build and disturbing the untouched landscape of the remote rural Scottish landscape?

applying to the wider context

applying to the wider context

The basis for this study will be the investigation of the potential for renovation of the existing manitoba as an alternative to demolition and new build, considering improvement of the fabric to exceed current regulations in relation to spatial quality, place and identity. It will discuss the multiple layers which are superimposed, explore the dialectic interrelationship between the past and the present in a redesign incorporated within latent structure of the Manitoba. It will present a design strategy to restore the continuity of time and space within the realm of the place through an assessment of the existing manitoba through analysis of drawings, surveys, development of models, design proposals and a design matrix.

19 |

Problem Statement + Methodology

20 |

Figure 8 ‘CaixaForum Madrid’ (CaixaForum Madrid by Herzog & de Meuron, 2008)

Adaptive reuse

There has been suggestion that tearing down an existing building and replacing it with something entirely new can be particularly wasteful. The egregious misuse of energy and raw materials make adaptive reuse a popular alternative to demolishing derelict, unsustainable and disused structures around the world. Most times, these buildings can represent a faded memory, they might not have outstanding historic or aesthetic credentials – yet they often make up for it through a character that comes from age and use (Bassett, 1997). Thus, demolishing and replacement of old with totally modern structures can remove any connection with place and identity, something that intelligent reuse can encourage and maintain. Although renovation can be costly, it is often cheaper than demolition and reconstruction (Zhang and Lei, 2012), and it offers the possibility of securing the place and identity of a location by choosing to readapt a building that is protected by a conservation order and sustainably adapting it.

Several architects, for example, Herzog and de Meuron have practiced adaptive reuse.

Notably, their work on the Tate Modern in London in 2000, a conversion of Sir Giles Gilbert Scott’s Bankside Power Station on the banks of the River Thames, revolutionized the way in which people viewed the conservation of iconic landmarks and proved that a sustainable re-adaptation and functionality of a building can be completely overhauled.

Other works include the CaixaForum in Madrid that looks to have a transformative effect on its location, visually, spatially and in terms of socioeconomic revitalization of the area in which it is located (Zhang and Lei, 2012; Zumthor, Oberli-Turner and Schelbert, 2006).

21 |

In relation to Palimpsest and Tabula Rasa theories.

22 |

Figure 9 Example of Reuse within the Scottish Rural Context House No. 7 by Denizen Works (House No. 7, 2017) By author

In a sustainable adaptive reuse, existing buildings undergo different performance assessments and diagnostics which are used to benchmark building energy use, identify system operational problems, and find energy conservation points. These energy preservation audits and surveys enable the identification of energy use and costs, from which energy cost and consumption control measures can be administered and reviewed (EPCUK, 2015; Standards Australia, 2000).

23 |

The National Trust for Historic Preservation insists that it takes about 65 years for an energy-efficient new building to save the amount of energy lost in demolishing an existing building (savingplaces.org, 2009). Further data from the U.S. Energy Information Administration shows that most buildings constructed before 1920 are in fact more energy-efficient than those built after 1920 and before 2000. Sustainable architecture is not concerned merely with the design of individual buildings; adaptive reuse also offers a multitude of opportunities for energy efficiency and sustainability in the built environment. However, this requires that various building performance and simulations tools are used and integrated within the design process. As time goes on, existing buildings tend to undergo degradations, change in use, and various unexpected faults or malfunctions over time (Heo et al. 2012). These events often result in a lot of deterioration of the overall system performance; unsustainable and unacceptable thermal comfort conditions .

Retain and Fill

errace and Both

Courtyard

RetainRetain and Filland Fill Courtyard ace and Both Terrace and Both Courtyar

24 |

“Adapting Existing”

Figure 10 Initial design approach diagrams

By Author

“Adapting Existing” “Adapting Existing”

BRIEF

RE NOVATION OF EXISTING MANITOBA E X I S T I N G - 80sqm

PROPOSALS O P T I O N 1 - 80 sqm O P T I O N 2 - 110 sqm

The adaptation of a building to suit both contemporary and sustainability requires an intelligent and sensitive approach to issues and restrictions determined by the scale, condition and materials of the existing structure. It is essential to understand what is possible to save and what needs to be overhauled to ensure the structure is secure and the proposed design will meet standards for safety, accessibility, and sustainability. Often the most innovative solutions occur when an architect attempts to renew a building whilst retaining the original footprint and as many features as possible. In this scenario, it is necessary to either fit something inside the existing walls or create new space on top of what is already there. Usually, these forms of intervention are more sustainable than a complete demolition and rebuild (Kieran and Timberlake, 2004; Rubright, 2009; Heidegger and Krell, 2011).

25 |

The most important part of these is an assessment of the “building envelope� which is the main predictor of the amount of energy used for heating, cooling, lighting and ventilation of a building. Its direct interaction with the external (unconditioned) environment, building envelope has been defined as the interface of energy gain or losses (Conejos, Langston and Smith, 2015). Adequate energy efficient and sustainable adaptive reuse technologies can be categorized into a triad as follows: supply side management, demand side management, and change of energy consumption patterns (human factors) (Ma et al. 2012).

Supply side management include building electrical system retrofits and alternative energy supply systems such as solar energy and solar photovoltaics (PV), to provide electricity. The demand side management consists of strategies to reduce building heating and cooling demand, and the use of energy efficient equipment and low energy technologies. For example, the use of retrofitting building fabric and the use of other advanced technologies such as air tightness, windows shading/glazing etc. Others include advance control schemes, natural ventilation, heat recovery and thermal storage systems. These management techniques need to be considered and calculated into the actual adaptive redesign of the structure from the start to ensure optimum effects. (Conejos, Langston and Smith, 2015)

26 |

Figure 11 Archimedes Parchment (Archimedes Palimpsest, 2014)

Palimpsest

Palimpsest was coined from the mid 17th century Greek word: “palimpsēstos” from palin which means “again” and psēstos which means “rubbed smooth.” The Oxford Dictionary describes it as “a manuscript or piece of writing material on which the original writing has been effaced to make room for later writing but of which traces remain.” In ancient times, the palimpsest was typically a scripture which was written on and wiped clean for the next text to be built from. This was done mainly for economic reasons as parchment was expensive therefore any existing text was visible and could be read through layers of other texts (Rubright, 2009).

27 |

“The approaches of local actors to built heritage preservation and value enhancing should take account of the concept of palimpsest and its applicability; it should also convey the esthetical, historical, scientific, social and spiritual values of heritage to past, present and future generations” (Feilden, Bernard M, Jokilehto and Jukka 1998).

28 |

Figure 12 Memory + Dwelling montage

By Author

The concept of palimpsest is widely used in various fields. For example, urban planners use the concept of the palimpsest to explain the construction stages of the architectural monuments and urban morphology development (Azimzadeh and Bjur, 2007). The idea of the palimpsest introduces aspects of adaptive re-use elements. Its main thrust is that nothing is original, as there is always something that comes before it either in the form of inspiration or in the form of a precedent. Venturi alludes to this combination of old and new with this gentle manifesto:

29 |

“I prefer “both- and “to “either-or”, black and white and sometimes grey, to black or white.

A valid architecture evokes many levels of meaning and combination of focus; its space and its elements become readable and workable in several ways at once” (Venturi and Scully, 1966).

He suggests that it is not a matter of one or the other but in fact a hybrid combination that allows the birth of change. Nuryanti (1996) asserts that by using the palimpsest concept, a new urban layer is super-imposed on the previous one. Thus, he says, “the urban palimpsest, by analogy, emphasizes the historical remnants (memorial traces), rituals, local traditions, folklore and another form of built heritage”. The palimpsest concept suggests that a building in its first form is not its primary and only function – it asserts that there are multiple functions and possibilities for a building not running to its full potential.

Rossi (1982) posits that nothing is original, an idea comes from somewhere or something which has occurred in history/ from a previous source of knowledge. The memory of the existing; whether this is the introduction of the demolition of the existing building and building upon the existing foundations or simply the stripping back of to reveal the stories of the past.

30 |

Figure 13 Delirious New York, (Koolhaas, 1994) Learning from Las Vegas, (Venturi, Brown and Izenour, 1972).

In opposition to the theory of palimpsest, the origin of “tabula rasa” is Latin, literally meaning scraped tablet, denoting a tablet with the writing erased. The Oxford Dictionary defines it as “an idea that the slate has been wiped clean generally used to describe an absence of preconceived ideas of predestined objectives” (Oxford Dictionaries | English, 2017).

Various architects have however adopted the theory of tabula rasa in their designs. For example, Rem Koolhaas adopted this theory in New York, where he designed a centrifuge grid which was self-imposed on Manhattan. His notion of tabula rasa, which had become taboo since the ambitious plans of Le Corbusier, set itself as a strategy based off emptiness, where large areas were planned in the context of never ending modernization – showing that a new beginning is always achievable. (Tallón, 2015).

However, this erasure of old architecture to start afresh due to the complexity of everyday-life has increasingly come under attack by postmodern critics, who have consistently argued that there is an innate value in the built forms which have been produced spontaneously by society. Thus, tellingly, two of the most influential architectural texts of the late twentieth century - Venturi’s “Learning from Las Vegas” (1972) and Koolhaas’ “Delirious New York” (1978) both applied this logic to their designs.

“we simply cannot build our way out of our environmental crisis, we must conserve our way out, by making better, more efficient, and more innovative use of our existing buildings” (Carroon,2008).

31 |

Tabula Rasa

32 |

Figure 14 ‘Cluster Settlement’

By Author

The Manitoba of Knoydart A close reading.

“to encourage the ethical life: to work with the recollection of traditions, with the traces of the past, with the expectation of meaning for the future” Gianni Vatimo, 1987, Cited in Frampton and Cava, 2001, Pg.9

It has been designated as a National Scenic Area and is very popular as a tourist attraction. The main settlement on the peninsula is called Inverie, which has a resident population of roughly 116 adults. There is a post office, a primary school, and a variety of accommodation for visitors, including the Manitoba, B&Bs, bunkhouses and self-catering accommodation. The Knoydart Foundation, established in 1997 is responsible for the 17,500-acre Knoydart Estate which makes up much of the peninsula. The Foundation bought this in 1999 and is a partnership of residents, the Highland Council, the Chris Brasher Trust, Kilchoan estate and the John Muir Trust. According to the Knoydart Foundation, their aim is “to preserve, enhance and develop Knoydart for the well-being of the environment and the people” (Calder, 2009; knoydart-foundation.com, 2012))

33 |

Knoydart is a peninsula in Lochaber, Highland, on the west coast of Scotland. It is sandwiched between Lochs Nevis and Hourn. Traditionally known as na Garbh-Chrìochan or “the Rough Bounds”, due to its harsh terrain and remoteness, Knoydart is also referred to as “Britain’s last wilderness”. Only accessible by boat, or by a 16-mile (26 km) walk through rough country, its seven miles (11 km) of tarred road are not connected to the main UK road system (Calder, 2009).

34 |

The manitoba

Figure 15 Manitoba in context Cluster settlment representation

By Author

The Manitoba A background.

Set within the ‘cluster settlement’ the post war home, lies in an almost perfect alignment of a suburban street. Currently accommodating people who work on and for the peninsula, it was bought by the Knoydart Foundation, managed by them and utilized as rented accommodation, with rents being kept low due to the poor state of the building fabric. It is one of the three types of ‘manitoba’ specific to Knoydart. The ‘manitobas’– a name given to the structures which are aesthetically different from the traditional Scottish farm house style architecture found on the rest of the peninsula. The others are currently being used as a Village hall and the other utilised as a post office with the upper level recently converted and used as rentable accommodation for visitors.

Generally, it is a semi-detached dilapidated cottage with little or no means of outward “modern” beauty. However, the manitoba’s simplicity is attractive within the context of the rural landscape. Within the community, there are mixed feelings in relation to the Manitoba – whether it should be demolished or given a second chance. This study will focus on the qualities of the Manitoba which justify the potential for its re-use or rehabilitation.

Using the ‘shearing layers of architecture’ diagram to break down and fully understand the true qualities of the existing built form.

35 |

The Manitoba, a circa 1950’s semi-detached dwelling, is rooted in one of the three main identifiable residential settlements of Knoydart. These sit under the catogories of ‘waterfront’, ‘forest’ and the ‘cluster’.

36 |

A Close Reading of the Manitoba as existing.

S P A C E P L A N -5

S T R U C T U R E -3

37 |

S E R V I C E S -4

S K I N -2

S T U F F -6

SITE -

Figure 16 Shearing Layers of Architecture, Adapted From; Shearing Layers (Brand, 1997) pp12-23)

1

A Close Reading

38 |

of the Manitoba as existing.

Figure 17 The Manitoba Photography by Author

39 |

A Close Reading of the Manitoba as existing.

manitoba occupancy

main objectives

to

utilise the existing.

retain the identity of the manitoba while

40 |

3

3

increasing quality of living as well as .. increasing the rental for the foundation .

brief

Figure 18 Main Objectives

By Author

income

potential 12 for occu

3/4 i s u n o c c u p

manitoba occupancy

s

xisting.

Total of 3 people

3

3

bedrooms

y of living

tal income

potential 12 for occupants 3/4 i s u n o c c u p i e d

Figure 19 Manitoba Occupancy Study

By Author

41 |

y of the manitoba

42 |

E a...n i t o b a TSh IeT M S1c :a 1 l e01 0 : 10 000 Figure 20 The Manitoba Figure Ground I T E ...

By Macro Micro S Unit, Adapted by Author 1:1000

Investigation A close reading of the Manitoba - as existing.

SITE

The Manitoba site is 1186 sqm with direct access to the dirt track road, split symmetrically down the centre of the site to accommodate the language of the house. Each house benefits from off road car parking and a pedestrian gateway to the centrally located door threshold. The Manitoba has a front and a rear garden similar to a typical suburban development. Positioned on the site which is elevated from the road allows for views over the roof of the bunkhouse and to the beach in a south-western orientation. To the rear of the site the land rises and becomes overshadowed by the dense forestation.

43 |

The cluster settlement pattern located 1000m South East of Inverie of Knoydart consists of mainly residential buildings and tourist visitor accommodations (The bunkhouse and Lodge) all arranged alongside a single-track dirt road. Although in a rural context the settlement imitates an urban development in terms of proximity and density of houses all all of which are within a compact settlement.

44 |

Figure 21 Existing manitoba 3D - hand drawn

By Author

STRUCTURE

45 |

The manitoba is built from load bearing brick cavity wall construction, with internal single skin brick walls which takes the load of the overhanging hip roof above.

The main identifiable character of the Manitoba is its roof this element sets it apart and gives it an individual identity to the other homes in the area. It hangs over the structure creating a sense of protection from the harsh Scottish weather.

Out from the roof projects three chimney stacks which rise above the ridge height, the wear and tear is visible due to its subjection to harsh conditions.

SKIN On first appearances with the Manitoba you are met with a faded white façade, a contrasting palette together with the dark and heavy roof. The exterior surface is roughcast on the external and plastered on the hard internally, the appearance of cracks is visible through general surveying but expected for the age and the weather conditions prone to the area. The wear and tear of the assumed 1950’s structure is visible in the skin and reflect the comments made from the current and previous tenants.

Acting as the view point into the community, the large windows are boldly accentuated into the façade. Apart from the brick skin, the single glazed elements are the only division between inside and out.

“we have a thermometer because sometimes it gets so cold, last week it was 4 degrees in the kitchen.�

46 |

(Resident of the Manitoba, 2017)

Figure 22 MacroMicroStudio instagram page - Comment.

SERVICES

“we have a thermometer because sometimes it gets so cold, last week it was 4 degrees in the kitchen.�

(Resident of the Manitoba, 2017)

SPACE PLAN

The plan of the semi-detached dwelling is symmetrical and boasts centrally located front entrances. Entering the threshold, the corridor angles into the depth of the plan with no visible through route. It is assumed that the Manitoba was built as an affordable method of housing the people of Knoydart with little consideration for the way the house would relate and function within its remote rural context. The porches which appear to be later additions to the houses suggest that the adaptations were made to advantage the resident’s growing needs.

In terms of room layouts, they work well in the position of the house, public rooms and the main bedroom facing south west, while the remaining rooms form the back wall of the dwelling. ( see appendix A )

47 |

A rural location can sometimes mean uncertainty with power supplies and general services but in Knoydart the community is supplied electricity through their mini hydro system, a community facility enabling the peninsula to reach its zero-carbon future. The Manitoba is connected to this grid but the assumptions are that the electrical wiring within the house are outdated and may need renewing.

To serve as back up, the Manitoba residents own two wood burners and has electric heating supplied through radiators in the bedrooms. The residents of the (right hand) manitoba expressed how the spaces can reach unbearable temperatures:

48 |

Porch / Utility room / Boot room = 3.5 sqm

Front Entrances ( Formal )

Figure 23 Current use of space within the manitoba - Entrances, Storage.

By Author

Entering Via Porch / Utility Room/ Boot room ( everyday access )

STUFF

The Oxford Dictionary describes ‘stuff’ as personal items, gear, or luggage belonging to someone or something (Oxford Dictionaries | English, 2017). Despite the manitoba’s remote rural context and era of construction, it currently possesses most modern equipment within. A general comparision of a home on the mainland and a home on Knoydart are not so different. However, distinctive “stuff” such as boots and heavy outdoor clothing particular to the rural terrain are notable differences. Furthermore, the peculiar location of Knoydart (its distance from the mainland) nessecitates the storage of extra provisions such as foodstuff, toiletries as there are no nearby shops. Thus, boot rooms and storage cupboards which were absent in the original design become important considerations in the new design process.

49 |

“Chairs, desks, phones, pictures, kitchen appliances, lamps, hairbrushes, all the things that twitch around daily to monthly.

Furniture is called mobilia in Italian for a good reason.”

(Brand. 1994. P12-13)

50 |

Figure 24 Existing Manitoba

By Author

Analysis + Adaptive Re-use Proposals

Breaking down the fundamentals of architecture to enhance and test the formation of a new language derived and built on principles from the old. The form of alteration as well as spatial and qualitative exploration will enhance the developing connection between the existing and the new.

The options for potential reuse of the manitoba have been tested and represented against determining variables in the form of a matrix.

51 |

The interventions investigated develop the existing by using multiple techniques to test methods of improving quality of life within these existing dwellings.

MATRIX proposals + criteria for determining

massing

FAR

no.of units

sqm (m2)

164

( no. of beds )

x6

52 |

FAR - 0.12

164

x4

FAR - 0.12

x2 145 FAR - 0.12

Figure 25 Manitoba design matrix - Pt. 1 By author

x2

(max occupancy)

(min m2 per person)

(level of intervention)

( e s t. c o n t r a c t o r cost per m2)

(rental income per month based on Knoydart rental prices

£100 / unit

13.6

Total = £200

53 |

x 12

)

x8

x6

20.5

24.1

low

low

£80/ sheet insulation £5200

£80/ sheet insulation £5200

£290 / unit Total = £580

£280 / unit Total = £560

all construction costs are worked out on a basis of unit figures supplied by a contractor.

Rental income is worked out at the rate of the foundations newest builds on the peninsula - clioche cottages. * prices are only estimates £290 - 2 bedroom £315 - 3 bedroom

MATRIX proposals + criteria for determining

massing

FAR

no.of units

sqm (m2)

164 FAR - 0.13

( no. of beds )

x2

54 |

x2

164 40 FAR - 0.14

184

174 FAR - 0.12

Figure 26 Manitoba design matrix - Pt. 2 By author

x4

x4

(max occupancy)

(min m2 per person)

(level of intervention)

( e s t. c o n t r a c t o r cost per m2)

(rental income per month based on Knoydart rental prices

27.3

low

labour cost £28/hour

£280 / unit

£800 / sqm £32,000

£290 / unit x 4

£1400 / sqm £243,000

£265 / unit x 4

Total = £560

55 |

x6

)

x8

25.75

low

x8

21.75

low

Total = £580

Total = £1060

all construction costs are worked out on a basis of unit figures supplied by a contractor.

Rental income is worked out at the rate of the foundations newest builds on the peninsula - clioche cottages. * prices are only estimates £290 - 2 bedroom £315 - 3 bedroom

MATRIX proposals + criteria for determining

massing

FAR

no.of units

sqm (m2)

( no. of beds )

184

x4

237

x4

56 |

FAR - 0.13

x6 270 FAR - 0.19

Figure 27 Manitoba design matrix - Pt. 3 By author

x2

(max occupancy)

(min m2 per person)

(level of intervention)

( e s t. c o n t r a c t o r cost per m2)

(rental income per month based on Knoydart rental prices

24.4

med

29.6

high

£1600 / sq m £ 379,200

£265 / unit x 4

£265 / unit x 4

Total = £1060

57 |

x8

£1400 / sqm £ 257,600

)

x8

x 14

19.29

high

Avg. £1600 / sqm £ 379,200

Total = £1060

- 2 bed -£290 / unit ( x2 ) - 1.5 bed - £280/ unit ( x2 ) Total = £1140

all construction costs are worked out on a basis of unit figures supplied by a contractor.

Rental income is worked out at the rate of the foundations newest builds on the peninsula - clioche cottages. * prices are only estimates £290 - 2 bedroom £315 - 3 bedroom

MATRIX proposals + criteria for determining

FAR

no.of units

sqm (m2)

( no. of beds )

58 |

massing

x8 or x6 380 x2 FAR - 0.2

Figure 28 Manitoba design matrix - Pt. 4 By author

(max occupancy)

(min m2 per person)

(level of intervention)

( e s t. c o n t r a c t o r cost per m2)

(rental income per month )

59 |

based on Knoydart rental prices

x 16

19.29

med

Avg. £1500 / sqm £570,000

- 1 double bed £265/unit (x2) - 3 bed- £315/unit (2) = £1160

all construction costs are worked out on a basis of unit figures supplied by a contractor.

Rental income is worked out at the rate of the foundations newest builds on the peninsula - clioche cottages. * prices are only estimates £290 - 2 bedroom £315 - 3 bedroom

MATRIX

60 |

proposals + criteria for determining

Figure 29 Proposed building diagram By author

+

Matrix conclusion

Currently the available space is wasted and potentially could be used to house temporary workers or tourists creating a higher cost benefit for the foundation.

61 |

A general refurbishment to the Manitoba and organisation of the internal layout will increase the quality of life for those residing in them although further subdividing the Manitoba from a semi-detached to a four-unit terrace enables maximum occupancy from the dwellings.

62 |

Figure 30 Funding Bodies, (Hlf.org.uk, 2017), Socottish Government

Funding Government funding and initiatives for re-use projects

In most cases, area-based funding mechanisms for heritage-led regeneration schemes in the United Kingdom usually work on a partnership basis (between public authorities, funding agencies and the private sector). In 2002, a European network called INHERIT was set up which was based around the concept of investing in heritage to regenerate Europe’s historic cities. This fund was primarily focused on funding for the adaptive reuse of old building stock as indicated by the Grainger Town project (Pickard, 2009). A funding option potentially, Historic Scotland funds projects which meets its benchmark points of delivering benefits for communities, promoting public access and quality, developing knowledge, skills and build capacity for local heritage management – all of which the Manitoba proposal could meet. Other options include the Funds for Historic Buildings and the Heritage Lottery Fund.

63 |

A profound issue with the renovation of existing buildings is the addition of 20% TAX whereas demolition and new build is zero rated. Researching methods it is apparent that the Manitoba could qualify for a lower VAT rate which reduces costs of making repairs and necessary alterations. ( see appendix C )

64 |

“ Places disappear and lose their identity when they are no longer distinguished from their context. �

(Ashworth and Graham, 2005)

Conclusion

This posits that an assessment of this ability should identify decisions and design solutions that must be made to balance owner and occupant needs with considerations of sustainable adaptive reuse. With the Manitoba, the different re-use designs take consideration of the spatial layout of the existing building to maximize rental income, the quality of light and the ease of construction for the remote rural location of Knoydart.

The proposals investigated and proposed exhibit a range of different possibilities from minimum intervention to maximum, highlighting that there are many opportunities for the existing building stock. Despite the designation of Knoydart as a National Scenic Area, there is however a scarcity of funding options available to the owners (The Knoydart Foundation) and this indicates a need for further research to investigate the extent to which the feasibility of adaptive re-use is influenced by policies which govern funding.

65 |

Existing buildings are assets with opportunities for change. Reasons for keeping, preserving and re-using existing buildings are copious. The tangible and intangible benefits of reuse range from the invaluable advantages of place and cultural identity to measurable economic and environmental advantages. There is a growing body of work which posits that sustainable development concerns not only hard environmental targets but also economic, social, historical and cultural ones. Thus, the potential and value of re-adapting the existing building stock is a huge part of the drive for sustainable development. However, the capacity for an existing building to undergo effective re-use and deliver a result that is more sustainable than demolition and rebuild is not an innate quality of all buildings.

66 |

Figure 31 The manitoba in place By author

67 |

68 |

69 |

Bibliography Ashworth, G. and Graham, B. (2005). Senses of Place. 1st ed. Florence: Taylor and Francis.

Azimzadeh, M. and Bjur, H. (2007). The urban palimpsest: the interplay between the historically generated layers in urban spatial system and urban lyfe. 6th International Space Syntax Symposium, Technical University Faculty of Architecture, Istanbul,, pp.1-14.

Bassett, P. (1997). The theory and practice of adaptive reuse. ACM SIGSOFT Software Engineering Notes, 22(3), pp.2-9.

Boyer, M. (2012). New Report Details Why Existing Buildings Are Greener Than New Ones. [online] Inhabitat.com. Available at: http://inhabitat.com/new-report-details-why-existing-

70 |

buildings-are-greener-than-new-ones/ [Accessed 24 Nov. 2016].

Brand, S. (2012). How buildings learn : what happens after they’re built.. 1st ed. London: Penguin Books.

Brooker, G. and Stone, S. (2014). Rereadings. 1st ed. London: RIBA Enterprises.

Calder, S. (2009). Knoydart: Britain’s last wilderness. [online] The Independent. Available at: http://www.independent.co.uk/travel/uk/knoydart-britains-last-wilderness-1650200.html [Accessed 11 Mar. 2017].

Carrroon, J. (2008). Sustainability and Historic Preservation -- Making Policy. Architecture Boston.

Cathcart-Keays, A. (2014). Is demolition ever the best way to regenerate?. [online] The Guardian. Available at: https://www.theguardian.com/cities/2014/jun/04/is-demolition-ever-the-best-way-to-regenerate [Accessed 2 Jan. 2017].

Conejos, S., Langston, C. and Smith, J. (2015). Enhancing sustainability through designing for adaptive reuse from the outset. Facilities, 33(9/10), pp.531-552.

Dawson, M. (2005). juxtaposed. Masters Dissertation. Virginia Polytechnic Institute and State University.

Economist.com. (2017). The retrofit revolution. [online] Available at: http://www.economist. com/blogs/prospero/2011/09/green-architecture [Accessed 21 Nov. 2016].

FEILDEN, B. (1998). Management guidelines for world cultural heritage sites. 1st ed. Intl’ Ctr for the Study of the Preservation & the Restoratio.

Frampton, K. and Cava, J. (2001). Studies in tectonic culture. 1st ed. Chicago, Ill.: Graham Foundation for Advanced Studies in the Fine Arts.

Frey, P. and Bouchain, P. (2010). Learning from vernacular. Towards a new vernacular archi71 |

tecture. 1st ed. Tours: Actes Sud. Ghani, F. (2012). Issues in Sustainable Architecture and Possible Solutions. International Journal of Civil & Environmental Engineering, 12(1).

Heidegger, M. and Krell, D. (2011). Basic writings. 1st ed. London: Routledge Classics.

Heo, Y., Graziano, D., Guzowski, L. and Muehleisen, R. (2012). Evaluation of calibration efficacy under different levels of uncertainty.

Hutchinson, T. (2012). Retrofitting is expensive – let’s demolish and start again. [online] The Guardian. Available at: https://www.theguardian.com/housing-network/2012/apr/03/retrofit-expensive-demolish-unfit-homes [Accessed 3 Dec. 2016].

Jackson, J. (1996). A sense of place, a sense of time. 1st ed. New Haven: Yale University Press.

Jäger, F. (2010). Old & new design manual for revitalizing existing buildings. 1st ed. Basel: Birkhäuser.

Jiven, G. and Larkham, P. (2003). Sense of Place, Authenticity and Character: A Commentary. Journal of Urban Design, 8(1), pp.67-81.

Bibliography

Jonas, D. (2008). Heritage works. 1st ed. London: English Heritage.

Kieran, S. and Timberlake, J. (2004). Refabricating architecture. 1st ed. New York: McGraw-Hill.

Knoydart-foundation.com. (2012). Home: Knoydart Foundation. [online] Available at: http:// www.knoydart-foundation.com/ [Accessed 16 Mar. 2017].

Kohlstedt, K. (n.d.). Ghost Architecture: Unconscious Art of Building Demolition. [online] WebUrbanist. Available at: http://weburbanist.com/2013/08/20/ghost-architecture-uncon-

72 |

scious-art-of-building-demolition/ [Accessed 2 Mar. 2017].

Koolhaas, R. (1978). Delirious new york. 1st ed.

Krishan, A., Jain, K. and Tewari, P. (1998). Process of design for sustainable architecture and contemporary solutions. Renewable Energy, 15(1-4), pp.407-412.

Latham, D. (2013). Creative Reuse of Buildings. 1st ed. Routledge.

Ma, Z., Cooper, P., Daly, D. and Ledo, L. (2012). Existing building retrofits: Methodology and state-of-the-art. Energy and Buildings, 55, pp.889-902.

Naismith, R. (1985). Buildings of the Scottish countryside. 1st ed. London: Gollancz in association with Peter Crawley.

Nuryanti, W. (1996). Heritage and Postmodern Tourism. Gadjah Mada University, Indonesia.

Olsberg, N., Ranalli, G., BĂŠdard, J., Polano, S., Di Lieto, A., Friedman, M. and Guidi, G. (1999).

Carlo Scarpa architect. 1st ed. New York: The Monacelli Press.

Ouf, A. (2001). Authenticity and the Sense of Place in Urban Design. Journal of Urban Design, 6(1), pp.73-86.

Oxford Dictionaries | English. (2017). tabula rasa - definition of tabula rasa in English | Oxford Dictionaries. [online] Available at: https://en.oxforddictionaries.com/definition/tabula_rasa [Accessed 12 Mar. 2017].

Park, J. (2013). Graft in architecture. 1st ed. Mulgrave, Vic: Images Publ.

Parr, A. and Zaretsky, M. (2011). New directions in sustainable design. 1st ed. London: Routledge.

Pickard, R. (2009). Funding the architectural heritage. 1st ed. Strasbourg: Council of Europe.

Press.

Retrofit for the future. (2017). 1st ed. [ebook] Available at: https://retrofit.innovateuk.org/ documents/1524978/2138994/Retrofit%20for%20the%20future%20-%20A%20guide%20 to%20making%20retrofit%20work%20-%202014 [Accessed 13 Mar. 2017].

Rossi, A. (1982). The Architecture of the City. 1st ed. New York: MIT Press.

Rubright, M. (2009). An Urban Palimpsest: Migrancy, Architecture, and the Making of an Anglo-Dutch Royal Exchange. Dutch Crossing, 33(1), pp.23-43.

Rupnik, I. (2008). Bauhaus Palimpsest: The Object of Discourse - Edited by Robin Schuldenfrei and Jeffrey Saletnik, organizers. Journal of Architectural Education, 62(1), pp.79-80.

Savingplaces.org. (2009). Preservation Magazine | National Trust for Historic Preservation. [online] Available at: https://savingplaces.org/preservation-magazine#.WMa4ym_yiCg [Accessed 13 Mar. 2017].

Schultz, A. (2007). Carlo Scarpa Layers. 1st ed. Stuttgart: Axel Menges.

73 |

Quale, J. (2012). Sustainable affordable prefab. 1st ed. Charlottesville: University of Virginia

Bibliography

Sifferlin, A. (2012). LEED From Behind: Why We Should Focus on Greening Existing Buildings | TIME.com. [online] TIME.com. Available at: http://science.time.com/2012/01/27/leed-frombehind-why-we-should-focus-on-greening-existing-buildings [Accessed 16 Mar. 2017].

Smedley, T. (2013). Can zero-carbon buildings become a reality?. [online] the Guardian.

Available

at:

https://www.theguardian.com/sustainable-business/can-zero-carbon-build-

ings-become-reality [Accessed 3 Feb. 2017].

Tallón, J. (2015). Tabula Rasa‌or the Strategy of the Void. [online] Available at: https://

74 |

phdsymposiumetsaun.wordpress.com/.

Theccc.org.uk. (2008). UK regulations: the Climate Change Act | Committee on Climate Change. [online] Available at: https://www.theccc.org.uk/tackling-climate-change/the-legal-landscape/global-action-on-climate-change/ [Accessed 16 Mar. 2017].

Torres Moskovitz, J. (2013). The greenest home. 1st ed. New York: Princeton Architectural Press.

Valceanu, D., Kosa, R. and Tamirjan, D. (2014). URBAN LANDSCAPE AS PALIMPSEST. Venturi, R. and Brown, D. (1968). Learning from Las Vegas. 1st ed.

Venturi, R. and Scully, V. (1966). Complexity and contradiction in architecture. 1st ed.

Wilkinson, T. (2015). Sergison Bates semi-detached, Stevenage, 2000. [online] Architectural Review. Available at: https://www.architectural-review.com/8685586.article [Accessed 5 Feb. 2017].

Wilkinson, T. (2015). Sergison Bates semi-detached, Stevenage, 2000. [online] Architectural Review. Available at: https://www.architectural-review.com/8685586.article [Accessed 5 Feb. 2017].

Young Min, K. (2009). An Analogy Of Palimpsest As A Strategy Transforming Urban Structure Into Architectural Discourse - Focused On Dominique Perrault’s Architecture Of Strata.

The 4th International Conference of the International Forum on Urbanism.

Zhang, L. and Lei, H. (2012). Researches on Environmental Value of Existing Buildings’ Adap-

Zumthor, P., Oberli-Turner, M. and Schelbert, C. (2006). Thinking architecture. 1st ed. Basel: Birkhäuser.

75 |

tive Reuse. Applied Mechanics and Materials, 253-255, pp.857-860.

Image references

Fig 1 - Waterfront Settlement of Inverie, Knoydart. Photography By Author Fig 2 - Elevational Study, Manitoba. By Author Fig 3 - ‘Loughloughan Barn, Broughshane‘, McGarry Moon (n.d.). Loughloughan Barn, Broughshane. [image]

Available at: http://www.mcgarry-moon.com/selected-projects/#/loughloughan-barn-broughshane-1/

[Accessed 3 Nov. 2016].

Fig 4 - The Existing Manitoba By Author Fig 5 - ‘Principles of Passivhaus’ , Albert, Righter & Tittmann (2015). Sustainability. [image] Available at: http://

www.artarchitects.com/portfolio/ [Accessed 5 Jan. 2017].

Fig 6 - ‘The setting and form of buildings’’. Naismith, R. (1985). Buildings of the Scottish countryside. 1st ed.

London: Gollancz.

Fig 7 - Research Diagram By Author

76 |

Fig 8 -‘CaixaForum Madrid’. CaixaForum Madrid by Herzog & de Meuron. (2008). [image] Available at:

https://divisare.com/projects/16682-herzog-de-meuron-duccio-malagamba-caixaforum-madrid

[Accessed 28 Jan. 2017].

Fig 9 - Precedent Sketch, By Author, Adapted From, House No. 7. (2017). [image] Available at: http://www.deni

zenworks.com/houseno7 [Accessed 7 Feb. 2017].

Fig 10 - Initial Design Approach Diagram, By Author Fig 11 - Archimedes Parchment, Archimedes Palimpsest. (2014). [image] Available at: https://dmwordoftheweek.

files.wordpress.com/2014/04/palimpsest.jpg [Accessed 6 Jan. 2017].

Fig 12 - Memory + Dwelling Montage, By Author Fig 13 - Delirious New York & Learning From Las Vegas. Koolhaas, R. (1994). Delirious New York. 1st ed. New

York, New York: Monacelli Press & Venturi, R., Brown, D. and Izenour, S. (1972). Learning from

Las Vegas. 1st ed. Cambridge Mass.: MIT Pr.

Fig 14 - Cluster Settlement, By Author Fig 15 - Manitoba In Context, By Author Fig 16 - Shearing Layers of Architecture, Adapted From; Brand, S. (1997). How buildings learn. 1st ed. New York,

N.Y: Penguin Books.

Fig 17 - The Manitoba, Photography By Author Fig 18 - Main Objectives, By Author Fig 19 - Manitoba Occuancy Diagram, By Author Fig 20 - Manitoba Figure Ground, By Author Fig 21 - Existing Manitoba Three Dimensional Sketch, By Author

Fig 22 - MacroMicro Instagram Post, Macro Micro Instagram Post. (2017). [image] Available at: https://www.insta

gram.com/p/BQvM3TqA2Yx/?taken-by=macromicrostudio&hl=en [Accessed 4 Feb. 2017].

Fig 23 - Current use of space within the manitoba - Entrances, Storage. By Author Fig 24 - Existing Manitoba Silhouettes, By Author Fig 25 - Design Matrix Pt.1, By Author Fig 26 - Design Matrix Pt.2, By Author Fig 27 - Design Matrix Pt.3, By Author Fig 28 - Design Matrix Pt.4, By Author Fig 29 - Proposed Building Diagram, By Author Fig 30 - Funding Bodies, Hlf.org.uk. (2017). Heritage Lottery Fund. [online] Available at: https://www.hlf.org.uk

[Accessed 24 Jan. 2017]

77 |

Fig 31 - The Manitoba In Place, Montage By Author.

78 |

Existing Manitoba Front Elevation Scale 1 : 2 0 0

Appendix A

79 |

Manitoba Technical Drawings - By Author

80 |

Existing Manitoba Side Elevation Scale 1 : 2 0 0

Existing Manitoba Section Scale 1 : 2 0 0

81 |

82 |

83 |

Existing Manitoba Ground + First Floor Scale 1 : 2 0 0

84 |

Appendix B Knoydart Interview transcript The foundation directer speaking about the manitoba.

DATE: 2ND OCTOBER 2016

TIME: 11.35AM LOCATION: KNOYDART POTTERY & TEAROOM

85 |

INTERVIEWERS: ANTONIA, JACK, CLAIRE, NEIL, JENNA

NAME: GRANT OCCUPATION/ROLE(S) IN THE COMMUNITY: DIRECTOR OF THE FOREST TRUST/DIRECTOR OF FOUNDATION/DIRECTOR OF ENERGY COMPANY

Neil: Going back to this thing (pointing to brief?) The initial idea would then be: can there be a demonstration model of something done and built and can that attract some grant funding to it to support it. And can all of that then be put through planning as a strategy for a more sustainable model of housing for the future? That would then meet the various policy requirements. Is that the sort of thing we’re looking at?

Grant: Yeah, that’d be great! And coming at it from the Forest Trust angle, and these sort of background documents that Lorna can dig out for you. From the foundation’s point of view, there’s other projects that will link with that in some sort of way and so you might want to consider those as well.

The obvious one there is the Manitoba’s which is the semi-detached.

86 |

Neil: The manitoba’s is were we’re staying at the moment?

Grant: The houses were more or less built at the same time, more or less identical except they haven’t been done up. One’s been extended lengthwise. I showed the others where the others were.

Same sort of thing, metal window frames and 40 degree pitched roof or whatever it is. The thing about the Manitoba’s is, I don’t think anyone’s talked to the tenants. It’d be a bit awkward if you just turned up.

Neil: The sites are more or less flat anyway. There’s not a huge fall on them so we don’t need to survey them, but if we can get the plans

Grant: The interesting thing about the manitoba’s is a couple of years ago, it was decided that the best thing to do was knock them down and build a new thing. I don’t think the current directors will agree to that without further considerations of the options, and I’m one of those directors so I’m in a really good position to say that. But I would expect that if a student group was looking at those properties and deciding what to do with them, the first question would be “Can we work with what we’ve got or do we need to knock it down?”. I would expect there be discussion about carbon and all the rest of those things.

Neil: Were these a prefab system?

Grant: No it’s just brick, has it got a cavity? I don’t know. It’s just solid brick, and there’s no plaster on the inside, its just rendered right on to the brick. I lived in one for a few years, they’re very solid

new builds are VAT free so straight away its going to be 20% more expensive to do anything with what’s there. Another consideration is that we don’t have tons and tons of capital to spend. What about the current tenants? What if we spend a lot of money on these houses and turn them into expensive houses does that mean their rent goes up and they can’t afford it anymore, does that mean they’ve got to move out?

Neil: Do you know where the name Manitoba comes from?

Grant: Well…the story goes that there were fruit trees on the site before. They were Manitoba apple, I went online and couldn’t see any types of apple called Manitoba. But just along to road from that is the hostel, the Bunkhouse, which is an old building which may need to have some work done, but immediately next to that is the net shed which has got an asbestos roof on it which is supposed to come off next week because its dangerous. We ought to come up with a plan for that site as well.

That might be linked to the Manitoba’s cause the right next to it and the sceptic tank for that area and the water supply. You could get a lot of, it’s a big space, you could get a lot of flexible either residential or holiday type flats, flats that could be an extension to the hostel. Apartments that area attached to the hostel for visitors working here, there’s lots of options there.

87 |

houses they’ve just got no insulation. They’re structurally sound. One of the considerations is that

Appendix C Value Added Tax

The issue of V.A.T in the rennovation of existing buildings is a very grey area.

Oppoosie is a page from the Sons 2015 pricing book.

Although i could not get any solid answer from solicitors, contractors or planning and development councils, the way the highlighted section reads is that if the dwelling houses more than the original

88 |

amount of ‘single dwellings’ then it could qualify for the 5% Tax scheme instead of the 20%.

89 | Source : Spon’s architects’ and builders’ price book. (2015). 1st ed. London: Taylor & Francis Pg. 14