Conservation Plans for Building Interiors Project Implementation

1. SESSION 3: Eric Pattison, October 30th 2010 Conservation Plans for Building InteriorsProject Implementation

2. Conservation Plans for Building Interiors • Planning the conservation process • Key questions and objectives • Key Concepts: Minimal intervention, priorities, reversibility, reconstruction • Building as a system and an artefact

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

4. Why undertake a conservation plan? • Heritage resources have been identified on the site • Conservation plan supports: • pure “artefact” conservation • considerate building maintenance • leveraging heritage resources & funding • redevelopment proposals & Heritage Revitalization Agreements (HRA) IHP0070

5. Why undertake a conservation plan? • A conservation plan supports: • depth & accuracy of tender documents • work of other consultants/engineers • new uses for old buildings • heritage site management (commemorative, cultural tourism)

6. Planning the Conservation Process • Before you start work on site ….. • Historic research to establish a context • Statement of Significance (existing?) • City records: GIS database, Heritage Registry, past permits, Heritage Designation • Archives: historic photos, water connection records, fire insurance maps, vital statistics • Local histories, books, newspapers, directories, land title records • Primary sources, historic families, oral history

7. Planning the Conservation Process • Draft Historic Brief (not a full history) • Understand Preliminary Heritage Values (esp. intangibles) VPL11028 - detail NWPL2992 1927 Columbia Theatre interior

8. Planning the Conservation Process • Initial overview on site: The Walkabout • General nature of building • Current status: occupied/vacant, legal owner, original/current uses • Largely original (to when) or extensively altered • Type of structure(s): masonry, wood, concrete, no. of storeys, basement • Changes over time (additions, etc.)

9. Planning the Conservation Process • Gaining access • Introductions, letter from owner, keys, schedule • Professional integrity • Insurance, WorkSafe BC • Hazardous conditions, OHSA • Gear: hard hat, boots, old jacket, gloves, cell phone, etc. VPL4694

10. Planning the Conservation Process • Interior condition survey • Space by space (what is it and what’s it’s shape) • walls, floor, ceiling • windows and doors • features and fireplaces • millwork and casework • hardware and fixtures • Identify elements with reference to “project north”

12. Planning the Conservation Process • Interior Condition Survey (con’t) • Visual clues on structural issues and building systems • Unsafe conditions, immanent failure, leaks, bugs • Notable finishes/elements • original and from later periods • building a picture of Heritage Values (from historic research) as expressed in Character-Defining Elements • Also record contemporary finishes and elements • Identify future tasks, testing (destructive), in-depth research

13. Finishes Structural Issues Notable Elements Unsafe Conditions Contemporary Elements

14. Planning the Conservation Process • Tools • camera • 1” wide tape measure • laser measurer • multi-screw driver • pliers • large paint brush • utility knife • sandpaper • painter’s tape • small hammer • magnifying glass • folding step stool • portable lights • flashlight • moulding gauge • pitch angle calculator • gloves • HEPA filter mask • clipboard, pens, etc.

16. Condition survey tips • Review condition of one finish or element in each similar room, eg. baseboards, door hardware • Assume you will be back as always forget things • When checking for distorted structures measure rooms/ceilings in corners and compare results • Lift carpets in corners or at floor registers to see earlier flooring • Lift edges of wallpaper to see original colours/layers • Binder with historic photos, drawings and other research

17. Tips (con’t) • Get permission to do destructive testing • Look for “ghosts and shadows” that reveal changes to the building – baseboard joints = old doorways • Closets and built-in drawers hide earlier finishes • Sketch details for later reference • “Sawdust” usually means bugs are around • Stains often mean water ingress • Use “smell test” when checking for mould/mildew

18. Planning the Conservation Process • Recording findings

21. Planning the Conservation Process • Establishing the Restoration Period • Point in history all conservation work will reference • Nexus of Heritage Values and extant Character-Defining Elements (Significance) with the greatest clarity, historic meaning (values) and physical integrity • Degree of relevance to building owner, users, community, nation • Not necessarily, in fact rarely, original construction date • Multiple Periods of Significance possible • MUST be supported by historic documentation and physical evidence – authenticity is key

22. Where does significance lie?

29. Planning the Conservation Process • Recommended conservation work • Space by space summation • historic use • current condition/integrity • recommended approach: preservation/rehabilitation/restoration • conservation procedures/treatments • next steps, eg. detailed analysis, testing, research • All referenced back to the restoration period (significance)

31. BCER Depot hidden ceiling & basement treasures

32. Conservation Plans for Building Interiors • Planning the conservation process • Key questions and objectives • Key Concepts: Minimal intervention, priorities, reversibility, reconstruction • Building as a system and an artefact

33. Key Questions and Objectives • Who has requested the conservation plan? • Owner, gov’t, funding request • What will it be used for? • Conservation strategy (preservation/restoration/ rehabilitation) • Budget/schedule planning • Interpretive planning • Determine appropriate additions • Who is the audience? • Gov’t, public, academic, consultants, conference, real estate industry • How much time/number of visits do you have?

34. Key Questions and Objectives • Objectives of the plan • Fully understand the heritage resource • Record condition of the historic place • Quantify extent and nature of conservation work • Provide specific required conservation tasks and phasing options • Identify pertinent next steps • Provide options and phases for conservation • Support rehabilitation for anticipated new use • Pursue sustainability agenda • Basis of a Heritage Management Plan

35. Conservation Plans for Building Interiors • Planning the conservation process • Key questions and objectives • Key Concepts: Minimal intervention, priorities, reversibility, reconstruction • Building as a system and an artefact

36. Key Concepts: • Minimal intervention • Stnd. #3 “it is better to preserve than to repair, better to repair than to restore, better to restore than to reconstruct.” Didron, 1839 Standards & Guidelines, pg.5 • RANT: Most interior “renovations” go too far with misguided zeal to create a pristine “heritage” space; meanwhile most real historic fabric is removed and replaced with inauthentic heritage-style facsimiles that never existing in the historic place.

37. Key Concepts: • Priorities • Stick to your objectives and get the job done • Avoid “scope creep” - $$$ • Historic places are complex; don’t try to do everything at once unless that is the mandate • Demolition/salvage/renovation threat: • WORK FAST! • Compartmentalize the tasks • base building and structure • finishes and features • fixtures and furnishings

38. Key Concepts: • Reversibility • Strive for low architectural impact • Future projects and/or conservation standards may want to remove your intervention or treatment • Identify the new work through records or subtlety marking it • Treatment may end up being incorrect and need to be removed without damaging historic fabric • eg. spray foam insulation in walls, asphalt roof shingles

39. Key Concepts: • Reconstruction • Use only when documentary and physical evidence is available – avoid conjecture • Essential to communicate Heritage Values • Include measures to protect any remaining historic elements • Duplicate materials, design, colour and texture to a high degree of authenticity • Clearly identify what has been reconstructed • Do not recreate elements of a historic place that were not there originally

40. Reconstruction Parks Canada, 1939 Samuel de Champlain, 1605

41. Conservation Plans for Building Interiors • Planning the conservation process • Key questions and objectives • Key Concepts: Minimal intervention, priorities, reversibility, reconstruction • Building as a system and an artefact

42. Building as a System and an Artefact Its all historic, not just the exterior and interior surfaces.

43. Structure

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

45. Plumbing, Heating and Ventilation • Are the systems visible on the interior • Should they be removed How many systems visible in this old organ loft?

46. Upgrading Building Systems • Greater the extent of upgrading, greater the impact on interior finishes • Consider upgrades to central plant, appliances and fixtures and not distribution • “Gang” new pipes, wires and ducts in framing chases to minimize impact on finishes • “Old” fittings and fixtures available, ensure consistent with Restoration Period • Structural upgrades usually require full interior strip out • Roof framing and floor diaphragms achievable

47. Upgrading Building Systems

48. Project Implementation • Sustainability options and environmental challenges • Building regulations and permits • Sourcing and working with consultants • Contractors, procurement, budgets and schedules

49. Sustainability options and environmental challenges • Drive for reduction in energy utilization and reliance on fossil fuels • Tendency to over-impose agenda on historic buildings to their detriment • Keep goals nominal and realistic • Look for simply, effective solutions • Weather tightness • Efficient appliances • Storm windows and UV films • Insulating attics and floors Fred Herzog

50. Sustainability options and environmental challenges • Appreciate the building has performed reasonably well over its lifespan – it is in stasis • Understand the historic methods of tempering interior environment • High attics • Porches • Double-hung windows • Doors to close off rooms not in use • Breathable assemblies • Sawdust burners