High Net Worth SIG Sessions
Conservation Forum
Speaker Stephen Rickards on behalf of Whiteford Chartered Building Surveyors, Nigel Hewitt, technical manager at Rainbow International and Nicholas Orringe, senior adjuster at Cunningham Lindsey took questions from delegates on some of the issues discussed at the High net worth SIG.
Are green policies compatible with conservation practises?
Nicholas: The energy saving and insulation requirements for modern dwellings are extremely difficult to achieve in listed buildings. For instance if sash windows are fitted with their original glass replacing with say vacuum glazing with a 20mm gap will alter the exterior appearance.
Testing for air tightness can reveal that historic buildings actually 'breathe' and rarely comply with the requirements of the building regulations. Indeed the ability for the structure to breathe may be critical in preventing the conditions for rot to breed within floor and ceiling voids.
In short much work needs to be done to move historic and listed buildings to retain their qualities whilst reducing their carbon footprint.
Stephen: Conservation work is generally ‘green’ can be sustainable. However attempts to comply with modern energy conservation regulations can be damaging to them. This creates pressure to use systems that may not be practical, for example adding sealed unit double glazing into slender sash windows can ruin character.
Many old buildings have small windows and the overall effect of double glazing on energy conservation is actually negligible. The windows often have gaps which allow moderate draughts and thus healthy ventilation, sealing these will cause condensation. New buildings with ‘airtight windows’ have built in air vents which in use are exactly the same as the old gappy windows. Increasing thermal insulation levels can cause problems with cold bridging leading to condensation, although recently sheep’s wool has become readily available and being ‘breathable’ can often be used without this risk.
To what extent should builders strip out a heritage building?
Nigel: At Rainbow we fully appreciate the importance of understanding the limit of our competences when it comes to both the handling, moving storing and restoring of high value contents. We do have some exceptional skill sets in all kinds of different areas within the network however we are always keen to work alongside and under the guidance of specialist restorers. When we are faced with items that are beyond our capabilities we always refer back to the loss adjuster and the relevant specialist that has been appointed to assist with those items. Similarly with the structure where appropriate we will always attempt to dry without stripping out any materials. If we are requested to undertake strip out works this will only be under the guidance of the loss adjuster and other relevant professionals who are working on the claim.
Nicholas: The need to strip out a building for say drying works needs to be carefully considered with experienced surveyors, architects and specialist contractors. Not only can internal architectural features be damaged beyond repair, but in some instances it may be appropriate to allow the structure to dry naturally. As each structure is unique in its own way so a bespoke approach to the scope of the stripping out needs to be adopted.
Stephen: Stripping a Listed building without statutory consent is potentially a criminal offence. Just don’t do it! In urgent cases, for example to mitigate fire damage saturation always consult an appropriately qualified and experienced professional conservation consultant, who will be aware of appropriate emergency works procedures and will discuss the matter with the local authority conservation officer and English Heritage as appropriate, and undertake appropriate recording before anything is taken out. Without recording any reinstatement can only be conjectural and may lose meaning and integrity. Never remove stripped items from site under these circumstances, a good storage and labelling system is essential, and allows specialists to make assessments.
What do you do if you come across a property that isn’t listed, but should be?
Stephen: Anyone can apply to the listing branch at English Heritage to list any building – but not all applications are successful. Buildings are added to the list as a result of surveys initiated by the authorities or they may have been ‘spot listed’, which usually happens when there is a threat.
In all assessments, age is an important factor together with importance, both architectural and historic. A proposal must be supported by a location plan, description, date if known, historical and architectural information which makes the building special, and good photographs are very useful.
Presentations from the High Net Worth SIG
The Drying of Heritage Properties
This presentation was given by Nigel Hewitt, Technical Manager at Rainbow International.
Download Presentation (Powerpoint format, 6.64Mb)
