Renovation is the Challenge of Changing Times New buildings are undergoing a renaissance. With society’s increasing emphasis on conserving the global environment, sustainability has become a key design consideration. At the same time, technology is transforming the performance and function that buildings are expected to provide.
[Renovation]
Meanwhile, existing buildings must change, too. For example, the New Earthquake Resistance Law in Japan necessitates seismic reinforcement of large numbers of buildings. Further more, many buildings need refurbishment against deterioration over time and others need exterior renovations to bring their appearance up-to date.
Renovation is the renewal of a building with the aim of maintaining or raising its commercial value. It includes refurbishment of exterior walls, replacement of fixtures and window frames, and renewal of fittings. It is often considered separate from refurbishment that simply replaces the interior and exterior finishes and fitting. It does include the renewal of historical buildings by repairing their exterior finishes and fitting
Such situations used to be met with “scrap and build� replacement of buildings. Today, however, corporations often prefer renovation over replacement. Renovtion can enhance the functionality performance, and comfort of an existing building, raise its assetvalue, and demonstrate corporate social responsibility.
The photograph on the cover shows one example of a renovation project (see page 6). The photograph on the left shows the building before renovation. The top of building, designed with the image of a crown, was replaced with a glass curtain wall, as shown in the cover photo.
It is no exaggeration to mention that there has never been an age in which the Iifecycle cost of buildings has been viewed so seriously. The question of how to ren vate buildings, asa way of meeting the expectations placed on green buildings, is going to become an increasingly important one.
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Appropriate renovation raises the asset value
Deterioration over time Buildings are functionally and rationally planned to deliver their maximum performance and asset value when they are built. Technological progress can improve performance, but deterioration is inevitable. Deterioration is a change in appearance and performance over time. Exterior and interior finishes deteriorate, and tiles crack or peel off. These changes are only natural with the passage of time, and there are limits to what
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of a building
From Maintenance to Upgrading can be done, even with adequate maintenance. Deterioration is not just a physical phenomenon. Design goals shift over time, too. Twenty years ago, building sustainability wasn’t nearly the priority, it is today. So a building originally designed for cost-effective construction and efficient space utilization may be obsolete today. Modern building designers focus much greater attention on environmental impact, energy efficiency, and the productivity and comfort of occupants.
Buildings are like machines. Both require maintenance, inspection, adjustment, repair of faults and other tasks essential for maintaining initial performance. But society constantly demands change and evolution, therefore it is not enough to just maintain the performance of buildings. Rather, their performance must be raised to a higher level.
Real renovation means going beyond regular maintenance-with the goal of truly upgrading the building by adding to its ability to meet social needs and surpassing its initial performance. Buildings renewed in such way gain new lifespan that is an embodiment of a sustainable society. New asset value is built on top of the socioeconomic infrastructure.
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Purpose of renovation
Renovation of facade Renovation goals based on current problems and a vision for the future
Renovation of a building’s exterior has a much greater visual impact than the renewal of the building’s equipment. Some changes will noticeably affect the occupant’s comfort or appreciation of the renovation. Other changes will be less obvious. Updated information and communication with occupants on the changes being made and the benefits, is crucial.
Improvement of external appearance and harmonization with the surroundings
Recovery from deterioration and enhancement of safety
Improvement of comfort and ease of occupancy
Energy-saving and other running cost reductions
Cladding Curtain wall Aluminum panels
• Total renewal of the cladding design, with curtain wall etc.
• Changes in window function • Enabling the removal replacement from inside • Improvement of waterproofing performance • Improvement of durability • Improvement of weather resistance
• Improvement of operability • Improvement of acoustic isolation • Improvement of airtightness • Improvement of thermal insulation • Addition of natural ventilation functions • Addition of natural lighting functions • Addition of insolation adjustment functions • UV blocking • Suppression of condensation
• Multilayer external walls • Improvement of thermal insulation • Improvement of airtightness • Addition or enhancement of natural ventilation functions • Improvement of natural lighting functions • Improvement of air conditioning efficiency and cost reduction • Creation of a green building
• Air conditioning is ineffectual
Apertures
• Improvement of esthetic design
• Want to open and close the windows more easily • Want to change to openable windows
Aluminum sashes
• Want to reduce the burden of maintenance management costs
Automatic doors
• Changes in window function • Enabling the removal replacement from inside • Improvement of waterproofing performance • Improvement of durability • Improvement of weather resistance
• Improvement of operability • Improvement of acoustic isolation • Improvement of airtightness • Improvement of thermal insulation • Addition of natural ventilation functions • Addition of natural lighting functions • Addition of insolation adjustment functions • UV blocking • Barrier-free compliance • Suppression of condensation
• Multilayer external walls • Improvement of thermal insulation • Improvement of airtightness • Addition or enhancement of natural ventilation functions • Improvement of natural lighting functions • Improvement of air conditioning efficiency and cost reduction • Creation of a green building
An Example of the Factors Involved in Renovating Apertures and Cladding • The image of the building is outdated • The external appearance of the building does not fit with the surroundings • Cracks and dirt on the cladding are unpleasant
Purpose Area
• Improved design character • Harmonization with scenery
• Severe condensation • Want to give a more modern impression at the entrance • Want to make passage through the entrance more efficient • Want to change the intake of light through the windows • Noise from the outside is unpleasant
• Want to raise energy-saving efficiency • Want to make an environment -friendly green building • Railings on the roof and balconies are weak and hazardous • Want barrier-free compliance • Want to change interior layout and fixtures
1 Improvement of external appearanceand harmonization with the surroundings Renovation of exterior walls creates new appearance and reliably enhances the image of the building. Applying a new design at the same time enables harmony with the surrounding environment.
2 Recovery from deterioration and enhancement of safety
Outer wall surfaces such as deteriorated tiling can peel off and fall, with potentially dangerous consequences Renovating to restore deteriorated outer walls is directly linked to safety.
3 Improvement of comfort and ease of occupancy Refurbishing
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windows
and
their
surroundings while renovating outer walls can improve comfort and livability, by re-scaling windows and changing from fixed windows to operable.
4 Energy-saving and other running cost reductions
Measures such as adding effective insulation, shading devices, and switching to energy-saving window glass while renovating outer walls will help to save energy and reduce operating costs.
5 Compliance with regulatory revisions and other new laws
Legal regulations have been added to meet the demands of society, as exemplified by the strengthening of seismic resistance standards and energysaving standards. Addressing these issues through the renovation process, rather than replacing the building, can save energy and resources and reduce environmental impact. 06
HIGH STREET CENTER BUILDING North Bridge Road, Singapore
Glass curtain wall used to renovate office building’s 30-year-old facade The area around this site, which faces the Singapore River between Hill Street and South Bridge Road, contains the National Parliament Building and many other public facilities. The area adjoins a historic preservation district. Many tourists visit the area, which also bustles with local residents and office workers. Before the renovation, the High Street Center’s outer walls were becoming increasingly dilapidated, and in some places the tile cladding stuck to the PC concrete parapet walls was cracking and danger of peeling off. 07
The movement of the aluminum sliding bay windows on the four sides of the tower portion had deteriorated, and the properties of thermal, acoustical, and air infiltration of the office space were also declining. The top of the building was adorned with a crown-like element, which complemented its features and stat us. Besides improving the functions, performance and amenity of the work spaces, the renovation of the outer walls transformed the external appearance of the building to suit a modern city. 08
The crown image was carried on by the new design (depicted on the cover of this magazine), projecting an image of it s new status to the city. The corners of the high rise block and the walls of the low-rise block are finished with aluminum panels, and all other areas are clad with glass curtain wall, completely renewing the image of the building. The crown extends 21m from the top of the building on a steel frame, extending the facade and giving the building further presence. 09
The new curtain wall, which is based on an interlocking unit system, is built by the top-down method reversing the regular approach for cladding refurbishment works. This innovative construction method proceeds from the top of the building to the bottom. A key advantage of this approach is reducing risks by shortening the construction time, preventing the risk of removed materials falling and water ingress, and securing the safety of the works. 10
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The construction progressed without impeding the everyday work of the occupants. The unit glass curtain walls were attached to the outer walls, after the aluminum sash windows on the existing wall, and the PC parapet walls supporting them were removed, resulting in an effective expansion of office space. Working space within the building that was needed during the construction period did not exceed 1.2m from the outer wall. HIGH STREET CENTRE BUILDING Location: Clarke Quay, Singapore Owner: The Management Corporation
Strada Titl Plan No 608
Design: Consultants Incorporated Architects
and Planners
Facade Consultant: Arap Facade Contractor: YKK AP SINGAPORE PTE LTD Scale: +30, +1 machine room Structure: RC Completed: January 2005
Curtain wall area: 9,000m2
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Cladding area:
14,000m2
Others:
2,000m2
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TRIPLEONE SOMERSET (Formerly: SINGAPORE POSER BUILDING) Somerset Road, Singapore
Aluminum panels cover an office building’s entire tiled facade, which is in deep relief with fins dividing baywindows This 15-storey + 2extension storey office building was completed in 1977. Positioned between Somerset Road and Devonshire Road, it had been a fondly familiar landmark of the district for over 30 years. The impressive facade, which had a ceramic tile finish and used fins between bay windows to create strong patterns of shadow, had become dilapidated, with cracking and peeling of tiles in some areas. Also, the aluminum horizontal sliding bay 15
windows had deteriorated, becoming difficult to operate, and combined with increasing noise as nearby commercial areas developed, caused problems for the interior acoustic environment. The deterioration of the external appearance of the building negatively impacted its value as an office building, and the tenants were dissatisfied with the functional flaws. The renovation was intended to address these Issues. 16
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The scope of the refurbishment covered re-clad the tiled walls and fins with an open-joint system of aluminum composite panels (AC P), and replacement of the existing sliding windows. Before the façade construction began, the tiled surfaces were covered with netting to prevent accidents involving tiles falling during construction. In the replacement of the sliding windows, the outer frames of the slide track were left in place as sub-frames, and the new units were designed to placed over them, making the work more efficient and saving some resources. This approach eliminated time consuming and detailed manual labor, and the work of re-finishing the inter facing between the structure and the window frames. The renovation enhanced the building’s external image with a modern silvery metallic finish. The replacement of the old single pane
windows with 24mm thick double glazing bay windows with Low-E glass yielded great improvements in both thermal and acoustic insulation performance. The improvements in both performance and appearance raised the value of the property.
TRIPLEONE SOMERSET
(Formerly: SINGAPORE POWER BUILDING) Location: Somerset Road, Singapore Owner: MCST 2366(F Design: DCA ARCHITECTS PTE LTD Contractor: YKK APSINGAPORE PTE LTD. Scale: +17, +1 machine room Structure: RC Completed: July 2007
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⑦ ② ⑥
Curtain wall / Bay window area: 6.000m2 Cladding area: 5.500m2
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③ ④ Elevation
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TOWER FIFTEEN BUILDING Hoe Chiang Road, Singapore
This project was a renovation of the entire facade, to integrate an office building comprising two cores and express a spirit of innovation . The Tower Fifteen Building, which stands at 15 Hoe-Chiang Road in the southern office district of Singapore, consisted of a 16-storey low-rise block and a 29-storey high-rise block that was added later. Following a change of ownership, this renovation was implemented to update the building’s office rating grade to “A” The building needed a modern, innovative facade designed 21
to express unity between the two cores. In addition, it needed an improvement in the comfort and convenience of the office space. The large columns surrounding the low-rise core, which has a triangular plan form, were extended upwards to the height of the high-rise core. Floor areas of the high-rise diminish with height, enfolding and visually unifying the two cores. 22
The existing surface materials, consisting of slab-to-slab window walls and RC beams and columns, were completely covered with interlocking unit curtain wall. Open-joint aluminum composite panels covered all other facade areas, such as the beams and columns. The chic coloring of the directly painted RC structure was transformed with a facade of metal panels and glass to give a refined and modern impression. 23
The curtain walls use 24mm thick double glazing with low-E glass, greatly improving thermal and acoustic insulation and leading to an improved office rating grade. Open terraces, equipped with DPG glass vertical decorative fins and glass hand rails, add appeal to the center of the high-rise core, at 17th floor added to the roof level of the low-rise core. 24
TOWER FIFTEEN BUILDING Location: Hoe Chiang Road, Singapore Owner: Jit Sun Investments Pte Ltd Design : RSP Architects Planners & Engineers Pte Ltd Contractor : Sunray Woodcraft Construction Pte Ltd Scale : +29 Structure: SRC Completed: April 2009 Curtain wall area: 15,200m2 DPG area: 400m2 Aluminum panel area: 16,000m2 Glass: In apertures 24.0 mm Low-E glass (in ocean green) Spandrels in 10.0 mm-thick heat-strengthened glass DPG glass fins, 19mm thick, on the 17th floor
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THE OMM BUILDING Osaka Merchandise Mart Osaka City, Japan
The large-scale renovation of this building in 1989 attracted attention for the re-cladding construction method, which was then highly advanced. This building was renovated 20 years ago. But the construction method used for the advanced, large-scale renovation is still employed today as the ideal method. The OMM Building was completed in 1969 as a symbol of Osaka’s redevelopment and the modernization of the textile industry. The building’s functionality exceeded expectations, but in 1989, after 20 years, its cladding needed refurbishing. At that time, designers had two goals: Update the building’s functions to handle the coming age of computerization. And refresh its image as a building for fashion. The project team, centered on Takenaka 27
Corporation, devised a doubleskin structure in which a glass curtain wall completely covered the existing outer wall. The space between the old outer wall and the curtain wall was made available for housing-intelligent building services. The renovation created a new energy saving building. Combined with the heat reflective glass of the curtain wall, which cuts insolation by 40%, the doubleskinned wall greatly increased the efficiency of air conditioning in summer. Moreover, the innovative wall provided insulation to maintain room temperature in winter. 28
The construction method attracted interest in the renovation works. The building remained in use, with no impact on the work going on inside, while 20,OOOm2 of outer wall was renovated quickly and safely. The procedure called for making holes in the existing wall, which was made of simple PC units with simple windows and painted finish. Anchors were attached to the structural members, which were then fastened to steel frames. The frames served as scaffolding during the construction and, after completion, as space to house
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intelligent building services and as access routes for maintenance. The curtain wall units were attached to the steel frame sequentially, from the bottom. In that process, the vertical frames of units already mounted served as guide rails for hoisting subsequent units into place for mounting. This method, which moves units smoothly and safely to the mounting positions and needs no scaffolding, was named the “sliding unit construction method:’ After the units are all in place, the guide rails also serve as gondola guide rails for maintenance work.
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OMM Building Location: Kyobashi, Higashi-ku, Osaka city Owner: Osaka Merchandise Mart Design: Takenaka Corporation Contractor: Takenaka Corporation Total floor area: 131,415m2 Scale: +22,-4 Structure: SRC Completed: April 1989
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MEIJI YASUDA LIFE INSURANCE COMPANY, SENDAI BUILDING Miyagi Pref, Japan
This renovat ion used a double-skin facade to provide seismic reinforcement and therma l load reduction. The two themes of this renovation were seismic reinforcement and improvement of the building’s thermal environment. The project team solved these issues by changing the facade of the building to a double-skin structure. Structural elements for seismic reinforcement were added to the outside of the existing structural frame, and a new curtain wall was added externally, to create a double skin. The previous shaded brick finish was transformed into a flat, metallic 33
facade, mainly composed of modern glass. The braces on the first floor were treated as a visual design element. In summer, outside air drawn in to the double skin through intakes at the first floor ceiling level rises to the top floor. Thisreducescoolingloadsbyremoving heat build up from within the double skin through natural ventilation. In winter, the air intakes are closed so that air does not circulate. The double skin thereby becomes a heat storage layer, reducing heating loads. 34
Environmental measurement of the double skin After completion of the renovation, measurements of the thermal environment in the perimeter area were taken in winter (February) and in summer (August).
The depth between the new glass curtain wall on the outside and the original window glass serves as shading eaves, increasing the shading of direct insolation in summer. Besides the double skin serving as an energy saving measure for
the overall thermal environment, through-the-wall unit s were installed in the perimeter zone to provide individualized air conditioning for greater comfort in the office space. Such attention to detail is a characteristic of this renovation.
Winter
There was insulation on the south side of the 6th floor from 8 am, and the temperature of the air layer rose. The temperature of the air layer reached 31.3°C, relative to a maximum outside air temperature of 8.5°C. Regardless of whether the air intakes on the first floor were opened or closed. The doubleskin layer was observed to be effective in gathering heat, confirming its contribution to reducing heating loads.
Summer
In summer mode, with the air intakes open on the 1st floor, the air temperature rise in the double skin was no more than 3°C above outside air temperature, even during the day. The heat venting effect was confirmed to reduce cooling loads.
Yearround
In winter on the 2nd floor. When the individual air conditioners were not being used at the time of the environmental measurements, there was not enough insolation, and the room temperature was around 15°C, requiring heating. In summer, however, the room temperature did not go above 28°C even when the outside air temperature was 34”C, so it was confirmed to be adequately comfortable with supplementary air conditioning.
Air intake in the eaves of the first floor (open/closable)
Meiji Yasuda Life Insurance Company, Sendai Building Location: Aoba-ku,Sendai City, Miyagi Prefecture Owner: Meiji Yasuda Life Insurance Company Design: Nihon Sekkei, Inc. Contractor : Joint venture of Nishimatsu Construction Co., Ltd. and Hashimoto Construction Co., Ltd. Total site area: 1,200m1 Total building area: 950m2 Total floor area: 6,828m2 Scale: +6,-1 Structure: RC Completed: December 2002
Ventilation hole in double skin layer
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WORKS MODE GAKUEN SPIRAL TOWERS
Neuros & Immunos Building
Merrill Lynch Harbourfront
Type of Building : Educational building Location : Nagoya-city, Aichi-prefecture, Japan Completion : 2008 Client : MODE GAKUEN Architech : Nikken Sekkei Ltd Contractor : OBAYASHI CORPORATION
Building type : Commercial building Location : Biomedical Grove, Biopolis, Singapore Completion : 2007 Owner : Ascendas Land (S) Pte Ltd Architect : Architects Team 3 Pte Ltd Contractor : ACP Construction Pte Ltd
Type of Building : Office building Location : Telok Blangah Road, Singapore Completion : 2008 Client : Mapletree Investments Pte Ltd Architect : DCA Architects Pte Ltd Contractor : Sato Kogyo (S) Pte Ltd
Building type : Transport building Location : Ho Chi Minh City, Vietnam Completion : 2007 Owner : Southern Airports Authority (SSA) Architect : Japan Airport Consultants Inc. (JAIC) Contractor : Kajima-Taisei-Obayashi-Maeda Joint Venture (KTOM)
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Type of Building : Residential Building Location : San Francisco, USA Completion : 2009 Client : Millennium Partners Architect : Handel Architects LLP Contractor : Webcor Builders
Fusionpolis
Akasaka Biz Tower
Building type : Office building Location : Buona Vista, Singapore Completion : 2008 Owner : Jurong Town Corporation Architect : Jurong Consultants Pte Ltd Contractor : SHIMIZU CORPORATION
Type of Building : Office building Location : Minato-ward, Tokyo, Japan Completion : 2008 Client : Tokyo Broadcasting System, Inc. Architect : KUME SKKEI Co., Ltd. Contractor : Joint venture of OBAYASHI CORPORATION KAJIMA CORPORATION, MAEDA CORPORATION and SHIMIZU CORPORATIO
909 Cheung Sha Wan Road
UOL Building
NAGOYA INTERCITY
Type of Building : Commercial Building Location : 909 Cheung Sha Wan Road, Kowloon, Hong Kong. Completion : 2007 Client : Sun Hung Kai Properties Ltd. Architect : Sun Hung Kai Architects and Engineers Ltd. Contractor : Yee Fai Construction Company Ltd
Type of Building : Commercial Building Location : Somerset Road, Singapore Completion : 2008 Client : United Overseas Ltd Architect : CPG Consultants Pte Ltd Contractor : Kajima Overseas Asia Pte Ltd
Type of Building : Office building Location : Nagoya-city, Aichi-prefecture, Japan Completion : 2008 Client : Pegasus Specified Purpose Company Architect : Nihon Sekkei, Inc. Contractor : Obayashi Corporation
Multi-User Information & Communication Technology Exchange
Tan Son Nhat International Airport
Millennium Tower
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