Winnie K Machogu @00247970 Assesment of the Eccles Gateway University of Salford College of Science & Technology School of the Built Environment MSc Real Estate and Property Management Buildings in Use 2013-14 Lecturer: John Hudson
SITE ANALYSIS
GENERAL HISTORY
LOCATION
The current Eccles Gateway building consists of three buildings functioning as one unit each offering different architectural styles and construction techniques as seen in the montage below (Figure 2).
The Eccles Gateway site is situated in a largely commercial area within Eccles town centre, Salford, in front of the War Memorial Square, along Barton Lane, Corporation Road and Church Street (Figure 1). The library comprises of the Grade II listed building known as the Carnegie library which was built in 1907,
Figure 2: A photomontage of the 3 architectural styles
together with a single storey extension to the rear dating from 1971 by Edward Potts and a modern three storey multipurpose ‘LIFT’ centre, 2008 to the right. Figure 1: Location map (not to scale) CO RP OR AT ION
RO AD
2008 LIFT building
1907 Carnegie
1971 extension
CHURC H STRE ET
WAR MEMORIAL SQUARE
Construction of the oldest and original building, the Carnegie Library began in 1907 and opened in 1908. It is an example of provincial civic Edwardian architecture. It is a two storey structure with a double height central landing. Typical of many early 1900s architecture, the building is externally constructed in pressed red facing brick with terracotta dressing and stone cornice detailing along the windows and a slate roof. At the centre are double doors with fanlight which were once the main entrance into the library, but now serve as a fire exit.
N TO R BA
NE LA
On the right hand side is a three storey segmented tower with red painted cornice detailing . In a conversation on 10th March 2014 S. Mcanualty a manager at the Gateway Centre stated that the original plans were to build a public hall to accompany the library (Figure 3) but this was not achieved due to lack of funds. As seen in the image provided, a second tower was to occupy the middle (now left hand side) of the building and this intention can still be seen in the buttress brickwork of the gable (Figure 4).
1907 Carnegie Library 1971 extension 2008 Multipurpose LIFT centre
Figure 3:Eccles Carnegie Library and Suggested PublicHall (Source: Eccles Gateway, date unknown)
Figure 4: buttress brickwork
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INTERIOR The Carnegie library interior consists of a large 2-storey hall with full-height round-arched arcades on each side in front of a first floor-level walkway. Other elements within its rich interior consists are the ornate vaulted baroque ceiling with clerestory, stained glass windows, timber sash windows, timber panelling and iron fittings, moulded plasterwork, ionic columns and plaster panel work containing the names and profiles of famous authors (Figures 5, 6 & 7). The internal and external finishes underwent some refurbishment in 2008 to compliment the new LIFT building extension. This involved cleaning the building facade where necessary, repainting the interior and repairing the windows.Three openings on the gable wall (highlighted in red on the plan) were widened and 2 were fitted with fire resistant glazing with the third acting as an opening connecting the library with the main lobby of the LIFT (Figures 8 & 9).
Figure 5: view into the Carnegie Library
vaulted baroque ceiling clerestory two-tier arches plaster panel work
Figure 6: repainted Carnegie library ceiling
ironwork moulded plasterwork
Figure 9: Renovated gable end with opening and fitted fire resistant glazing
Figure 8: Figure 7: ionic columns and timber detailing
Ground floor plan showing highlighted Carnegie Library with the south gable wall marked red. NB: the internal layout has changed since this plan was drawn (Source: Austin-Smith:Lord LLP, 2005)
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1971 Extension The 1971 extension located on the rear of the Carnegie Library is constructed in bricks of a darker red colour than the Carnegie. It forms a running bond pattern contrasting with the Flemish bond used on the host building. It is a simple rectangular building which by the looks of it was meant to serve a utilitarian
suspended ceiling
purpose and not so much add to the aesthetic. (Figures 10 & 11). It is accessed from the main library and prior to the 2008 renovations it was used as the staff room and sanitary facility, now its used as the computer room. Structurally, the openings had to widened, the internal plasterboard partitioning removed to create a new layout and new structural supports inserted to support the flat roof expansion. It uses a suspended concrete floor and suspended ceiling for light fixtures (Figures 12, 13 & 14).
dado trunking system
Figure 10: rear view of 1971 building extension
Figure 12:
single ply membrane
Suspended ceiling with concealed lighting inside the computer room. Dado trunking systems are fixed on the wall to manage cables.
Figure 14: Access to computer room via Carnegie library
air vent
cast iron radiator
Figure 13: HVAC services within the computer room
Figure 11: Ground floor plan highlighting the simple 1971 extension
floor trunking system
N.B the internal layout has since changed (Source: Austin-Smith:Lord LLP, 2005)
3.
2008 LIFT building
A flat roof canopy (Figure 19) hangs over the entrance of new building and lines through with the cornice
The state of the art 3 storey LIFT building (Figure 15 & 17) sits on the site where the former 1960’s
and gutter of the cupola of the Carnegie.
extension was (Figure 16). The 1960’s extension was a multipurpose space containing the children’s and reference library, community facilities and storage areas. From a conversation with Stephen Mcanualty on the 10th of March, the building was constructed not to touch the Carnegie building. Therefore there is a gap separating the two which is concealed under the plasterboard. From personal inspection of the building, large structural steel columns are visible near where the two buildings meet (figure 18).
Figure 18: Structural columns supporting the building
According to the architectural team of Austin Smith:Lord LLP (2005) the building was designed to respond to the internal activities and nature of uses in relati n to mass and articulation of the Carnegie Library. The biggest challenge when dealing with historical building extensions is for the new additions to find harmony with the existing buildings. In this case, the contemporary LIFT building blends remarkably well with the much grander and older Carnegie Library. The proportions and scale of the 3 storey LIFT building have been thoroughly considered to match those of the Carnegie Library.
Figure 15: 2008 LIFT extension
Figure 19: Entrance of LIFT building Figure 16: 1960's extension (Source: Eccles Gateway, date unknown)
The main floors of this building are separated from the gable end of the Carnegie by the congregational bridge links, feature staircase and lifts (Figure 20). These are stationed behind the glazed front, which sit below the entrance canopy and are also top lit to the rear by skylights.
Figure 20: Vertical components in LIFT building Figure 17: Ground floor plan higlighting the 2008 LIFT building (Source: Austin-Smith:Lord LLP, 2005)
4.
Figure 21: Architectural plan showing structures to be changed (Source: Urban Vision Partnership Ltd. 2008)
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CURRENT USE & CHANGES OVER TIME The Eccles Gateway is a multifunctional building used as a library, information point, community space, GP surgeries and health services. The new build LIFT building houses the council services, children’s library, the reception, toilet facilities and community rooms on the ground floor. The first and second floors are leased to GPs and mixed health practitioners. The plant room holds the Building Management Systems. The service core is situated on the LIFT building along the south gable of the Carnegie Library. The adult library, meeting rooms and computer facilities are contained in the Carnegie and 1971 buildings. In 2008 both the Carnegie library and 1971 extension were closed for refurbishment to facilitate a better connection between these buildings and the LIFT building. During this time, their services were relocated into the LIFT building. The renovations lasted 2 years and included:-
Figure 22: Inside the Eccles Gateway
1. internal alterations 2. re-roofing 3. replacement of windows 4. two new roof lights 5. additional windows The description of the changes are as follows:1. Internal Alterations:This involved the changes to the Carnegie library’s internal layout which were approved under the Listed Building Consent. This included the demolition of some non-load bearing walls and partitions to create free flowing space or widen the floor space, widening of opening into 1971 room,installation of fire doors and firecheck wallboard, creating new fire means of escape, installation of a new electical system, upgrading of lighting and enhancement of the interior details. The 1971 extension underwent extensive remodelling to cater to the room's new funcion as a computer lab. The toilets were demolished and the inner walls were also removed to create an open plan space. (Figure 21) 2. Re-roofing:-
The LIFT building lies on the site where the former 1960's extension used to be. The site was developed in order to erect a multi-purpose building. It is three storeys high and is shared by the NHS and Salford City Council, with the plant room being situated on the roof. The interior layout of the ground floor is a mixture of insulated plasterboard partitioning, columns and open spaces with light streaming into the atrium and staircase from the skylights above. Transparent floor to ceiling glazing at the front and rear provide an insight into the internal activities of the facility. The first and
The proposal involved replacing the slate roof tiles on the pitch roof of the Carnegie building where necessary, because it is Grade II listed, the roof tiles were under strict requirements to match the existing
second floor spaces are divided into a number of individual rooms partitioned by stud wall defining the private nature of use. These two levels
roof tiles. The flat roof over the 1971 extension was also refurbished. It was raised and extended to cover the ramp. New steel work had to be installed to support the new roof.
function as the health facilities. The plant room is located on the roof. This is where the Building Management System is situated. Figure 22 is a glimpse of some of the uses of the Eccles Gateway.
3. Replacement of windows:Inside the Carnegie library, new full height glazed fire screens were installed in the top gallery and a drop down fire curtain was added to the glazing and opening at the gable end. Secondary glazed fire protection was fixed on existing semi-circular windows. Following inspection the windows which were found to be decayed in the 1971 extension were removed and replaced with pressure treated timber and painted white. 4. Two new roof lights:This included inserting two roof lights into the roof structure in the single storey 1971’s extension. 5. Additional windows:This included inserting of 5 new windows to the external real wall of the 1971 extension. These were upgraded to uPVC double glazed windows.
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figure 25. Vaulted ceiling
BUILDINGS STRUCTURE An examination of the Carnegie library provides some basis for understanding the building structure. As is
clerestorey windows
common with most Edwardian buildings, the external structure is made of thick, heavy and ornate load bearing walls built in brick with stone dressing. (figure 23) It is remarkable that even after 106 years the brick and stonework are still in very good shape. The bricks were built in a Flemish bond with a terracotta
stained glass windows fire resistant
dressing. Stone cladding features on the plinth, pilasters, window mullions, cornices and copings.
fixed windows
Inside, the square columns are both decorative and structural, the load of the upper level floors are transferred across the beams and distributed down the columns (figure 24). On the vaulted ceiling, beams can be seen running horizontally across the ceiling. The architectural details that lend to the buildings listed status are the: • Double doors with fanlight in the entrance bay
bracing
• The triangular open pediment with coat of arms supported by Ionic ¾ columns • An elaborate canted bay window forms a prominent feature with a swag frieze at first floor level
figure 24. Beam and column inside the library
• An octagonal belvedere with domed roof set back behind a balustrade • The interior consists of a large 2-storey hall with full-height round-arched arcades on each side (2 sides are blind) in front of a first floor-level walkway • Vaulted ceiling with clerestory • Stained glass and some original timber and iron fittings English Heritage, (2014) There are several stairs positioned in different areas within the library connecting the ground floor with the first floor.
figure 26. mixed cladding on the LIFT building
The 1971 extension could possibly be made of steel frame structure with insulation and brick cladding. The LIFT centre is a steel constructed building with a combination of glass curtain wall, brick render, kalzip FC rainscreen (lightweight façade system) and single ply membrane roofing system (figure 26). According to the manufacturers’ website, the kalzip FC rainscreen (figure 27) is a lightweight, easy to install panel capable of multidirectional installation (kalzip 2013). The vertical cladding integrates seamlessly with the vertical rhythm of the windows. The panels are fixed onto a vertical modular click rails over particleboard attatched to the building’s steel structure (figure 28). In case of damage, individual
parapet wall
panels can be removed for repairs. The glass curtain wall is supported on the steel structure (figure 29). Where the Carnegie Library and LIFT building meet is a plasterboard partitioning.
coping
The lift shafts and stairwell are found in the rear of the building (figure 30) thereby this part is formed in pre-cast or insitu concrete
semi-arch window
for fire protection and bracing.
figure 27. Kalzip cladding
structural columns stone pediment with coat of arms
figure 29. steel connections
3/4 ionic column Double doors with fanlight
air vent
figure 28.
figure 23. Brick and stone cladding on the Carnegie Library
Example of rainscreen cladding installation detail Source: UWE (2013)
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Figure 30: Floor plan highlighting the position of service core in LIFT building (Source: Austin-Smith:Lord LLP, 2005)
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BUILDINGS STRUCTURE Flooring:The floors within the Carnegie and 1971 buildings are carpeted and appear to have raised access flooring (Figure 31) with cables underneath to distribute services. The subfloor in the Carnegie could possibly be raised timber floors, judging on the air vents visible on the external walls (Figure 32) whilst concrete is used in the 1971 extension. The LIFT building which has laminated wood and carpet finishes used in different areas. I suspect that the type of floor system used is engineered flooring such as slimdek with integrated services and acoustic insulation (Figure 33).
Figure 33:
Vertical systems:Vertical transportation within the Gateway is located in the rear of the LIFT building (figure 36). These include the stairs and lifts. The service core is spread in several areas within the Carnegie library connecting the ground floor with the first floor. The drainage and plumbing services follow the same vertical pattern within the LIFT building.
Slimdek detailing (Source: UWE, 2013)
Figure 31: Raised access flooring with cavity visible through vents
Figure 32: Air vents on exterior Windows:The timber framed sash windows (figure 34) in the Carnegie building are single glazed in keeping with the building’s listed status. Clerestory, stained and semi-arched windows are some of the types of windows occupying the walls of the library. During the 2008 refurbishment, the windows underwent repairs in keeping with maintenance. The 1971 extension is more flexible to change with double glazed powder aluminium casement windows being used. Natural light shines into the LIFT building using glazed roof lights (figure 35), clerestory windows along the canopy, floor to ceiling windows, vertical pivot windows and glazed curtain walls.
Figure 36:
Figure 34:
Elevation highlighting vertical services in LIFT building (Source: Austin-Smith:Lord LLP, 2005)
Timber framed windows on the Carnegie building
Figure 35: Light shining through the skylights
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BUILDINGS STRUCTURE Roofing:The pitched stone slate roof covering the Carnegie building has been well maintained, with the most recent refurbishment being in 2008 where the asphalt on the flat areas were replaced with single ply membrane. The 1971 extension’s flat roof was demolished during the 2008 period and replaced with a single ply membrane and insulation. It was upgraded in order to extend it to cover the ramp. Both the 1971 extension recessed lighting
LIFT building have flat roofs containing steelwork, steel decking, insulation, steel mesh, single ply membrane and fascia. In this case the steel decking may have been a favoured choice because it is light-
air vent
weight to construct, reduces the load on the buildings structure, quick to install thereby reducing on the overall project time and it covers long-spans. It acts as a base for the insulation and the single ply
card key operated door
membrane. The main purpose of the insulation is to help with acoustic control, energy conservation and maintains thermal comfort within the building by controlling excessive solar gains in summer and minimising heat losses in winter. There are a wide range of insulation materials available each offering different levels
cast iron radiator
of performance. In this case I am not able to identify which material was used. Figure 38: On the other hand, the purpose of the membrane is to provide tough, waterproof sheeting and its installation varies according to manufacturer’s details (Figure 37). Generally speaking, single ply
Air vents, fire detector and recessed lighting on
membranes have a lifespan of 20 years but are often know to last longer. Depending on the manufacturer, single ply membranes are self-finished with good reflectivity and UV aging resistance. The rainwater goods
suspended ceiling
were replaced from cast iron to extruded aluminium keeping with the Carnegie library’s historical pattern.
Figure 39: HVAC systems in the computer room
Environmental Control:During the 2008 refurbishments the entire heating system and electrical power/ lighting systems were updated. The lighting system was upgraded to new modern lighting systems which were incorporated throughout the building. The fire and security system was also improved. The plant room on the roof is dedicated to the Building Management Systems (BMS) which monitors and controls the energy use within the LIFT building. This centralised monitoring system works to regulate the temperature, humidity, air distribution, lighting, alarms etc. so as to ensure a well-balanced and comfortable interior environment for the tenants. Often when the building is shut down the heating is programmed to automatically go off. The majority of the building is run by motion sensor lighting, except for the ground floor which is manually controlled by switches. Daylight presence if highlighted by the roof lights. Timeswitch and daylight sensors control the external security lighting. The BMS effectively controls the under-floor heating keeping the rooms warm with the vents control air distribution, the only rooms with air conditioning are the 1971 extension and the communications room which houses computers and needs to be cooled. Some areas in have windows which can be opened for natural ventilation. Concealed service ducts run horizontally above or under the ceilings and floors throughout the LIFT building (Figure 38). Similarly the floor in the Carnegie library does have underfloor trunking systems for electrical services, and the 1971 has recessed lighting and air vents on the back wall (Figure 39). As the Carnegie building is a listed building it could not be incorporated into the BMS system. The use of thermostat controlled cast iron radiators is the main source of heat within the library and 1971 building; though it has its advantages it does require a lot of energy to heat it up.
Figure 37: RoofDek perforated metal decking with acoustic insulation (Source: TATA Steel, 2012)
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References:-
Conclusion:The structural changes that have occurred through time were in the 1960s when the first extension was built, 1971 the rear extension, 2006-8 when the 1960s extension was replaced with the LIFT building and 2008-10 during the renovations to the Carnegie and 1971 extension. The most recognisable and significant structural change has undoubtedly been the introduction of the LIFT building. This has had the effect of
Austin-Smith:Lord LLP. (2005). Eccles MAST LIFT Written Statement. Retrieved from http:// dctmviewer.salford.gov.uk/Stream/StreamFile.ashx?filename=48_198.pdf
increasing the buildings floor area to accommodate more community and health facilities whilst generating income for the council and NHS. As a structure it is aesthetically pleasing to the eye than the previous
Austin-Smith:Lord LLP. (2005). Elevation highlighting vertical services in LIFT building [Drawing] Retrieved
1960s building which looked dated and did not compliment the grand scale and proportion of the Carnegie building. Vertical circulation within the LIFT building has had an impact of just adding to the contemporary environment.
Austin-Smith:Lord LLP. (2005). Floor plan highlighting the position of service core in LIFT building [Drawing]
There are no signs of piped water supply within the Carnegie building, therefore there wasn’t any sanitary provision wither. So when the 1970’s extension was added to its rear, sanitary facilities were incorporated. During the 2008 refurbishment they were removed and further changes to the internal space were
Austin-Smith:Lord LLP. (2005). Ground floor plan highlighting the simple 1971 extension [Drawing] Retrieved from http://dctmviewer.salford.gov.uk/Stream/StreamFile.ashx?filename=51957.pdf
undertaken to make way for the creation of a new space to accommodate the computer lab. Widening of the entrance into the Carnegie building from the LIFT building has made the two buildings smoothly
Austin-Smith:Lord LLP. (2005). Ground floor plan higlighting the 2008 LIFT building [Drawing] Retrieved
integrate into one another. Altering the use of the former entrance into a fire exit, works towards reducing energy loss as those doors open directly into the outside. Dismantling of some of the walls within the library has positively altering the ambiance by creating a spacious interior environment on the ground floor similar to the LIFT centre. Whilst on the first floor, the meeting rooms can now occupy more people than before. Simple changes like repainting the interior have done wonders in injecting vitality into the Carnegie Library.
from http://dctmviewer.salford.gov.uk/Stream/StreamFile.ashx?filename=51957.pdf
Retrieved from http://dctmviewer.salford.gov.uk/Stream/StreamFile.ashx?filename=51957.pdf
from http://dctmviewer.salford.gov.uk/Stream/StreamFile.ashx?filename=51957.pdf Austin-Smith:Lord LLP. (2005). Ground floor plan showing highlighted Carnegie Library with the south gable wall marked red. [Drawing] Retrieved from http://dctmviewer.salford.gov.uk/Stream/StreamFile.ashx? filename=51957.pdf BuildingRegs4Plans. (2014). Flat Roof Types. Retrieved 11th March, 2014 from http://
The repairs done on the 1908 windows are important in
www.buildingregs4plans.co.uk/guidance_flat_roof_types.php
helping reduce energy loss from the single glazed windows. Research by the National Heritage (2012)
Eccles Gateway. (date unknown). 1960’s extension. [Photograph]
concluded that simple repairs to mend cracks and eliminate gaps can significantly reduce the amount of
Eccles Gateway. (date unknown). Eccles Carnegie Library and Suggested Public Hall. [Photograph]
air infiltration or draughts; on the window that was tested, air infiltration was reduced by one third. The contemporary issue in regards to building technology is sustainability, and when we review the building’s Energy Performance Certificate (Figure 40) and look at its environmental impact in regards to carbon dioxide emissions we find that it has risen from a
Energy Performance Certificate
http://www.english-heritage.org.uk/publications/eehb-insulating-flat-roofs/eehb-insulating-flat-roofs.pdf English Heritage. (2012). Energy Efficiency and Historic Buildings. Retrieved from https://www.englishheritage.org.uk/publications/energy-efficiency-historic-buildings-ptl/eehb-partl.pdf
C rating to E rating meaning that the building’s performance was below average during 2013. The total CO2 emissions from electricity use rose sharply to 298
English Heritage. (2014) List entry. Retrieved 8th March, 2014 from http://list.english-heritage.org.uk/
tonnes. What could possibly have changed within a year to cause such a rise in electricity CO2 emissions?
Kalzip Ltd. (2013). Kalzip FC Rainscreen system. Retrieved from http://www.kalzip.com/PDF/uk/
It is safe to assume that the services did not change but its demand did increase within the building leading to Figure 40:
English Heritage. (2012). Energy Efficiency and Historic Buildings: Insulating Flat Roofs. Retrieved from
resultsingle.aspx?uid=1162833&searchtype=mapsearch
FC_Rainscreen_English_web.pdf Mcanualty, S. (2014) Interview. 10th March 2014, 1400hrs.
this rise. The reasons behind this would require further research. In terms of social impact, the LIFT building is a positive impact to the community by providing the health and social facilities for the townspeople.
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References:Salford City Council. (2008) Application for listed building consent for alterations, extension or demolition of a listed building. Planning (Listed Buildings and Conservation Areas Act) 1990. Retrieved from: http:// dctmviewer.salford.gov.uk/Stream/StreamFile.ashx?filename=51_563.pdf TATA Steel (2012). RoofDek perforated metal decking with acoustic insulation [Diagram] Retrieved from http://www.tatasteelconstruction.com/file_source/StaticFiles/Construction/Panels_and_profiles/ structural_products_docs/Metal_roof_deck_and_trays_brochure.pdf University of the West of England, UWE. (2013). Cladding. Retrieved 12th March, 2014 from http:// www.uwe.port.ac.uk/commercial_new/cladding/index.htm University of the West of England, UWE. (2013). Slimdek detailing [Drawing] Retrieved from http:// www.uwe.port.ac.uk/commercial_new/slimdek1.jpg University of the West of England, UWE. (2013). Steel Frames. Retrieved 11th March,2014 from http:// www.uwe.port.ac.uk/commercial_new/steel%20frames/index.htm Urban Vision Partnership. (2008). Architectural plan showing structures to be changed [Drawing] Retrieved from http://dctmviewer.salford.gov.uk/Stream/StreamFile.ashx?filename=1_717.pdf University of the West of England, UWE. (2013). Example of rainscreen cladding installation detail [Drawing] Retrieved from http://www.uwe.port.ac.uk/commercial_new/cladding/section6.htm
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