Bâtiments II. Rehabilitation Buildings. Rehabilitaci… · Persons in charge: Mahmoud ISMAÏL et...

RehabiMed MethodTraditional MediterraneanArchitecture

II. RehabilitationBuildings

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MéthodeRehabiMed

ArchitectureTraditionnelleMéditerranéenneII. RéhabilitationBâtiments

Método RehabiMed

Arquitectura TradicionalMediterráneaII. RehabilitaciónEl Edificio

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RehabiMed MethodTraditional MediterraneanArchitecture

II. RehabilitationBuildings

THIS PROGRAMME IS FINANCED BY THE EUROPEAN UNION

EUROMED

AGENCIA ESPAÑOLADE COOPERACIÓN INTERNACIONAL

EUROMED HERITAGE

COL·LEGI D’APARELLADORSI ARQUITECTES TÈCNICS DE BARCELONA

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MéthodeRehabiMed

ArchitectureTraditionnelleMéditerranéenneII. RéhabilitationBâtiments

Método RehabiMed

Arquitectura TradicionalMediterráneaII. RehabilitaciónEl Edificio

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Consortium RehabiMed:

Project Manager:Xavier CASANOVAS

Members:

Ministry of Communications and WorksDepartment of Antiquities of CyprusPerson in charge: Evi FIOURI

Bureau Culturel de l'Ambassade de la RépubliqueArabe d'Egypte en FranceSupreme Council of Antiquities, EgyptePersons in charge: Mahmoud ISMAÏL et WahidMohamed EL-BARBARY

Col·legi d’Aparelladors i Arquitectes Tècnics deBarcelona, EspagnePersons in charge: Xavier CASANOVAS

Ecole d’Avignon, FrancePersons in charge: Gilles NOURISSIER

Centre Méditerranéen de l'EnvironnementMarrakech, MarocPersons in charge: Moulay Abdeslam SAMRAKANDI

Institut National du Patrimoine, TunisiePersons in charge: Mourad RAMMAH

Director:Xavier CASANOVAS

Coordination of the volumes:Oriol CUSIDÓRamon GRAUSAmèlia MARZAL

Development and drafting of the method:Oriol CUSIDÓRamon GRAUS

Network of experts of the RehabiMed Consortium:

CyprusPersons in charge: Evi FIOURI et Irene HADJISAVVAConstantinos ALKIDESAthina ARISTOTELOUS-CLERIDOUMichael COSMASEliana GEORGIOUKyriakos KOUNDOUROSYiola KOUROUAthina PAPADOPOULOUAgni PETRIDOUEleni PETROPOULOUMaria PHILOKYPROUEleni PISSARIDOUSocrates STRATIS

EgyptPersons in charge: Mahmoud ISMAÏL et Wahid EL-BARBARYMahmoud ABD EL MAGEEDMahmoud EL-ALFYMohamed ELARABYPhilippe HEARINGERHany HELALBernard MAURYMohamed SIEF AL-YAZEL

SpainPersons in charge: Oriol CUSIDÓ et Ramon GRAUSMartí ABELLAJosep ARMENGOLSantiago CANOSACèsar DÍAZ GÓMEZ

Albert FUSTERJosé Luis GARCÍA GRINDASoledad GARCÍA MORALESJosé Luis GONZÁLEZ MORENO-NAVARROMaría-José JIMÉNEZJosé Manuel LÓPEZ OSORIOCarmen MARZOIrene MARZOCamilla MILETOJoaquín MONTÓNJosep MUNTAÑOLAFrancisco POLEmilio RAMIROPere ROCACristina THIÓFernando VEGASAntoni VILANOVAMontserrat VILLAVERDE

FrancePersons in charge: René GUERIN et Patrice MOROT-SIRXavier BENOISTChristophe GRAZMaria LÓPEZ DÍAZMichel POLGEJean-Alexandre SIRIChristian THIRIOTVéronique WOOD

Morocco Persons in charge: Abderrahim KASSOU et QuentinWILBAUXKarim ACHAKMohamed BOUAZZAOUIHicham ECHEFAAJamal-Eddine EL-GHORAFIAmeziane HASSSANIOum-Kaltoum KOBBITESaid LOQMANEAbdellatif MAROUAhmed OUARZAZI

TunisiaPersons in charge: Radhia BEN M’BAREK etAbdellatif GHILENEMourad RAMMAHMohamed KERROU

Collaborating experts in other Mediterraneancountries:

Nur AKIN (Turkey)Nazmi AL-JUBEH (Palestine)Mustafa AL-NADDAF (Jordan)Ziad AL-SAAD (Jordan)Suad AMIRY (Palestine)Koksal ANADOL (Turkey)Carlo ATZENI (Italy)Abdelaziz BADJADJA (Algeria)Kurtel BELMA (Turkey)Demet BINAN (Turkey)Can BINAN (Turkey)Andrea BRUNO (Italy)Khaldun BSHARA (Palestine)Yotam CARMEL (Israel)Banu ÇELEBIOGLU (Turkey)Vito CENTRONE (Italy)Nathalie CHAHINE (Lebanon)Ofer COHEN (Israel)Michel DAOUD (Lebanon)Habib DEBS (Lebanon)Michelangelo DRAGONE (Italy)Reuven ELBERGER (Israel)Tal EYAL (Israel)Fabio FATIGUSO (Italy)Antoine FISCHFISCH (Lebanon)Yael FUHRMANN-NAAMAN (Israel)Giovanni FURIO (Italy)Sinan GENIM (Turkey)Feyhan INKAYA (Turkey)Monther JAMHAWI (Jordanie)

Oussama KALLAB (Lebanon)Nikolaos KALOGIROU (Greece)Vito LAUDADIO (Italy)Yasmine MAKAROUN BOU ASSAF (Lebanon)Moshe MAMON (Israel)Hilmi MARAQA (Palestine)Filipe MARIO LOPES (Portugal)Nikolaos MOUTSOPOULOS (Greece)Farhat MUHAWI (Palestine)Yael F. NA’AMAN (Israel)Yassine OUAGENI (Algeria)Alkmini PAKA (Greece)Rubi PELED (Israel)Avi PERETS (Israel)Simona PORCELLI (Italy)Bougnerira-Hadj QUENZA (Algeria)Cristina Scarpocchi (Italy)Sinan SENIL (Turkey)Haluk SEZGIN (Turkey)Mai SHAER (Jordan)Yaacov SHAFFER (Israel)Ram SHOEF (Israel)Giambattista DE TOMMASI (Italy)Shan TSAY (Jordan)Fandi WAKED (Jordan)Eyal ZIV (Israel)

Scientific Committee of the Rehabimed Project:Brigitte COLIN (UNESCO)Josep GIRALT (IEMed)Paul OLIVER (Oxford Brookes University)

French translation:Michel LEVAILLANT

English translation:Elaine FRADLEYADDENDA

Spanish translation:Inma DÁVILA, Amèlia MARZAL

Arabian translation:Mahmoud ISMAÏL

Illustrations:Joan CUSIDÓ

Cover illustration:Fernando VEGAS, Camilla MILETO

Photographic material:RehabiMed, CORPUS and CORPUS Levant teams.Other sources are indicated with the photo.

Graphic design:LM,DG : Lluís MESTRES

Website:www.rehabimed.net

© 2007 Col·legi d’Aparelladors i Arquitectes Tècnics de Barcelona pour le consortium RehabiMedBon Pastor, 5 – 08021 Barcelona, [email protected]

ISBN : 84-87104-75-4

RehabiMed wish to encourage the reproduction of thiswork and the diffusion of its contents, with duemention of its source.

This project is financed by the Euromed Heritageprogramme of the European Union and by theAgencia Española de Cooperación Internacional (AECI).

The opinions expressed in this document do notnecessarily reflect the position of the European Unionor its member states.

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Preface

The first Euromediterranean Conference of heads of state in 1995 saw the launch of theBarcelona process, an ambitious initiative ratified in 2005 at the Barcelona +10 Summit. Thepriority objectives are intended to seek sociopolitical, economic, cultural and environmentalsynergies from a regional and mutual development viewpoint. It was within this context that theEuromed Heritage Programme emerged in 1998, to contribute towards the improvement andprotection of the diverse heritage shared by the different Mediterranean countries.

Traditional architecture, as an essential part of the cultural legacy generated by the collectiveimagination of the Mediterranean, plays an important part in the actions carried out by EuromedHeritage. In their first years, CORPUS and CORPUS Levant carried out an enormous task cataloguingand analysing the characteristics and typologies of traditional Mediterranean architecture,identifying the problems presented and suggesting the best alternatives for preserving it.RehabiMed wanted to continue this stage of analytical study to develop the essential ideas arisingfrom the needs and urgent requirements detected by these projects – promoting effective,respectful rehabilitation.

Today, in a globalised world, where economic and cultural uniformity mark the developmentcriteria to be followed based on standard patterns, RehabiMed's proposal is even moremeaningful. Rehabilitation counteracts the idea of globalisation, and regional wealth, culturaldiversity, different ways of life and particular local features become essential elements to bepreserved.

There are many public and private initiatives aimed at recovering constructed heritage; some areoriented towards singular, monumental heritage, which we call Restoration, and others, as is thecase with RehabiMed, are directed towards more modest, more abundant heritage with agreater presence in the territory, such as traditional architecture in historic town centres, ruralvillages and dispersed throughout the territory. This is what we call Rehabilitation, always carriedout to provide buildings – the majority of them without any kind of heritage protection – with ause. This activity involving action on what has been built presents a wide diversity of situations,if we look at the Mediterranean sphere. In European countries, rehabilitation activity representsalmost 50% of total activity in the sector, while in the countries of the south and east of theMediterranean basin, this activity does not amount even to 10% of activity in the sector, despiteits importance concerning economic development and the social cohesion of the population.

RehabiMed's aim is to reinforce rehabilitation activity and maintaining traditional Mediterraneanarchitecture as a factor in sustainable (social, economic and environmental) development.Achieving this objective will allow us to move forward with two historical challenges that mayappear contradictory but from our point of view are perfectly compatible and complementary:firstly, contributing towards improving the living conditions of residents, who are the people whogive meaning and life to this heritage; and, secondly, contributing to preserving the historical andcultural identity of Mediterranean peoples.

To achieve this aim, RehabiMed's approach has been to work in three directions. Firstly, we havedeveloped some strategic and methodological tools orientated towards rehabilitation; alongsidethese, we have carried out various publicity actions and training for professionals in the spirit ofthe content of the tools developed; and, finally, we have launched four pilot operations with realrehabilitation work to test, experiment and demonstrate the importance, possibilities andpositive effects represented by good rehabilitation policy.

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They have been three years of hard work, constructive debates and experiences shared withexperts, with students and, above all, with the population directly linked to our actions, whichhas allowed us to meet the objective we initially set. We believe that the results are excellent andthat we have created a good starting point for rehabilitation to get off on the right foot, givingmeaning to the tools created, the training given and the experiments carried out.

I am delighted to present the first volume of our methodological work, the result of the effort ofmore than 150 experts from different professional spheres in 15 countries. The texts in thispublication contain the RehabiMed Method for rehabilitation of Traditional MediterraneanArchitecture, which have been considered and drawn up at length to respond to the concerns ofour collaborators and experts. In addition, the publication develops the different points putforward by the RehabiMed Method to provide guidelines on specific proposals, to facilitate theirapplication and to show different situations sharing very similar forms of action in therehabilitation of the regional and urban heritage of traditional architecture. All this should servepoliticians and officers of the different administrations to make it easier for them to generate anddevelop their initiatives to promote rehabilitation from a very broad frame of reference, raisingthe awareness of the population and getting it to take an active part in decision-making.

Xavier CasanovasRehabiMed Project Manager

Barcelona, 30 June 2007

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Traditional Mediterranean Architecture

RehabiMed uses the term traditional architecture to refer toeveryday architecture that is alive because it is inhabited,essentially civilian, domestic and of pre-industrial construction. It isa form of architecture built using local resources, which coversmaterials, techniques and the skills of its constructors, and it is thefundamental expression of the culture of the differentcommunities and their relation with nature and the landscape.It is an architecture that covers different forms of grouping andthe scattered habitat with all its auxiliary constructions, notforgetting the more modest elements (fountains, paths, etc.),which, altogether, form the traditional Mediterranean landscape.RehabiMed focuses broadly on this architecture, including boththe rural habitat, fundamental to the humanization andstructuring of the territory, and the city, the clear expression of lifein community and the optimization of resources and humanrelations, going beyond the filters of highbrow architecture toincorporate all the values of more modest forms of architecture.Rural architecture is primarily linked to systems of agricultural andlivestock production, which, beyond a simple presence in abygone landscape, plays a vital role in understanding theprocesses that have produced today’s landscape, the result of asocial and a natural history. Rural architecture has always played asalient role as an element that structures the landscape in whichbuildings, crops and nature are in perfect balance, the result of acontinuous process of change and transformation, a socio-environmental reality generated jointly by biophysical andsocioeconomic factors throughout history. The traditional ruralhabitat takes the form of a heterogeneous variety of builttypologies which may be scattered or form small settlements. It isalso accompanied by a large variety of auxiliary elements andconstructions that are vital to the domestication of the territory(cabins, dry-stone walls, ovens and kilns, caravanserais, fountains,wells, mills, stables, granaries, etc.), and infrastructures (canals,paths, irrigation channels, etc.) which are the result of thehistorical interaction between natural resources and human waysof appropriating them that bear witness to the coherenthybridization of the biophysical factors of a region and thesocioeconomic factors of the community that inhabit it.Urban architecture, on the other hand, is built in the context of acity or urban settlement, being the expression of a more complexform of community dwelling, in which artisans and traderspredominate over the land-related trades and where ‘the newneeds and forms of society find their place’ (Mumford, 1961). Theurban settlement, though also originally linked to the rural spaceand to the need to commercialize farming surplus, appeared as astructure to dominate the territory, defined by Braudel (1968)

‘more than by its walls or the number of its population, by the wayin which it concentrates its activities on the most limited surfacearea possible’. The urban habitat covers a large typological range,derived to a large extent from geographical differentiation andfrom its origin and historical evolution. This historical andmorphological diversity not only translates as buildings,construction procedures or materials used, it is also theconfiguration of the urban form, expressed in the way ofstructuring and considering collective space (streets, squares, etc.),of organizing constructions and uses which, in the rural world, arescattered (sanctuary, fountain, fortress, etc.), of relating privatearchitecture and public space, developing a greater variety ofresidential typologies that reflects more complex social structures,in the uses of buildings, in the singularity of its infrastructures(market, school, etc.), and so on. These settlements, which in daysgone by exclusively configured the city as a consequence of itsgrowth and transformation, now form an integral part of thecontemporary city, where they play the role of historical nucleuses.It is, then, the form of traditional architecture that humankindused to settle and construct its habitat in the territory around theMediterranean Sea, a palimpsest permanently rewritten by therelations between people and their surroundings, and which hastoday become cultural landscape and collective imaginary.

Introduction

Elmali, Turkey

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Rovinj, Croatia Lucca, Italy

Hacienda Algarrobo, Malaga, SpainQalaat al Manika, Syria

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A changing world. Architecture underthreat

The inventories drawn up as part of the CORPUS and CORPUSLevant (EUROMED Heritage I) projects showed in 2002 the far-reaching transformations and pressures to which architecture,landscape and traditional territory are subject. Today, traditionalsurroundings are in a dramatic situation throughout theMediterranean Basin, reduced to a continuing loss of their socialand cultural character, threatened by intense degradation andconstantly on the retreat. Likewise, the breakdown of thetraditional world and the tendency to cultural homogenization asa result of globalization have brought about disregard for much ofthis architecture, often considered to be a symbol of poverty withvalues and qualities that are far removed from the mediatizedconcept of modernity.Pressure on the traditional habitat began with the process ofindustrialization, though it was much accentuated by the modernmovement and urbanism in the early 20th century, seeking newmodels of dwelling and building cities that could overcome thedeficiencies of traditional settlements; it went as far as denying allfunctional, social and even aesthetic values, and radically placed‘the new’ before ‘the old’. This process emerged at different timesaccording to the country in question and whether we refer to theurban or the rural space.Today, in the era of the ‘global village’, when the metropolitanindustrial city is turning into a diffuse metapolis and the bordersbetween country and city are becoming increasingly hazy, thepressure on this architecture and the population that it houses iseven greater.In the rural environment, many villages are becoming depopulateddue to the lack of alternatives for development, and others aresubject to violent transformation under the pressures of propertyor tourism-related speculation without the necessary urbanplanning. This contemporary urbanism is upsetting the historicalbalance between humankind and nature, and converting the rurallandscape into a landscape without activity, where traditionalarchitecture loses its meaning and original function, and is reusedand transformed.In urban environments, the ‘historical nucleuses’ are affected bydifferent problems according to each historical and regionalcircumstance, which we could summarise according to four mainvectors of pressure, sometimes complementary or simultaneous,and with differing degrees of influence: nucleuses in the processof overpopulation due to migration (south-north or country-city)with the subsequent physical (over-occupation and modificationof dwelling), social (constitution of ghettos, insecurity, etc.) and

environmental (insalubrity, lack of comfort, pollution)deterioration of the urban environment; nucleuses in the processof depopulation due to the abandonment of the historic fabric forthe city, with the subsequent loss of social values and thedeterioration of buildings and architectural heritage; nucleusesaffected by heavy-handed urban renovation work (demolition ofheritage, destruction of the historic fabric with the creation ofnew expressways, incoherent insertion of new architectures), and,finally, nucleuses affected by processes of urban reinvestment, inwhich we can distinguish three main processes: the developmentof tourism, tertiarization (especially in historic centres) with thepossible loss of the residential function, and gentrification (theinstallation in a run-down neighbourhood of residents from a

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Arnavutkoy, Istanbul, Turkey

Mostar, Bosnia Herzegovina

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high-income bracket), all processes that can have acounterproductive effect in social terms.Institutions such as the UNESCO and ICOMOS have issuedrepeated alerts about the loss of this heritage. In this respect,mention should be made of the recommendations of theInternational Charter for the Conservation of Historic Towns andUrban Areas (Washington Charter) of 1987 and the Charter onBuilt Vernacular Heritage (1999). Both charters, in addition toproviding criteria for intervention, stress the need for long-termaction in the form of education and sensitization measures,involving the promotion of training and specializationprogrammes in areas of preservation of traditional architecture,aimed at technical professionals and politicians, who should headpolicies for the assessment and rehabilitation of this heritage, andseeking the complicity of the population, an active protagonistand participant in this shared legacy.It is in this context that the RehabiMed project proposes a seriesof measures to encourage the rehabilitation of this architecture onthe basis of sensitization and training.

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Tunis, Tunisia Rbat, MoroccoAleppo, Syria

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Rehabilitating Traditional MediterraneanArchitecture

In its global dimension, traditional habitat has a great deal tocontribute to a context of sudden changes and urbanization thatis neither sustainable nor environmentally friendly, and is markedby a need for the reorientation of urban policies in order to reduceconflicts between humankind and nature, improve quality of life,encourage basic values of community life and call for the recoveryof the existing territory and recognition of cultural diversity.For RehabiMed, the concept of rehabilitation covers a broad rangeof action with a view to recovering and updating a lost ordamaged function—in this case, dwelling. On the basis ofpresent-day concerns, rehabilitation means improving the actionof dwelling by seeking a point of balance between technicalaspects, the preservation of heritage values and criteria of socialjustice, economic efficiency and preservation of the environment(the three mainstays of sustainability).RehabiMed continues the task begun by the European Charter ofArchitectural Heritage and the complementary AmsterdamDeclaration, both dated 1975 and promoted by the EuropeanCouncil. These documents put forward the concept of “integratedconservation” for the recovery of run-down historic centres, basednot just on the restoration of monuments but also on thepromotion of actions to rehabilitate the fabric of dwellings andsocial measures.RehabiMed therefore proposes a methodology that addresses therehabilitation process on the basis of integrating traditional spaceinto a wider territorial context; from the global viewpoint of amultisectorial, economic, social and environmental approach; thatis driven by a desire for coordination and calls for consensus ofaction between the various agents; that is flexible, due to theneed for continual adaptation to changing realities; and,essentially, non-dogmatic, not claiming to produce single solutionsto the problems of the traditional habitat in the Mediterranean,seeking instead solutions that adapt to the conditioning factorsand specificity of each local context.

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Thessalonica, Greece

Beirut, Lebanon

Istanbul, Turkey

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The RehabiMed Method on the scale of the building. The Guide and itsconstituent tools

Whereas the first volume of this publication is devoted to theRehabiMed Method and its intervention on the scale of villages,towns, cities and the territory, volume two is its complement,focusing on the scale of the building. It is, then, a text aimed atthe architects, engineers and builders who design, direct and carryout rehabilitation work on traditional buildings in theMediterranean. Rehabilitation of a building calls for an overview of the territory inwhich it is set and an understanding of its relation with theterritorial and urban context. This is why the RehabiMed Projectinsists on the need to apply this Guide in the framework of theoverall rehabilitation method outlined in the first volume of thispublication, which sets out a series of shared, coherent criteria forintervention in order to address the complex problems involved inthese situations.This second volume is also divided into two different parts: amethodology, which we refer to as the Guide, establishingprocedures for the successful undertaking of rehabilitation work,and a practical part containing specific tools for concreteproblems.The first part is the product of the joint work of a network ofMediterranean experts who, in the first year of the RehabiMedProject, drafted the basic principles and procedures of the Guide.The texts in the Guide have been debated at length afterpresentation at the 2005 RehabiMed Symposium in Marseilles,and constituted the conceptual bases for various training seminarsin 2006 and 2007 (Nicosia, Cairo, Kairouan, Marrakech).The second part, comprising practical tools, was written byindividual specialists in a variety of fields with a view to providingelements of support for the various phases of rehabilitation work.It aims to cover a broad range of problems and sensibilities which,in our opinion, characterize the Mediterranean basin.It is true that strict compliance with a guide of this nature calls fora high degree of commitment and may raise issues that aredifficult to address according to the reality of a given country andplace, but we are convinced that setting high standards will, in thelong term, stimulate the quality of the rehabilitation of ourtraditional architecture and contribute to its preservation.

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Dubrovnik, Croatia

La Selva del Camp, Spain

Cairo, Egypt

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Second part

The RehabiMed tools

An aid to the rehabilitation of traditional buildings

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I. Knowledge

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Tool 2Starting with a precise preliminary diagnosis

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Tool 2Starting with a precise preliminary diagnosis

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I. KnowledgeTool 2Starting with a precise preliminary diagnosis

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Steps for an engineering (and non-structural) survey in pre-diagnosis phase

Yaacov SchafferCivil Engineer, M.Sc. Ua.Israel Antiquities Authority, Israel

The pre-diagnosis phase of an engineering survey for an existingtraditional building is probably the most crucial point in the wholeframe of the rehabilitation of old buildings. It is crucial because thefirst judgment of the building can affect the next steps, as thefollowing states:

Rehabilitation versus demolition.Liberal approach of rehabilitation versus a conservativeapproachThe first diagnosis of physical condition of the materials andelements of the buildingThe first possible physical-structural solutions for the building

This pre-diagnosis stage should be carried out together with thefirst programs for the rehabilitation of the building and before anyother step is implemented. In order to be able to do such a pre-diagnosis survey in a simple manner, rather than with a largeteam, there are two possibilities: an architect surveyor or anengineer surveyor. In the first option (an architect, a surveyor, atechnical architect, etc., depending on the country's educationalsystems), he/she has to have wide knowledge on ancienttechnology, on the deterioration of historic materials andelements, a deep knowledge in conservation (practical skills andphilosophy) and a long experience. He/she is still missing the abilityto appraise the structural behavior and the condition of the oldbuilding, and a structure engineer will have to be added latter onfor the structural topic.In the second option (civil building engineer, technical engineer,surveyor, etc.), he still has to have a wide knowledge in historicaltechnology, deterioration of historic materials and elements, adeep knowledge in conservation (practical skills and philosophy)and, unlike the first option he/she has to have good experience inthe structural behavior of old buildings. It is not necessary for thepre-diagnosis stage to have a special structural engineer.However, the structural engineer has to have good qualifiedexperience in historic building systems and, more important, tolimit himself to structural engineering topics. This, he should notrelate to the appraisal of the physical conditions of materials,elements and conservation, conservation philosophy andconservation solutions, all topics that are not related to his skills!We remind again and again that a good engineering pre-diagnosissurvey primarily relies on the objectivity of the surveyor. For thisreason, it is recommended that the pre-diagnosis survey will bedone by one professional and the future planning by another one!

The pre-diagnosis engineering survey is a three phases survey:The structural engineering condition and the physicalengineering condition of materials and elements, and thepotential solution in the frame of engineering physical condition.The steps and stages in the life of the building and itscorrelated conservation values.The future use of the building.

Only if this wide approach is done, the pre-diagnosis engineeringsurvey prepares the project for the next stage of a completedocumentation, survey and design.Our goal is to rehabilitate the historic traditional buildings in theright, quick and economic ways. We have to take into considerationthat these buildings are still a large part of the building-stock insome countries, while only a small part of the building-stock inothers. Also, relatively modern buildings in one country can beconsidered as traditional historic buildings in another country, andwe will have to approach the same topics in the same rightrehabilitation approach. With this statement, having a large stock ofproblematic buildings, we have to create a strong and deeply rootedprofession to deal with these traditional buildings.So, this pre-diagnosis engineering survey will have to includewithin a limited time table and a limited survey-report, the wholesituation of the building and especially what has to be excludedfrom it. Six topics should be included in the pre-diagnosisengineering report:

Jaffa (Israël)

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I. KnowledgeTool 2Starting with a precise preliminary diagnosisSteps for an engineering (and non-structural) survey in pre-diagnosis phase

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The main typical historic building technology.The main historic and existing structural engineering systems ofthe building.The structural engineering condition of the main building andits secondary additions.The engineering condition of materials and elements which willaffect in a positive or negative way the overall engineeringsurvey in the pre-diagnosis phase.The general physical condition of architectural elements thatmight be that will be affected negatively by potential structuralengineering solutions.The main possible directions of structural engineeringsolutions.

Some questions have to be asked and answered. Why shall onealso deal in this pre-diagnosis engineering survey with the ancienttechnology, material conditions and architectural elementscondition? There are three reasons for that:

Not only is the ancient technology of the main structureresponsible for the existing structural condition, but it alsoconditions the possible solutions from the structural,economical and conservation points of view.

A good or fair condition of materials and elements could beconditioned and affected by an engineering solution, bringinga series of acts that could jeopardize the architecture and theconservation value of the building, or influence negatively onthe economic part of the rehabilitation.A good or fair condition of architecture elements might beaffected by a structural engineering solution, bringing togethera negative influence on the architecture and the conservationvalue of the building itself or on the economic part of therehabilitation.

The pre-diagnosis report is especially meant for the clients that arenot generally professionals in the field of engineering conservationand rehabilitation. For this reason, it has to be short, clear to theclients & non-professional staff, as well as professional and usefulto the professional building staff. An example for any topic dealtwith, has to be added in the form of photographs in the writtenreport.Having all these stages and approaches in mind, the first questionwill be: is there such a professional person who has all the qualitiesdescribed before? How many of these professionals are in eachcountry/region/place? Can there be a separation between the pre-diagnosis engineering survey phase and the latter phase ofdocumentation, survey and design planning? Should they be

Akko (Israël) Akko (Israël)

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implemented by different professionals?We believe that professionals coming from the field of architectureor engineering, with a good background in the history ofarchitecture, building technology and engineering, goodspecializations in cultural heritage and rehabilitation of historicbuildings and a large experience in the field of survey anddocumentation, are able to conduce the pre-diagnosisengineering survey. More specializations in regional historicbuilding technologies will really create the "professional surveyorsof traditional buildings". Then, the addition of a structuralengineering or other profession to the pre-diagnosis team will bedecided, only when necessary.The separation between the pre-diagnosis surveyor and theplanner should also be emphasized. First, it is true that anarchitect or an engineer who surveys or documents the buildingwill collect a large knowledge for planning and designing in thelatter stages. But, from our experience all over the world, weknow that the possibility of being objective in the survey, whenknowing that it will apply on the design and planning is very low.Today’s planning works are based on percentage rates andtherefore they are conditioned by the previous surveys. Second,qualities required from surveyors and documentation persons aredifferent from qualities of people in planning and design. So, let’sget the best from each professional.The last but not least topic is the frame of the engineering surveyin its pre-diagnosis phase. Beginning with the main buildingtechnology and continuing with the structural engineeringcondition, the next stage will be the physical condition ofmaterials and elements. The last chapter will be a quick report onthe architectural features. Then, the summary of the report willhave to include three parts:

The first part of the summary will address the overall report ofthe physical and structural condition of the building today.The second part will present the professional engineering andstructural opinions on the needs for the rehabilitation, for boththe old and new uses.The third part will point-out the indirect influences of thedifferent potential engineering solutions on the architecture,economic and conservation values of the building.

To conclude, the pre-diagnosis engineering survey has a crucialinfluence on the future of the specific historic building and has tobe done in a highly professional way. Being limited in time andresults, a good pre-diagnosis engineering survey can howeversave a lot of energy, time and money. A bad pre-diagnosisengineering survey will influence all stages of the documentation,planning, implementation and life of the rehabilitated building.

Examples of pre-diagnosis engineering surveys:

1. The interior and exterior of a wooden building were coveredwith plaster. The main floors of the ground floors have adistortion, not usual to concrete floors. The back walls haverotten because of the pipes leaking from the kitchens andutilities, located in the back of the building. The first generalimpression was very bad. Three separate engineers werebrought for the pre-diagnosis engineering survey. All threewrote reports that the building was in an irreversible badengineering condition and that it had to be demolished.However, because of its peculiarity and a preservationapproach, it was insisted that a conservation-engineer knowingthese kind of technologies will inspect the building. Afterconvincing the municipality engineer and the owner, a pre-diagnosis engineering survey was conduced together with theconservation-engineer, which reported that the building was invery good condition, except for the back wall. The results afterthe survey, planning, documentation and implementation ofthe rehabilitation were very positive, shorter in time and moreeconomical in terms of budget, even when compared with thelast pre-diagnosis survey!

2. Adobe buildings in a neighborhood planned for rehabilitationand revitalization faced a first quick survey (the pre-diagnosisengineering survey) by a team of engineers and architects. Theyimmediately pointed out the nice drawings on the gypsumplaster of the interior walls and the “majolica” inside andoutside the buildings. As for the engineering side, theyrecognized the possibility of water penetration from the streetfloors and other sources. Their recommendations were to

Wood building with a 1870' addition of a hip roof.

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immediately stop the penetration of water by filling thefoundation with waterproof mortar and covering them withwaterproof renders and plasters. After this stage, theyrecommended a large documentation and a survey, followedby a design for the rehabilitation. It was implemented on 200buildings and after 6 months, all the interior plasters andpaintings disintegrated, the adobe brick walls had largeproblems and all the residents had to be evacuated from theneighborhood. What had happened? The team ofprofessionals doing the pre-diagnosis engineering survey hadno idea about adobe buildings and their diagnosis wascompletely wrong. The foundation had to remain withoutmortar as a dry wall, this creating a system for evaporating thewater before it reached the walls. By closing them, they createda capillarity rise of the water till the mid-height of the walls,destroying both the interior architectural features and theadobe structures. The conclusion is to avoid completely to do apre-diagnosis engineering survey without knowing thestructural historical system and the existing technology.

Inside, elements giving the impression of a very bad physical condition.

Inside, during the rehabilitation stage, showing a good physical condition.

Outside, elements giving the impression of a very bad physical condition.

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Support material for the preliminarydiagnosis stage

Ramon GrausarchitectLecturer in the Department of History and Theory ofArchitecture, School of Building Construction of Barcelona(Technical University of Catalonia), Spain

Preliminary diagnosis is the stage of compilation of all the basicinformation required to enable the client to make a decision aboutthe possible rehabilitation of a building. All too often, this stage isavoided or glossed over, yet it is vital for realistic decision-makingin the rehabilitation process.Given the variety of types of data to be collected, this briefintroduction is followed by a series of model forms for the processof preliminary diagnosis that may serve as guidance to thearchitect/engineer. The principal data is obtained by consulting thelocal Council (urban planning information, protection ofarchitectural heritage, Council grants for the rehabilitation ofprivate dwellings, etc.), conducting an inspection of the entirebuilding (construction system, state of conservation, imminence ofintervention, etc.), surveying the property market (market price ofsimilar properties in the area, construction costs, rehabilitationcosts, etc.), gaining an understanding of the socio-economicconditions of the building’s inhabitants (one-family ownership, anon-resident owner with tenants, possibility of vacating thebuilding during rehabilitation work, etc.) and, finally, a series ofinterviews with the client to fine-tune the commission.There are three principal moments in the process of preliminarydiagnosis.intéressants ;

1. Before visiting the building

In order to make the most of the time spent on the visit, it isadvisable to prepare it carefully in advance, arranging the day andtime of the visit with a single person from the building who will beresponsible for providing access to all parts of it. At this point, theimportant questions to ask are:

Do I have the permission of all the owners and tenants to visittheir dwelling or premises?Who will attend me in each case? Who has the key?Are there plans of the building?Does the building have unlit areas (basements, roof spaces,etc.) needing special lighting, a torch, etc.?Are all the spaces easy to access or will I need a stepladder,ropes, etc.?

2. Visiting the building

The architect/engineer who carries out the inspection visit musthave a well-trained and practised eye, and be patient (not betempted to jump to conclusions about the cause of problems),curious (not simply suppose things that it has not been possible toestablish) and imaginative (measuring, checking situations in thecourse of the visit during which tests may be carried out).The site visit will be conducted according to an order andorganization that prevents any elements or determinant problemsbeing overlooked. For example, the route followed by theinspection will start on the outside of the building, offering a clearview of the lesions and symptoms that will be explored in greaterdetail during the full visit, at the same time allowing us to form anoverall idea of the building. Once inside, it is advisable to followthe elements of vertical communication up to the roof, as they areideal points from which to observe the building’s basic structureand drainage system, locate possible structural movements orleaks, and complete our knowledge by means of initial sketches.Once a clear idea has been formed of the whole and the building’s

Basic diagnosis kit (the “diagnostician’s bag”) for measuring, comparing and notingdown information during the visit.

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I. KnowledgeTool 2Starting with a precise preliminary diagnosisSupport material for the preliminary diagnosis stage

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main features, it is time to move onto a more detailedexamination, with a strictly organized visit to form a balancedinitial assessment of all components and prevent attentioncentring on specific aspects.During this preliminary diagnosis stage, the form, precision andquantity of information to be collected are, of course, different tothose of the subsequent stage of multidisciplinary studies. Thisinitial moment is characterized by a search for fundamentallyqualitative values.

The diagnostician’s bag

Below, though in no way pretending to be exhaustive, is a list oftools that may be useful when carrying out a technical inspectionof a building and which are increasingly joining the contents ofwhat I refer to as the “diagnostician’s bag”. This is not acomprehensive list of the tools needed for any type of inspection;it is merely a few suggestions with a view to preparing theinspection, which must be assessed according to the objectivesset, the type of building to be studied, its constructionalcharacteristics and the lesions that have been detected.

For greater ease of use of this list, the tools—like the contents ofthe doctor’s bag used in the examination of a person—have beengrouped into five sections.

Collecting and representing the information

Drawing board, paper, pencil, rubber, pens, etc.Inspection sheets for the systematic collection of informationPlans or diagrams on which to record interesting aspectsDigital cameraCamera with different lenses to take quality photos of generalviews or details and inaccessible placesPocket tape recorder

For geometric measurements

5-m flexible tape measure25-50 m measuring tapeSonic measure and laser distance meter, to take measurementsin inaccessible placesTelescopic tape measure for measuring façadesTachaeometerAutomatic levelManual levelFlexible tube water levelSteel ballPicks and ropesBevel protractorSlide gaugeWeaver’s glassPlumb lineCompass

For greater ease of observation

Protected light bulb and electrical cableTorchMagnifying glassBinocularsFlashLightweight ladderPulleyAdhesive paste or tape

For taking samples

Hammer, chisel and screwdriverPlastic bags and boxes to store samples in (e.g. slide boxes)Adhesive labels to mark samplesPermanent marker pens

Consult municipal regulations for information about urban planning and possiblelisting of the building.

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Checking and detecting lesions

KnifePunchMetal detectorDamp detectorConcrete pH test kitReagents to check the existence and type of salts

The examination visit must envisage possible dangers arising fromthe state of the structure or the installations, health and hygieneconditions, abandonment, etc., and this calls for specificprotection that is not listed here, but may range from boots toprotect against nails and insecticides to kill bedbugs to a wholerange of equipment, depending on the circumstances (overalls,cap, helmet, goggles, safety harness, mask, tool jacket, gloves,etc.).

3. Back in the office

All the information compiled during this phase will serve to helpthe client make a decision. This phase is therefore usuallycompleted by a written preliminary diagnosis report that clearlyand succinctly suggests a course of intervention to the client (frominaction or a campaign of studies preparatory to rehabilitationwork to immediate vacation of the building due to the risk ofaccident).

Optical measurement of cracks

Use systematized sheets for greater ease of data collection during the inspection.

The additional equipment needed to reach all parts of the building.

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I. KnowledgeTool 2 Starting with a precise preliminary diagnosisSupport material for the preliminary diagnosis stage

Model preliminary diagnosis sheet

Owner

Contact data:

Address:

District / Town:

Number of basement floors: Number of floors: GF+

Number of shops:Privately owned

Number of dwellings:Privately owned

Rented Rented

Age in years: Built depth: m

Built surface area: m2 Surface area of courtyards and gardens: m2

INFORMATION ABOUT THE BUILDING

MUNICIPAL URBAN PLANNING INFORMATION

Urban planning classification(permitted uses):

Designation of public property,censuses, mortgages:

Heritage listing: Building levels: built m2 / m2 land

Permitted number of floors: GF+ Permitted building depth: m

SITE CHARACTERISTICS

Area (urban/rural): Distance to urban centre: km

Street width: m Pavement width: m

Height of adjacent building on left: GF+ Height of adjacent building on right: GF+

UTILITIES

SKETCH OF THE BUILDING

Drinking water: Electricity:

Sewerage: Telephone:

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Elements Description Condition Urgency Recommended action

STRUCTURE (Ensure coherence of load transmission)

Walls and/or columns

Floors

Stairways

Roof structure

FAÇADE (Ensure thermohygrometric behaviour and prevent detachment of material onto street)

Claddings and renderings

Balconies

Door and window frames

Railings, grilles

INSTALLATIONS (Guarantee functioning and user safety)

Water

Drainage

Electricity

Gas

HABITABILITY (Ensure salubrious conditions of the dwelling)

Ventilation of rooms

Damp in the interior

Position and ventilation of WC

Fire safety

Dangerous materials

ECONOMIC ASSESSMENT (Calculate the cost of the intervention)

Market value without maximum building levels [VWMB]:

Replacement value + land: Superficial rehabilitation of existing m2 [SRV]:

Upper-level market value at maximum building levels [MBV]:

Comprehensive rehabilitation of existing m2 [CRV]:

Rehabilitation with maximum m2 building levels [RMB]:

New construction [VNC]:

HERITAGE ASSESSMENT (Find out the building’s historical and artistic values)

Spatial structure

Ornamentation

Singular elements

Historical value

ROOF (Ensure evacuation of rainwater)

Roof cladding

Eaves

Chimneys

OBSERVATIONS

CONCLUSIONS AND RECOMMENDATIONS

SIGNED BY THE ARCHITECT/ENGINEER Name:CONDITION URGENCY

1- Good condition2- Lack of maintenance3- Poor condition

A- Immediate intervention B- Intervention within 2 yearsC- Intervention within 5 years

Conducted in on 20

The information included in this document is valid for the following 6 months as of the above date.

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Owner

Contact data:

Address:

District / Town:

Number of basement floors: Number of floors: GF+

Number of shops:Privately owned

Number of dwellings:Privately owned

Rented Rented

Age in years: Plot width: m

Surface area of site [SS]: m2 Built depth: m

Built surface area [BS]: m2 Surface area of courtyards and gardens: m2

Built m2 [CTC] Sales price [CSP]

CURRENT STATE OF BUILDING



Designation of public property,censuses, mortgages:

Heritage listing: Building levels [BL]: built m2 / m2 land

Permitted number of floors: GF+ Permitted building depth: m


ECONOMIC ASSESSMENT

Market study (sales price of 6 buildings of similar characteristics)

Direct costs of construction in the area

Area (urban/rural): Distance to urban centre: km

Built m2 [CTC] Sales price [CSP]

Control 1 m2 __ Control 4 m2 __



Average sales price of similarbuildings in the area [ASP]=(∑ (CSC /CTC) / ∑i) :

__ /m2Percentage of repercussion of arealand price [LP]:

Price of new construction in the area[NCP]:

__ /m2 Price of demolition [PD]: __ /m2

Price of superficial rehabilitation[SRP]:

__ /m2Price of comprehensive rehabilitation[CRP]:

__ /m2

Maximum surface area to be built[MSB]=(SS x BL)

Planning impact[IP]=(MSB / BS)

Cost of superficial rehabilitation work[CRW]=1.18 x (BS x SRP)

Cost of comprehensive rehabilitationwork [CRW]=1.18 x (BS x CRP)

Cost of rehabilitation work withmaximum m2 building levels [CRMB] = 1.18 x (CCRW+ (MSB-BS) x1.5 x NCP)

Cost of new building work[CNBW]=1.18 x ((BS x PD) + (MSB xNCP))

Market value Value of replacement + land value:

[VWMB]=[1.1 x ASP x BS][SRV]=[CSRW+LP*ASP*BS]

[CRV]=[CCRW+LP*ASP*BS]

[MBV]=[1.1 x ASP x MSB][RMB]=[CRMB+LP*ASP*MSB]

[VNC]= [CNBW+LP*ASP*MSB]


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Propriétaire : Pedro Jiménez Solera

Renseignements de contact : 8660660505

Adresse : Calle de Entresols, 22

Quartier / Ville : Mataró

Number of basement floors: -- Number of floors: GF+ 1

Number of shops:1 Privately owned

Number of dwellings:1 Privately owned

-- Rented -- Rented

Age in years: Over 100 Built depth: 15 m

Built surface area: 150 m2 Surface area of courtyards and gardens: 80 m2

INFORMATION ABOUT THE BUILDING



Residential, old townDesignation of public property,censuses, mortgages:

None

Heritage listing: None Building levels: 1.10 built m2 / m2 land

Permitted number of floors: GF+ 2 Permitted building level: 14 m


Area (urban/rural): Urban Distance to urban centre: -- km

Street width: 7 m Pavement width: 1 m

Height of adjacent building on left: GF+ 1 Height of adjacent building on right: GF+ 3

UTILITIES

SKETCH OF THE BUILDING

Drinking water: YES Electricity: YES

Sewerage: YES Telephone: YES

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Model preliminary diagnosis sheet (example)

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Elements Description Condition Urgency Recommended action

STRUCTURE (Ensure coherence of load transmission)

Walls and/or columns

Floors

Stairways

Roof structure

Masonry

Timber beams

Timber beams

Timber truss

1

2

2

3

--

C

C

A

Renew exterior rendering to ensureongoing protection

Ask for a structural diagnosis

Ask for a structural diagnosis

Shore up damaged parts and get astructural diagnosis

FAÇADE (Ensure thermohygrometric behaviour and prevent detachment of material into street)

Claddings and renderings Lime rendering 2 BFirst solve structure and roofproblems then renew rendering

ROOF (Ensure evacuation of rainwater)

Roof cladding

Eaves

Chimneys

Roofing tiles (channel and imbrex)

Timber

Brick

2

3

--

A

A

--

Change broken tiles after shoringup the roof

Shore up eaves and get a structuraldiagnosis

Balconies

Door and window frames

Railings, grilles

--

Timber

Wrought iron

--

2

2

--

B

B

--

General repainting

General repainting

Gallery with arches Brick 1 -- --

INSTALLATIONS (Guarantee functioning and user safety)

Water

Drainage

Electricity

Gas

Copper tubes (recently replaced)

Cement asbestos tubes

2 circuits, 4.4 kw of power(recently renewed)

Gaz butane (rénovée récemment)

1

2

1

1

--

B

--

--

--

Install new downpipes

--

--

HABITABILITY (Ensure salubrious conditions of the dwelling)

Ventilation of rooms

Damp in the interior

Position and ventilation of WC

Fire safety

2 bedrooms are not ventilated

Generalized damp in walls and floorat ground level

Next to stairwell, no ventilation

Irregular risers in stairs

3

3

3

1

C

A

B

--

Plan intervention to create windowsin the mid-term

Ask for a diagnosis to find out thecause of damp

First solve the structural problemsthen find a new position for it

First solve the structural problemsthen renew stairway

Dangerous materials Cement asbestos tubes (asbestos) 2 BGet a specialized company toreplace them

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ECONOMIC ASSESSMENT (Calculate the cost of the intervention)

Market value without maximum building levels [VWMB]:

Replacement value + land: Superficial rehabilitation of existing m2 [SRV]:

504,485 €

Upper-level market value with maximum building levels [MBV]: 573,430 €

358,442 €

Comprehensive rehabilitation of existing m2 [CRV]: 429,242 €

Rehabilitation with maximum m2 building levels [RMB]: 539,117 €

New construction [VNC]: 537,878 €

HERITAGE ASSESSMENT (Find out the building’s historical and artistic values)

Spatial structure

Ornamentation

Narrow bay on medieval plot,medieval aproach and hallwayconserved

Lintel over front door

1

1

--

--

Conserve approaches

--

Singular elementsTimber eaves with carveddecoration

3 AReconcile structural reinforcementand conservation of decoration

Historical valueSituated in one of the district’shistorical streets, well conserved

2 C Conserve façade

OBSERVATIONS

The building is an excellent example of the traditional architecture of the old town. It was originally a solid building for a humble family that has beenextended various times over the years. Probably only the ground floor conserves medieval elements.

CONCLUSIONS AND RECOMMENDATIONS

In the last 10 years, the building has undergone a major process of degradation. The absence of maintenance has led to rainwater leaking into theinterior, causing the deterioration of the timber structure of the roof and upper floor.At the same time, the building is situated in one of the district’s oldest streets and forms part of a whole that is of modest construction but with a highhistorical value.Recommendations:- Shore up the damaged structure under the direction of an architect/engineer- Ask for a complete diagnostic study of the building (structural analysis, damp study, historical study)- Consider a rehabilitation project, since an initial cost study does not suggest the advisability of demolition and the building has historical value in thestreet where it is situated.

SIGNED BY THE ARCHITECT/ENGINEER Name :

Julián Almagro Pérez, architect

CONDITION URGENCY

1- Good condition2- Lack of maintenance3- Poor condition

A- Immediate intervention B- Intervention within 2 yearsC- Intervention within 5 years

Conducted in Mataró on 20 January 20 0 6


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Owner Pedro Jiménez Solera

Contact data: 8660660505

Address: Calle de Entresols, 22

District / Town: Mataró

Number of basement floors: -- Number of floors: GF+ 1

Number of shops:1 Privately owned

Number of dwellings:1 Privately owned

-- Rented -- Rented

Age in years: Over 100 Plot width: 5 m

Surface area of site [SS]: 155 m2 Built depth: 15 m

Built surface area [BS]: 150 m2 Surface area of courtyards and gardens: 80 m2

Built m2 [CTC] Sale price [CSP]

CURRENT STATE OF THE BUILDING



Residential, old townDesignation of public property,censuses, mortgages:

None

Heritage listing: None Building levels [BL]: 1.10 built m2 / m2 land

Permitted number of floors: GF+ 2 Permitted building level: 14 m


ECONOMIC ASSESSMENT

Market study (sales price of 6 buildings of similar characteristics)

Direct costs of construction in the area

Area (urban/rural): Urban Distance to urban centre: -- km

Built m2 [CTC] Sale price [CSP]

Control 1 140 m2 450,000 € Control 4 200 m2 500,000 €



Average sales price of similarbuildings in the area [ASP]= (∑ (CSP /CTC) / ∑i) :

3,057 € /m2Percentage of repercussion of arealand price [LP]:

0.55

Price of new construction in the area[NCP]:

1,200 € /m2 Price of demolition 55 € /m2

Price of superficial rehabilitation[SRP]:

600 € /m2Price of comprehensive rehabilitation[CRP]:

1,000 € /m2

Maximum surface area to be built[MSB]=(SS x BL)

171 m2Impact of planning[IP]=(MSB / BS)

1.14

Cost of superficial rehabilitation work[CSRW]=1.18 x (BS x SRP)

106,200 €Cost of comprehensive rehabilitationwork[CCRW]=1.18 x (BS x CRP)

177,000 €

Cost of rehabilitation work withmaximum m2 building levels [CRMB]=1.18 x (CCRW+ (MSB-BS) x 1,5 x NCP)

252,402 €Cost of new building work[CNBW]=1.18 x ((BS x PD) + (MSB xNCP))

251,163 €

Market value Replacement value + land value:

[VWMB]=[1.1 x ASP x BS] 504,485 €[SRV]=[CSRW+LP*ASP*BS] 358,442 €

[CRV]=[CCRW+LP*ASP*BS] 429,242 €

[MBV]=[1.1 x ASP x MSB] 573,430 €[RMB]=[CRMB+LP*ASP*MSB] 539,117 €

[VNC]= [CNBW+LP*ASP*MSB] 537,878 €


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The preliminary diagnosis The Cyprus experience

Yiola KourouArchitectDepartment of Town Planning and Housing, Cyprus

The restoration and rehabilitation of Cyprus traditional buildings,is driven mainly by the initiative of the buildings’ owners. Once thedecision to proceed with a general preservation of the building istaken, a certified designer (Architects and Civil Engineers) isappointed. The designer is then informed about their desiredoutcome, either for rehabilitating the building for residential use,or for financial exploitation.In the urban historical centers, the main use of the traditionalbuildings is residential; the commercial use is usually restricted tothe central commercial streets. On the contrary, in the villages, dueto the accumulating decrease of the population caused by the lackof job opportunities, the required use is mainly commercial (agrotourism) combined with secondary residential use (holidayhouses).After the appointment of the designers, the first on-site visit takesplace for the visual inspection of the building. The poor conditionof large number of traditional buildings appears to be anoverwhelming factor. Many of these buildings have beenabandoned and special attention must be exercised for theirrestoration. Quite often they require special supports prior tointervention or else a step by step execution of the restorationworks.During the above visit, a preliminary study of the followingelements takes place:

a. The construction materials (stone walls, adobe walls,lightweight walls etc), their condition and any interventionspointing out mechanical and stability safety problems,moisture problems etc. that need to be addressed immediately(i.e. support of the building).

b. The buildings’ construction (i.e. the frame, the interlocking andconnection of the elements and their contribution to the overallstability of the building); this could be very helpful when decidingthe removal of some sections of the internal walls in order toachieve better functionality of the building according to theowners wishes, provided that the authentic character of thebuilding is not negatively affected.

c. The existing functionality of the building (i.e. how the roomsconnect to the street or to the internal yard) in order to betaken into account in the planning phase for the new use ofthe building.

A complete documentation with the use of sketches andphotographs should take place. All problems identified such as

damages, cracks, deterioration etc, must be documented. This is avery important part of the work, since it will assist the architectand/or engineer to understand the behavior of the structuralsystem and trace the probable causes that originally produced thedamages.The evaluation of the architectural and historical character of thebuilding, as well as its position in the historical centre is veryimportant. This must also be documented in order to be taken intoaccount when acquiring Listing/Ancient Monument status. Moreover, the architect proceeds to an on-site investigationinterviewing neighbors and senior citizens of the area, in order tocollect data for the original character of the building, for anyinterventions, or for any other relative information.The next step is to establish a contact to the correspondingcompetent authorities for the designation of the building’s legalstatus and the urban planning obligations and restrictions throughthe Local Plans and the Policy Statement for the Countryside,whereas, in the cases of highly acclaimed settlements such as theLefkara settlement, there are guidelines for the protection of thecharacter of the historical centers with the preservation of themorphology and typology of original buildings (traditional types ofwalls, types of openings, inclinations and types of roofs, use ofregional traditional materials, correct interventions in external andinternal additions/extensions to the building etc.). In the case ofListed Building/Ancient Monument, additional restrictions applybecause the building must comply with the principles ofPreservation:a. The conservation of a building means also the conservation of

Lefkara (Cyprus)

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I. KnowledgeTool 2Starting with a precise preliminary diagnosisThe preliminary diagnosis. The Cyprus experience

all its elements (original traditional materials, architecturaldetails, decorative/painting elements etc.) as well as theconservation of its environment and its scale. This excludes anymodification leading to the change of volumes, typology,materials and colors.

b. The new extensions/additions must respect all parts of thebuilding, its traditional framework and the connection of theenvironment; in parallel, they must differentiated from theoriginal parts of the building and be reversible as possible,allowing the recall of the pre-interventions status of thebuilding (principle of reversibility).

c. To use, in general, traditional materials and constructionmethods; only in cases that these cannot be applied, modernmethods with proven efficiency (empirically and scientifically)and compatibility with the traditional materials can be usedinstead.

d. All uses allowed by the Planning Zones can be applied to ListedBuildings/Ancient Monuments under the condition that thespecial character of the buildings (typology and morphology)is respected.

In the cases of designated buildings or other structures, theCyprus Government has developed and established a generouspackage of incentives.As an example, the package of incentives currently available forlisted buildings includes direct cash grants for up to 50% of theapproved restoration cost for listed buildings located within ruralsettlements or in the countryside and 40% for urban listedbuildings (with a maximum amount of grant C£40.000,00 in bothcases), transfer of “Residual Building Coefficient” (only for urbanlisted buildings), “Donated Building Coefficient” so that theowner may sell extra square meters to increase the amount of thegrant up to 50% in cases when it is less, tax exemptions (including exemptions of restoration costs and rents obtained froma listed building from income tax, exemption of property tax andrefund of property transfer fees).The package of incentives currently available for ancientmonuments includes direct cash grants for up to 50% for thefirst C£60.000,00 of the restoration cost, 30% for the nextC£40.000,00 and 10% for the rest of the restoration cost forbuildings of residential use and direct cash grants for up to 30%for the first C£60.000,00 of the restoration cost, 20% for the nextC£40.000,00 and 10% for the rest of the restoration cost forbuildings of commercial/tourist use (with a maximum amount ofgrant C£50.000,00 in both cases) and tax exemptions.With the collection and study of the above elements, thedesigners brief the owner of the building of their preliminaryfindings, views and proposals for the restoration/rehabilitationplan to be followed (requirement of supports, proposed use,application for listing of their property as historic/ancientmonument), before the kick off of the main study of the building.

Traditional structural floor, Lefkara

Wall built of light materials (ntolmas – timber structure with infilling of plaster,reeds and stone), Nicosia

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