PROPOSAL FOR THE TRADITIONAL RESIDENTIAL BUILDING ADAPTIVE REUSE
Submitted To: Dr. Rohit Ranjitkar and Ar. Sirish Bhatt Postgraduate Department of Urban design and Conservation Khwopa Engineering College, Bhaktapur
Submitted By: Amit Pokhrel(MSC06908) Khwopa Engineering College, Bhaktapur
Street facade of the existing building
Courtyard façade of the existing building
Proposed building
ACKNOWLEDGEMENT
This Proposal draws together a selection of the Traditional Newar Architecture Dwellings. During proposing the building layout, valuation, i came across scholars and the accomodating people. I would like to express my sincere gratitude towards my supervisor, Dr. Rohit Ranjitkar and Shrish Bhatta for their incredible guidance, precious suggestion and invaluable encouragement throughout the proposal writing. The successful completion of work is only possible with their moral, technical and expertise support. I am sincerely gratified , not only for the extreme care and attention they showed but also for their critical insights that they put into my works and feedback they has given us in the whole work. Amit Pokhrel
Table of Contents
Acknowledgement........................................................................................................................ Table of Contents............................................................................................................................... List of Figures.................................................................................................................................... List of Tables......................................................................................................................................
Chapter 1. Introduction................................................................................................................................. 1.1 Property Inspection.............................................................................................................. 1.2 Property Description............................................................................................................ 1.3 Property Valuation................................................................................................................. 2. Qualifying & limiting conditions................................................................................................ 3. Value calculations....................................................................................................................... 3.1 Valuation of Land................................................................................................................. 3.2 Valuation of Building............................................................................................................ 4. Synopsis of Valuation.................................................................................................................. 5. A case study on Swotha.............................................................................................................. 5.1 Room Arrangement............................................................................................................... 5.2 Sleeping Spaces..................................................................................................................... 5.3 Cooking Spaces..................................................................................................................... 5.4 Interior.................................................................................................................................. 5.5 Wet Areas.............................................................................................................................. 5.6 Living Spaces...................................................................................................................... 5.7 Conclusion.......................................................................................................................... 6. Authenticity of the Building..................................................................................................... 7. Comfort..................................................................................................................................... 8. Existing condition of the building............................................................................................. 9. Interior.......................................................................................................................................
10. Living in a Traditional building............................................................................................... 11. Detailling inside the building................................................................................................... 12. Preventive methods for the problems in building.................................................................... 13. Analysis..................................................................................................................................... 14. Conclusion and Recommendation........................................................................................... 15. Cost estimate for maintainence of the building........................................................................ 16. References.................................................................................................................................
Enclosures...................................................................................................................................... i. Appendix-I.......................................................................................................................... ii. Appendix-II-Map of Building floor plan(existing)............................................................. iii. Appendix-III-Building Elevation (existing)........................................................................ iv. Appendix-IV- Section (existing)......................................................................................... v. Appendix-V- Proposed....................................................................................................... vi. Appendix VI-- Technical Details........................................................................................ Technical details of Proposed Building.........................................................................................
List of Figures FIGURE 1: MAP OF THE LALITPUR CITY............................................................................... FIGURE 2: SPACE DEFINING PARAMETER............................................................................. FIGURE 3: SLEEPING SPACE...................................................................................................... FIGURE 4: MODEL OF SLEEPING SPACES............................................................................... FIGURE 5: COOKING SPACES.................................................................................................... FIGURE 6: INTERIOR OF THE ROOM....................................................................................... FIGURE 7: SHOWPIECE AND ELECTRIC LIGHTING CONCEPT.......................................... FIGURE 8: IMAGE OF WET AREAS........................................................................................... FIGURE 9: IMAGE OF LIVING SPACES................................................................................... FIGURE 10: WALL PAINTING AND FLOOR FINISH.............................................................. FIGURE 11: DESIGN OF BED WITH INTERIOR..................................................................... FIGURE 12: GROUND FLOOR AND FIRST FLOOR PLAN.................................................... FIGURE 13: WOODEN PARTITION........................................................................................... FIGURE 14: CRACKS ON WALL AT SILL LEVEL................................................................... FIGURE 15: SECOND FLOOR PLAN........................................................................................ FIGURE 16: NEW POSITION OF THE STAIRCASE ON THE 2ND FLOOR WITH GLASS WINDOWS.................................................................................................................................... FIGURE 17: TOP FLOOR PLAN................................................................................................. FIGURE 18: WORKPLACE UNDER THE STAIRCASE........................................................... FIGURE 19: LIGHTING AND FLOORING OF ROOM............................................................. FIGURE 20: INJECTED DPC ATTEMPT TO HOLD BACK DAMPNESS THAT IS OFTEN BETTER TACKLED AT SOURCE DPC’S INJECTED INTO MASONARY WILL NOT BE SUCCESSFUL AND CAUSE IRREPARABLE DISFIGURATION............................................ FIGURE 21: REPOINTING OF THE SOFT STONE WORK IN THE BUILDING WITH CEMENT MORTAR HAS LED TO RAPID DETERIORATION OF THE STONE...................
FIGURE 22: FRAGILITY OF A BUILDING’S VISUAL CHARACTER..................................
FIGURE 23: FITTING OF WOODEN WORKS.......................................................................... FIGURE 24: FLOOR CARPETING............................................................................................. FIGURE 25: WOODEN FRAME FOR WINDOW...................................................................... FIGURE 26: GLASS PANEL........................................................................................................ FIGURE 27: EXAMPLE OF MOISTURE RESERVIORS.......................................................... FIGURE 28: EXAMPLE OF MOISTURE SINKS....................................................................... FIGURE 29: TOP FLOOR PLAN.................................................................................................
List of Tables TABLE 1: VALUE OF LAND........................................................................................................ TABLE 2: VALUE OF EXISTING BUILDING............................................................................. TABLE 3: COST CALCULATION FLOORWISE.......................................................................
Chapter 1. Introduction 1.1 Property Inspection This is a proposal report prepared for the purpose of using the building as a residence located at lalitpur-09, shankhamul. The property belonging to the Mrs. Shrada Shrestha which is located at the border of the bagmati river crossing between Kathmandu district and lalitpur district (Shankhamul side) place named as Dhokasi. The property is in Lalitpur subminicipality ward no.09 of Lalitpur district. It is inside the boundary of Lalitpur district. The property that was inspected consists of three and half storey traditional dwelling.
Proposed Building
Figure 1: Map of the Lalitpur city The inspection visit revealed the following details: I. II. III. IV.
Owner of the property Location of the property Plot number of property Land area
: : : :
Mrs. Shrada Shrestha Ward no. 09, Dhokasi, Lalitpur district Not known 444.10 sq.ft
V. VI.
Building description Approach road details
: Traditional Dwelling : 4m width
The property is at 20 minutes walk from Baneswor towards North-West in the way to Shankhamul, similarly from Mangalbazar, Patan, the property is at 20-25 minutes distance in the way to Shankhamul by feet(back-side of Baneswor-Shankhamul way). The road is wide and the access road to the property is of 4 m width. The property is bounded by houses on bothsides at infront whereas the property is joined to another buildings by its sides. The four Killas or Chaar Killas of the land or the property is as follows: South: way to Mangalbazar, the historic area of Patan West: way to Pulchowk crossing Bagmati River (infront a Temple) East: way to Baneswor, Kathmandu North: way to Kathmandu city
1.2 Property Description The property that was inspected and has been valued comprises of a regular shaped, private property on which is a 3 ½ storied building. The valuated or proposed building is being used as a residence from the very begining. Recently it was been proposed for a residence use for a home. The accumulation of the ground floor consists of two rooms, toilet and bathroom, a little space and from there a staircase was provided to go to upstairs. The general description of building property are listed as below: 1. Year of Construction Completion: 2013 2. Type of Property: Private 3. Land details: Shape: Irregular Topography: Elevated lands 4. Type of Structure: Load bearing 5. No. of Floors: 3 ½ 6. Height of Floor: 28-32 ft 7. Toilet/Bathrooms: yes 8. Roofing: CGI sheets 9. Services: Watersupply: Watersupply from Kathmandu Upatyaka Khaanepani Limited Electricity: Presence of electricity through Nepal Electricity Authority Sewerage: By side drain infront of building through Water Bound Macadam
Telephone/Cable: There is a facility for such purposes All the facilities are there and since the building is near the street, it posses both commercial and residential value. The building is in under construction (maintainence) while documenting the traditional building (which is the same building). The building has just been completed by some rennovation works here and now it is ready to use as a Residence for adaptabilty reuse. Though the building ground floor was rented from last few years and the other floor are not being used, so we can say here that, the traditional Newari building can be adaptive to use in desired access and furthermore it can be used as a traditional town house from the tourist point of view by changing its internal structure such as window, door, toilet/bathroom layout and mostly coloring the inner structure of the room for preserving its historical and architectural character which it contains from the begining. (KUKL- Kathmandu Upatyeka Khanepani Limited; NEA- Nepal Electricity Authority; WBMWater Bound Macadam)
1.3 Property Valuation The property under discussion has been valuated on the basis of detailed measurements of the buildings. With the help of these measurements, the drawing was prepared and the area of the building was calculated. The plinth area rate including Watersupply, Sanitary and Electrical fittings was collected from the market which posses quality products with standard rate and also from experienced technicalities. The value of land rate was also determined.
2. Qualifying and Limiting Conditions:
The plot which are bordering the main road are fetching high rates inspite of the fact that the property is liitle bit inside from the main road (from Mangalbazar to way to shankhamul of 20/25 minutes walk and from Baneswor to on the way to shankhamul).
The property have immense both the residential and the commercial value because the building can be used in business point of view that are based on giving rent to hotels and guest houses or it can be used as a traditional home as a Residence for home owner or it can be used as a Tradtional home for Tourist.
The property is in the outer part of the historic core near Dhokasi, Lalitpur on the way to Shankhamul. The property or the residential dwelling is quite safe and the concentration of most of the people is quite low in comparison to the main road. Though people use mostly inner roads to travel, but it is safe incomparison with next roads.
The land value and the Building value has been determined using the weightage method in which government value has been given 10% weightage, real state (broker’s) value has been given 30% weightage and our spot valuation has been given 60% weightage.
The building is 77 years old (built after 1990 B.S Earthquake- two to three years later). Therefore, the value of the building is determined as per the rules of valuation.
3. Value Calculations 3.1 Valuation of Land: As stated in 2.paragraph 4, the valuation of land has been calculated. land rate by weighted average calculation is = Rs. 67,40,000.00 per ropani Methods undertaken are enlisted: (Valuation of land Prevailing rate at Dhokasi, Lalitpur Area (similar land) spot valuation= Rs. 80,00,000.00 per ropani Government rate at Dhokasi, Lalitpur Area (similar land)= Rs. 26,00,000.00 per ropani Current market rate (Real state or Broker’s rate)= Rs. 56,00,000.00 per ropani Now giving 60% weightage to the rate from spot valuation, 10% for the government rate and 30% to the broker’s rate, the rate of the land comes out to be in NRS= Rs. 67,40,000.00 per ropani) Description
Area of land
Recommended land Value of land in rate per ropani in NRS NRS sq.ft= 67,40,000.00 Rs 546629.71
Dhokasi-09, Shankhamul, 444.15 Lalitpur_House of Mrs. 41.26m2 Shrada Shrestha, regular shaped land Table 1: Value of Land
Total: Rs 54,66,29.71
3.2 Valuation of Building: The floor plan are attached herewith. The plinth area rate including Watersupply, Sanitary and Electrical fittings for similar building of Load bearing structure is in NRS= Rs. 8,500.00 per m2. Therefore, cost of the Building= plinth area * rate Assuming the life of structure or useful life of building =100 years. The building is 77 years old,
for useful life of structure=100 years Yd=2.00 Then depreciated value of building is given by: D= P (100-Yd/100)^n Where, P= Present value of building=(plinth area*rate) in Rs. D= depreciated value n= number of years the building has been constructed=77 years :. D = (plinth area* rate)* (100-2/100)^77 = (47.38 m2 *8500) * 0.98^77 :. Present value of Building= Rs. 85,000.56
Description
Age of Bldg
the Area m2
3 ½ storey 77 years load bearing structures
47.38
prevailing plinth area rate per m2 (Rs.)
value of building including w/s, sanitary & electrical fittings (Rs.)
Present net value of bldg after deduction and depreciation (Rs.)
8,500
4,02,730
85,000.56 Total Rs 85,000.56
Table 2: Value of existing building
4. Synopsis of Valuation Thus the value of Building belonging to Mrs. Shrada Shrestha which is located at Dhokasi-09, Shankhamul, Lalitpur can be synopsized as follows: Value of Land = Rs. 5,46,629.71 Value of Buildiing = Rs. 85,000.56
5. A case study on Swotha Swotha is a place located in Lalitpur sub-metropolitan city which is famous for guest houses, good residence with furnished with traditional style to preserve its authenticity by introducing modern materials in its interior for best look and its a place of traditional architecture found on this locality.
5.1. Room Arrangement The arrangement of the room is managed properly to define the space used inside the building.
Figure 2: Space defining parameter
5.2. Sleeping spaces The location of an accessible bedroom should take into account that is likely to use it, be it a family member with a temporary physical limitation, visitors of various abilities or an ageing resident. Additional services such as two way light switches, telephone outlet, additional electrical outlets and TV outlet are recommended to ensure maximum usability and security.
Figure 3: Sleeping space
Figure 4: Model of sleeping space
5.3. Cooking Spaces As a person’s physical abilities change over time, the kitchen is one of the main rooms in the house where the impact of physical limitations is felt. The design of a kitchen should not limit a person’s independence and ought to be adaptable to accommodate specific individual’s needs. To accommodate user, portions of the work surfaces should be constructed at a lower level than those for standing users with leg room provided under work benches. To enable such changes to occur easily kitchen joinery can be installed using modular components which allow for easy removal or modification of individual components rather than the reconstruction of the entire joinery layout.
Figure 5: Cooking Spaces
5.4. Interior The interior of a house should allow easy movement between spaces. Often, this simply involves a slight widening of internal doors and passageways. Ideally, easy access should be provided throughout the entire home but it may be considered necessary only in some portions of the home such as between living spaces, kitchen, bathroom and one bedroom. Internal doors with a minimum unobstructed width of 820mm and passageways with a minimum width of 1000mm are appropriate but any additional width is beneficial. Doorway width is measured from the face of the open door to the opposite frame. Window sills should be low enough to allow unobstructed views to the exterior from standing, sitting and lying positions where appropriate. Where different floor surfaces meet these needs to be level and fitted with appropriate cover strips to avoid tripping.
Figure 6: Interior of the room Electrical outlets are best located at a minimum of 600mm above the floor. For light switches and other controls the ideal height range is 900-1100mm. The use of two way light switches at each end of corridors and where spaces have more than one entry is desirable. Lighting design needs to respond to the specific uses of different spaces with an even distribution of light to avoid shadows and light fittings located over work surfaces where specific tasks are undertaken. It is advisable to ensure that lighting can be adapted to provide higher lighting levels when required due to visual limitations.
Figure 7: Showpiece and electric lighting concept
5.5. Wet Areas In the design of all wet areas such as toilets, bathrooms and laundry, ensure:
Adequate sizing for access and circulation. Location of storage for easy and safe use. Installation of non-slip surfaces to minimize accidents.
But in Swotha, the wet areas space is so made with design specimen that the toilets and bathrooms are found to be arranged with space designing principle with modern technology and material.
Figure 8: Image of Wet areas
5.6. Living Spaces Living spaces should be comfortable and accessible to all residents and visitors. To accommodate a range of activities and tasks it is advisable to install thermal conditioning and services to suit a variety of furniture layouts.
Figure 9: Image of living spaces
5.7. Conclusion The case we study here in Swotha, Lalitpur city is found to be interesting and aware, preserving the traditional residential building by local people. Due to rapid growth, people are destroying their traditional and original fabric of building into modernization which has their own importances from the architectural point of view. Hence to preserve the traditional, art and architecture of buildings, adaptive reuse concept has been started to preserve its original structure. Certain freedom are allowed into the interior of the buildings without changing the facade of the buildings. Even with the loss of traditional skills and the complexities introduced into building by new materials and new styles of occupancy, the buildings are preserved by this new method of adaptive reuse concept.
6. Authenticity of the Building The proper performance and authenticity of old buildings of traditional construction are threatened on many fronts. This threat to their structure is also a threat to our traditional town and landscapes. Old buildings need to breathe, or else they fail. The cultural value of an old
building rests upon the retention of the maximum of historic fabric and authenticity compatible with structural integrity. The present appearance of the buildings and their architectural form is largely authentic in terms of reflecting their traditional form and materials, although many have been largely reconstructed. In buildings the original roof has been replaced by lighter, shallower-pitched, corrugated iron roofs, and in all the buildings there has been the insertion of more durable paved flooring than the traditional rammed earth. Traditionally, buildings have been created to meet certain needs—function, comfort, and budget—but minimally focused on how well they fit with the natural environment. Buildings tend to be thought of as static edifices that remain the same over decades, interacting little with their environment or occupants. Hence we can say that while preserving any traditional building, we should focus on its original character which should be use as a adaptive building to preserve its original fabric.
7. Comfort Comfort relates to uniquely human needs, such as the ability to personalize one’s space, to set boundaries, and to connect with nature or beauty. The building should possess changes in internal character to be comfortable and ready to use as a new look or new change. For example, the building should be used according to the user’s need. Finally, the effect of beauty—the aesthetic element of a living environment—may be the most unquantifiable contributor to psychological comfort in the living place. Some famous writers say that Comfort is as elusive as the blind men’s elephant. As we surely understand that comfort are the required things for every body to adjust according to the built environment and the physical needs to live in a good environment and a good space.
Figure 10: Wall painting & floor finish
Figure 11: Design of Bedroom with interior
8. Existing condition of the building It is important to understand the differences between traditional and modern buildings so that we can care for older buildings in an appropriate and compatible manner. This will mean using methods and materials that are sympathetic to the building and that do not cause long-term problems and the unnecessary loss of historic fabric. The exisiting condition of the building from the interior point of view shows that there are two rooms in the ground floor, one given on rent and other used for storage. Toilet on the North West corner lacks ventilation and the space under the staircase has been used for storage as well. Use of new modern material such as cement on floor and wall shows that there had been work of repair and maintenance before to prevent dampness. Beams and wooden planks seem to be replaced with new ones probably due to the weak condition. The wooden door facing the main street has been added later.
Figure 12: Ground floor plan and First floor plan The first floor seems to be quiet intact in terms of traditional Rana building characters like vertically extended windows, less decorative wooden post, and wooden planking with mud flooring above. But cement plaster had been done on the walls on later period. Whole room has been painted green on walls and blue on ceiling. There is a small store room which was earlier known as dhukuti, this room can be approached through small wooden door and has been partitioned by wooden planks. There are built in cabinet on the southern wall for storage purpose.
Cracks have been developed on the sill of the new modern window that could be either due to the poor workmanship during the installation of the new window or due to earthquake damage. The present living room has been partitioned with plywood on east part of the staircase and brick wall on the west part of the staircase. Typical wooden sliding door has been used as a barrier for outsiders to permit directly on the upper floors.
Figure 13: Wooden partition
Figure 14: Cracks on wall at sill level
Figure 15: Second floor plan
The second floor also seems to have gone through modifications like use of new modern glass windows on opposite walls facing east west. The wall on the southern part has been plastered and seems to have been constructed later. The floor height is less compared to the first floor and room can be approached through wooden door one which connects one room to the other. Here, rooms have been partitioned through wooden planks at the passage area and brick wall to separate each other. On this floor, the position of the staircase was not directly above the below one rather, it was straight from the landing part connected to the opposite wall. But the position has been changed and now it is directly above the previous one.
New position of the staircase
Figure 16: New position of the staircase on the second floor with glass windows
Figure 17: Top floor plan
The existing condition of the building has many drawbacks from the ground floor to the top floor. Since the traditional structure of the Newari building has its own importance, but there are few things which should be addressed for preserving its original structure to prevent it from decay, structure failure, termites and damp. While observing from ground floor, there is a problem in ground floor due to damp, but it can be minimizes by using modern material or by using tiles in the floor to protect it from damp from ground seepage. And at the topmost part, the jhingati was replaced by corrugated iron sheets to prevent the building from climatic change. Understanding why traditional buildings are different is a key to conserving them for the future. Although not all traditional buildings are protected (and not all protected buildings are traditional) many are. Traditional buildings have an appeal due their special character, history and location.
9. Interior Bold and beautiful patterns of living room helps to understand the interior of the building were patterns meet texture in this uber sawy, cosmopolitan living room. Here, traditional favourites are reinvented, redefined, and remixed to create a striking statement of individual taste and character. Lighting is all about ambiance-whether day or night. lamps have rectangular shades to echo shapes of transform windows, and in the evening, a contemporary chandelier in frosted glass and chrome provides a gentle glow to match the deepening dusk skies. To define interior of the traditional residential building, there are many things noted for a room and small bathroom design: Lighting source, painting color of the bathroom, sleek and curved corner sinks and optional vanity, bathroom tiles and flooring, fixtures and mirrors for reflection effect, tubs and alternative sliding doors.
Figure 18: Workplace under staircase
Figure 19: Lighting and flooring of room
10. Living in the Traditional building Old buildings have an appeal due to their special character, history and location. But they are a finite resource and to enable future generatons to enjoy the very qualities that attract us to these buildings we must take appropriate care of them. Here are some helpful methods to live a life as a comfort in a Traditional building:
First understand building before undertaking any works to your living building. Appreciate how it works and performs. Respect its age and character-including the quality of the materials and the craftmanship in the building. Regularly inspect and maintain the traditional living building. Timely, and appropriate, maintainence will prevent serious and more costly problems at a later stage. Make contact with your local Conservation Officer. Conservation Officers can provide practical advice, guidance and information Be extremely careful when carrying out alterations to an old building. Modern comfort standards can in many cases be achieved but require great care to minimize the disturbance and to retain as much of the original fabric as possible. Professional advice can be particularly valuable in this area. Treat every old building as special and unique. Pass it onto future generations in a sound and maintainable condition.
Figure 20: Injected damp proof courses (DPCs) attempt to hold back dampness that is often better tackled at source. DPCs injected into masonry will not be successful and cause irreparable disfiguration
Figure 21: Repointing of the soft stonework in this building with cement mortar has led to rapid deterioration of the stone As seen down here, the visual character of this front wall is being dramatically changed from a wall where the bricks predominate, to a wall that is visually dominated by the mortar joints.
Figure 22: Fragility of a building’s visual character
11. Detailling inside the building While designing the building layout, we should specify the most use location or its architectural features to use as a adaptive reuse to prevent the original fabric as well as to give a shiny surface mostly to the wooden materials design, as like to walls, doors, windows, postures, flooring, staircase and frame work and mostly the color combination to make the building more alive in context of conservation point of view at the inner structure only. The most specific features are
the wooden furnitures, color combination, style of floor finishes and the landscape features within the building to give a pleasant environment.
Figure 23: Fitting of wooden works
Figure 25: Wooden frame for window
Figure 24: Floor carpeting
Figure 26: Glass panel
12. Preventive methods for the problem in Traditional building There are many problems in traditional structure due to use of traditional material from a very long time which causes several changes by climatic change. The droplet of rainwater strike to the jhingati based roof and causes many changes like leakage in the roof and decay of wooden materials, swept of a lime mortar from the brickwall and mostly due to termites, the material go
for fast decay and threatened for the carved material which has its own value from the earlier days till today. In a building there are many materials which posses a single structure to multiple structures in the form of joist, beam, staircase, wooden carved and mostly the traditional bricks and the flooring method. To prevent such structure and material following methods are taken under consideration to prevent as well as to minimize the loss in traditional buildings which posses from dry wall to floor finishes and to the roofing material.
Figure 27: Example of moisture reserviors
Figure 28: Example of moisture sinks
A relatively common example of the effect of inserting a damp-proof material into a structure is the appearance of fresh 'rising damp' in walls following the laying of a new concrete floor with a damp-proof membrane. This can be done with a suspended floor or by re-detailing the floor/wall junction in such a way as to allow moisture to dissipate, for example, with a vented skirting detail.
The most cost-effective way of preventing damp problems in buildings, including those resulting in damp masonry at the foot of walls, is to minimize moisture sources and provide adequate passive moisture sinks to dissipate any penetrative moisture so as to make the system fail-safe.
13. Analysis These analysis is based upon the situation of the Traditional building which was situated at Lalitpur-09, Dhokasi, Shankhamul. While analysing the Traditional building, first we should understand its internal layout which has its own specific features, to feel comfort and to use as a adaptability re-use. There should be a good space concept while mastering the open floor plan. There are many things to consider while planning the internal layouts based upon a comfortable and user mood and demand and as well as functional interior design. The Layout of the same building which was proposed for the Residence. Most people love to pick out colors, fabrics and finish when adaptability re-use, but we should go for the first step: space planning. When done right, it can produce a finished room that feels larger and performs more efficiently. These building, which represents the traditional structure is 77 years old, which has its own form which is a speciality of a Newari towns structure, mostly found within the Kathmandu Valley. The building is using by the same family who is doing its maintenance from the beginning. The owner is Mrs. Shrada Shrestha who is more than 70 in age and the care taker of the building is Mr. Gyaniraj. These proposal is done to proposed the traditional building of the same building where the documentation took place. It was proposed for a residence which can be used both by the home owners or it can be rented to the other family members, but used for a residential purpose. Due to maintenance of the building, the upper part was changed and CGI sheets are placed at the roof level at the top, and as we know that the building is 77 years old, some of the structure went maintenance and to preserve its other original form, preservation process by adaptability re-use concept was started to save its authenticity and integrity to reform its original layout within the building.
Analysis according to the floor plan 1. Ground floor plan The accumulation of the ground floor consists of two rooms, toilet and bathroom, a little space and from there, a staircase was provided to go to upstairs. It is suitable to use for a small family as a residence shifting to rent purpose and may the home owner use the room according to their comfort and necessary. Due to low spaces within the ground
floor, it is most suitable to smallest number of people to live in. Here, the ground floor is divided into two rooms and one room is used as a bedroom, and in the bedroom the small low bed is used due to less space inside the room and the next one is used as a kitchen. For the small family, it is most suitable to get such facilities. The dampness was controlled by introducing modern techniques so that room can be used properly with beautiful floor carpeting.
2. First floor plan The accumulation of the first floor consists of two room where one master bedroom attached with toilet-bath and the next one is a single bedroom with common toilet. Bedrooms are private spaces that should be located in a quieter area of the living space. For a family, bedroom is most necessary, it should be separated from other rooms to get much comfort to sleep well and feel relaxed. The personal specific character is directly related to bedrooms
3. Second floor plan The accumulation of the second floor consists of three rooms inter-related with each other. Though there are separate doors to enter it, but it can again be used to modify the rooms as per the comfort and use by the home owner. Here in the second floor, there are two rooms for which it has its own importance to use it according to the requirements. There is a slide door provided to enter library from the nearby small living room. Big room which faces to east elevation can be more separated to use as living room. Mostly depends upon the user demands and mood as well as related to environment and psychological behavior of a person. 4. Top floor plan The accumulation of the top floor plan consists of a kitchen and an open terrace. Though kitchen should be open and public for users, it also help to understand the spaces within it to justify the needs of the people. The kitchen should be wider for walkability and for a diners, it should be feeling comfortable to use it in right way. Since the building is a traditional structure, so to preserve its structure, heavy things were discouraged and mostly wooden material with a folding system should be used to protect the building and to make more comfortable, the inner structure should be free to walk and design should be a proper and good looking with less use of furniture but use of architectural features to look the room bold and beautiful.
14. Conclusion and Recommendation Even with the loss of traditional skills and the complexities introduced into building by new materials and new styles of occupancy, the conditions resulting in damp to the base of walls can easily be avoided with a little thought and scientific understanding. Indeed, new materials and techniques can often be used to advantage if their properties are analyzed as potential environmental controls. In contrast, the misdiagnosis of rising damp and the general application of particular products and techniques without considering the consequences lead to the unnecessary waste of the increasingly limited budgets available for maintenance and refurbishment. . Here we see that the building can be used as a residence purpose, though the building was partially used as a residence purpose in the ground floor whereas the other floor are not used from the begining. Hence it can be said as this process is not purely a adaptive reuse if we go for residence purpose, and can be named as a rehabilitation work, but again it depend upon the users or home owner to decide whether the building should be used as a residence or any commercial use since the building is located near the historic area and also infront the common street used for communication from Shankhamul on the way to Mangalbazar and vice-versa. Strictly saying, this building is a form of a homeowner to a changing needs for residence purpose as a tourist home or may be rented purpose. Furthermore, we can say that this building can be used as a residence purpose as a adaptability reuse concept to maintain the building, since the building area is small as compare to the new modern buildings, but also it posses some Newari Traditional value due to use of the traditional material and the facades and the building has undergone many changes from the begining from the roof to floor due to climatic changes. Hence strongly, this building can be used as a residence for two families with smaller number of family members. The ground floor damp problem were prevented by using the best policy of engineering design and it can be used as a rent purpose whereas from the first floor the another family or the caretaker of the building can start living there. In my opinion it is suitable to the homeowner to give the building in a rent as a residence to the smaller number of family units to get the budget which has invested for the change in building structure. The area has its commercial value and historical value and is nearer to the city, hence it will be sustained by giving rent and the investment which the owner has invested, will be fruitful within a year and the luxury should be made so that the other family members can shifted in that building as a residence to live in. The main important is to supply of good facilities as well as there should be the spaces for parking and safer environment. Hence, to preserve the historical, architectural and interior visual character, adaptability re-use concept has started. As we all know preserving traditional building means, preserving the
building history which was originated from the past and has it’s own importances from the history as well as from the material, craftmanship and as from its traditional look, which is the vernacular architecture of the Newari towns, which has a long history of construction techniques and its crafted and visual features which posseses a change according to the comfort and luxury as well as influence of modern living style.
15. Cost estimate for maintainence of the building Estimation has been made to understand the cost of the proposed building for the maintainence and interior with furnishing and finish. The rate has been increased and the total cost of the building to make a new one is found to be NRs. 50,00,000 on the Dhokasi area as prevailling rate from engineering consultancy. And for the renovating the same building will cost NRs. 18, 00,000 from the top roof to ground floor. Cost Calculation Floor calculation Ground floor: 444.10 sq.ft= 41.26 M2 First floor: 444.10 sq.ft= 41.26 M2 Second floor: 444.10 sq.ft= 41 Third floor/top floor: 338.44 sq.ft=31.44 M2 Attic floor: 338.44 sq.ft= 31.44 M2
Table 3: Cost calculation floorwise
16. References Australian Standards provide guidance for designing houses www.anuhd.org.au (Australian Network for Universal House Design) www.wikipedia.org/design www.google.com/images Master Builders Association (2001), Housing for Life: Designed for Everyone Selwyn, G (2000), Universal Design, Architectural Press, US NC State University (2006), Universal Design in Housing www.design.ncsu/edu/cud Friedman, A (2002), The Adaptable House: Designing Homes for Change, McGraw-Hill, New York. Mace, R (1998), Universal Design: Housing for the Lifespan of All People, US Department of Housing and Urban Development. Joseph Row tree Foundation Lifetimes Homes Standards www.jrf.org.uk 1981, Nippon Institute of Technology. Research Mission, Japan Conservation in Nepal- A handbook of Principles and Techniques, UNESCO, France Korn, Wolfgang. 1998., The Traditional Architecture of the Kathmandu Valley, Ratna Pustak Bhandar, Kathmandu, Nepal Ranjitkar, Rohit K. 2006. Heritage Homeowner’s Preservation Manual: Kathmandu Valley World Heritage Site, Nepal Gutschow and Kolver. Nepal research centre Publications, Tribhuwan University, Kathmandu
Groat, Linda.& Wang, David. (1954), Architectural Research Methods, John Wiley & Sons, Inc., USA www.houzz.com/designs The Integrative Design Guide to Green Building: Redefining the Practice of Sustainability by B. Reed and J. Becker. Hoboken, NJ: John Wiley & Sons, 2009.
Enclosure I.
Appendix-I
Introductory Details 1. Location:- Ward no. 09, Dhokasi, Shankhamul, Lalitpur sub-municipality 2. Plot no. of Land:- Not provided 3. Area of Plots:- 510 sq.ft 4. Owner of Property:- Mrs. Shrada Shrestha 5. Age of Owner:- Age above 70 6. Current Address of owner:- Ward no.09, Dhokasi, Shankhamul, Lalitpur district 7. Details of surrounding properties:
North:- Way to Kathmandu through Shankhamul, East:- Way to Baneswor, Kathmandu South:- Way to Mangalbazar, the historic area of Patan West:- Way to Pulchowk crossing Bagmati River
8. Detail of Access Road: Type of Road: Bituminous Road Width of Road: 4.00 m 9. Distance of Property from nearest Commercial/Busy built-up area: From Mangalbazar it is on the way to 20/25 minutes and from Baneswor, same as it is to walk from there and from transportation just 10 minutes. 10. Site Details:
Shape : Irregular patterns of House Topography : Elevated land Width of Frontage : 4m Depth:- Unknown
11. Site Services:
Watersupply: flow of watersupply by KUKL Electrcity:- by NEA Sewerage system:- presence of a drain Telephone/Cable line:- facilities of both in that area
12. Site Constraints:
No overhead high tension line Noisy Not so polluted Bagmati River is nearby Hindu Temple is infront of the Building
II.
Appendix-II-Map of Building floor plan(existing)
Figure 29: Top floor plan
III.
Appendix-III-Building Elevation(existing)
IV.
Appendix-IV- Section(existing)
V.
Appendix-V- Proposed
Appendix VI-- Technical Details
VI.
A. General Description 1. Year of Completion:- 2013 2. Anticipated future life:- 100 years 3. Type of Structure:- Load bearing 4. Current usage of the Structure:- Residential 5. Type of design:6. Special architectural feautres:- no 7. Current state of Building:- Average and Maintainence 8. Number of Floors:- 3 ½ 9. Height of Floor:-28/32 feet 10. Plinth area of the building:- 510 sq.ft 11. Total floor area of the Building: 444.10 sq.ft 12. Percentage coverage of site by Building:- 100% B. 1. 2. 3.
4.
5.
6.
7.
Structural Elements Type of Foundation: Traditional foundation D.P.C:- P.C.C, mm Walls: External:- Presence Internal:- Presence Partition:- Wooden partition Finishing:- Floor Floors: Ground Floor: Present 1st Floor: Present 2nd Floor: Present 2nd ½ Floor: Newly constructed Doors: Frame: Framed Shutters: Presence Fittings: Electrical and sanitary fittings Finishing: Floor finish Roof: Type: traditional jhingati, but shifted to cgi sheets due to climatic change Finishing: Ceilings:- Rana style
8. Windows and Ventilators: Presence of window but no ventillators Frame: Framed Shutters: No shutters Wiremesh shutters: Installed Grills: present Fittings: Both Finishing: Smooth and less smooth C. Electrical Installations: Type of wiring: Conducive Type of fittings: Electrical fittings No. of points: 25 D. Sanitary Installation details: Installed according to need E. Other Features: Sewage disposal system: yes Compound wall: no Other: not yet
Technical Details of Proposed Residential Dwelling A. General Description 1. Type of Structure: Load Bearing/Framed 2. Current usage of Structure: Residential/Commercial/Mixed 3. Type of Design: Post Modern/Modern/Traditional/Temporary 4. Special Architectural features, if any:
Ashok stupa and MP Bahi, around
5. Current state of Building: Well Maintained/Average/Poor 6. Number of Floors: 3 ½ 7. Height of each Floor: Total height= 28/32 ft 8. Plinth area of Building: 510 sq.ft=47.38 m2 9. Total floor area of Building: 444.15 sq.ft=41.26m2 10. Percentage coverage of site by Building: 100% 11. Other comments, if any: no comments B. Element of the Residential Building 1. Walls a) External: Present b) Internal: Present c) Partitions: Wooden partition d) Finishing: Floor finishes 2. Floors a) Ground Floor: Present b) Upper Floors: Present 3. Roof
a) Type: Traditional type with jhingati,but shifted by cgi sheets due to water penetration or leakage due to climatic change b) Finishing: Smooth with CGI sheets or Rheomax finishing(proposed) 4. Doors a) Frame: Present b) Shutter: No c) Fittings: Door fittings d) Finishing: Surface and smoth finishing 5. Windows & Ventillators a) Frame: Frame window b) Shutters: No shutters c) Wiremesh Shutters: Installed d) Grills: Installed e) Fittings: Coupling, compression fittings f) Finishing: Smooth finishing 6. Staircase a) Type of Construction: Woden construction b) Risers & Treads: Both present c) Balusters: Use of baluster d) Handrail: Provided for safety e) Finishing of Steps: Less smooth 7. Colour & Painting: Different colour and painting are used for different rooms to make a room look beautiful, shiny and liveable. 8. Other comments, if any: Traditional looks should be given if we really going to preserve the architecture of the building. C. Electrical Installation Details 1. Types of Wiring: Surface/Conduit/Concealed 2. Types of Fitting: Electrical and sanitary fittings 3. No. of Points : More than 25 for electrical and 5 for pipe fittings 4. Other comments, if any: Modern material and light weight furniture are introduced D. Sanitary Installation Details 1. Quality of Fixtures: Good 2. Details of Fixtures
a) b) c) d) e) f)
No. of Water Closets: 2 No. of Basins: 3 No. of Urinals: 3 No. of Bath-Tube: 1 No. of Kitchen-Sinks: 2 No. of Geysers: 3
3. Floor Finish: Tiles and floor carpeting 4. Wall Finish: Traditional material with modern Teflon paint 5. Water Supply: Presence of water supply 6. Hot Water System: Installation of hot water system 7. Underground Sump(Capacity & type of Construction): Provision was made there 8. Overhead Tank(Location,capacity& type of Construction): Introduce of 2 tanks with 1000 litre 9. Other comments, if any: Absence of greenary environment E. Other Features 1. Sewage Disposal System: (Whether connected to public sewers, if not, the number and capacity of septic tanks provided) 2. Roads & Pavements: Bituminous road with pavement 3. Compound Wall: No compound wall 4. Other Landscape Features: Hindu temple infront of the building 5. Other comments, if any: Preservation necessary with awareness activity by home owner.
Contact: Er. Amit Pokharel Civil Engineer Postgraduate student of Urban Design and Conservation (Third semester student) Khwopa Engineering College Libali, Bhaktapur Nepal For proposed drawings, please refer at:
[email protected]
.
