Industry News
Will building performance suffer along with relaxed office-to-residential conversion planning rules?
At the end of January, the government announced that it is considering relaxing plan- ning rules to make it easier to turn empty offices into residential space in a bid to boost the UK housing market. While, in theory, the conversion of redundant office buildings and relaxation of planning constraints will increase the number of residential properties coming to market, Tom Cox, innovation and product manager at Saint- Gobain Isover, believes there are many issues to be taken into consideration before projects of this type become mainstream. As you’d expect, there are a number of funda-
mental design differences between offices and residential housing that must be taken into con- sideration when look-ing at conversion. The 70s and 80s were a boom period for office construc- tion and at this time, building regulations were not as stringent as they are now. Some key areas of focus for contractors taking on office-to- house conversion projects should be the thermal, fire and acoustic performance requirements, which can require significant alteration in order to be brought up to today’s standards. In recent years there has been a lot of develop-
ment in improving the thermal efficiency of buildings. This has been bought about initially by the government’s Community Energy Saving
Programme (CESP) and, more recently, the advent of Green Deal. Thermally, offices being converted would have to be upgraded in order to make them suitable for residential use. One of the most simple and cost effec-tive ways for con- tractors to meet regulations is to use an internal wall insulation (IWI) system, which works with the existing fabric of the building and has a quick installation time, keeping labour costs low. As well as considering the thermal require-
ments of housing, contractors and installers tasked with office-to-house RMI work will also have to think about controlling noise transfer – both within and between dwellings – and enhancing fire measures. The retrofitting of an acoustic measure is
notoriously difficult due the vast array of poten- tial flanking paths in existing buildings. When designing a building for a given purpose, acoustic performance is considered throughout the design and construction process in order to control noise transference both within building cavities and through structures. However, the retrofitted application of a measure to control noise, particularly impact sound, can be difficult in conversions of this type and if done poorly, can be a continuous source of annoyance to future occupants. In fact, this can be so extreme
that their health and wellbeing becomes affected. Solutions to control noise transference, both within and between dwellings, range from wall and floor insulation to specialist ductwork insu- lation systems. In addition to thermal and acoustic considera-
tions, fire requirements also need to be taken into account. In office development there is typically less escape routes than in residential developments. In order to comply with regula- tions, additional escape routes may need to be added, in the form of new stair wells for example. Alternatively, extensive passive fire measures will need to be installed in the form of higher performing fire partitions and fire control systems. Office-to-house conversion may well prove to
help ease the housing crisis, however it’s vital that thermal, fire and acoustic standards are met and where possible exceeded. With a selection of systems and products available to facilitate the successful conversion of offices for residential use, there should be no issue bringing spaces in line with the required standards. I just hope building performance is held at the forefront of all conversions to create safe, comfortable, healthy dwellings.
RM Architects gain planning for assisted living housing in Grade 2 complex
Designed by Richard Morton Architects working with Sidell Gibson, proposals by Beechcroft Developments for assisted living and keyworker housing on an historic site in Henley have been unanimously approved by the planning committee of South Oxfordshire District Council. The proposals form part of a comprehensive
redevelopment of the Townlands site, which also includes a new hospital and care home, to be delivered by a consortium under the leader- ship of regeneration specialists Amber Solutions for Care. Richard Morton said: “I’m delighted to have
got approval for this project which rounds off my 25 years of work at Sidell Gibson and which, as it moves forward, will provide one of
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the first major projects for my new firm.” The majority of the 32 assisted living units
will be created within the grade 2 listed complex of buildings which originally formed the Henley Workhouse. The complex, parts of which date back as far as 1790, had been neg- lected in recent years. Richard continues: “The complex is
regarded by English Heritage as an important survival and is now set to re-emerge as a housing development of great charm and char- acter for older people. There is a big challenge in the complexity and sensitivity of these build- ings but we believe that RMA's wealth of expe- rience with listed buildings and with design for older people will enable us to deliver a top class result for Beechcroft.”
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