If you are looking to preserve and adapt New Zealand heritage assets to meet your changing needs and conserve our nation’s heritage, we can help.
Our historic building conservation work includes:
- assessing archaeological sites
- maintaining, repairing, and refurbishing well-known national buildings, monuments and sites and historic infrastructure
- maintaining, repairing and refurbishing small scale dwellings and private houses, local monuments, memorials, sculptures and other historic structures.
Our practical conservation approach to preserving heritage sites and buildings involves:
- Managing change to existing buildings and structures
- Identifying sensitive repair strategies including methods of traditional, innovative and, where possible, reversible intervention whilst retaining the historic fabric for future generations.
Because we ensure we understand what makes a building or structure significant, we make certain that important features and elements are retained in any change of use.
We are mindful of the Global Charters on Heritage Conservation such as the ICOMOS (International Council on Monuments and Sites) Venice Charter 1964, the Burra Charter 2013 and the New Zealand Charter 2010, which seek to preserve our historic places and areas in their original form and position, as well as the Heritage New Zealand Pouhere Taonga Act 2014 and relevant unitary plans.
These require conservative repair strategies that involve doing as little as possible but as much as is necessary to preserve the building or structure and to ensure ongoing sustainability and viability of use. Our knowledge and understanding of global conservation charters and national heritage protections allows us to help clients navigate the framework of heritage planning and protections in NZ and to assist in developing best practice repair and redevelopment strategies.
Our heritage specialists have worked as building surveyors, consultants and craftspeople on heritage projects in New Zealand, South Africa, The UAE and the UK. We are active members of ICOMOS (NZ) and technical developmental groups such as the Building Limes Forum (AUS/NZ & UK). Our collective heritage experience, along with our commitment to continuous improvement in this area, means we use the most up-to-date conservation techniques and innovative repair strategies, whilst aligning with your project vision.
Numerous clients have engaged us to collaborate on heritage projects, including:
- crown entities such as Heritage New Zealand Pouhere Taonga
- government departments
- local councils
- regional facilities groups
- national galleries
- town halls
- historic wineries
- bodies corporate
- ecclesiastical and religious groups
- private owners
- industry specialists and consultants.
Our Heritage Services:
Complimentary Heritage Services We Facilitate:
Our heritage services
We carry out comprehensive investigations for historic buildings and structures, including identifying and analysing building defects. We provide practical, historically sensitive solutions to conserve and sustain heritage assets. Whilst completing investigations we follow recognised international conservation standards and employ robust technologies and techniques. During the investigation process analysis of the building fabric is undertaken to enhance knowledge of its build up. Investigation work can incorporate non-destructive, visual, invasive and, where necessary, destructive inspections to provide reliable and detailed knowledge of building issues and subsequent remediation/adaption strategies.
Our investigative techniques can include:
Accurate measurement and ongoing monitoring of moisture and its effect within buildings and structures is a focal part of building conservation. Identifying leaks, ongoing damage or decay is vital to the preservation of historic fabric. Remedial treatments must be carefully understood and specified to avoid introducing future problems. An understanding of building design intention, performance and suitably appropriate treatments is required.
Simple electrical resistance meters are widely used, but can be inaccurate or the data retrieved can be misinterpreted. Depth of measurement, material type, surface and preservative treatments, soluble salts presence, metal presence, high carbon content, and condensation can all affect results. Carbide meters (for walling/flooring materials) or laboratory testing of samples can also be employed to deliver reliable results.
Through monitoring changes in moisture levels within a building or structure we can provide notice of any changes and prevent further damage, providing long-term protection. Our detailed and thorough knowledge of construction types, pathology and testing methods provides assurance that interventions, and the remediation we specify, is suitable.
Endoscopy equipment ranges from relatively simple borescopes to more complex controllable systems with numerous specialised attachments and digital video displays. By drilling small diameter holes, or using an existing hole in the fabric, it is possible to inspect voids under floors, within walls, or roof cavities. Unexposed issues such as water penetration, mould or fungal growth can, potentially, be identified. It is important to understand and interpret the information gathered from these inspections and care must be taken when interpreting results. This process is often complimentary to further investigation to identify key areas of focus for remediation.
Knowledge of the history and development of a historic building or structure provides the background understanding for informed maintenance, planning and specifying future works. Understanding of the pathology of the building can be closely linked to the use of materials and history of intervention with the fabric. Correct selection of materials for repair must be based on a sound understanding of the existing materials and their performance. Building research and archival work can provide information on previous treatments, any previous structural intervention, or any non-compliant work which may hinder the long term use or development of an asset. Our research and archival work includes review of historic building records and council files to ascertain previous works, treatments, and materials to inform the current and future strategy of repair and conservation.
Condition Surveying & Reporting
Establishing the condition of a historic building or structure at a point in time provides the basis for further assessment, investigation, and planning timescales for works. We complete condition surveys in line with national and international best practice guidance at various levels of detail to suit the client and the building.
Establishing a quantified schedule of repairs is central to providing a tool for management of a building or structure and our condition surveys, dependent upon the individual building or structure, can comprise a detailed report with recommendations for repair, with an itemised and quantified schedule of work, annotated drawings and repair specification as required.
Regular and repeated re-assessment every 3-5 years for historic public buildings and structures can also provide assurance that any changes are monitored, and the condition re-evaluated for health and safety reasons as well as maintenance. In each individual case, we can provide a tailored condition survey to suit current and future needs.
In some situations, buildings or structures may have deteriorated beyond repair and it is important that this is understood to prevent unnecessary expenditure and to remove health and safety risks. In these situations, our reports can be used to inform the authorities as to the true condition, so appropriate action can be taken, which may involve demolition. It is important that an accurate report is provided in these situations to ensure that such action is taken only where this is absolutely necessary.
Building Recording & Photography
An accurate record of a heritage asset is crucial to assist planning and implementation of conservation maintenance and repairs for projects. A detailed record enables analysis and understanding of the historical and or archaeological site or area.
The basis for conserving, planning, and developing a historic site must start with a record of the building or structure. This record then can be used by all parties in the maintenance or development team including the client, owner, local or heritage authority, designer, surveyor, architect, main contractor, and quantity surveyor.
We can provide a variety of methods of building recording which follow a best practice framework. Various methods of recording a historic building, structure or site are available please call us to discuss the most suitable approach for your building or structure.
Building conservation and development projects require accurate plans and drawings of as built details of a building or structure for planning requirements and execution of the works. Historic buildings and structures are often inadequately recorded where the original drawings and specifications have been lost over time.
We can produce accurate, as-built, drawings for buildings and structures of any size and complexity using a blend of traditional surveyors recording skills, hand drawings and measurement to create 2D and 3D drawings, along with modern measurement technology such as laser scanning, rectified photography, and 3D modelling.
Heritage Impact Assessments
All consent applications under the Resource Management Act require an assessment of environmental effects. With regards to historic heritage (buildings and structures), a heritage impact assessment will also often be required if you are planning works to a heritage asset. We can provide advice on this requirement during the planning stages of your project.
We can provide a heritage impact assessment for your building or structure which will review; what heritage place is affected by your planned works (such as a Group A historic building or registered Category I historic place), and what work or changes are proposed and how these affect the heritage asset.
The heritage statement will refer to the principles that guide our assessment, including the local district plan objectives, the ICOMOS NZ Charter, and any special statutory or policy requirements. Our assessment will also summarise the positive or negative effects of the planned works and outline recommendations.
A conservation plan is a guidance document to provide for the management and conservation, of a historic place. A conservation plan describes a site or place, its history and its significance and heritage values. A plan creates conservation policies and methods for protection of heritage values and provides practical recommendations to allow the policies to be followed.
If you are planning any invasive works or alterations to heritage building whether public, commercial, industrial, educational, ecclesiastical, and/or residential, we can provide a Conservation plan to support and assist the management of this process.
Long Term Maintenance Planning
Management strategies for historic buildings often fall outside of contemporary maintenance standards as their materials often exceed modern building material life expectancy. A repair cycle of 50 years or more may be more appropriate for a heritage asset and this must be considered during maintenance planning.
A long-term maintenance plan with a detailed schedule of works and budget can be provided to break up this longer cycle of maintenance into shorter, manageable sections. This approach guides the maintenance which is separated into practical sections of time, such as immediate works: requires attention as soon as practically possible, short term works: within one year, medium term works: between two and five years, long term works: between six and ten years.
We can provide pre-construction advice for heritage assets around buildability, planned works, and appropriate repair strategies.
We can assist with high level or more detailed advice around planning requirements and heritage controls, along with options for heritage grants and sources of funding where these may be available.
Our input can range from an initial building or structure assessment with site visits, to condition assessments and options for repair, or could involve more detailed assessment and preparation of scopes of work for change of use, adaptation, and development.
Building Materials Research: Sampling / Analysis / Matching
Best practice for repairs to historic buildings and structures requires using materials and techniques which match the originals, providing continuity with the past. Repair materials which match will ideally have similar properties of performance and age in a similar way. Modern materials are often incompatible with the originals and may cause deterioration of historic building fabric. Where it is necessary to employ new materials, they should be appropriately specified, distinguishable by experts, and be documented.
We provide material research, sampling, and analysis to allow appropriate materials to be specified in repair and alteration, taking into account lifecycle and performance, along with authenticity. We use national and international laboratories as appropriate to provide material testing and identification.
Teaching & Training
We can provide technical seminars and continuing professional development for a range of clients including building professionals, practitioners, asset managers, and the public in regard to building conservation issues, planning requirements, traditional materials, and methods of appropriate repair.
We can provide learning sessions at our offices or our clients offices as preferred on specific and general building conservation topics.
Design & Specification
As with our general service offering, we provide detailed heritage specifications, quantified schedules of repair, and annotated drawings for small scale and large scale conservation projects. Our staff are experienced in the specification and use and of traditional materials on a wide range of buildings and structures.
Tendering & Procurement
We will manage the procurement process for your project on your behalf with our input tailored to the scale of your project. We can provide detailed tender packages and facilitate the approach to market and Contractor engagement. As part of this service we will oversee the tender process answering technical queries and providing our recommendation to the client for awarding the work.
We can provide expert level Contract Administration on a range of contract types common to New Zealand along with international contract suites. Our project management team can provide this service on heritage projects large or small from inception to completion.
Supervision of Specialist Work
Our clients may not require a full Contract Administration or Project Management service whilst they may still wish to ensure our input as a Consultant on a heritage project to provide guidance and curatorial advice as a project develops.
We are recognised as heritage specialists by local authorities and can adapt our input and service provision for a range of clients to suit the project needs.
We can help you in a number of ways throughout your heritage project, including managing the design process and the professional team, managing the selection of contractors and administering the construction contract, development monitoring on behalf of funders, independent peer review of contractor procurement or other contract administration matters.
Regardless of the size of your heritage project, if you want to ensure your project aligns to your budget we can assist. We can provide cost advice without compromising the design or performance of the building and help you to set a realistic budget for the works.
We can assist the tendering process to ensure you obtain accurate and reasonable prices from tenderers. We can help to eliminate cost overruns and surprises. During the work we can act as your representative in relation to financial matters, providing you with protection, and ensuring you only pay for work that has been completed.
Complimentary heritage services we facilitate:
The governing philosophy for specifying repair mortars for historic buildings is like for like. Repair mortars should accurately replicate the existing with a good colour and texture match being achieved. Identifying the composition of heritage building materials provides sympathetic repairs and avoids damage caused by the use of incompatible materials. We partner with several for the assessment, analysis and matching of historic mortars/materials. We undertake sampling of building materials on your behalf and have these analysed to provide recommendations and specifications for repairs.
Archaeological Surveys, Assessments & Authorities
The Heritage New Zealand Pouhere Taonga Act 2014 makes it unlawful for any person to modify or destroy, the whole or any part of an archaeological site without the prior authority of Heritage New Zealand. An archaeological site includes any building or site involved with human activity prior to 1900 including sites or buildings not formally identified. If you wish to do work that may affect an archaeological site you must obtain an authority from Heritage New Zealand.
The Act provides for substantial penalties for unauthorised destruction or modification. When planning works in association with an archaeological site you may require a survey, assessment, authority from Heritage New Zealand and or a site watching brief as work proceeds. We can assist in the management and co-ordination of these services on your behalf.
Remote & Specialist Access
Unmanned aerial systems (drones) provide accurate and detailed information cost effectively, and safely to inform and support the management and maintenance of historic buildings and structures. Drones can be used to compliment the assessment and recording of historic places and areas. Drones can provide digital imagery, video and laser scanning techniques for analysis whether it be church spires, bridges, or historic coastal areas. We can adapt this service to your specific project needs and recommend where this could be appropriate.
This non-invasive technique can be used to determine the location, position and depth of steel reinforcement within structures and or voids within walls It can assess likely depth of reinforcement in walls and floors, coverage of concrete over reinforcement and or the location of steel beams. This service is of use when completing structural and condition assessments of historic buildings and structures and or planning and design for refurbishment or upgrading works. This service can be provided via our preferred specialist contractors.
Use of laser scanning techniques provides a highly detailed and accurate non-invasive building/structure record efficiently whilst reducing costs and the health and safety risks associated with site work. Laser scanning is now relatively inexpensive and the information provided can be used to create accurate and detailed building drawings as well as provide the basis for future planning and development with building information modelling (BIM).
These techniques can be applied remotely (via drones) and or traditionally with tripod mounted lasers to capture information. We can manage this service and tailor the application to suit your individual site needs, whether it be a measured building survey or a fully detailed historical building assessment.
A major benefit of the output of laser scanning techniques is the production of 3D models of existing buildings for planning maintenance and or redevelopment. The 3D model produced allows sections and detailed views for architectural and structural applications. From a heritage perspective the 3D model provides greater interaction with the building and remote online access. This can be applied to a historic place/area, structure or building where physical access is limited for safety or preservation reasons.
The 3D model can be adapted for learning, research, and education applications. A 3D model can be procured for your particular needs and produced cost effectively by our partners.
This technique is used in architecture, archaeology, engineering, geology work wherever there is a requirement for accurate three-dimensional data and drawings and is applicable over a wide range of sites. Photogrammetry is a 3-dimensional measuring technique that uses photographs as the medium for measurement. Multiple photographs taken of the same object from various positions to create an accurate measured 3D model. This service can be provided for measuring and recording your historic area or place as required.
Rectified photography provides a cost effective non-invasive highly detailed digital record for flat structures such as building facades and structures. This technique is used to produce a photographic ‘drawing’ used on site, easily understood, and annotated by building conservation specialists.
This technique provides a detailed scaled image (without camera distortion) which can also be used for remote measurement by quantity surveyors. Other applications can be for architectural visualization and concept schemes. We can assess your project needs and provide the appropriate rectified images to suit your requirements.
Impulse Radar is used for location and measurement of voids and other discontinuities in walls, beneath floors and location of cramps and failures in masonry structures.
The technique uses the transmission of radio energy from an antenna held against the surface and the reflected energy being picked up by another antenna. Energy is reflected in varying proportions by inconsistencies within the material. This provides a profile of the structure below the surface which can be analysed. Impulse radar is expensive, but can provide valuable information on the structure of a building, historical development, and present condition. It can also be used to monitor the success of remedial work such as pressure grouting.
Ultrasound is a widely used non-destructive assessment technique. In historic buildings, it can be used for the assessment of timber, stone and ceramic materials, and can also be used on concrete and metals.
In timber, the technique is capable of quickly locating decay areas and structural weakness. In stone, fault planes and area of weakness within stone blocks can be checked, as well as the effectiveness of consolidation and repair and possible failure in statuary. The technique is non-destructive, and can be used on very fragile stone or painted timber surfaces.
In some situation access issues may not allow for this technique, and skill is required to interpret the results. It cannot be used where there are many discontinuities in a substrate such as a rubble wall.
This technique can measure variations in the infra-red radiation emitted by buildings and structures. Radiation levels vary according to material composition and temperature and this method provides information on the structure and condition behind the surface and within the building fabric.
Applications can include the location and assessment of embedded (under the wall surface) structural timber frames, structural joints, infilled openings, moisture ingress, structural failures and variations in moisture content levels.
The technique is efficient and inexpensive whilst sensitive to weather conditions requiring detailed knowledge for planning recording work and the interpretation of data captured.
Sector specific information
We will work with you to ensure you can operate your business from your heritage building, making sure the space works for you while retaining its historical features.
We will work with you to ensure you can operate your business from your heritage building, making sure the space works for you while retaining its historical features.
Sympathetic adaptation of heritage buildings can ensure they provide any organisation with a unique workspace for a wide range of uses.
Heritage buildings are not something to be frightened of. We’ll show you how they can be adapted to meet your changing needs, while still maintaining their unique characteristics.
We can help if you want to maintain the quality of your buildings, while ensuring they meet the needs of the school/other educational establishment and function as teaching areas.
Older buildings with unreinforced masonry no longer meet the seismic engineering standards or the requirements of the New Zealand Building Code. Careful consideration needs to be given to upgrading them while still retaining their unique features. We can arrange your structural assessment and help you and your building to achieve compliance.
Building surveyors are involved in the design, construction and management of buildings. We can help at all stages of a building’s lifecycle from new/planned buildings, existing and defective buildings through to heritage buildings... more >>
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If you suspect your building or site contains asbestos, Maynard Marks can assist you with the identification, management, removal and the provision of a clearance certification for Asbestos. Maynard Marks employs a large team of Licensed Assessors... more >>
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