OTAVI BAHN RAILWAY TERMINAL OMEG HAUS Photo: Erhard Roxin 05.10.2016 CLIENT: Scientific Society of Swakopmund ARCHITECT: Erhard Roxin Architects CONTRACTOR: Heiser Building and Renovation Report prepared by ERHARD ROXIN ARCHITECTS 05 October 2016
A SHORT HISTORY OF THE PROJECT: 27 November 2013: The Scientific Society of Swakopmund (owners of the Otavi Bahnhof and OMEG Haus buildings) appointed the Architect Erhard Roxin Architects to renovate the two historical buildings. 17 February 2014: 28 May 2014: 24 June 2014: 07 July 2014: 22 October 2014: The Architect presents a concept to the Committee of the Scientific Society of Swakopmund together with plans, a provisional report and a cost estimate. The Committee approves the above and gives the Architect the go ahead to complete the planning phase. The Architect does more research on the buildings, makes a detailed analysis of all defects, prepares renovation drawings and prepares a comprehensive report: Proposed Renovations to the Otavi Bahnhof Railway Terminals and OMEG Haus Buildings for the Scientific Society of Swakopmund. The Architect prepared a detailed document for submission to the Aesthetics Committee of the Municipality of Swakopmund, and receives approval. The Architect submits an application to the National Heritage Council of Namibia together with the renovation proposal. Both drawings and application got lost at the National Heritage Council and the Architect had to re-submit all documents. The National Heritage Council of Namibia approves the plans and gives permission to renovate the National Monuments. 20 November 2014: The Architect prepares building plans Municipality for approval. and submits them to the 13 January 2015: The Architect receives Building Plans Approval from the Municipality of Swakopmund. The Architect asked reputable building contractors for tenders. It seems that Swakopmund had a building boom and that contractors had too much work and prefer easier projects, than painstaking, detailed and fine renovation work. In the end the Architect received three quotations. The lowest tender, from Heiser Building & Renovation, was recommended by the Architect and was accepted by the client, the Scientific Society of Swakopmund. 12 March 2015: 16 March 2015: The building contract was signed for an amount of N$ 1 041 052.78. The site was handed over to Heiser Building & Renovation. Weekly site inspections were held, run by the Architect and attended by the contractor, Mr. Horst Heiser and the clients, Mr. Alex von der Pforte and Mr. Joachim von Wietersheim. The tenants have moved into the newly renovated buildings, but the final completion has not yet taken place. 2
Photo: Erhard Roxin 29.09.2016 Photo: Erhard Roxin 23.07.2015 THE OTAVI BAHN BUILDING During Renovation: After Renovation: Original building erected before 1907 for Otavi Minen- und Eisenbahngesellschaft (OMEG). 3
During Renovation: Huge cracks in walls were opened up to produce a V-shaped groove and were filled with a special repair slurry. At the top of the wall reinforcement was added to keep it from cracking. 4
Efflorescence in wall and rusted security door. Old timber floor before it was sanded down and oiled. Old entrance, threshold before it was repaired. Efflorescence in wall, damaged floor, skirtings and doorframe before it was repaired. 35
Old electrical distribution board. Old light fittings were repaired, rewired and cleaned. New electrical distribution board and repaired existing light fittings. New electrical distribution board. 6
Old cupboards and sinks were removed. Old cupboards and sinks were removed, efflorescence in walls treated. New cupboards and sink. New flooring, repaired and repainted walls. 7
Old fascia boards, gutters and downpipes were removed. Water damage to mouldings were repaired. Old fascia boards were removed, as they were not part of the original design. New gutters were fixed to new ends of timber beams. 8
After Renovation: ORIGINAL LAYOUT: The Otavi Bahn Building was restored as close as possible, to it s original glory. Throughout the years the building has been repurposed and altered. NEW MODERN DAY REQUIRMENTS: Old buildings need to facilitate modern day functions. The building was completely re-wired, fitted with a security system, modern lighting and new sanitary fixtures were installed. MOULDINGS WINDOWS: AND All mouldings and windows were badly weathered and were repaired and repainted. 9
Photo: Erhard Roxin 29.09.2016 Photo: Erhard Roxin 31.03.2015 THE OMEG HAUS BUILDING During Renovation: After Renovation: Originally erected in ±1911 by Architect ARNO ZIEGLER for the Otavi Minen- und Eisenbahngesellschaft (OMEG) as storage. 10
During Renovation: EFFLORESCENCE: Rising damp is one of the biggest problems in old buildings, as modern day waterproofing systems were not yet utilized. The damaged plaster was removed, holes were drilled into the walls and injected with specialized waterproofing material. After drying completely, walls were re-plastered and painted. CRACKS IN WALLS: Due to the permanent water leakage of old pipes beneath the OMEG Haus, the foundations seems to have sagged, causing the building to crack. The cracks were opened up, the plaster removed and reinforcing mesh was nailed over the cracked areas to strengthen the walls and prevent the cracks from resurfacing. The cracks were filled with a special repair slurry and the walls were re-plastered and painted. 11
The old electrical distribution board was replaced with a new one, and complete new wiring was installed. The efflorescence in the walls required specialized treatment. Gulleys were properly rebuilt. Deep cracks were properly fixed. 12
When the Celotex ceiling was removed, the original timber ceiling was revealed. The original timber ceiling was carefully removed, loose electrical cables were taken out and new electrical conduits were installed. The old timber ceiling were re-installed. Pealing paint was removed, walls were properly prepared and repainted. The plaster of the walls above was reconditioned. 13
When the vinyl floor sheeting was removed, the damaged timber floor came to the foreground. Damage to the timber floor occurred mainly where the original steel nails were embedded in the floor. The old timber floor was merely supported on timber beams and sand. A new proper concrete floor was cast. The old timber floor was carefully taken out and good floor boards were reused and fixed on the new concrete substructure. 14
The old shower walls were cracked and old tiles were removed. Old shower, wet walls, damaged timber floor. 15
Old bathroom with leaking pipes and taps were completely stripped. Old bathroom. New bathroom and sanitary fittings. New bathroom with shower. 16
After Renovation: The OMEG Haus building has now been restored to its former glory. With its shell of decay discarded, the true gem that is the OMEG Haus has been revealed. Its simplistic beauty and traditional structure are a reflection of its era, and the richness of the Swakopmund community is further highlighted by the preservation of this historical building. Front Elevation: New roof tiles, new gutters and downpipes. Cracks repaired, doors and windows renovated Back Elevation: Badly cracked walls are repaired and the new roof will last for a few years to come. 17
CONCLUSION: To rescue historic buildings, we fully support the controlled intervention of the existing historical subject matter, by adapting and modernising the building to function in contemporary life. Conservation Policies and Funding: Although there are basic conservation policies in place in Namibia, there is a lack of positive vision and co-ordinated programs for conservation and sustainable development. Funding mechanisms need to be developed by Government, Municipalities and local banks, to support owners with low or interest free loans, for the conservation and rehabilitation of historic building. We are therefore extremely thankful for the donations received, from private funding, to renovate the OTAVI BAHN and OMEG HAUS buildings. And we are grateful for the foresight and initiative, taken by the Scientific Society of Swakopmund, in preserving these historical gems. The Team from left to right: Lauren Stevens (Erhard Roxin Architects), Alex von der Pforte (Scientific Society), Joachim von Wietersheim (Scientific Society), Horst Weimann (Weimann s Carpentry), Horst Heiser (Contractor), Erhard Roxin (Architect), Dieter Fritze (Joiner) 18