factors of effective conservation and management of historic buildings gerryshom munala, bernard...

8/13/2019 Factors of Effective Conservation and Management of Historic Buildings Gerryshom Munala, Bernard Otoki Moirongo, & Paul Mwangi Maringa Jomo Kenyatta

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African Journal of Design & Construction (AJDC) Vol.1 (1), 2006

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Factors of Effective Conservation and Management of Histor ic Bui ldingsGerryshom Munala, Bernard Otoki Moirongo, & Paul Mwangi Maringa

Jomo Kenyatta University of Agriculture and Technology, P.O. Box 62000 00200, Nairobi, Kenya,Email:: [email protected], [email protected],[email protected],

Abst rac tHuman association with buildings is vital for the symbolic significance of the urban scape to be manifest. Such anassociation provides identity and stability to the urban dwellers. It is necessary therefore to retain edifices that overtime have become embedded into the psyche of a people. Conservation of buildings in the city of Nairobi hasnevertheless not quite taken root, and is often misconstrued to signify backwardness, and opposition to change ormodernisation. Historic buildings of cultural and emotional use value in the city then continue in their natural downwardspiral of degeneration, unabated. This study sets forth to explore the specific status, type, and nature of historicbuildings, their value to society, and the factors that have led to their present degeneration. An environmentalbehaviour driven sample survey design was adopted for use here, with buildings being selected as case studies, using

judgmental sampling. The study found out that the current woes afflicting historic buildings were first due toinstitutional shortfalls of the form of, neglect from the authorities, fragmentation of those departments in charge, andobsolete laws. Then there were financial constrains arising from lose of the economic value of historic buildings. Ageneral ignorance of the importance of these buildings by the public and a general erosion of cultural, artistic,architectural and religious significance or historic buildings completed the gamut of socio-cultural concerns. It wasapparent that pressure for more intense and presumably profitable development, coupled with inundation fromemerging popular building styles bore down ominously on deteriorated building of significant heritage. A statement ofcultural significance needs to be established for the historic buildings. Various short-term measures, ranging from thereview of existing efforts and mobilisation of public awareness campaigns, legislation and status, use of updatedtechniques of conservation, additional awareness in conservation, need to be instituted, in order to reclaim the formerlofty position of historic buildings in the city.

Key Words:Conservation, Historic, Monumental, Management, Curatorial.

IntroductionHistoric buildings are important artifacts whichproduce a wealth of data about past habits, manners,art, and techniques as well as aspirations of society.In some instances, they may be the only documentsleft by defunct civilisations. These buildings help todefine the identity of a people, as products of, andheirs to cultures which are long established, highlydeveloped, and continually evolving. They containwithin themselves, great educational and heritagevalue, and with a great potential to enhance a nationalidentity.

Conservation of building, parts of cities, and entirecities, is a socially and economically expensiveundertaking that demands serious consideration and

justification, preceding any practical commitment.Though smaller objects can be preserved on the basisof whims or sentiment, the resources involved inkeeping large objects such as buildings aresubstantial. Their annexation or such purposes mustfor these reasons be very firmly and clearly qualified.Further, as buildings have competing perceptualeconomic value to different persons, a soundintellectual foundation is absolutely essential, if privateowners are to be constrained by law, from doing as

they wish with their property, Such buildings thenmust have unarguably demonstrable historical,architectural, and social use value to the people.

It is important too to underpin consideration here withthe recognition that building materials representconsumed or processed finite resources and thesemust be facilitated to serve their time. Bricks andcement for instance represent energy consumed.Stone is quarried at the expense of the landscape;whole timber can only grow at its own pace. It iscrucial then not to willfully and recklessly wastebuildings, no matter the prevailing culturalpredispositions. A clear rationale that enables

selective conservation, while simultaneously givingthought to the consideration of the cost ofmaintenance, and suitability to contemporary spaceuse needs must at all times be relied upon.

There is also the mater of a low level of knowledge byprofessionals and the public, of the management ofhistoric buildings, and the pertinent policy guidelines.Conventional practice by professionals rarely includesthese aspects in their development, building, andplanning works. Sufficient consideration is hardlygiven to the life-cycle costs of maintaining andoperating historic buildings, and the means of coping


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with current changes in the urban environment.Rarely is there adequate consultation with tenants,users, and building occupiers, during the listing

process of these historic building. The process oflisting as presently structured takes little account ofthe full benefits that understanding and catering forthe goodwill of the occupants can elicit. Theregenerally is little regard of the laws that govern suchbuildings.

The ProblemThe idea of conservation is to preserve and if possibleto enhance the message and vales of cultural property(Feiden, 1994), and in so doing, to renew significantbuildings into new and economically viable facilities.Such historic buildings reflect varying values that are

assigned to them. These include emotional valueslike, identity, continuity, spirituality, and symbolism.

Also embraced here are cultural values that focus onage and scarcity, aesthetic, and documentation. Usevalues which address functional, economic, social,political, and ethnic dispositions also come into thepicture here. Clear knowledge and awareness ofthese values by a society is critical to the conservationof buildings of cultural heritage. Their efficacy ininclining society positively towards conservation is adistinct theoretical challenge that this study seeks toaddress. Conservation of historic buildings wouldthereafter play its appointed role of extending theknowledge of these buildings and technologies to thefuture generations.

Some designers, and many developers today in thecountry, and globally too are erroneously persuadedthat the current concerns of conservation represent anunhealthy, romantic nostalgia for the past. They areconvinced that conservation consequentlyemasculates technological progress in design andconstruction. Such a mindset underscores the needto build a firm body of theory and technical expertiseon conservation, commensurate with contemporarytechnological advances. Inquiry in this direction wouldhelp disabuse the false seduction to associate

development with the severance of links with the past;totally shedding the adornment of the yester yearsand donning the unpolluted gown of new technologicalinnovation.

Development that totally usurps the past is bothunsuitable and one that robs a people of their beingand past. It is blind to the reality that the nationalculture depends on retaining the base of a peoplesliving history. Given the high cost of building andinvestment in materials, it would be wasteful to treatthe building stock, no matter its age, as a dispensableconsumable. This unfortunately has been the trend

that is in vogue today, here in the city of Nairobi.Historic buildings have especially been neglected,demolished, vandalised, and even burnt down while

the authorities and the law remain silent on the issue.

In this context, Fitsch (1990), observes that there islittle time for the present in Africa, and none at all forits past. It would be vandalism that precipitates anenvironmental disaster, if positive action were nottaken to address this problem. Conservation of theauthenticity of the original fabric and its stabilisationalenhancement is lacking in the city of Nairobi.Disturbing signs of scratches, imperfections (poor useand workmanship), wear, graffiti, and weathering(chemical, physical, biological, and environmentaldegeneration) of old buildings are becomingincreasingly common. Since the advent of theskyscrapers in the city, most, older original buildingsheave been relegated to the sorry level of minimalutility. This leaves them as easy prey of the harshweather and incessantly marauding vandals.

The increasing colonisation of historic streets such asBiashara street, by modern commercial activities hasserved to merely accelerate and aggravate theprevailing destruction of historic buildings. This is thecase mainly due to improper use, and the absence ofappropriate proactive measure o maintenance on thepart of the owners and tenants. This negative profilethough is being ameliorated by an increasing

awareness by conservationists of this danger eventough often the prevailing legislative and socialcontext permits little leeway.

It is within this understanding that this study sought toevaluate and review the status of conservation, whichwas currently being undertaken within the city ofNairobi. The study was keen to also appreciate thechallenges facing the authorities and the public intrying to retain historic buildings. Clearly, theconservation of historic buildings demands wisemanagement of resources, sound judgment and clearsense of proportion (Feiden, 1994). The study then set

forth to outline or identify the socio-economic andinstitutional factors that hamper the satisfactoryconservation of historic buildings in the city of Nairobi.

Aims and Object ivesThis study covers the Nairobi city Central BusinessDistrict (CBD), and a time frame of buildings spanningthe last 50 years of the citys existence. Nairobi city isthe only urban entity in Kenya to have experiencedspot listing of historic buildings. It therefore providesthe study with a good opportunity to access a fledgingconservation venture.


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The study restricts interest to socio-economic andinstitutional factors that contribute to the degenerationof historic buildings in the city. It specifically

scrutinizes as variables, first the values that areattributed to various historic buildings by society,including emotional, cultural, and use values.Secondly, it looks at fiscal constrains that compromisethe worth of buildings of an otherwise importantheritage to society, and therefore leaving themvulnerable to neglect, abuse, and degeneration. Thestudy also probes the strategies and frameworks thatgovern conservation work together with theenvironmental constraints that hinder the conservationwork of historic buildings in the city.

This study examines aspects of effective historicbuilding management. It presents basic philosophicalapproaches and theory, giving consideration to howthis could be applied in the city of Nairobi. It thenpursues the goal of establishing the factors that havecontributed to the degeneration of historic building sin

the city. It is guided by the following specificobjectives:1. To determine the value and importance of

historic buildings in the city.2. To examine the existing strategies andorganisation of the management of historicbuildings in the city.

3. To identify and delineate the socio-economic andinstitutional factors that attend to historicbuildings in the city.

Theoretical and Conceptual FrameworkThis study anchors inquiry theoretically on the basicconsiderations of conservation and its inherentphilosophical debate. It also takes score of thepractical angle of statutory controls of conservation

and management of historic buildings. It draws outbasic concepts for investigation, primarily from theconcerns of the cultural values of historic buildings.This information matrix is outlined in brief in figure I,and also here below in the ensuing text.

Conservation and the PhilosophicalDebateConservation of buildings poses a two fold challenge.On the one hand is the problem of how to provide thelocal populace with appropriate shelter, commercialpremises, and office space. The flip side of thischallenge regards the problem of how to preserve andrehabilitate historic architectural buildings (Figure II).The seriousness of this double-sided problem isunderlined by the fact that majority of governments

throughout the world have seen it worthwhile to tryand save the historical heritage of their respectivecountries. They have determined to preserve andrehabilitate their architectural treasures (Dietsch,1991). In the present world of globalisation, Kenyashould not be left behind. Two basic themes areembraced here. They include the prevailinginternational thought and trends in conservation, andthen the legislative and management environment.

Figure I: Theoretical Framework Effective Conservation of Historic Buildings,Source: Authors

VALUE &IMPORTANCE OF

HISTORIC

STATUTORY

CONTROLS &

MANAGEMENT

CULTURALSIGNIFICANCE

IN BUILDINGS

CONSERVATION

PHILOSOPHY


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Conservation philosophy has been evolving since theearly nineteenth century, up to the present day,around the debate of authenticity. The evolution of

the philosophy of conservation was to a considerabledegree, backward looking in that writers and thinkersform Karl-Friedrich Schinkel in Germany to Morris inEngland were clearly thinking principally of thevenerable monuments of the more distant past(Burman, 1979). Following John Ruskins in TheLamps of Architecture, published in 1849, Morris(1877), put tremendous emphasis on goodmaintenance, to stave off decay by daily care. Along

with this purpose he targeted the need to propperilous walls and to mend leaky roofs by such meansas were obviously meant for support or covering. In

the course of this, Morris determined not to showpretence of other art, resisting all tampering with eitherthe fabric or ornament of the building as it stood. Inthis his ventures, tow fundamental concerns arediscernible. The fist is the strong emphasis onmaintenance in good order, while the second relatedto authenticity. This was clearly the starting point onthe thoughts of conservation, and a basic minimumthreshold for local conservation ventures.

Emphasis is laid upon maintenance on a permanentbasis, while importance is accorded to thepreservation of a setting which is not out of scale retaining traditional situations wherever they existed(Burman, 1979).

The Venice Charter of 1964 on conservation arguedagainst the removal of historic buildings, except where

this became a necessary step towards safeguardingthem. Removal could also be permissible wherenational and international interests were weighed in.

Article 8 of this charter argues that sculpture andpainting or decoration, which form an integral part ofmonuments my only be removed from it, if this is thesole means of ensuring their preservation (ICOMOS,1964).

Figure II: Conceptual Framework: The Conservation PhilosophyVIHB: Value & Importance of Historic Buildings; CSB: Cultural Significance in Buildings; STCM: StatutoryControls & Management, Source: Authors

Appropriateness

of Space

Decision for

Conservation

Domestic Shelter

Needs

Office Shelter

Needs

Preservation Restoration RehabilitationAdaptation

Compulsion for

Authenticity

Maintenance in

Good Order

Commercial

Shelter Needs

CSB

STCM

VIHB

PUBLIC SENSITATIONS

AND EVENTUAL

CONSERVATION


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The charter further points out that conservation andrestoration of monuments must take recourse to allthe science and technology that is available, and

which can contribute to the study and safeguarding ofthe architectural heritage (ICOMOS, 1964). Access toand good knowledge, as well as a command of thesetechniques is clearly a critical prerequisite tosuccessful retaining of the local building heritage.

Statutory Controls of Conservation andManagementHistoric buildings are subject to some statutoryprotection. Where privately owned, buildings inbeneficial use are so protected, the statutory controls

may be an important influence on the manner in whichmaintenance and minor adaptation works areexecuted. Some form of notice of intended demolition

or alteration is usually required to provide anopportunity for the claims of the building forpreservation to be reviewed. Consents can usuallycarry enforceable conditions.

It seems that what then is outstanding here is theprovision of publicity and also the articulation of thesearticles of law to professionals, and the general public.Otherwise, clearly the basic legislative beacons are inplace locally.

Listed buildings are usually governed by panninglegislation. Of relevance here is the current antiquities

and monuments act that was revised in 1984. Thedemolition or alteration (including internal alterations)of such buildings requires listed consent. This isnormally issued by the Minister in charge of thepreservation of the national cultural heritage theMinister of Culture and Social Services, under whomthe docket of the Museums of Kenya falls. Works ofsimple facsimile repair can usually be executedwithout consent. However, where the building is aparticularly sensitive one, all operations on it no mattertheir nature must be entrusted exclusively toprofessionals and craftsmen with credible experience.

The begging question then is, in what kind of societyand institutional settings are such laws and guidelines

either ignored or circumvented, as destruction isvisited upon buildings of precious heritage?

Arising out of the preceding considerations, this studyembraces the inquiry of three categories of possiblefactors of effective conservation. These are social,economic, and institutional factors. Society is thecritical self conscious and spontaneous category here.In it, choices carry a latent potential to shapedecisions at the other two levels of economics andmanagement, or finance and governance.

SOCIAL

CONCERNS

ECONOMIC

CONCERNS

INSTITUTIONALIMPERATIVES

BENEFICIAL

USE

OWNERSHIP

STATUTORY

PROTECTION

PUBLICITY

LISTED

CONSENT

PROFESSIONALS

PUBLIC ASSURED USE OF

APPROVED EXPERTS

DECISION FOR

CONSERVATION

MAINTENANCE

MINORDEMOLITIONS

DEMOLITI0ON

ALTERATIONS

Figure III: Conceptual Framework: Statutory Controls of

Conservation and Management, Source: Authors


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Society then is spotlighted here in two forms. One is inrelation to cultural importance, while the other is aboutvalue in historic buildings. This order helps articulate

necessary concepts for inquiry in this study. Figure IIIillustrates these considerations schematically.

Cultural Significance of BuildingsIt is arguable hat although signatories includedexperts from at least one other continent; the Venice

charter is essentially still European in its culturalassumptions. Further, its concept of monumental orhistoric buildings is inextricably evocative of a distinct

European past. This charter then cannot pretend at alocal relevance outside Europe. It is also to a largeextent anachronistic, given the dated sources ofinspiration.

There is also the latter charter of Lauscanne, which isin essence took a broad view of the archeological

heritage as constituting the basic record of pastactivities. Closely following this is the Burra charter.This one evolved out of broader internationalrepresentation, in discussions by members of theInternational Council on Monuments and Sites(ICOMOS), of Australia.

This charter was first formulated and adopted inaugust 1979, but with important additions in 1981, and1988. The Burra charter starts off with definitions,which attempt to broaden the areas that are needy ofconservation. It ventures less dated basic definitionssuch as those of place, and cultural value. The latter

one is represented to be aesthetic, historical,scientific, or social value for the past, present, orfuture generations (ICOMOS, 1979). Local researchsuch as this study is, that pursues these kinds of loftyideals is quite timely. Figure IV illustrates these idealswell

Clearly, within the context of this later charter,conservation that is imbued with a local flavour orrelevant cultural values through empirical inquiry ismore likely to evolve. Once such cultural importanceis established, the expected next step of procedureand technique would naturally then follow. All

processes (preservation, restoration, reconstruction,and adaptation) that alone or in tandem retain the

identified cultural value, addressing even maintenancewhere necessary, are then brought to bear. It is atthis stage that the two fundamental principles ofconservation gain relevance.

One such principle is that conservation is the retainingof the cultural value of a place, embracing the needsof security, maintenance, and a future. The otherhighlights respect for the existing fabric. Hereextremely minimal physical intervention advocated, tothe extent of not distorting the evidence provided bythe fabric (Burman, 1979). Interestingly, historicbuildings in Nairobi city generally lack these ideals.

The Burra charter commends itself by its clarity, itslogic, and the track record of experience. Not beinglimited to a European based culture, it has been foundacceptable and usable in many different countries,and in many different circumstances. No doubt it hasits drawbacks. Even at this very moment it isundergoing a further revision in order to more ablyreflect the insights of the final decade of the 20thcentury. Nevertheless, it provides perhaps the bestand most helpful tool on hand, that is relevant to mostcultures and periods, world over.

NEEDS FOR

FUTURE

EXISITING

FABRIC

NEEDS FOR

SECURITY

NEEDS FOR

MAINTENANCE

CULTURAL VALUE

CULTURALSIGNIFICANCE

Figure IV: Conceptual Framework Cultural Significance in Buildings,Source: Authors


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Value and Importance of HistoricBuildingsConservation must preserve, and if possible enhance

the message and values of cultural property (Feiden,1994). The assignment of priority values inevitablyreflects the cultural context of each historical building.The values so assigned to cultural property fall intothree basic classifications.

First are those within the emotional values category.These focus on wonder, identity, continuity,spiritualism, and finally symbolism. Then there are theothers in the cultural values set, with theirpreoccupation with documentation, history,archaeology, age, scarcity aesthetics, symbolism,architecture, the townscape, the landscape, ecology,

technology, and then science.

Lastly, there are those in the use value classification,which revolves around function, economics, society,politics or governance, and ethnicity or social identity,distinctiveness, and diversity. Figure V illustratesthese concepts graphically for easier comprehension.

There are conflicts that often emerge, pitting culturalpreferences against economic predilections. A deepknowledge of the contextually relevant extant culture,

and mature sensitivity in decision making would benecessary in order for sound judgment to be arrived athere. In this way, correct value adjudication onhistoric buildings can be made. It is material that theappreciation of historic buildings has been slow incoming. Similarly, there have been few attempts tosee and understand it and its problems in a holisticway.

Looked at from an ecological perspective, it is a truismthat building materials represent and consume finiteresources. They should therefore not be casuallysquandered, regardless of cultural and economicexigencies, no matter how compelling. Society mustbe restrained against extravagant, noneunaccountable use of resources and this includes thefine buildings bequeathed down the generations bypast communities. It is critical that prudence andfrugalness is accorded premium in the use ofbuildings, and their contextual or immediate physicalsettings.

Figure V: Conceptual Framework Value and Importance of Buildings,Source: Authors

USER VALUE

EMOTIONAL

VALUE

CULTURAL

VALUE

VALUES &IMPORTANCE OF

HISTORIC BUILDINGS

VALUE OF

CULTURAL

PROPERTY

CULTURAL

SIGNIFICANCE

CONSERVATIONPHILOSOPHY

SOCIETYFUNCTION SOCIAL

IDENTITY

ECONOMICS GOVERNANCE

IDENTITY

CONTINUITY

SPIRITUALISM

WONDER

SYMBOLISM

HISTORY

Archaeology

AGE

Documentation

SCARCITY

SYMBOLISM

AESTHETICS

TOWNSCAPE

LANDSCAPE

Architecture

TECHNOLOGY

ECOLOGY

SCIENCE


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Research MethodologyCritical aspects of methodology that were put to usehere covered, research design, sampling design, data

collection methods and analysis, as well asinterpretation, and presentation. These are illustratedin a brief blended dialogue, under, three sub-topicshere below.

The Study AreaAt present, buildings in the city of Nairobi provide anelaborate visual living record of its over 100 years ofexistence, in wood, corrugated iron, bricks, tiles,concrete, steel, and glass. The much publicized butfailed attempt to re-develop Nairobi House (built in1912), the citys first stone built commercial structure,despite its listing, and also featuring on postage

stamps underlines well the prevailing challenge toconservation in this city.

The government did also actually destroy the earliestdomestic building, the Uganda Railway Engineershouse on Capitol Hill, erected in 1899. Nearbyhowever, on Lower Hill Road, still stand two examplesof similar structures (Moss 2000).

Much more enlightened was the action by the KenyaCommercial Bank, who restored Kipande Houseretaining it as one of their own banking outlets, nomatter its original use. The recent adoption of the

original Nairobi Provincial Commissioners office (PCsoffice) by the National Museums of Kenya is anotherpositive instance that has prioritised preservation ofthe citys architectural heritage.

After the wood and iron era in Nairobi, came a fairnumber of western classical and sometime elegantedifices such as the Kipande house and the PCsoffice, both of 1913, Woolworth building of 1916, andthe Old Scotts Kirk, built in 1910, and caringly re-erected in St., Andrews grounds , to escapedemolition. Grindlays building of 1923 is the earliestbrick building in central Nairobi.

Westminster House of 1928 graces Kenyatta Avenuebeside the new Stanley hotel whiles the RailwayHeadquarters of 1929 stands harmoniously anddignified near the Station. The Macmillan library of1928, its entry stairs flanked by huge icons orsculptures of lions, is a memorial to the infamouspioneer whose Cotswold style residence at Chiromo of1905, overlooks a shaded stretch of the Nairobi river.

Part of Moi Avenue retains a character that isevocative of the 1930s. The section between the

Khoja Mosque and Mama Ngina Street offers diversearchitectural styles as well as colonnaded pavements.

The post 1945 period saw the fist high risecommercial structures, notably along e southern partof Moi Avenue. Independence for the nation of Kenyabrought along with it an increase in the tempo andscale of construction activity; with each new officeblock striving to top its neighbour, in an attempt tosecure that coveted vies of mountains Kenya, andKilimanjaro.

More recent additions to the city skyline are themonolithic edifice of the Central Bank in 1977, theICEA building in 1982, the strikingly glazed overhangsof the cooperative House in 1983, Lillian Towers in1984, , and the castellated motif of Fedha Towers of1985, borrowed from Gilfillan House on 1950, acrossKenyatta Avenue. Towers sheathed in glass in thecity a re well represented by Lonrho and LoitaHouses. The fairy castles of the Chancery andGarden Plaza are a pleasing sight to behold.

In complete contrast, temporary structures are not justfound in slums, but all over the city, in the shape ofKiosks, that are erected in any open spaces. Theyare an unlovely but vital part of the citys informalsector (Moss 2000).

Research DesignThe study relies on the analysis of physical traces,and unobtrusive non-participant observation, (thatused pre-coded checklists, photographs, drawings,maps and counting), which are derived from theenvironmental behaviour research design. Focusedinterviews of scaled structured opinionnaires(semantic differential scales and ordinal or rankeddata measurement) are administered in order to elicitsentiments, attitudes, feelings, and opinions on theselected buildings, in a sample survey researchdesign, that fosters representativeness. The inquiryprimarily is exploratory, this being an infant area ofresearch locally. It only very marginally ventures toachieve a descriptive status that is founded uponaccurately measured and rigorously analysed data.

SAMPLING DESIGNThe target population of this study embraced all thebuildings within the Central Business District (CBD) ofthe city of Nairobi, which have attained an age of 50years, and have been considered for listing. The agelimit forms a principal criterion in the conservation ofhistoric buildings in Kenya today.


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Cluster sampling was complemented with necessaryjudgmental sampling, to raise representativeness, andensure a good choice of buildings to study. Six

clusters of building types were adopted for use in thecluster sampling (Table I).

TYPE OF BUILDING (PRESENT USE) HISTORIC BUILDINGS IN THE CBD NUMBR SAMPLED (LISTED FORCONSERVATION)

01 RELIGIOUS 6 2

02 MIXED USE 13 7

03 ABANDONED 1 1

04 BANKING 3 2

05 OFFICES 6 2

06 PUBLI INSTITTUIONS 10 7

A total of 39 old and historical buildings in the CBD of

Nairobi were identified, form which 21 were selectedpurposively for actual inquiry. This roped in all thegazetted historic buildings in the CBD. Within the

sample frame a complement of users, visitors,

owners, and building caretakers were interviewed inspecific days, in a sample that comprised of at least30% of each category (Table II).

RESPONDENT GROUP NUMBER INTERVIEWED

OWNERS OR CATERTAKERS 8

PROPERTY MAINTENANCE 11

VISITORS OR USERS 33

A simple random sampling approach was put into use,to accord every site worker an unbiased opportunity tobe interviewed. Only three buildings were beingappositely renovated in the period of this study. Allthree were visited, from where workers were selectedand engaged in the requisite focused interviews.These three buildings were the 1918 building, OldMutual House, and the old PCs office.

Data was analysed using basic descriptive andinferential statistical techniques that showed centrallocation, dispersion and elemental associations.

FindingsDiscussion here is structured to sequentially addressthe set objectives that collectively probe the buildings,user attitudes, finance, and the institutional frameworkof conservation that is curtly in place.

Status of Historic Buildings in the City ofNairobiThe significant features of Nairobi's historic buildingsare still those that emerged in the colonial times.Historic buildings have changed in some places,within the city due to the pressure of modern lifestyles.

An overwhelming 68% of Nairobis city dwellershowever perceive these cardinal points as beingdetached from their surrounding fabric, which has lostits cohesive quality even where physically it has beenconserved intact. This blurring of the over-all imageshas not occurred because of any intrinsicobsolescence of form but as a result of alterations inthe use of the structures to a manner that is quiteunrelated to their physical forms. Of the 31 buildingslisted as historic buildings, only 22% of them haveexperienced complete change of use, 29% have norecorded original use and the balance of 49% remainin their originally intended though possibly update use.

Respondents returned a general agreement that theappearance of most of the historic buildings isbeautiful, the detailing is well done and the style isalmost similar. A variance of 7.55 from the evaluateditems gave a small divergence of views of therespondents.

A great proportion of the remaining finest heritagebuildings amounting to a conspicuous 90% were builtof masonry material. The masonry of most of thesehistoric buildings is generally in good condition. Assurface erosion has been moderate, curved

Table I: Sample Frame of Build ings, Source: Research Data

Table II: Sample of Respondents,Source: Research Data


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Regrettably, for any number of financial reasons, abuilding owner cannot undertake the often costlyexercise of repairing a listed building. The historic

buildings are thus neglected. The National Museumsof Kenya (NMK) is often extremely reluctant to takethe repossession course of action due to constrainedexpenditure.

Listing imposes costs and constraints to owners whichmay be greater than the particular owner canreasonably be expected to bear and may indeed inrare cases be disproportionate to the desirability ofconserving the building. However, the practicalconsequence of listing is by no means alwaysnegative. In fact, most listed buildings will oftenincrease in value. But in some cases the owner maybe aware only of the adverse effects of listing -namely, uncertainty, delay and associated financialcosts.

There is need therefore, to enlighten building ownersof both the negative and positive aspects ofconservation and also to provide some means ofcompensation to owners to counter losses accruedfrom the conservation of these low lying buildings. Itis prudent to point out that the purpose of listing abuilding is to register its quality. Listing does not ruleout any future change to the building. Rather, itensures that any proposal affecting it can be fullyassessed, having regard to all the circumstances

prevailing at the time, including economic andfinancial consideration.

Heavy reliance on private enterprises for renewal ofthe historic buildings is deemed unavoidable. It wouldbe completely unrealistic to rely solely on the scantlocal resources available or on the possibilities thatgovernment agencies charged with the tutelage ofpublic buildings will rapidly translate into action, theirwidely acclaimed interest in the conservation ofhistoric buildings. An important element in securingpublic support for the implementation of conservationpolicy however remains the provision of official

financial aid that covers the restoration and repairsworks.

Building owners that are constrained to treat theirproperties according to certain architectural guidelinesare more likely to be cooperative if they can see thatthe conservation authority is prepared to "put itsmoney where its mouth is".

The principal agencies for conservation aid of historicbuildings in Kenya today are foreign donors andfunding institutions. Their support normally dependsupon the property being demonstrably "outstanding".

So far no funding has been given for privately ownedbuildings. The Grant Aid is normally only appliedtowards the cost of structural repairs or restoration

works and the reinstatement of special architecturalfeatures as is the case of the Old ProvincialCommissioners office along Kenyatta Avenue.However, availability of grant aid is ultimatelydependent on the financial resources of the donors.The current scarcity of resources for grant aid hasmade conservation work slow and tedious for theworkers at National Museums of Kenya.

For private owners, financial arrangements affectingconservation work for their buildings still attract Value

Added Tax. This state of affairs is being criticised fordenying incentive to the conscientious owner whomight otherwise be encouraged to maintain a listedproperty in good repair. It does indeed seem illogicalto impose a statutory protection on a building, andthen to reward an owner for breaking it, whilepenalising him or her for seeking to uphold theintention of that protection.

The power to control the fate of the privately ownedhistoric buildings through conservation, unfortunately,has not been matched by corresponding funds topermit either the government or the private owner tomake necessary repairs. Grants, loans and technicalassistance to owners of listed monuments are eitherlacking in total or inadequate. This often guarantees

the ultimate disappearance of historic buildingsthrough decay, since the owners either cannot or willnot make the necessary investment for theirconservation. Urgent measures need to be put inplace to break such tyrannical deadlock. A newlegislation needs to be created to give grants-in-aid,low-interest loans, tax abatements and technicalassistance to enable private owners to rehabilitatelisted buildings.

Cultural Value of Historic Build ingsThere are few forms in architecture to which peopledo not attach some meaning, by way of convention,use, purpose or value. Most owners and occupiers ofhistoric buildings in Nairobi, amounting to 78% of thetotal number, do recognize historic buildings as part oftheir heritage. Arising out of various reasons,especially economic ones, these persons are notpleased and proud to maintain their properties. Thedifferent cultural backgrounds do seem to adverselyaffect the recognision by the public of the historicbuildings.

A sizeable 65% of the respondents agree that historicbuildings are important. A further 90% say they are


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colonial and remind Kenyans of their oppressive past.It seems that there is no agreement on what to do withthe conserved buildings with only 55% saying there

should be an adaptive re-use while the rest feel thatthe initial function should be retained. This divergenceof views is a result of great diversity of cultures thattypify the city residents.

Ecological Values of Historic Bui ldingsArchitecture is linked to its context by far more directand continuous relationships that is the case withfigurative art. It can never be divorced form thepractical reasons underlying its existence and day-to-day use. A recorded variance of 14.08 amongrespondents endorses this position. The real reasonwhy historic buildings loose their clarity and impact,

and then decay is not so much a question of outdatedfunctions and form, but rather of worn out structures.The loss of impact is inversely proportional to theamount of feed back that forms produce. It is almostcompletely independent of their physical condition.

Activity patterns and nature of functions then changeradically over time. These are the ones that accordspatial form and life of the physical structures. In thecity, two fifths of the listed historic buildings haveexperienced adaptive re-use. This trend is a reflectionof development in the attitudes, hopes, andaspirations of the diverse socio-economic groups thatuse and own the structures.

The real challenge, then, is not the conservation ofhistoric buildings - restoring them, putting them inorder and giving them back their original shape, butinstead, it is their selection and classification on thebasis of a dual yardstick. First, historic buildings to beconserved must be adaptable to the neworganisational patterns planned to meet the city'scontemporary functions. And secondly, the historicbuildings capable of adapting are those with sufficientforce of character to retain their integrity and play astimulating role in a context new and different from theone from which they were originally designed.

Publicity and AwarenessListing remains a covert activity. An 88% majority ofthe private owners interviewed were not informed thattheir property was being considered for listing. Theyonly stumbled by this information when inspectorssought entry to view their premises. It seems there isfear by the authorities that should building ownersknow in advance that their property was beingconsidered for listing, they would result to desperatedrastic action such as arson or demolition. This iswhat possibly happened in the case of Nairobi Houseat the junction of Moi and Kenyatta avenues.

The general knowledge about historic buildings in thecity show clear cut consistency with a 78% proportionof the respondents perceiving historic buildings as

unique, permanent, and friendly to the environment.There however lacked consensus on the matter of therelative value and attractiveness of modernity asagainst traditional styles. A convincing 93% ratio ofthe respondents averred that historic buildings weretimeless.

A summed up variance of 23.85 indicated adivergence in attitudes of the respondents. This couldbe attributed to the lack of general knowledge ofhistoric buildings and their importance to the history ofa people. An overwhelming 90% of the buildingowners and tenants confirmed that they would takepride in conserving their property , if they wee betterappraised about what makes these buildingsimportant, and also about how best to keep them ingood condition.

Degeneration of Historic Buildings inNairobiThe continued attacks on the physical patterns andforms of the historic buildings of the CBD of Nairobi isclearly evident from the field survey of thesestructures. The exact degree of blight is clearlynoticeable from the visual survey carried out. Thequalitative levels of architectural, environmental and

historical values are highest in the CBD and very lowin areas away from the CBD.

The quality level reaches its minimum in the fringeareas along Kirinyaga, Ronald Ngala and River roadswhere historic buildings like the "1918" building are tobe found.

It is apparent that the best qualitative levels areconstrained to the CBD where the chief administrativeand business activities are located. The well-maintained Kipande House along Kenyatta Avenue isone such example.

The most seriously blighted historic buildings arefound in areas where renovations are rare and wherethe urban image has become most vague and lackingin significance either for the man in the street or forthose concerned with administrative, political andtechnical decisions. These areas are also the mostdensely populated.

Here too, are located historic buildings in the worstconditions, since income from this type of property isso low that no margin is left for repairs. The situationif left unchecked is destined to produce a gradual


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isolation of important historical and architecturalbuildings in the middle of a wilderness of desolationthat is visited by a majority of people who are quite

unaware of the value around them.

It is prudent to realise that the efforts required toconserve the historic buildings in these areas areunlikely to come forward spontaneously; nor can thebuilding owners, with their meager resources, beexpected to shoulder by themselves the whole burdenthat is involved without any external assistance andinvestment.

While this study does not concern itself withtechnologies of conservation, it nevertheless isappropriate to however briefly recognise that theagencies causing deterioration and subsequent decayin Nairobi's historic buildings can generally beattributed to the weather, environment, humanagencies (vandalism and misuse), and the forces ofgravity, chemical attack and biological attack fromfungus and insects.

It is paramount that when maintenance is called intoplay, considerations are made of the original design,its structural advantages and weakness, undue wearor damage caused by human agencies and lastly thenatural elements and their impacts. For example, thecurrent trend towards damage and destruction byarson and vandalism requires special techniques to

protect these historic buildings which have not beendesigned or constructed to resist crowbar, torch oraerosol.

The physical environment of the building, its design,detailing and fitting may encourage vandalism. Itshould be remembered that access cannot be easilyor properly denied because historic buildings are partof the public domain.

Curatorial ManagementThe responsibility towards the conservation of historicbuildings in Nairobi goes beyond simply preventing its

destruction. It involves actively caring for the heritage,maintaining it in good physical condition, making itreadily accessible for study, enjoyment, recreation andtourism. Above all, it means ensuring that, to thefullest possible extent, the heritage remains in activeuse as an integral part of the living and workingcommunity, a material asset that makes a positivecontribution to economic prosperity and overall qualityof life.

A considerable proportion of the owners andcaretakers amounting to 65% of the total, appreciatethe need for maintenance and have a clear knowledge

of the by-laws on maintenance. They maintain,however, that they do not get any assistance from thegovernment or NMK.

The National Museums of Kenya is headed by aDirector General who is answerable to a Board ofGovernors established under Section 4 of the NationalMuseums Act, Chapter 216. The conservation ofmonumental historic buildings falls under theDepartment of Sites and Monuments and Departmentof Exhibitions. The activities of these two departmentsare constrained by, a lack of finances and otherinfrastructure, a lack of adequate staff, and aseparation of three departments which otherwiseshould be one.

While there is good-will from the public, the NMK hasnot fully involved itself with the public througheducative campaigns. This is despite most of thehistoric buildings being owned by private individuals orinstitutions. In these times when environmental issuesare on top of world and national agenda, the NMK isstill dragging its feet on the incorporation ofenvironmental audits especially in the conservation ofhistoric buildings in Nairobi. The NMK needs to takethe leading role in ensuring that environmental auditsare carried out for all historic buildings.

Conclusions & RecommendationsEffective conservation has been seen her to reallybe less in the technologies of maintenance, and morein the processes of the decision to conserve(selection), and therefore list (classification) buildingsan thereafter to ensure their adaptation to a to adynamically transforming urban fabric (spatialstructure, user patterns, and changing functions),while still retaining their simulating historical value.

Effective conservation is predicated upon theattainment of a balanced blend of cultural significance,and value and importance of historic buildings. It iscontrolled by maintaining a proper handle onconservation philosophy as well as statutory and

management controls. A clear conservationphilosophy that eschews all ambivalence needs to beput in place. This should be a policy that recognisesall principal elements of such a philosophy.

It must therefore take score of the domesticcommercial and office needs of any building and itscontained spaces, to make them appropriate, before adecision to conserve is taken. These considerationsdetermine the course of conservation measures thatbest serves the drive to maintain a building in goodorder. This choice is between preservation


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rehabilitation restoration, or adaptation, as informedby the need or compulsion to ensure authenticity.

Proper accounting for contextual values and historicimportance, as well as for cultural significance ofhistoric buildings, as perceived by the city dwellersshould be a mandatory perquisite to any conservationexercise. The entire array of concepts that attend tothe value of cultural property from whence values andimportance of historic buildings is abstracted must begiven sufficient thought. In this respect then, buildingsslated for conservation must portray convincingpotential for cultural value, use value, and emotionalvalue, as illustrated by the respective externalsurrogates of these concepts.

The conservation process then is guided to promotewonder, identity, continuity, and spiritualism, asexpressions of emotional value. Use value is graftedin through considerations of function, economics,society, governance, and social identity. Culturalvalue on its part emerges from articulatedocumentation, history, archaeology, age, scarcity,aesthetics, symbolism, architecture, townscape,landscape, ecology, technology, and science ortechnology. The particular order of importance andinteractions of these variables is the subject of anotherstudy.

The process of decision making in conservation must

merge well the competing priorities of future needs,needs for maintenance, needs for security, and theexigencies if the existing urban and building fabric,into a balanced statement of cultural value, from whichsprings forth an image of the cultural significance ofany edifice, that is spotlighted for possibleconservation. Once more, the relative importance ofthese variables and their interactions is a matter forfuture research.

Statutory protection for every building and thereforethe decision to conserve needs to systematically beevolved as a product of the seminal considerations for

beneficial use. This is then translated into a welljustified listed consent. It is important to take fullscore of the social, economic, institutional, andownership considerations or realities that surroundevery building, as the primary indicators of beneficialuse.

Listed consent in its turn must express clearly, andwith acceptable justification the recommended courseof action, whether maintenance, demolition,adaptation or alteration. Thereafter, sufficient publicityought to be generated in order to ensure the sustained

involvement and support of the public, and also theprofessionals.

While the statutory processes are used to identify andprotect important historic buildings, they are stillessentially incremental or reactive. The agenciesinvolved are not well equipped to taking initiatives, oreven to set priorities. If the important historic buildingsare to survive, a clear strategy is required, whichrecognizes the options available and deploys them inthe most appropriate way. Beneficial use ofstructurally stable buildings will usually be the firstoption, followed by adaptation for new use as anacceptable alternative, while preservation by recordremains the last resort. However, the first step muststill be to identify what is important, which can be doneonly by understanding the buildings context.

However, due to the sighted anomalies in the wide-ranging objections by private owners, this paperadvances several measures to be put in place in orderto rectify this situation. Firstly, an all-inclusiveinstitutional amendment that encompasses anobjective criterion of listing through a thematicapproach to listing should be effected. This approachwould in essence concentrate on specific buildingtypes, such as, educational or industrial buildings.

This would in effect then establish a more systematicbasis for their proposal or selection, which would be

less vulnerable to the vagaries of political patronageor subjective ministerial tastes. Secondly, there isneed for an appeal system, to help maintainconfidence in government decisions and also toenhance good regulatory practice.

Further, a review of the relevant legal provision (law,building codes, by-laws regulation) should beundertaken to include issues of public education orsensitization, unfettered public participation ofstakeholders, and also overall environmentalmanagement. The policy on housing, subsidy, andconservation among other legislations should also be

reviewed. Sufficient consideration along with thenecessary compensation and financing must beensured.

Additionally, for conservation of historic buildings inNairobi to be successful, certain ethical standardsmust be vigorously observed.

These include full documentation of the condition ofthe building before any interventions and all methodsand materials used during treatment; a firmcommitment not to destroy, falsify or remove historicevidence; restrictions on all interventions to the


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absolute minimum; an undertaking for any interventionto be governed by a respect for aesthetics, historicaland physical integrity of cultural property; involvement

of the users or owners of the buildings in theprogramme from inception; support of theconservation policy by the political system; and finallythe provision of financial support either from the publicand private sectors within the nation, and also fromexternal donors.

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Burnman, P., 1979, Small Town Stations in Railway Architecture(ed., Binney, M., and D., Pearce), Orbis Publishing, London, pp. 68

87.

Dietsch, D. K., 1991, Preservation Politics, Editorial page,Architectural Journal, Nov., 1991.

Earl, J., 1994, Conservation, the Maintenance of Older Buildings,An Article in Building Maintenance and Preservation: A guide forDesign and management.

Fielden, B. M., 1994, Conservation of Historic Buildings, ReedEducational and Professional Publishing Ltd., Oxford.

Fitch, J. M., 1990, Historic Preservation: Curatorial management ofthe Built World, The University Press of Virginia, USA.

ICOMOS, 1964, International Charter for the Conservation and

Restoration of Monuments and Sites, Venice Charter, ICOMOS,Venice.

ICOMOS, 1979, Charter for the Conservation of Places of CulturalSignificance, Burra Charter, Australian National Committee,ICOMOS, Burra (Revised in 1988).

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Morris, M. 1877, Society for the Protection of Ancient Buildings(SPAB) Manifesto, SPAB, London.

Powys, A. R., 1929, Repair of Ancient Buildings, J. M. Dent,

London.

Ruskin, J., 1849, The Seven Lamps of Architecture, London.

Schmertz, M. F., 1991, Landmark Approvals: Working with LocalPreservation Commissions requires Patience and DesignFlexibility, An article in Architecture Journal, Nov., 1991, pp., 97-102.

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factors of effective conservation and management of historic buildings gerryshom munala, bernard...

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