Exploration of building adaptations and retrofitting challenges in Ghana

Abstract

Purpose -The Ghanaian banking industry has over the last 20 years witnessed tremendous growth to the extent that rural banks are now expanding their activities into urban centres. Hitherto, rural banks operated in rural and peri-urban areas in Ghana, but nowadays, there is an upsurge of rural banks activities in the urban centres of Ghana; and, they operate from rented premises, most of which are existing buildings in the urban areas. To meet the banking demands and the urban banking competitions such as the introduction of new technologies and regulations, the rural banks endeavour to expand (refurbish) the old/existing buildings with inherent adaptation and retrofitting challenges. Even though, adaptation and retrofit projects may not be popular in Ghana at large scales, this paper through combined methodology of constructive dialogue, case studies and condition survey approaches presents rural banks projects in Ghana as case studies of refurbishment and maintenance to "unearth" and resonate some key challenges of managing adaptation and retrofits in Ghana for future effective projects management solutions during their conception and execution. The paper aims to discuss these issues. Design/methodology/approach -Through combined methodology of constructive dialogue, case studies and condition survey approaches this paper presents rural banks projects in Ghana as case studies of refurbishment and maintenance to "unearth" and resonate some key challenges of adaptation and retrofit projects. Findings -The condition survey revealed unprecedented infrastructural drive by rural banks throughout Ghana and their desire to penetrate the urban areas as well. However, this drive unfortunately as it appeared, is not informed and carried out within the confines and dictates of existing legislations in Ghana. Again, it was found that adaptations and retrofitting will improve and integrate the rural banks in the urban economy through prudent project management practices. Research limitations/implications -Availability of local researches and literature on adaptations and retrofitting as project management practices in Ghana. Practical implications -Retrofitting and adaptation projects in Ghana is crucial for project management practices on low-impact building as Ghana faces energy challenges. Social implications -This research brings to bear realistic programme to build capacity of personnel to strategically integrate the rural banks into the central banking system of Ghana as well as project management practices through better and effective monitoring for social, ethical and equity impacts of their project managers. Originality/value -Apparently, adaptation and retrofit projects are not be popular in Ghana at large scales and this is the first time an academic paper of a kind has been written to guide and manage future adaptation and retrofit projects during their conception and execution as well as project management practices in general.

Review and assessment of factors affecting adaptive reuse of commercial projects in Saudi Arabia

“…These documents might not be available or updated in old buildings. This finding is in agreement with previous studies (Douglas, 2006;Oppong and Masahudu, 2014;Wilkinson et al, 2014;Conejos et al, 2016;Eray et al, 2019). A/ Es perceived "number and layout of columns" as the second important factor in this phase, with an importance rating of "Very Important".…”

“…In adaptive reuse projects, the original as-built drawings may not match the existing building layout (Wilkinson et al, 2014). The quality of these drawings may be poor, due to inaccurate and inadequate dimensions and Adaptive reuse of commercial projects technical information (Oppong and Masahudu, 2014;Conejos et al, 2016). Thus, the A/E team should ensure the accuracy and completeness of the drawings and specifications, before developing the new design (Eray et al, 2019).…”

Investigation of AEC/FM practices in adaptive reuse projects

“…A critical literature review was performed to comprehend the various aspects in adaptive reuse practices, at the AEC/FM industries. For a comprehensive critical review and knowledge coverage, the reviewed sources covered published papers, books, theses and technical reports pertaining to the domains of adaptive reuse, adaptation and adaptability of buildings (Kincaid, 2002; Lai and Ho, 2003; Fournier and Zimnicki, 2004; Douglas, 2006; Hein and Houck, 2008; Langston et al , 2008; Remøy, 2010; Bullen and Love, 2011a, b, c; Wilkinson, 2011; Wilkinson and Reed, 2011; Conejos, 2013a, b; Conejos et al , 2014, 2016; Alauddin, 2014; Oppong and Masahudu, 2014; Remøy and van der Voordt, 2014; Wilkinson et al , 2014; Danso et al , 2015; Agha and Kamara, 2017; Wilkinson and Remøy, 2017; Aigwi et al , 2018; Mehr and Wilkinson, 2018; Sanchez and Ralph, 2018; Dane et al , 2019; Eray et al , 2019; Günçe and Misirlisoy, 2019). The reviewed aspects included the drivers, challenges, information needed and techniques relevant to each of the AEC/FM industries.…”

“…The legislative requirements and municipal policies should be reviewed to verify the adaptive reuse legality (Remøy and van der Voordt, 2007; Oppong and Masahudu, 2014). This entails reviewing the applicable zoning policies, procedures for municipal permits and the codes and standards of the new function (Conejos et al , 2016).…”

“…In many adaptive reuse projects, adherence to quality could be compromised, due to lack of coordination among the stakeholders and the selection of unqualified contractors (Eray et al , 2019). Accordingly, it is important to ensure the continuous enforcement of QA/QC procedures at the project site (Douglas, 2006; Oppong and Masahudu, 2014).…”