RETROFITTING AND REDEVELOPMENT

Abstract
Nowadays Retrofitting is expanding its legs in the world like a wild fire, as many of the
historical, public and private important structures get real old and become weak due to flow
of time. Retrofitting is one of the best options to make an existing inadequate building safe
against future probable earthquakes or other environmental forces. The objective of this paper
is to study Retrofitting and Redevelopment in urban context and compare the sustainability of
these methods. The presented work also describes the procedures, execution and several
techniques of retrofitting and redevelopment in addition with some case studies. There is a
world-wide need for simple and reliable methods to repair and strengthen aging infrastructure
and buildings.

Introduction

To meet up the requirements of advance infrastructure new innovative materials/

technologies in construction industry has started to make its way. With structures becoming
old and the increasing bar for the constructed buildings the old buildings have started to show
a serious need of additional repairs. Retrofitting of structures like building, which includes
rehabilitation, maintenance and strengthening of the structure, is not only a need in
construction and management in urban areas, but also a problem which arises to structural
engineers in property management disciplines. Retrofitting is defined as the process of
modification of existing structures like buildings, bridges, heritage structures to make them
more resistant to the seismic activity and other natural calamities. Redevelopment refers to
the reconstruction of residential or commercial building by demolition, if necessary, of the
existing structure and construction of new building using the full potential of the land
including the additional potential granted under the regulations like the Development Control
Regulations of Municipal Corporation by way of Transferable Development Rights (TDR).

Out of many natural and environmental disasters, seismic action-‘earthquake’ affect the
structures most. It has been seen that the structures with the passing of time lose their strength
because of many reasons like seismic activity, soil failure due to ground motion, etc. Then

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arises the problems like damaging of roof, foundation, walls, pillars, columns and beams. For
these, structures becomes statically unsafe. And there arises the question question of safety
and there comes the solution- Retrofitting and Redevelopment.

Principles of Retrofitting designs:

The principles of Retrofitting design for buildings are:

1. Strengthening of members versus strengthening of structural system. The members that do

not meet safety requirements must be strengthened, however there is often an underlying
mistake that the strengthening of whole structural system is neglected. Strengthening of
connection between members is quite influential to structural integrity.

2. Local strengthening versus global strengthening. Local strengthening of an individual

member can be carried out only if the strengthening does not affect the structuralperformance
of the whole system.

3. Temporary strengthening versus permanent strengthening. The standards and requirements

for temporary strengthening may be lower than those for permanent strengthening.

4. Special considerations for earthquake resistant strengthening.

5. To use new seismic technologies.

Techniques of Retrofitting:

There are many technologies developed for seismic Retrofitting which are based on-response control.
These techniques are used to provide extra damping using dampers like friction dampers, elasto-
plastic dampers, tuned liquid and tuned mass dampers, lead extrusion dampers visco-elastic dampers,
etc. Also there are certain techniques like base isolation which are introduced to take care of seismic
control.

1. Elasto-Plastic Dampers: These are based on plastic deforming plates of steel which
consist X-shaped steel plates. These steel plates sustain many cycles of stable yielding
deformation, which result in high levels of damping or energy dissipation.
2. Tuned Liquid Dampers (TLDs): TLDs are rigid walled containers filled with liquid up to
certain height, to match the sloshing frequency and are placed at the rooftop of the structure.
The Device absorbs vibration energy through liquid sloshing principle.
3. Base isolators: The base isolation is aimed to attenuate the horizontal accelerations
transmitted to the superstructure. The isolators try to decouple the building or structure from

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 the horizontal components of the ground motion. Since the isolators have low horizontal
stiffness and they are placed between the structure and foundation.

The following table shows a detailed comparison of RC, FRP and SFRC Jacketing:

. Table 1: Comparison of RC, FRP and SFRC Jacketing

Procedure and details:

The process is completed basically in various steps considering the safety of the structure
and the work.

1. Encompass condition assessment of the structure to find out the exact strength of the
structure, evaluation for seismic forces to find out the threshold limit of seismic activity
up to which it can resist, and finally selection of retrofit strategies and construction
process.

2. To provide the layer of Plaster of Paris on the existing floor to protect the floor during
retrofitting work. During the work various loads and support structures are placed upon
the floor. Due to this the floor may get damaged. To solve this problem layer of plaster of
Paris is provided over the floor, which can be removed easily after the retrofitting work.

3. The removal of existing plaster wherever found required to expose the vulnerable parts
and suitable treatment to remove the formation of alkali salts rinsing with hot water or by
chemical wash without eroding the brick surface and without further deforming of the

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joints. Chiselling of the deteriorated concrete is done up to 20 mm thick with power
driven or pneumatic chisel of standard including cleaning loose friable materials, also
removal of rust around the steel using rust removing papers or manually, then apply of
zinc primer on the steel to increase the strength of the steel and to provide reinforcement
to the structure.

4. To provide and apply of pre-packed polymer modified protective mortar, providing and
placing in position micro concrete and providing & applying low viscous hydrophobic
silane-siloxane solvent to avoid ingress of water and water borne salts to minimize
efflorescence and to fill the holes and cracks in the walls and ceiling due to ageing.

5. The providing and grouting Chemical injection(epoxy base) by fixing minimum 10 mm

diameter nozzle of suitable length, over the surface of RCC member also along the
cracks, wherever required . First holes are made using drill machine. Small pipes of
diameter 10 mm inserted in those holes.

6. The injecting of cement slurry grouting (M 50 grade), applying two coats of zinc
chromate paint after due surface preparation by removing corrosion rust, mill scales pit
patches. This process is done to repair the damaged ceiling, walls, beams and columns of
the structure, to remove the defects in the steel part, to remove the rusting of steel, so that
it become more resistant to seismic activity.

7. The process of fixing shear connectors, fixing anchors, erecting self-supported

scaffolding double row type using steel pipes for vertical, horizontal and diagonal
bracing, fixing SS Bracket fixed to the required portion including cutting, bending,
fabricating, drilling holes, welding and anchoring with hole, all these to support the
structure during and after retrofitting work.

8. To fix seismic strap, made of G.I wire mesh on walls with the help of anchor bolts,
including cutting, bending and binding, providing and fixing of RCC jolly. This seismic
strap provides support to the walls by holding them. The seismic strap is first cut to a
definite size, then fixed to the walls with anchor bolts which are previously fixed with
M50 grade concrete mixture.

9. To provide new electric wiring with the help of modern technology, new equipment,
lift or escalators where needed.

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10. Providing new plaster preferably M50 grade over the structure which increase the
strength of the structure, process known as concrete jacketing.

11. Remove the Plaster of Paris layer which was previously applied to protect the floor
from retrofitting work.

12. Apply of new paint, provide upgraded electronic suite, and other necessary things to
make the structure same as before.

Reasons may lead to Retrofitting:

There are some reasons that may lead to retrofitting:

1. Building which are designed considering gravity loads only.

2. Development activities in the field of Earthquake Resistant Design (EQRD) of

buildings and other structures result into change in design concepts.

3. Lack of timely revisions of codes of practice and standards.

4. Lack of revisions in seismic zone map of country.

5. In cases of alterations in buildings in high seismic activity zone i.e. increase in loading
class, increase in number of story etc.

6. In cases of deterioration of Earthquake (EQ) forces resistant level of building e.g.

decrease in strength of construction material due to decay in structure, damage caused by
fire, and settlement of foundations.

7. The quality of construction actually achieved may be lower than what was originally
planned.

8. Lack of understanding by the designer.

9. Improper planning and mass distribution on floors.

Redevelopment

Why Redevelopment??

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A. Redevelopment refers to reconstruction of residential or commercial building by
demolition, if necessary, of the existing structure and constructionof new building(s)
using the full potential of the land including the additional potential granted under the
regulations like the Development Control Regulations of Municipal Corporation of
Greater Bombay, 1991 (D.C. Regulation) by way of Transferable Development
Rights ( TDR) .

Advantages / Benefits of Redevelopment

1: There are large number of society buildings are very old and dilapidated requiring
extensive repairs and renovation which the societies are not able to do because of lack of
resources ,lack of knowledge etc. Redevelopment through persons with knowledge,
resources and expertise is an answer to the problem for such societies.

2: Many societies are left with unutilised F.S.I which can be utilised for effective
extension of existing building.

3: Societies are able to provide facilities and amenities to the existing members through
the process of redevelopment by the developer .

4: Redevelopment involves payment by the developer a corpus fund to the society .

Societies are thus enabled to strengthen their financial position.

5: The area, in addition to the existing built up area becomes available to the members
without any liabilities for stamp duty and registration fees.

6: Well ventilated ,amenities , parking to individuals.

7: Good elevation and earth quake resistance sound RCC structure.

Precautions to be taken / disadvantage :

 Not taking the members in confidence in the process of redevelopment.

 There is no transparency in tender process.

 Appointing contractors arbitrarily

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 To work by violating provisions of Co-operative Act, Rules and Bye-Laws.

 No orderliness in the work of Architect and Project Consultant.

 Not planning Redevelopment Project Report.

 Not adopting proper procedure in finalizing tenders

. There is no similarity in agreements with Developers.

Case Studies

1. Integrated Redevelopment of Foreshore Estate and Srinivasapuram

A. AREA OF THE STUDY

The area of study includes Socioeconomic study, Market Analysis, Urban level study,
Analysis of existing infrastructure, Neighborhood plan and land values as the land is in a
prime area and is thoroughly underutilized.

B.SETTLEMENT MAP

B. TOPOGRAPHY AND CLIMATE

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The city has an average elevation of 6m and its highest point being 60m with the
coastline along Foreshore estate and Srinivasapuram is full of sandy soil. The
temperature over the course of a year varies from 21°C to 38°C and rarely below 20°C.
The precipitation is most likely around 1200mm/year with humidity from 39% to 95%
over the course of the year and wind speed varies from 0m/s-7m/s. Chennai’s tropical
climate is high temperatures and humidity that supplies the region with an approximate
rainfall of 1200mm/year. The Bay of Bengal produces several tropical storms every year
that causes wide spread damage along the eastern coastline. Vardah crossed Chennai on
December 12, 2016, with wind speed estimated 105 km/hr and claimed over 18 lives.

C. SERVICES AND INFRASTRUCTURE

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Environmental Challenges

 Height restrictions of the buildings on the shore line.

 Reduce the hard pavement.

 No compound wall facing the sea

Institutional Challenges

The non-existence of institutional memory.

 Poor transfer of information.

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 Poor documentation of process and implementation.

 Lack of awareness and community participation.

 Lacks timeline in projects.

Design Challenges

Minimize footprint.

 Incorporate community and educational needs.

 Multidimensional and flexibility.

 Provide the necessary social amenities and infrastructure.

 Prevent further encroachments

Financial Challenges

 Delay of payment due to change in political parties.

 Failure of public-private partnership.

 Less returns after completing the project.

E.THE PROPOSAL OF SRINIVASAPURAM

A Podium is created which acts as the commercial platform for Srinivasapuram. The commercial
area can be accessed only through the main road that runs along the Adyar Phase II Park. The
HIG residential towers sit over the commercial platforms. The Residential towers can be
accessed from the restricted entries from the cross roads.

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After thorough study of the life style of the people, living conditions, surroundings, the
storm and tidal study, challenges faced by the people, SWOT Analysis, a proposal is
made to uplift the living standards of the people, provide them with required amenities
like malls, Luxury Hotels, high-end residential complexes for private parties and senior
Government officials and also resettling the 3576 slum and 2000 housing board
tenements with additional recreational spaces with open, semi-open and enclosed,
creating promenades, by which increases the land value and socio-economic conditions
of the people. The connecting bridge that was proposed in the design reduces and
controls the traffic flow in making the travelers to reach the destinations within no time.
And promenades are added along the periphery of the bridge proposed for nature
viewers. Thus, finally proposed to achieve and add value to the environment of the
Srinivasapuram and Fore shore estate.

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2. Retrofitting of an existing building in Patna, Bihar.

The building that is considered for this work has been modelled in STADD PRO
software. This residential building is situated in Patna, Bihar. This building is initially
designed to be built upto 4 storey in approx 2000 sq. feet . For its foundation there are 22
Live piles which are 9 meter deep in the soil and 9 Dead piles which are 7 meter deep in
the soil. It has 31 tie beams of dimension 0.300 m × 0.300 m. It has 5 rooms , 4
bathrooms, a store room ,a dining hall, a drawing hall ,a kitchen, and with 4 balconies for
each room. Room sizes are 3.66 m by 3.35 m, size of dining hall is 3.20 m by 6.55 m and
that of drawing hall is 6.55 m by 3.35 m, bathroom size are 2.44 m by 1.52 m & 1.52 m
by 1.52 m . Kitchen has a dimensions of 3.2 m by 2.13 m. Its columns sizes are of
0.3m×0.3m, 0.36m×0.3m, and 0.4m×0.3m & beams are of 0.3m×0.25m , 0.3m×0.3m,
0.25m×0.25m,0.36m×0.3m. slab has a thickness of 5 inch i.e 0.125 m. For the present
work, (G+3) storey building with storey height 3 meter for all, with plan 18mx9m is
taken. Buildings has bays in irregular form in both X & Y axis. For this 4 storey building,
load was applied as per IS code 1875:1987 (Part 2), to show that no column failed for 4
storey. And as we increase the storey of building by 1 storey, then it's 6 columns failed
due to increase in load. And as we modelled this building to 6 storey , it's 19 columns
failed, only at ground and first floor level.

As existing building was modelled as per cross-section of columns provided and load
applied & analyse in Stadd Pro V8i and found that till 4 storey there is no any deficient
(failed) columns (as shown in fig1) because initially building was designed as per 4
storey.

 As we model 5 storey ,some of columns (six columns) of building failed.

Columns(highlighted) that fails are 63 , 64 , 74 , 79 , 80 are of cross-section
300mm×300mm as shown in fig 2.

 As we model 6th storey, many columns failed. Columns(highlighted) which fail

are62,63,64,65,66,67,69,70,72,73,74,77,78,79,80,179,180,189,190 are of cross-section
300mm×300mm & 400mm×300mm as shown in fig 3.

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3.Redevelopment of housing society in Erandavana, Pune.

A case study related to the redevelopment of housing societies is discussed as under:-

Name of existing society: Gangavas co-operative housing society CTS no.159, S.no.
363/3/3, Evandavana, Pune. Salient features of the society

• Plot Area : 1177.27 sq.m.

• Deduction : 46.45 sq.m.

• Balance Area : 1130.82 sq.m.

• FSI available : 1

• Number of members/ unit :21

• Year of construction : 1970

• Completion sanctioning authority : PUNE MUNICIPAL CORPORATION

• Existing road width : 9m.

• Society has a clear title with conveyance and property card in societies name.

• G+3 existing structure

• Details of area statement is given in table 1.0 for the redevelopment of the society.

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The study on “REDEVELOPMENT FOR HOUSING SOCIETIES “ has been carried out
by selecting case study and as part of project stage –I the conclusion are drawn as Present
practices of redevelopment of housing societies need to be reviewed so that 1these can be
more technically and commercially viable. Planned redevelopment of the existing old
part of the society can help in solving the problem of the congestion and can provide
better services. Planned redevelopment can be an alternative to the unlimited horizontal
growth of the city Study indicate that redevelopment of the housing society can give cost
effective , alternative to the user and also beneficial to Government and local Municipal
Corporation. At the planning and implementation stage of redevelopment of housing
society members should be aware about all the rules and regulations of the government.
In many cases due to less understanding from society member builder have taken undo
advantage. Rules and Regulations for development should be in the favour of the society.
It should become a bottle neck for growth. Such rules need modification with reference
to the location, plot size , width of the approach road, length of the road etc.

 Various models / framework for various countries like China , USA , Hong Kong etc.
are available for redevelopment of commercial / Residential / Industrial area government
played a role of redevelopment.

 It is also concluded that to prepare a model / frame work for redevelopment of core part
of the city, it is important to take opinion of builders, experts from redevelopment
industry , architect , government officials and members of the society.

 In this study in stage II opinion shall be taken by conducting a survey using well
designed questionnaires.

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Conclusion

In this paper we presented a comprehensive study, its steps, procedure and the use of
retrofitting in various fields. The combination of engineering, machines and years of
experience make this possible to develop the technology of retrofitting. At present day,
retrofitting has a very lucrative market in the developed and as well as developing
countries. It provides a number of ways to improve the damaged structure and allows to
expand the lifespan of a structure, increasing its functioning and safety.

Similarly, the paper provides information about the need of redevelopment, its benefits
and disadvantages as well making people aware about the rules and regulations and
various guidelines regarding the same.

References

1. “A survey of methods and techniques used for Seismic Retrofitiing of RC buildings”,

International journal of civil and structural engineering. Volume 2, no.1, 2011.
2. “Recent practices of Redevelopment of housing societies in the developing cities of
India: a survey”, International journal of innovative research in science, engineering
and technology. Vol.6, isuue1, 2017.
3. “A review on Retrofitting”, SSRG international journal of civil engineering (SSRG-
IJCE). Vol.2, issue 3, 2015.
4. “Integrated research of Foreshore Estate and Srinivasapuram”, International journal of
advance research, ideas and innovations in technology, vol.4, issue 2.
5. “Need of management for redevelopment construction works India”, IRJET, vol5,
issue 11, 2018.
6. “Retrofitting of columns of an eisting building by RS, FRP and SFRC jacketing
techniques”, IOSR-JMCE.

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