GUBERT LEO-FCE

Report Selected Chapters from Building Construction 2

The structural problems of buildings in my city and how to solve them in the near
future

Key Words :
Architecture-Design-Drawing-Heritage-Site supervision.
SOMMAIRE

INTRODUCTION

A. BAYONNE MY CITY AND ITS ARCHITECTURE p. 5

B. HISTORICAL CONTEXT p. 7

C. THE PROBLEMS ENCOUNTERED p. 11

T H E S T R U C T U R E O F T H E B U I L D I N G AT R I S K

A. THE FOUNDATIONS p. 13

B. THE WALLS p. 13

C. THE FLOORS p. 15
 EXAMPLE OF STRUCTURAL SOLUTIONS

A. FIRST SOLUTION p. 16

B. SECOND SOLUTION p. 18

E X A M P L E O F I N N O VAT I V E S O L U T I O N S

A. THE FOUNDATIONS p. 21

B. THE WALLS p. 21

C. THE FLOORS p. 22

D. FINANCIAL ANALYSIS p. 24

CONCLUSION p. 25
 Figure 1 : Location of Bayonne on the map of France

Figure 2: Bayonne and its neighborhoods

 INTRODUCTION
A. BAYONNE MY CITY AND ITS ARCHITECTURE

Bayonne is a municipality in southwestern France and one of the two sub-prefectures of the
Pyrénées-Atlantiques department, in the Nouvelle-Aquitaine region. The city is located at the conflu-
ence of the Adour and Nive rivers, not far from the Atlantic Ocean, on the northern edge of the Basque
Country. It borders the Landes department to the north, and the French-Spanish territorial limit is
about thirty kilometers to the south.

Shaped by its roots in time, Bayonne has a remarkable urban ensemble built around emblematic histor-
ical monuments: a cathedral, two castles, a citadel, fortifications... The city of today is the result of a his-
tory that began 2000 years ago. Bayonne combines the destiny of a fortified military city with the mem-
ory of a river and sea port. The old city center tells this story through the architecture of its beautiful
wood-framed buildings or Bidache stone. Today, this ensemble of buildings, exceptional in its age and
aesthetics, is considered an urban monument in its own right and is part of a remarkable heritage site.

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Figure 3: Archives of the city of Bayonne

B. HISTORICAL CONTEXT

Like many border cities, the city of Bayonne has kept its fortifications. The city has therefore grown
denser within its ramparts by the creation of numerous elevations and the creation of islands.
Petit Bayonne developed around the maritime activity. Built on a large embankment, Petit Bayonne is a
very floodable area and at the time was composed of many canals. The buildings were founded on wood-
en pilings, foundations that today are extremely degraded due to the wet/dry cycles of the tides.
This historical past has several implications for the Petit Bayonne neighborhood. The buildings are based
on sensitive foundations to which are added overloads due to the elevations. Densification within the
blocks has created buildings that are unhealthy, lack light and are dangerous in case of fire. The current
challenge is to de-densify these blocks by proceeding to curetage operations which are established be-
forehand on a Plan de sauvegarde et de Mise en Valeur.
The boom in housing developments in the 1960s left the city centers abandoned. In 1962, the Malraux
law was put in place to encourage the rehabilitation of old buildings. It allows the owner to de-tax part
of his renovation work.
Today, the Petit and Grand Bayonne are protected areas (SPR: Site Patrimonial Remark). This classifi-
cation implies that the work carried out will be subject to the prior authorization of the architect of the
buildings of France (ABF).

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 • Location

Figure 4 : Map of the city of Bayonne

Figure 5 : Cadastral map of the city of Bayonne : parcel n°340 section BX

Figure 6: Location of the building in aerial view

Figure 7: Back view

 Figure 8: Street façade

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Figure 8: Courtyard facade

 C. THE PROBLEMS ENCOUNTERED
The 21 rue Pelletier building is located in Petit Bayonne, where it faces the Roland Barthes esplanade.
It is owned by the company NOUVEAU PATRIMOINE.

- The building has five levels: R+4,

- The 4th level is raised to +14.87m
- The first floor is for commercial use:
- The floors house apartments

The project consists in renovating a four-storey Bayonne building to create new apartments. The total
amount of work has been set at around 800 000 €. The work began in November 2020 and must be
completed by January 2022 (date before the building is placed in imminent danger).
This real estate project is a sale in the future state of completion (VEFA). This type of contract implies
that the apartments are already sold by the developer and that the developer must guarantee the comple-
tion of the construction on time and within budget. This type of real estate operation is often set up for
new construction sites. For renovation projects, the hazards and unforeseen events related to the exis-
ting property make the operation difficult to carry out. Hazards and chance discoveries are not what is
missing inside the blocks of buildings of the small Bayonne...

The observation is quickly made at the beginning of the work, the building is in a much worse state
than it seems:
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A longitudinal wall of refend, parallel to the separative lateral limits, rises perpendicularly to the facade
on more than 19 meters height.
- A surveyor’s report showed that the wall had a false plumb line of about 70 cm from top to bottom.
This value - which is considerable - should be seen in relation to the general movement of the adjoining
buildings, since the side walls also show a similar amount of overhang. Surrounded in red, the belly
area.

At the right of the stairwell, we note that :

- The wall structure, made of roughly matched rubble stones, has been exposed by removing the plaster:
- The wall is belly to the right of the stairwell, we can see that its layout is fractured and destructured
under the thrusts.
- Given the gravity load of its own weight alone, and if we consider the considerable overhang of 70
cm, the wall does not have the structural rigidity that would allow it to resist the buckling forces to
which it is subjected, and has a natural tendency to topple. This is a clear danger of collapse.

We can also observe a large crack in the stairwell. This crack is relatively straight on the whole height
of the wall with a consequent width. The hypothesis of the horizontal movement of the building is not
sufficient to explain this type of crack. We have formulated several hypotheses.
 Figure 9: Destroyed vintage pipe

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Figure 10: Illustration of cracks

 T H E S T R U C T U R E O F T H E B U I L D I N G AT R I S K

A. THE FOUNDATIONS
We first thought that the cracks might have come from an imbalance in the masonry. The horizontal
movement of the stairwell would have caused the wall to move and the joints of the masonry would then
have aligned. The visible crack would then have spread between the stone rubble over the entire height of
the wall.
We believe that these cracks could correspond to evolutionary cracks, which evolve according to the gen-
eral movement of the block. This general movement of the block is due to the foundations of the build-
ings which are non-existent (old wooden foundations) and to the scuppers which are degraded. Indeed,
these brick scuppers (old pipes), where wastewater and rainwater are discharged, are collapsing. The
gutters are leaking, the ground is soaked, the underground tides remove all the fines from the ground, so
there is instability.

On the rear facade of the building, diagonal cracks can be seen in the spandrels. Knowing that the cracks
are created perpendicular to the stress (shear effect) and that the cracks are oriented towards settlement,
we can assume that there was a differential settlement of the foundations.

The presence of an old sewer may have created a weakening of the already weakened foundations. Hence
this pivotal movement that can be seen around the woodwork. 13

B. THE WALLS

A longitudinal wall, parallel to the lateral separating limits, rises perpendicularly to the facade for more
than 19 metres in height.
- A surveyor’s report showed that the wall had an overhang of about 70 cm from top to bottom.
This value - which is considerable - should be seen in relation to the general movement of the adjoining
buildings, since the side walls also show a similar amount of overhang.

At the right of the stairwell, we note that :

- The removal of the plaster has exposed the structure of the wall, which is made up of roughly matched
rubble:
- The wall is belly to the right of the stairwell, we can see that its layout is fractured and destructured
under the thrusts.
- Given the gravity load of its own weight alone, and if we consider the considerable overhang of 70 cm,
the wall does not have the structural rigidity that would allow it to resist the buckling forces to which it
is subjected, and has a natural tendency to topple. This is a clear danger of collapse.
 Figure 11: Illustration of building movement
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Figure 12: Circled in red, the cracked walls

 C. THE FLOORS

The condition of the floors shows that the beams are degraded by tendrils. A particularity noted on this
building is the use of wood of marine carpentry as joisting. The only interest of this use is the recycling pro-
cess. The white traces left on the joists are traces of false ceiling in plaster lath.

Figure 13: Illustration of the maritime framework floor

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There are many hoppers for the passage of chimneys. These hoppers have the particularity of having large
irons and brick, so as to keep the wooden floor away from these heat zones.

Figure 14: Illustration of a hopper and floor in very poor condition

 EXAMPLE OF STRUCTURAL SOLUTIONS

A. FIRST SOLUTION

This first variant was thought out before obtaining a thorough study from the surveyor on the structural
state of the building.

It consists in the creation of a wall of refendence from the ground floor to the fourth floor in order to
counter the thrust generated by the active movement of the block. At the level of the stairwell we create
reinforced concrete jambs of 20 cm thickness from the R+2 to R+4. The existing rear facade is decon-
structed from the R+2 and rebuilt in blocks to bancher. A straightening sill is put in place at the level of
the opening of the high floor R+1 of the stairwell. A metal tie rod accompanies this sill in order to bring
rigidity to the shaft. Finally, from the R+2, at the level of each opening of the stairwell, a beam is created
in order to carry the floors in a different direction.

Here is the phasing of this solution:

16 - Verification of the anchoring of the existing wooden floors on each level

- Installation of the building site: creation of hoppers in the existing floors for evacuation of the rubble.
- Shoring of the preserved works (roof / floors / etc...)
- Reconstruction of jambs and beams as we go down in the levels.
- Deconstruction of the wall of refendence since the level R+4.
- Reconstruction of jambs and beams as we go down in the levels.
- Construction of the wall of refendence (BA or block to be bancher) as one goes down in the levels.
- Removal of the temporary reinforcements as we go down in the levels.
- Resumption of the wooden floors
- Resumption of the existing evacuation networks
- Restoration of deteriorated wall bases in underpinning
- Repair of the pavements
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However, this first variant is a disturbing one. Indeed, on the one hand, for the architectural firm, it is
inconceivable that the rear façade with these stone frames be destroyed for a structural problem. On the
other hand, for the client, this solution is extremely costly.
 B. SECOND SOLUTION

Thus, in this solution of reinforcement, we find the 20 cm thick partition wall that goes up to the ground
floor. The rear facade is left untouched, so the stone frames are kept. We still create a sill on the lower level
R+2. We create a metal tie rod with a post to make a frame in the ceiling of the R+1 to limit the thrusts.
Then, on all the levels we create metallic frames to stiffen the area and to make the walls structurally solid.
This metal frame is composed of IPE 140 anchored in the masonry.

Here is the phasing of this solution:

- Verification of the anchoring of the existing wooden floors on each level
- Site installation: creation of hoppers in existing floors for evacuation of rubble.
- Shoring of the preserved works (roof / floors / etc...)
- Deconstruction of the partition wall from the R+4 level and opening of the floors to pass the new parti-
tion wall.
- Construction of the wall of refend (block to be bancher) of bottom in top.
- By going down we create a post against the wall of the existing facade, the goal being to hold the angle of
the existing facade (R+4 to the RDC).
-Creation of frames in IPE 140 from R+2 to R+4.
-Deconstruction of part of the stairwell wall (at the corner)
- Removal of the temporary reinforcements as we go down in the levels.
- Resumption of the wooden floors
- Resumption of the existing evacuation networks
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- Restoration of deteriorated wall bases in underpinning
- Repair of the pavements
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Figure 15: Plans for the second structural solution

 This detail of angle is essential for the maintenance of the stairwell of the building. Indeed, we find this
scheme on the levels R+2 R+3 and R+4. We create a first post (in red) that will serve to link the existing
20 rear facade, then the frames will stiffen the system. Finally, the most delicate task is to scrape the corner
of the wall, knowing that these walls are very unstable rubble walls, to rebuild two rigid posts.

This variant was validated by all parties. Indeed, all the conditions that it is structural, architectural or
financial were gathered to come to an end of the danger.
 E X A M P L E O F I N N O VAT I V E S O L U T I O N S

A. THE FOUNDATIONS

Recovery by alternate shafts. This process is used for foundation repairs on heights of 3 to 8 meters (some-
times more), on small plots of land. Its advantage is that the wall to be built underneath is a real support
device, capable of bearing both vertical loads and the thrusts of the ground. The shoring of the existing
structure and the clearing of the existing foundations avoid the realization of a general earthwork prior to the
works.
Principle of the alternating phasing: the earth under the existing foundations is excavated in successive layers
and, at the same time, the entire perimeter of the excavation is systematically shored on 3 or 4 sides. This op-
eration is repeated several times until a continuous wall is obtained according to an alternating phasing of the
sections, pending sections / completed sections capable of supporting the existing construction alone.
Depending on the height and the ground conditions, each section can be executed in one go or several suc-
cessive repetitions can be carried out, for example to first create a reinforced footing to distribute the loads.
Micropiles are also used when the depths of recovery are important (15 to 20 m on average, with cases to 80
m) or when the applied loads are high (up to several hundred tons). Bored piles with a diameter of less than
250 mm, they consist of metal reinforcements in tubes, profiles or bars, placed in a borehole and sealed by a
concrete injected under pressure.
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The micropiles are generally connected at the top by stringers, and can also be connected to the existing
structure by flat jacks. Their small dimensions and the use of light, dismountable and compact tools make
them particularly suitable for use in cramped conditions. The jet-grouting allows to create structures of vari-
ous shapes by association of columns, half-columns and concrete floor panels, whose depths can reach 85 m
approximately. After drilling a small diameter hole (100 to 200 mm), the process uses a high-pressure fluid jet
to destructure the soil and mix it with a self-hardening liquid grout. The jet can be the grout alone (single jet)
or surrounded by an air jet (double jet) and possibly a water jet (triple jet)

B. THE WALLS

I wanted to think of another solution to stabilize and reinforce this stairwell. I thought of implementing a
carbon fiber reinforcement. Carbon fiber is often used to reinforce engineering structures. This compos-
ite material made of carbon fibers bonded with a resin allows to increase considerably the resistance of the
element without weighing down the structure. The idea would be to surround the stairwell with carbon fiber
bands to stabilize the movements of the masonry. As for the exterior appearance, since the stairwell seems
to need cleaning and probably a freshening up with plaster, the carbon fiber strips would be hidden by the
new plaster. If not, I would imagine positioning these fibers from the inside. I think that these strips would be
light enough to not create an overload on the wall.
 Figure 16 : Carbon fiber reinforcement

C. THE FLOORS

Deformations, sagging of the supporting beams, overloading, presence of humidity, parasites... When a
wooden floor weakened by time becomes difficult to walk on, or even dangerous, its replacement is most of
22the time inevitable. When renovating, it is necessary to opt for quality and lightness.
I have found a little known solution, the “Isoltop” solution allows to recreate robust, stable and durable floors.
Although it has an undeniable cachet, an old wooden floor can be weakened by insects or fungi, the presence
of humidity or inappropriate operating loads and no longer benefit over time from the same solidity as it had
originally (see photos of existing floor).

Worse, it may no longer be able to assume its role as a flat support to the point of being unusable, causing the
entire structure to bend and deform. These are all defects that can be corrected with the help of innovative
“Isoltop” solutions.
However, renovating the wood floor of a downtown house involves complex logistics and handling. In most
cases, these sites are difficult to access, with limited storage areas for materials. Handling operations from the
floors or from a height must often be carried out without lifting equipment or with little room to maneuver.
What can be done about this?

Isoltop” concrete floor systems are perfectly suited to the constraints of renovation projects on old buildings.
Indeed, the beam is much lighter than a traditional pre-stressed concrete beam (on average 4 kg/m against 24
kg/m).
This means that the materials can be supplied and installed manually inside the building, with a reduced
workforce and without the need for complicated lifting equipment. Time saving and performance guaran-
teed.
In certain configurations, and in order to preserve the aesthetics of the underside of a wood floor, there is the
“suspended floor” solution, with an uncoupled “Isoltop” slab laid above the existing structure.
The “Isoltop” concrete floor systems with integrated insulation make it possible to enclose the building and
provide rigidity and strength without weakening the load-bearing walls.

The floor is made of beams and peripheral ties embedded in the existing walls or placed at the edges, com-
bined with light hourdis (polystyrene or wood) and a compression slab. The floor thus constituted makes it
possible to reduce the weight of the structure, to minimize the loads on the carriers while offering optimal
performances.

The safety and durability levels of “Isoltop” floors are equivalent to traditional floors. This system can there-
fore be integrated, regardless of the type of building, as part of major floor rehabilitation operations or the
creation of separating floors in existing constructions.

In rehabilitation of monuments or housing, the first reflex is often to want to reinforce the existing (see pho-
tos in the report). This is what is frequently observed on site for historical monuments for example. The layers
of patching and reinforcement are superimposed until they become difficult to support for stone walls that
have very superficial foundations, or even nonexistent.

This solution is therefore very interesting for this type of construction site, unfortunately, it is not used
enough.

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Figure 17: Illustratrions

of the Isoltop solution
 D. FINANCIAL ANALYSIS

If we carry out a price study of the different solutions mentioned in the report, the first structural solution is
extremely costly due to the numerous works it would generate. The amount of this variant would be around
75 000 €. These numerous works would mean a longer construction period. The client may be upset by the
extra work, and the architect may refuse to alter the rear façade. Structurally possible and valid but unreason-
ably expensive.

The second solution is less expensive due to the reasonable amount of work it would require. The amount of
this variant would be around 60 000 €. This work means a longer construction period, but ensures a reasona-
ble renovation. Structurally possible and valid, less costly, it is a feasible solution since it covers all parts of the
building. It does not distort the existing building, and the workmanship is reasonable.

If we now look at the innovative solutions proposed in this report, we realize that they are expensive because
they are very specific.
Adding carbon fiber to reinforce the structure of the building, especially at the level of the walls, is a good
thing structurally speaking, but it is necessary to call upon a specialized workforce. This is also the case for
Isoltop floors, which are very easy to handle but costly. Finally, all work involving the foundations is cost-
ly and risky. Indeed, there can be unpleasant surprises the deeper you go into the existing soil of these old
buildings.

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 BILAN

This report allows us to realize how complex are the renovation sites of old buildings. We became aware of
the stakes related to the constraints of localization (city center, SPR...) and the hazards and unforeseen events
related to the existing. The technical solutions are sometimes complex to find on this type of building site.
The work of observation, analysis and documentation on the history of the site are essential to understand
the origins of the pathologies and to find the adapted solutions.

In terms of cost and means, the most advantageous solutions are the structural solutions proposed by the
structural design office and validated by the client. However, the reality of the construction site is a different
matter, and it remains to be seen whether in the near future local architects and companies in the Basque
Country will use this type of innovation, which for the moment remains costly.
WW

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