1

Factors of Effective Conservation and Management of Historic Buildings

Gerryshom Munala, Bernard Otoki Moirongo, & Paul Mwangi Maringa
Jomo Kenyatta University of Agriculture and Technology, P.O. Box 62000 00200, Nairobi, Kenya, Email: : munalag@yahoo.com, bmoirongo@yahoo.com, pmmaringa@yahoo.co.uk,

Abstract
Human association with buildings is vital for the symbolic significance of the urban scape to be manifest. Such an association provides identity and stability to the urban dwellers. It is necessary therefore to retain edifices that over time have become embedded into the psyche of a people. Conservation of buildings in the city of Nairobi has nevertheless not quite taken root, and is often misconstrued to signify backwardness, and opposition to change or modernisation. Historic buildings of cultural and emotional use value in the city then continue in their natural downward spiral of degeneration, unabated. This study sets forth to explore the specific status, type, and nature of historic buildings, their value to society, and the factors that have led to their present degeneration. An environmental behaviour 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 to institutional shortfalls of the form of, neglect from the authorities, fragmentation of those departments in charge, and obsolete laws. Then there were financial constrains arising from lose of the economic value of historic buildings. A general 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 was apparent that pressure for more intense and presumably profitable development, coupled with inundation from emerging popular building styles bore down ominously on deteriorated building of significant heritage. A statement of cultural significance needs to be established for the historic buildings. Various short-term measures, ranging from the review of existing efforts and mobilisation of public awareness campaigns, legislation and status, use of updated techniques of conservation, additional awareness in conservation, need to be instituted, in order to reclaim the former lofty position of historic buildings in the city.
Key Words: Conservation, Historic, Monumental, Management, Curatorial.

Introduction
Historic buildings are important artifacts which produce 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 documents left by defunct civilisations. These buildings help to define the identity of a people, as products of, and heirs to cultures which are long established, highly developed, and continually evolving. They contain within themselves, great educational and heritage value, and with a great potential to enhance a national identity. Conservation of building, parts of cities, and entire cities, is a socially and economically expensive undertaking that demands serious consideration and justification, preceding any practical commitment. Though smaller objects can be preserved on the basis of whims or sentiment, the resources involved in keeping large objects such as buildings are substantial. Their annexation or such purposes must for these reasons be very firmly and clearly qualified. Further, as buildings have competing perceptual economic value to different persons, a sound intellectual foundation is absolutely essential, if private owners are to be constrained by law, from doing as

they wish with their property, Such buildings then must have unarguably demonstrable historical, architectural, and social use value to the people. It is important too to underpin consideration here with the recognition that building materials represent consumed or processed finite resources and these must be facilitated to serve their time. Bricks and cement for instance represent energy consumed. Stone is quarried at the expense of the landscape; whole timber can only grow at its own pace. It is crucial then not to willfully and recklessly waste buildings, no matter the prevailing cultural predispositions. A clear rationale that enables selective conservation, while simultaneously giving thought to the consideration of the cost of maintenance, and suitability to contemporary space use needs must at all times be relied upon. There is also the mater of a low level of knowledge by professionals and the public, of the management of historic buildings, and the pertinent policy guidelines. Conventional practice by professionals rarely includes these aspects in their development, building, and planning works. Sufficient consideration is hardly given to the life-cycle costs of maintaining and operating historic buildings, and the means of coping
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2 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 of listing as presently structured takes little account of the full benefits that understanding and catering for the goodwill of the occupants can elicit. There generally is little regard of the laws that govern such buildings. 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 is little time for the present in Africa, and none at all for its past. It would be vandalism that precipitates an environmental disaster, if positive action were not taken to address this problem. Conservation of the authenticity of the original fabric and its stabilisational enhancement is lacking in the city of Nairobi. Disturbing signs of scratches, imperfections (poor use and workmanship), wear, graffiti, and weathering (chemical, physical, biological, and environmental degeneration) of old buildings are becoming increasingly common. Since the advent of the skyscrapers in the city, most, older original buildings heave been relegated to the sorry level of minimal utility. This leaves them as easy prey of the harsh weather and incessantly marauding vandals. The increasing colonisation of historic streets such as Biashara street, by modern commercial activities has served to merely accelerate and aggravate the prevailing destruction of historic buildings. This is the case mainly due to improper use, and the absence of appropriate proactive measure o maintenance on the part of the owners and tenants. This negative profile though is being ameliorated by an increasing awareness by conservationists of this danger even tough often the prevailing legislative and social context permits little leeway. It is within this understanding that this study sought to evaluate and review the status of conservation, which was currently being undertaken within the city of Nairobi. The study was keen to also appreciate the challenges facing the authorities and the public in trying to retain historic buildings. Clearly, the conservation of historic buildings demands wise management of resources, sound judgment and clear sense of proportion (Feiden, 1994). The study then set forth to outline or identify the socio-economic and institutional factors that hamper the satisfactory conservation of historic buildings in the city of Nairobi.

The Problem
The idea of conservation is to preserve and if possible to enhance the message and vales of cultural property (Feiden, 1994), and in so doing, to renew significant buildings into new and economically viable facilities. Such historic buildings reflect varying values that are assigned to them. These include emotional values like, identity, continuity, spirituality, and symbolism. Also embraced here are cultural values that focus on age and scarcity, aesthetic, and documentation. Use values which address functional, economic, social, political, and ethnic dispositions also come into the picture here. Clear knowledge and awareness of these values by a society is critical to the conservation of buildings of cultural heritage. Their efficacy in inclining society positively towards conservation is a distinct theoretical challenge that this study seeks to address. Conservation of historic buildings would thereafter play its appointed role of extending the knowledge of these buildings and technologies to the future generations. Some designers, and many developers today in the country, and globally too are erroneously persuaded that the current concerns of conservation represent an unhealthy, romantic nostalgia for the past. They are convinced that conservation consequently emasculates technological progress in design and construction. Such a mindset underscores the need to build a firm body of theory and technical expertise on conservation, commensurate with contemporary technological advances. Inquiry in this direction would help disabuse the false seduction to associate development with the severance of links with the past; totally shedding the adornment of the yester years and donning the unpolluted gown of new technological innovation. Development that totally usurps the past is both unsuitable and one that robs a people of their being and past. It is blind to the reality that the national culture depends on retaining the base of a peoples living history. Given the high cost of building and investment in materials, it would be wasteful to treat the building stock, no matter its age, as a dispensable consumable. This unfortunately has been the trend

Aims and Objectives

This study covers the Nairobi city Central Business District (CBD), and a time frame of buildings spanning the last 50 years of the citys existence. Nairobi city is the only urban entity in Kenya to have experienced spot listing of historic buildings. It therefore provides the study with a good opportunity to access a fledging conservation venture.
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3 The study restricts interest to socio-economic and institutional factors that contribute to the degeneration of historic buildings in the city. It specifically scrutinizes as variables, first the values that are attributed to various historic buildings by society, including emotional, cultural, and use values. Secondly, it looks at fiscal constrains that compromise the worth of buildings of an otherwise important heritage to society, and therefore leaving them vulnerable to neglect, abuse, and degeneration. The study also probes the strategies and frameworks that govern conservation work together with the environmental constraints that hinder the conservation work of historic buildings in the city. This study examines aspects of effective historic building management. It presents basic philosophical approaches and theory, giving consideration to how this could be applied in the city of Nairobi. It then pursues the goal of establishing the factors that have contributed to the degeneration of historic building sin the city. It is guided by the following specific objectives: 1. To determine the value and importance of historic buildings in the city. 2. To examine the existing strategies and organisation of the management of historic buildings in the city. 3. To identify and delineate the socio-economic and institutional factors that attend to historic buildings in the city.

Theoretical and Conceptual Framework

This study anchors inquiry theoretically on the basic considerations of conservation and its inherent philosophical debate. It also takes score of the practical angle of statutory controls of conservation and management of historic buildings. It draws out basic concepts for investigation, primarily from the concerns 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.

VALUE & IMPORTANCE OF HISTORIC BUIDINGS STATUTORY CONTROLS & MANAGEMENT

CULTURAL SIGNIFICANCE IN BUILDINGS

CONSERVATION PHILOSOPHY

Figure I: Theoretical Framework Effective Conservation of Historic Buildings,

Source: Authors

Conservation Debate

and

the

Philosophical

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

throughout the world have seen it worthwhile to try and save the historical heritage of their respective countries. They have determined to preserve and rehabilitate their architectural treasures (Dietsch, 1991). In the present world of globalisation, Kenya should not be left behind. Two basic themes are embraced here. They include the prevailing international thought and trends in conservation, and then the legislative and management environment.

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4 Conservation philosophy has been evolving since the early nineteenth century, up to the present day, around the debate of authenticity. The evolution of the philosophy of conservation was to a considerable degree, backward looking in that writers and thinkers form Karl-Friedrich Schinkel in Germany to Morris in England were clearly thinking principally of the venerable monuments of the more distant past (Burman, 1979). Following John Ruskins in The Lamps of Architecture, published in 1849, Morris (1877), put tremendous emphasis on good maintenance, to stave off decay by daily care. Along with this purpose he targeted the need to prop perilous walls and to mend leaky roofs by such means as were obviously meant for support or covering. In the course of this, Morris determined not to show pretence of other art, resisting all tampering with either the fabric or ornament of the building as it stood. In this his ventures, tow fundamental concerns are discernible. The fist is the strong emphasis on maintenance in good order, while the second related to authenticity. This was clearly the starting point on the thoughts of conservation, and a basic minimum threshold for local conservation ventures.
Commercial Shelter Needs

Domestic Shelter Needs

Appropriateness of Space

Office Shelter Needs

VIHB STCM

Decision for Conservation

PUBLIC SENSITATIONS AND EVENTUAL CONSERVATION

CSB

Maintenance in Good Order

Preservation

Restoration

Adaptation

Rehabilitation

Compulsion for Authenticity

Figure II: Conceptual Framework: The Conservation Philosophy

VIHB: Value & Importance of Historic Buildings; CSB: Cultural Significance in Buildings; STCM: Statutory Controls & Management, Source: Authors

Emphasis is laid upon maintenance on a permanent basis, while importance is accorded to the preservation of a setting which is not out of scale retaining traditional situations wherever they existed (Burman, 1979). The Venice Charter of 1964 on conservation argued against the removal of historic buildings, except where

this became a necessary step towards safeguarding them. Removal could also be permissible where national and international interests were weighed in. Article 8 of this charter argues that sculpture and painting or decoration, which form an integral part of monuments my only be removed from it, if this is the sole means of ensuring their preservation (ICOMOS, 1964).
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5 The charter further points out that conservation and restoration of monuments must take recourse to all the science and technology that is available, and which can contribute to the study and safeguarding of the architectural heritage (ICOMOS, 1964). Access to and good knowledge, as well as a command of these techniques is clearly a critical prerequisite to successful retaining of the local building heritage. may be an important influence on the manner in which maintenance and minor adaptation works are executed. Some form of notice of intended demolition or alteration is usually required to provide an opportunity for the claims of the building for preservation to be reviewed. Consents can usually carry enforceable conditions. It seems that what then is outstanding here is the provision of publicity and also the articulation of these articles of law to professionals, and the general public. Otherwise, clearly the basic legislative beacons are in place locally.
PUBLIC ASSURED USE OF APPROVED EXPERTS

Statutory Controls of Conservation and Management

Historic buildings are subject to some statutory protection. Where privately owned, buildings in beneficial use are so protected, the statutory controls

SOCIAL CONCERNS ECONOMIC CONCERNS

PUBLICITY

PROFESSIONALS

BENEFICIAL USE

STATUTORY PROTECTION

DEMOLITI0ON MAINTENANCE

INSTITUTIONAL IMPERATIVES OWNERSHIP LISTED CONSENT DECISION FOR CONSERVATION ALTERATIONS

Figure III: Conceptual Framework: Statutory Controls of Conservation and Management, Source: Authors Listed buildings are usually governed by panning legislation. Of relevance here is the current antiquities and monuments act that was revised in 1984. The demolition or alteration (including internal alterations) of such buildings requires listed consent. This is normally issued by the Minister in charge of the preservation of the national cultural heritage the Minister of Culture and Social Services, under whom the docket of the Museums of Kenya falls. Works of simple facsimile repair can usually be executed without consent. However, where the building is a particularly sensitive one, all operations on it no matter their nature must be entrusted exclusively to professionals and craftsmen with credible experience.

MINOR DEMOLITIONS

The begging question then is, in what kind of society and institutional settings are such laws and guidelines either ignored or circumvented, as destruction is visited upon buildings of precious heritage? Arising out of the preceding considerations, this study embraces the inquiry of three categories of possible factors of effective conservation. These are social, economic, and institutional factors. Society is the critical self conscious and spontaneous category here. In it, choices carry a latent potential to shape decisions at the other two levels of economics and management, or finance and governance.

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6 Society then is spotlighted here in two forms. One is in relation to cultural importance, while the other is about value in historic buildings. This order helps articulate necessary concepts for inquiry in this study. Figure III illustrates these considerations schematically. Cultural Significance of Buildings It is arguable hat although signatories included experts from at least one other continent; the Venice
NEEDS FOR FUTURE

charter is essentially still European in its cultural assumptions. Further, its concept of monumental or historic buildings is inextricably evocative of a distinct European past. This charter then cannot pretend at a local relevance outside Europe. It is also to a large extent anachronistic, given the dated sources of inspiration.

NEEDS FOR MAINTENANCE

CULTURAL VALUE

NEEDS FOR SECURITY

CULTURAL SIGNIFICANCE EXISITING FABRIC

Figure IV: Conceptual Framework Cultural Significance in Buildings,

Source: Authors

There is also the latter charter of Lauscanne, which is in essence took a broad view of the archeological heritage as constituting the basic record of past activities. Closely following this is the Burra charter. This one evolved out of broader international representation, in discussions by members of the International Council on Monuments and Sites (ICOMOS), of Australia. This charter was first formulated and adopted in august 1979, but with important additions in 1981, and 1988. The Burra charter starts off with definitions, which attempt to broaden the areas that are needy of conservation. It ventures less dated basic definitions such as those of place, and cultural value. The latter one is represented to be aesthetic, historical, scientific, or social value for the past, present, or future generations (ICOMOS, 1979). Local research such as this study is, that pursues these kinds of lofty ideals is quite timely. Figure IV illustrates these ideals well Clearly, within the context of this later charter, conservation that is imbued with a local flavour or relevant cultural values through empirical inquiry is more likely to evolve. Once such cultural importance is established, the expected next step of procedure and technique would naturally then follow. All

processes (preservation, restoration, reconstruction, and adaptation) that alone or in tandem retain the identified cultural value, addressing even maintenance where necessary, are then brought to bear. It is at this stage that the two fundamental principles of conservation gain relevance. One such principle is that conservation is the retaining of the cultural value of a place, embracing the needs of security, maintenance, and a future. The other highlights respect for the existing fabric. Here extremely minimal physical intervention advocated, to the extent of not distorting the evidence provided by the fabric (Burman, 1979). Interestingly, historic buildings in Nairobi city generally lack these ideals. The Burra charter commends itself by its clarity, its logic, and the track record of experience. Not being limited to a European based culture, it has been found acceptable and usable in many different countries, and in many different circumstances. No doubt it has its drawbacks. Even at this very moment it is undergoing a further revision in order to more ably reflect the insights of the final decade of the 20th century. Nevertheless, it provides perhaps the best and most helpful tool on hand, that is relevant to most cultures and periods, world over.
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Value and Buildings

Importance

of

Historic

Conservation must preserve, and if possible enhance the message and values of cultural property (Feiden, 1994). The assignment of priority values inevitably reflects the cultural context of each historical building. The values so assigned to cultural property fall into three basic classifications. First are those within the emotional values category. These focus on wonder, identity, continuity, spiritualism, and finally symbolism. Then there are the others in the cultural values set, with their preoccupation 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 illustrates these concepts graphically for easier comprehension.

There are conflicts that often emerge, pitting cultural preferences against economic predilections. A deep knowledge of the contextually relevant extant culture, and mature sensitivity in decision making would be necessary in order for sound judgment to be arrived at here. In this way, correct value adjudication on historic buildings can be made. It is material that the appreciation of historic buildings has been slow in coming. Similarly, there have been few attempts to see and understand it and its problems in a holistic way. Looked at from an ecological perspective, it is a truism that building materials represent and consume finite resources. They should therefore not be casually squandered, regardless of cultural and economic exigencies, no matter how compelling. Society must be restrained against extravagant, none unaccountable use of resources and this includes the fine buildings bequeathed down the generations by past communities. It is critical that prudence and frugalness is accorded premium in the use of buildings, and their contextual or immediate physical settings.
SOCIETY GOVERNANCE SOCIAL IDENTITY WONDER

FUNCTION

ECONOMICS

Documentation HISTORY USER VALUE Archaeology AGE SCARCITY AESTHETICS SYMBOLISM Architecture TOWNSCAPE LANDSCAPE ECOLOGY TECHNOLOGY SCIENCE CULTURAL SIGNIFICANCE VALUES & IMPORTANCE OF HISTORIC BUILDINGS CONSERVATION PHILOSOPHY CULTURAL VALUE VALUE OF CULTURAL PROPERTY

IDENTITY

CONTINUITY EMOTIONAL VALUE SPIRITUALISM

SYMBOLISM

Figure V: Conceptual Framework Value and Importance of Buildings,

Source: Authors

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

Research Methodology

Critical aspects of methodology that were put to use here covered, research design, sampling design, data collection methods and analysis, as well as interpretation, and presentation. These are illustrated in a brief blended dialogue, under, three sub-topics here below.

Khoja Mosque and Mama Ngina Street offers diverse architectural styles as well as colonnaded pavements. The post 1945 period saw the fist high rise commercial structures, notably along e southern part of Moi Avenue. Independence for the nation of Kenya brought along with it an increase in the tempo and scale of construction activity; with each new office block striving to top its neighbour, in an attempt to secure that coveted vies of mountains Kenya, and Kilimanjaro. More recent additions to the city skyline are the monolithic edifice of the Central Bank in 1977, the ICEA building in 1982, the strikingly glazed overhangs of the cooperative House in 1983, Lillian Towers in 1984, , and the castellated motif of Fedha Towers of 1985, borrowed from Gilfillan House on 1950, across Kenyatta Avenue. Towers sheathed in glass in the city a re well represented by Lonrho and Loita Houses. The fairy castles of the Chancery and Garden Plaza are a pleasing sight to behold. In complete contrast, temporary structures are not just found in slums, but all over the city, in the shape of Kiosks, that are erected in any open spaces. They are an unlovely but vital part of the citys informal sector (Moss 2000).

The Study Area

At present, buildings in the city of Nairobi provide an elaborate visual living record of its over 100 years of existence, in wood, corrugated iron, bricks, tiles, concrete, steel, and glass. The much publicized but failed attempt to re-develop Nairobi House (built in 1912), the citys first stone built commercial structure, despite its listing, and also featuring on postage stamps underlines well the prevailing challenge to conservation in this city. The government did also actually destroy the earliest domestic building, the Uganda Railway Engineers house on Capitol Hill, erected in 1899. Nearby however, on Lower Hill Road, still stand two examples of similar structures (Moss 2000). Much more enlightened was the action by the Kenya Commercial Bank, who restored Kipande House retaining it as one of their own banking outlets, no matter its original use. The recent adoption of the original Nairobi Provincial Commissioners office (PCs office) by the National Museums of Kenya is another positive instance that has prioritised preservation of the citys architectural heritage. After the wood and iron era in Nairobi, came a fair number of western classical and sometime elegant edifices such as the Kipande house and the PCs office, both of 1913, Woolworth building of 1916, and the Old Scotts Kirk, built in 1910, and caringly reerected in St., Andrews grounds , to escape demolition. Grindlays building of 1923 is the earliest brick building in central Nairobi. Westminster House of 1928 graces Kenyatta Avenue beside the new Stanley hotel whiles the Railway Headquarters of 1929 stands harmoniously and dignified near the Station. The Macmillan library of 1928, its entry stairs flanked by huge icons or sculptures of lions, is a memorial to the infamous pioneer whose Cotswold style residence at Chiromo of 1905, overlooks a shaded stretch of the Nairobi river. Part of Moi Avenue retains a character that is evocative of the 1930s. The section between the

Research Design The study relies on the analysis of physical traces,

and unobtrusive non-participant observation, (that used pre-coded checklists, photographs, drawings, maps and counting), which are derived from the environmental behaviour research design. Focused interviews of scaled structured opinionnaires (semantic differential scales and ordinal or ranked data measurement) are administered in order to elicit sentiments, attitudes, feelings, and opinions on the selected buildings, in a sample survey research design, that fosters representativeness. The inquiry primarily is exploratory, this being an infant area of research locally. It only very marginally ventures to achieve a descriptive status that is founded upon accurately measured and rigorously analysed data.

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

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9 Cluster sampling was complemented with necessary judgmental sampling, to raise representativeness, and ensure a good choice of buildings to study. Six
TYPE OF BUILDING (PRESENT USE) 01 02 03 04 05 06 RELIGIOUS MIXED USE ABANDONED BANKING OFFICES PUBLI INSTITTUIONS

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

HISTORIC BUILDINGS IN THE CBD 6 13 1 3 6 10

NUMBR SAMPLED CONSERVATION) 2 7 1 2 2 7

(LISTED

FOR

Table I: Sample Frame of Buildings, Source: Research Data A total of 39 old and historical buildings in the CBD of Nairobi were identified, form which 21 were selected purposively for actual inquiry. This roped in all the gazetted historic buildings in the CBD. Within the sample frame a complement of users, visitors, owners, and building caretakers were interviewed in specific days, in a sample that comprised of at least 30% of each category (Table II).

RESPONDENT GROUP
OWNERS OR CATERTAKERS PROPERTY MAINTENANCE VISITORS OR USERS

NUMBER INTERVIEWED
8 11 33

Table II: Sample of Respondents, Source: Research Data A simple random sampling approach was put into use, to accord every site worker an unbiased opportunity to be interviewed. Only three buildings were being appositely renovated in the period of this study. All three were visited, from where workers were selected and engaged in the requisite focused interviews. These three buildings were the 1918 building, Old Mutual House, and the old PCs office. Data was analysed using basic descriptive and inferential statistical techniques that showed central location, dispersion and elemental associations. An overwhelming 68% of Nairobis city dwellers however perceive these cardinal points as being detached from their surrounding fabric, which has lost its cohesive quality even where physically it has been conserved intact. This blurring of the over-all images has not occurred because of any intrinsic obsolescence of form but as a result of alterations in the use of the structures to a manner that is quite unrelated to their physical forms. Of the 31 buildings listed as historic buildings, only 22% of them have experienced complete change of use, 29% have no recorded original use and the balance of 49% remain in their originally intended though possibly update use. Respondents returned a general agreement that the appearance of most of the historic buildings is beautiful, the detailing is well done and the style is almost similar. A variance of 7.55 from the evaluated items gave a small divergence of views of the respondents. A great proportion of the remaining finest heritage buildings amounting to a conspicuous 90% were built of masonry material. The masonry of most of these historic buildings is generally in good condition. As surface erosion has been moderate, curved
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Findings

Discussion here is structured to sequentially address the set objectives that collectively probe the buildings, user attitudes, finance, and the institutional framework of conservation that is curtly in place.

Status of Historic Buildings in the City of Nairobi

The significant features of Nairobi's historic buildings are 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.

10 ornamental details are still relatively crisps and arises sharp in most locations. Tool marks are still visible in many locations. However, a number of vertical and diagonal cracks are visible. These in most cases are patched with a now-darkened cementitious material. Discolouration of the patching material is clearly evident. There is little doubt that if the historic buildings, are not properly conserved and imaginatively publicised, they will loose the once lush beauty they once possessed. A majority 80% of the buildings is still in sound structural condition, but requires to be maintained in order for them to continue standing for much a longer period. Historic buildings were further judged by a majority 83% of the respondents as having complex details. However, only 45% of these respondents approved the buildings as being safe. This low rating was mainly occasioned by the conspicuousness of some cracks, and missing items for such as balustrades. This shows that the perception of safety in buildings is predicated on them having all their items intact and without cracks. A variance of 12.56 betrayed the earlier consistencies and confirmed the perception of stability for historic buildings as being suspect. One of the growing problems of historic buildings is modern road traffic. Most buildings were never designed with the present volume and weight of traffic in mind. Ground vibrations caused by heavy traffic can cause foundation displacements, which translate into the cracks that are seen on the building fabric. Rapid and irregularly applied loads have a far more serious effect on a structure than dead loads or gradually applied loading. However, by far the worst damage is caused by regular, rhythmic, repetitive loads which, coupled with the natural resonance of the structure, can in fact result in an eventual collapse of the affected buildings. In addition to distortions of the structure that arise from the stress and load problems just outlined above, settlement and distortion can be caused by the action of materials used. Deterioration or initial shrinkage of materials such as mortar may be responsible for initial deformation of the structure but longer term effects are caused by weathering, internal or external severe temperature changes, the action of salts (sulphate attack or efflorescence), rising damp and changing moisture content in the materials used. Most owners and occupiers of historic buildings in Nairobi (78%) do recognize historic buildings as part of our heritage but due to various reasons - especially economic - are not pleased and proud to maintain their properties. The different cultural backgrounds do not seem to adversely affect the perception of the public on the historic buildings. A sizeable number of respondents (65%) agree that historic buildings are important. A further 90% say they are colonial and remind Kenyans of their oppressive past. It seems that there is no agreement on what to do with the conserved buildings with only 55% saying there should be an adaptive re-use and the rest saying the initial function should be retained. This divergence of opinion is a result of great divergence in cultural perceptions.

Values and Importance Buildings in Nairobi

of

Historic

An increasing amount of public and professional interest in the conservation of historic buildings world wide, has been generated towards the close of the last century. This has been propelled by a compendium of economic factors and social pressures. These in turn derive from a need to deal with buildings whose original purpose or technology has been overtaken by new realities. Media has also increasingly focused useful attention on architecture and the environment as a pubic resource to be sustainably managed. The basic considerations here embrace economic, cultural, and ecological values. These are rendered in sequence here below.

Economic Values and Constrains on Historic Buildings

About 40% of the historic buildings were found to have taken a new use. This occurred primarily driven by economic imperatives to maximize returns. It is such changes in use which when not well harmonised with the structure and materials of these old edifices, can compromise their continued existence. The changes raise pertinent challenges of acceptable adaptation of the affected buildings without incurring loss of heritage value. In deciding whether or not to list a building, the minister-in-charge is allowed by law to have regard only to the question of whether or not the building is of special architectural or historic interest. No account may be taken of any other issues which may be relevant to the long-term conservation of the building. The current condition of the building, the cost of repairing and maintaining it, the possibilities for putting it to economic use and the financial or other circumstances of its owner are therefore all ignored. These issues only come up when the building is set for any alterations after it has already been listed.
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11 Regrettably, for any number of financial reasons, a building owner cannot undertake the often costly exercise of repairing a listed building. The historic buildings are thus neglected. The National Museums of Kenya (NMK) is often extremely reluctant to take the repossession course of action due to constrained expenditure. Listing imposes costs and constraints to owners which may be greater than the particular owner can reasonably be expected to bear and may indeed in rare cases be disproportionate to the desirability of conserving the building. However, the practical consequence of listing is by no means always negative. In fact, most listed buildings will often increase in value. But in some cases the owner may be aware only of the adverse effects of listing namely, uncertainty, delay and associated financial costs. There is need therefore, to enlighten building owners of both the negative and positive aspects of conservation and also to provide some means of compensation to owners to counter losses accrued from the conservation of these low lying buildings. It is prudent to point out that the purpose of listing a building is to register its quality. Listing does not rule out any future change to the building. Rather, it ensures that any proposal affecting it can be fully assessed, having regard to all the circumstances prevailing at the time, including economic and financial consideration. Heavy reliance on private enterprises for renewal of the historic buildings is deemed unavoidable. It would be completely unrealistic to rely solely on the scant local resources available or on the possibilities that government agencies charged with the tutelage of public buildings will rapidly translate into action, their widely acclaimed interest in the conservation of historic buildings. An important element in securing public support for the implementation of conservation policy however remains the provision of official financial aid that covers the restoration and repairs works. Building owners that are constrained to treat their properties according to certain architectural guidelines are more likely to be cooperative if they can see that the conservation authority is prepared to "put its money where its mouth is". The principal agencies for conservation aid of historic buildings in Kenya today are foreign donors and funding institutions. Their support normally depends upon the property being demonstrably "outstanding". So far no funding has been given for privately owned buildings. The Grant Aid is normally only applied towards the cost of structural repairs or restoration works and the reinstatement of special architectural features as is the case of the Old Provincial Commissioners office along Kenyatta Avenue. However, availability of grant aid is ultimately dependent on the financial resources of the donors. The current scarcity of resources for grant aid has made conservation work slow and tedious for the workers at National Museums of Kenya. For private owners, financial arrangements affecting conservation work for their buildings still attract Value Added Tax. This state of affairs is being criticised for denying incentive to the conscientious owner who might otherwise be encouraged to maintain a listed property in good repair. It does indeed seem illogical to impose a statutory protection on a building, and then to reward an owner for breaking it, while penalising him or her for seeking to uphold the intention of that protection. The power to control the fate of the privately owned historic buildings through conservation, unfortunately, has not been matched by corresponding funds to permit either the government or the private owner to make necessary repairs. Grants, loans and technical assistance to owners of listed monuments are either lacking in total or inadequate. This often guarantees the ultimate disappearance of historic buildings through decay, since the owners either cannot or will not make the necessary investment for their conservation. Urgent measures need to be put in place to break such tyrannical deadlock. A new legislation needs to be created to give grants-in-aid, low-interest loans, tax abatements and technical assistance to enable private owners to rehabilitate listed buildings.

Cultural Value of Historic Buildings There are few forms in architecture to which people
do not attach some meaning, by way of convention, use, purpose or value. Most owners and occupiers of historic buildings in Nairobi, amounting to 78% of the total number, do recognize historic buildings as part of their heritage. Arising out of various reasons, especially economic ones, these persons are not pleased and proud to maintain their properties. The different cultural backgrounds do seem to adversely affect the recognision by the public of the historic buildings. A sizeable 65% of the respondents agree that historic buildings are important. A further 90% say they are
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12 colonial and remind Kenyans of their oppressive past. It seems that there is no agreement on what to do with the conserved buildings with only 55% saying there should be an adaptive re-use while the rest feel that the initial function should be retained. This divergence of views is a result of great diversity of cultures that typify the city residents. The general knowledge about historic buildings in the city show clear cut consistency with a 78% proportion of the respondents perceiving historic buildings as unique, permanent, and friendly to the environment. There however lacked consensus on the matter of the relative value and attractiveness of modernity as against traditional styles. A convincing 93% ratio of the respondents averred that historic buildings were timeless. A summed up variance of 23.85 indicated a divergence in attitudes of the respondents. This could be attributed to the lack of general knowledge of historic buildings and their importance to the history of a people. An overwhelming 90% of the building owners and tenants confirmed that they would take pride in conserving their property , if they wee better appraised about what makes these buildings important, and also about how best to keep them in good condition.

Ecological Values of Historic Buildings

Architecture is linked to its context by far more direct and continuous relationships that is the case with figurative art. It can never be divorced form the practical reasons underlying its existence and day-today use. A recorded variance of 14.08 among respondents endorses this position. The real reason why historic buildings loose their clarity and impact, and then decay is not so much a question of outdated functions and form, but rather of worn out structures. The loss of impact is inversely proportional to the amount of feed back that forms produce. It is almost completely independent of their physical condition. Activity patterns and nature of functions then change radically over time. These are the ones that accord spatial form and life of the physical structures. In the city, two fifths of the listed historic buildings have experienced adaptive re-use. This trend is a reflection of development in the attitudes, hopes, and aspirations of the diverse socio-economic groups that use and own the structures. The real challenge, then, is not the conservation of historic buildings - restoring them, putting them in order and giving them back their original shape, but instead, it is their selection and classification on the basis of a dual yardstick. First, historic buildings to be conserved must be adaptable to the new organisational patterns planned to meet the city's contemporary functions. And secondly, the historic buildings capable of adapting are those with sufficient force of character to retain their integrity and play a stimulating role in a context new and different from the one from which they were originally designed.

Degeneration of Historic Buildings in Nairobi

The continued attacks on the physical patterns and forms of the historic buildings of the CBD of Nairobi is clearly evident from the field survey of these structures. The exact degree of blight is clearly noticeable from the visual survey carried out. The qualitative levels of architectural, environmental and historical values are highest in the CBD and very low in areas away from the CBD. The quality level reaches its minimum in the fringe areas along Kirinyaga, Ronald Ngala and River roads where historic buildings like the "1918" building are to be found. It is apparent that the best qualitative levels are constrained to the CBD where the chief administrative and business activities are located. The wellmaintained Kipande House along Kenyatta Avenue is one such example. The most seriously blighted historic buildings are found in areas where renovations are rare and where the urban image has become most vague and lacking in significance either for the man in the street or for those concerned with administrative, political and technical decisions. These areas are also the most densely populated. Here too, are located historic buildings in the worst conditions, since income from this type of property is so low that no margin is left for repairs. The situation if left unchecked is destined to produce a gradual
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Publicity and Awareness

Listing remains a covert activity. An 88% majority of the private owners interviewed were not informed that their property was being considered for listing. They only stumbled by this information when inspectors sought entry to view their premises. It seems there is fear by the authorities that should building owners know in advance that their property was being considered for listing, they would result to desperate drastic action such as arson or demolition. This is what possibly happened in the case of Nairobi House at the junction of Moi and Kenyatta avenues.

13 isolation of important historical and architectural buildings in the middle of a wilderness of desolation that 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 to conserve the historic buildings in these areas are unlikely to come forward spontaneously; nor can the building owners, with their meager resources, be expected to shoulder by themselves the whole burden that is involved without any external assistance and investment. While this study does not concern itself with technologies of conservation, it nevertheless is appropriate to however briefly recognise that the agencies causing deterioration and subsequent decay in Nairobi's historic buildings can generally be attributed to the weather, environment, human agencies (vandalism and misuse), and the forces of gravity, chemical attack and biological attack from fungus and insects. It is paramount that when maintenance is called into play, considerations are made of the original design, its structural advantages and weakness, undue wear or damage caused by human agencies and lastly the natural elements and their impacts. For example, the current trend towards damage and destruction by arson and vandalism requires special techniques to protect these historic buildings which have not been designed or constructed to resist crowbar, torch or aerosol. The physical environment of the building, its design, detailing and fitting may encourage vandalism. It should be remembered that access cannot be easily or properly denied because historic buildings are part of the public domain. of the by-laws on maintenance. They maintain, however, that they do not get any assistance from the government or NMK. The National Museums of Kenya is headed by a Director General who is answerable to a Board of Governors established under Section 4 of the National Museums Act, Chapter 216. The conservation of monumental historic buildings falls under the Department of Sites and Monuments and Department of Exhibitions. The activities of these two departments are constrained by, a lack of finances and other infrastructure, a lack of adequate staff, and a separation of three departments which otherwise should be one. While there is good-will from the public, the NMK has not fully involved itself with the public through educative campaigns. This is despite most of the historic buildings being owned by private individuals or institutions. In these times when environmental issues are on top of world and national agenda, the NMK is still dragging its feet on the incorporation of environmental audits especially in the conservation of historic buildings in Nairobi. The NMK needs to take the leading role in ensuring that environmental audits are carried out for all historic buildings.

Conclusions & Recommendations Effective conservation has been seen her to really
be less in the technologies of maintenance, and more in the processes of the decision to conserve (selection), and therefore list (classification) buildings an thereafter to ensure their adaptation to a to a dynamically transforming urban fabric (spatial structure, user patterns, and changing functions), while still retaining their simulating historical value. Effective conservation is predicated upon the attainment of a balanced blend of cultural significance, and value and importance of historic buildings. It is controlled by maintaining a proper handle on conservation philosophy as well as statutory and management controls. A clear conservation philosophy that eschews all ambivalence needs to be put in place. This should be a policy that recognises all principal elements of such a philosophy. It must therefore take score of the domestic commercial and office needs of any building and its contained spaces, to make them appropriate, before a decision to conserve is taken. These considerations determine the course of conservation measures that best serves the drive to maintain a building in good order. This choice is between preservation
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Curatorial Management
The responsibility towards the conservation of historic buildings in Nairobi goes beyond simply preventing its destruction. It involves actively caring for the heritage, maintaining it in good physical condition, making it readily accessible for study, enjoyment, recreation and tourism. Above all, it means ensuring that, to the fullest possible extent, the heritage remains in active use as an integral part of the living and working community, a material asset that makes a positive contribution to economic prosperity and overall quality of life. A considerable proportion of the owners and caretakers amounting to 65% of the total, appreciate the need for maintenance and have a clear knowledge

14 rehabilitation restoration, or adaptation, as informed by the need or compulsion to ensure authenticity. Proper accounting for contextual values and historic importance, as well as for cultural significance of historic buildings, as perceived by the city dwellers should be a mandatory perquisite to any conservation exercise. The entire array of concepts that attend to the value of cultural property from whence values and importance of historic buildings is abstracted must be given sufficient thought. In this respect then, buildings slated for conservation must portray convincing potential for cultural value, use value, and emotional value, as illustrated by the respective external surrogates of these concepts. The conservation process then is guided to promote wonder, identity, continuity, and spiritualism, as expressions of emotional value. Use value is grafted in through considerations of function, economics, society, governance, and social identity. Cultural value on its part emerges from articulate documentation, history, archaeology, age, scarcity, aesthetics, symbolism, architecture, townscape, landscape, ecology, technology, and science or technology. The particular order of importance and interactions of these variables is the subject of another study. The process of decision making in conservation must merge well the competing priorities of future needs, needs for maintenance, needs for security, and the exigencies if the existing urban and building fabric, into a balanced statement of cultural value, from which springs forth an image of the cultural significance of any edifice, that is spotlighted for possible conservation. Once more, the relative importance of these variables and their interactions is a matter for future research. Statutory protection for every building and therefore the decision to conserve needs to systematically be evolved as a product of the seminal considerations for beneficial use. This is then translated into a well justified listed consent. It is important to take full score of the social, economic, institutional, and ownership considerations or realities that surround every building, as the primary indicators of beneficial use. Listed consent in its turn must express clearly, and with acceptable justification the recommended course of action, whether maintenance, demolition, adaptation or alteration. Thereafter, sufficient publicity ought to be generated in order to ensure the sustained involvement and support of the public, and also the professionals. While the statutory processes are used to identify and protect important historic buildings, they are still essentially incremental or reactive. The agencies involved are not well equipped to taking initiatives, or even to set priorities. If the important historic buildings are to survive, a clear strategy is required, which recognizes the options available and deploys them in the most appropriate way. Beneficial use of structurally stable buildings will usually be the first option, followed by adaptation for new use as an acceptable alternative, while preservation by record remains the last resort. However, the first step must still be to identify what is important, which can be done only by understanding the buildings context. However, due to the sighted anomalies in the wideranging objections by private owners, this paper advances several measures to be put in place in order to rectify this situation. Firstly, an all-inclusive institutional amendment that encompasses an objective criterion of listing through a thematic approach to listing should be effected. This approach would in essence concentrate on specific building types, such as, educational or industrial buildings. This would in effect then establish a more systematic basis for their proposal or selection, which would be less vulnerable to the vagaries of political patronage or subjective ministerial tastes. Secondly, there is need for an appeal system, to help maintain confidence in government decisions and also to enhance good regulatory practice. Further, a review of the relevant legal provision (law, building codes, by-laws regulation) should be undertaken to include issues of public education or sensitization, unfettered public participation of stakeholders, and also overall environmental management. The policy on housing, subsidy, and conservation among other legislations should also be reviewed. Sufficient consideration along with the necessary compensation and financing must be ensured. Additionally, for conservation of historic buildings in Nairobi to be successful, certain ethical standards must be vigorously observed. These include full documentation of the condition of the building before any interventions and all methods and materials used during treatment; a firm commitment not to destroy, falsify or remove historic evidence; restrictions on all interventions to the
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15 absolute minimum; an undertaking for any intervention to be governed by a respect for aesthetics, historical and physical integrity of cultural property; involvement of the users or owners of the buildings in the programme from inception; support of the conservation policy by the political system; and finally the provision of financial support either from the public and private sectors within the nation, and also from external donors.
Fitch, J. M., 1990, Historic Preservation: Curatorial management of the 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 Cultural Significance, Burra Charter, Australian National Committee, ICOMOS, Burra (Revised in 1988). Kenya Laws, 1984 Revised and Edited The Antiquities and Monuments Act, Chapter 215, Government Printer, Nairobi. Kenya Laws, 1984 Revised and Edited, The National Museums Act, Chapter 216, Government Printer, Nairobi. 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 Local Preservation Commissions requires Patience and Design Flexibility, An article in Architecture Journal, Nov., 1991, pp., 97102. Yates, J. H., 1997, The Conservation Context, An article in Conserving the Railway Heritage (ed Burman,

References

Blacket-ord, C., 1977, The Challenge of Disused Railway Viaducts, An article in Conserving the Railway Heritage (ed., Burman, P.), E & FN Spon, London. 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 for Design and management. Fielden, B. M., 1994, Conservation of Historic Buildings, Reed Educational and Professional Publishing Ltd., Oxford. P., et. al), E & FN Spon, London.

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