Summary:
Modern living requirements and environmental demands are now putting pressure on Developers, Builders and Governments globally to meet exacting high standards, ever increasing performance levels and affordable prices where construction is concerned. Around the globe, traditional construction has been forced to change to meet these requirements.
A large proportion of Spain has suffered from problems caused by low water reserves and ever increasing water consumption. Governmental bodies and study groups have announced that if changes are not made soon then Spain risks classification for something known as Desertification.**
Official bodies have calculated that the average household consumes 250 litres of water per day with peak usage reaching quantities of 320 litres per day. Much has been made of the pressure placed on the water reserves by activities such as tourism, the leisure industry (particularly golf courses) and farming. However, it is now becoming apparent that the amount of water consumed by the construction industry is causing concern, with the emphasis on the production of concrete and concrete products.***
With the average water content for poured concrete being around 15 to 20% of volume, this means that every cubic meter poured consumes between 150 and 200 litres of water. An average lorry load of concrete (6 cubic meters) is potentially using the average daily consumption of between four and five families every time it leaves the depot. Multiply this by the number of lorries operating throughout Spain and it’snot hard to imagine just how much water is used every working day.
Whilst the base of any building needs to be built on firm foundations, the use of concrete will remain a necessity. However reduction of its use for construction of concrete pillars and floors in structures up to seven storeys high can be achieved through specification of Timber Frame and engineered timber products, thereby greatly reducing the consumption of water. Although recent rainfall has been heavy, it will not in the long term resolve the countries water problems. This will be especially important with the potential building of one million new homes by the year 2017. ****
Coupled with numerous other benefits in categories including Ecology, Lifestyle and Affordability, Timber Frame Construction offers Spain an alternative that cannot be ignored.
** Refer to reference sources section, article from Euroweekly “Desertification Risk”
*** Refer to reference sources section, article from Town Crier “Water problem is mainly human”
**** Refer to reference sources section, article from Euroweekly “Province will sink or swim”
Table of contents
Summary:
Background
Proposed solution
MODERN BUILDING TECHNIQUES
SPAIN NEEDS AN ALTERNATIVE METHOD OF CONSTRUCTION
TIMBER FRAME ENGINEERED CONSTRUCTION IS THE ANSWER
WHAT EXACTLY IS TIMBER FRAME
HOW LONG DOES IT TAKE TO COMPLETELY FINISH A HOUSE
WHAT SORT OF WOOD IS USED IN TIMBER FRAME CONSTRUCTION?
“CHAIN OF CUSTODY”
CAN THE FRAME BE DAMAGED BY WEATHER, DAMP OR INSECTS
AFFORDABLE HOUSING
ENGINEERING BENEFITS
SITE BENEFITS
ECOLOGICAL BENEFITS
LIFESTYLE BENEFITS
EARTHQUAKES
Conclusion
Appendix
Appendix 1
Appendix 2
Reference sources
Addendum
CONTACT DETAILS
Background
Timber Frame in Spain is a web site whose aim is to provide an informative background to a well renowned system of building throughout the world.
We represent a wide range of companies that range from a supply only situation right through to a finished product. These companies have many years experience in the manufacture of all levels of housing and can provide solutions to all modern day building requirements through Off Site Manufacturing (OSM).
TFIS intends to bring its combined experience and expertise to Spain and promote its products throughout the country.
Projects are worked on a mutually agreed payment structure, which can be tailored to provide suitable financial arrangements for a given project schedule. We are happy to work with any professionally represented organisation.
Proposed solution
TFIS propose to promote Timber Frame Construction methods to the Spanish Government both at National and Local levels, to reduce the construction markets reliance on concrete / steel structures.
Working together to jointly promote the benefits of adopting this method of construction to Developers, Builders and the Self-Build market alike, will produce significant benefits which will have a major impact on the ecology, lifestyle and affordability of housing both for the government and inhabitants of any region.
Timber Frame systems are an eco-friendly method for building construction that meets and exceeds all stringent building instructions. This method is not new; in fact it has been a tried and tested method of construction for centuries. This system of building has simply been adopted and perfected to meet modern day living requirements.
MODERN BUILDING TECHNIQUES
Modern Building Technology and materials can provide affordable and comfortable housing for all. It must begin with an open-minded approach to new ideas and products, which can fulfil the need in any country. Spain is quickly developing into a leading light within the European Community but has fallen behind Europe and most of the developed world with its housing provision. Now is the right time to move with the 21st century to embrace the ideas and construction methods which many other countries have benefited from for a number years.
SPAIN NEEDS AN ALTERNATIVE METHOD OF CONSTRUCTION
Due to a limit in natural resources in certain Spanish regions, concrete is the main material used in most types of construction. This material is a very expensive medium both in terms of Environmental Damage, Conversion and Manufacture and of course Transportation. The other downside to concrete products is the time required for curing, the mechanical handling on site and of course the Safety issues that apply to all Heavy-side products. Using Timber Frame construction significantly removes the water content in building, therefore eliminating a number of the above-related problems
TIMBER FRAME ENGINEERED CONSTRUCTION IS THE ANSWER
Many people assume that Timber Frame houses are Log Cabins, Wooden Houses or Timer Chalets. This is NOT true at all.
A Timber Frame Property will look exactly the same as a Concrete Property but it will have 21st century technology built-in. Timber Frame homes are much more comfortable to live in, they are quieter and cost much less to build and maintain. The complete build programme can be achieved in a fraction of the time it takes using existing methods.
WHAT EXACTLY IS TIMBER FRAME
Timber frame employs the use of cavity wall construction. The inner leaf (wall) is built using complex engineering programmes, based on structural calculations required to prove the integrity of each individual property. The Timber Frame is manufactured off-site to a very high standard of quality control. All the engineered components are then delivered to site and erected by a skilled team of erector engineers. The ‘kit’ would normally comprise of:
Exterior Walls
Internal Dividing Walls
Eco-joists and floor decking
Roof Trusses
Appendix 1 shows how a modern building is constructed using a timber frame inner structure with Robust Detail. This replaces conventional poured concrete or concrete blocks, which have been favoured for many years.
HOW LONG DOES IT TAKE TO COMPLETELY FINISH A HOUSE
Once the kit has been assembled on site, which in the case of a 4 bed house over two floors, would take about 6 days, the rest of the work can continue. A reasonable estimate of time to complete a dwelling ready for occupation would be in the region of 12 –14 weeks.
After the timber frame operation has been completed, the roof is tiled and the windows and doors are fitted. This normally takes only a few days.
Once the framed construction is “sealed” the interior trades can commence, e.g. Plumber and Electrician can first fix, which would lead on to the insulation and plastering of the interior. Outside, the exterior wall can be built at any stage of construction, out of any material considered suitable, including:
Stone
Blocks
Bricks
Timber
Render Panels
THE FINISHED PRODUCT CAN BE MADE TO LOOK IDENTICAL TO EXISTING PROPERTIES BEING BUILT IN ANY REGION AT THIS TIME, WHETHER THE REQIREMENT IS FOR SHARP MODERN FINISH OR A MORE RUSTIC REQUIREMENT.
WHAT SORT OF WOOD IS USED IN TIMBER FRAME CONSTRUCTION?
We only use wood known as CLS (Canadian Lumber Standard). This is always softwood of the Pine/Spruce/Fir classification, which is grown especially for our industry. It is grown in cold climates (Canada, Northern Europe, and Russia), allowing the trees to grow slowly and straight, thereby affording more strength in end-use. All wood used in this industry comes from sustainable sources and has a “Chain of Custody”.
“CHAIN OF CUSTODY”
As soon as an acre of woodland is felled for our industry, it is planted again immediately in order to sustain supply for the future. Once the wood has been milled it is machine tested for quality and strength (Stress Grading). The selected wood is then stamped with a series of codes, which tells the user, where the wood comes from, where it was machined and who tested it. It also tells us the quality of the finished piece, which decides where it is used.
CAN THE FRAME BE DAMAGED BY WEATHER, DAMP OR INSECTS
No it can’t. Once the frame is made in the factory, it is overlaid with 9mm OSB (Oriented Strand Board). This is designed to strengthen the structure. The OSB is in turn overlaid with a “breather membrane” which allows the building to breath – yet prevents the ingress of water to the interior. The frame is built on a soleplate under which is a Damp Proof Course. This prevents any rising damp reaching the timber. The Frames are protected from penetrating damp by the exterior masonry wall and they are also protected from falling damp by the cavity created between the Timber Frames and the outside wall.
All the timber components are treated prior to arrival at our factories, using a combination of timber preservation techniques known to prevent attack from wood boring insects, including European Termite (reticulitermes) and dry rot infestation.
AFFORDABLE HOUSING
Due to speed of construction, occupation is very fast resulting in an immediate income from sale, or rental of the premises. This means that any financial loans obtained to complete the project can be repaid very quickly, thereby reducing compounded interest on original capital.
The lower cost of borrowing and overall construction of the properties also means that the % return required in an investment portfolio or by a government landlord is significantly lower than normal, thus a lower rental levy can be applied. This type of social housing is used extensively throughout many European countries at present. The selling price of the property is also lower than using traditional methods of construction, which results in a local government authority being in a position to offer ‘affordable housing’ to those in need, in areas where it may not be possible at present. This particular type of construction is ideal to provide homes for ‘key’ workers in areas, which may normally be out of reach because of the high prices demanded. Key workers referred to are such occupations as Police, Hospital, Fire and of course essential public servants.
LIFE SPAN
Timber Frame Housing was used in Roman times and has been in mainstream use since early 16th Century and those same buildings in the world are still in daily use today. Clearly since the start of timber frame construction, the technology applied to the industry has altered the concept over the centuries and it has now become the most common and reliable method of construction in the world. In Spain the life span of Timber Fame Houses would be exactly the same as any other parts of the World and if a property, like a machine, is maintained regularly it’s life can be extended for as long as the owner wishes to keep it.
EXISTING SPANISH CONSTRUCTION SKILLS
Do we have the trades to undertake a new way of building?
A question which is crucial to the success of Timber Frame Construction in Spain.
The short answer is – Yes we do!
All the existing skills used in the industry will still be required in exactly the same capacity. The only difference would be that the demand for concrete would reduce and those operatives who would be surplus to deemed surplus to requirement would be welcomed into the new industry. Re-training in Timber Frame Manufacture & Construction would not be difficult and training is readily available. TFIS can advise on the breakdown of industry requirements and ‘classify’ each discipline. Each would then be sub-classified and training programmes would be provided for those who wish to qualify in this industry. Mature operatives would be employed from other industries and could contribute immediately, TFIS would seek to help develop and establish training in several different related aspects resulting in recognised apprenticeships for the younger people.
There are many different areas of employment in this industry and aptitude levels vary considerably depending on the nature of the discipline chosen. It would be fair to say that adopting the timber frame engineering option would not create unemployment. On the contrary, we can demonstrate that our industry would create a demand for a more diverse, multi-level, skilled labour force. Not only does this industry rely on manual construction workers both on and off site, it necessitates a high level of involvement from the Information Technology sector for administrative staff which is probably higher than the presently required to service current practices.
ENGINEERING BENEFITS
All drawings are created from licensed software, therefore the possibility of mistakes in design are almost zero.
Immediate commencement on off-site manufacture.
Any problems identified PRIOR to site delivery
Fast site construction by trained engineers working to computer generated instructions
Almost any design possible – unlike traditional methods.
Public and Muilti-occupancy construction up to seven floors high.
Lightweight structures make this method of construction ideal on a soft foundation without the need to pile or raft a foundation.
The use of Eco-joists allows very fast installation of services.
Clear cavity between walls allows air circulation
Controlled Budgets – No site waste
Very low maintenance costs
Far superior acoustic benefit – very quiet to live in.
Easy and fast to extend for provision of extra living accommodation
Appendix 2 shows how the floors and joist systems are now 21stcentenary designed and engineered products as opposed to solid timber making the fitting of under floor cabling or pipe work less labour intensive and much quicker to complete
SITE BENEFITS
Health and Safety aspects such as injury and accidents on site are greatly reduced because of the nature of construction, and because most of the product has been manufactured off-site.
Time to construct a dwelling is massively reduced. For example, the complete build programme for a four bedroom unit is reduced to between 12 –14 weeks.
Waste is kept to a minimum – usually less than 1%
Timber Frame is extremely suitable for multi storey projects and can be built up to 7 floors high – allowing for disproportional collapse.
Enhanced project continuity, i.e. interior of the building can be completed before the external cladding is applied, preventing delays.
Erection is much cleaner process and removes the need for water in the load-bearing construction.
The roof can be sealed in days
On site mistakes are minimised and are easily corrected.
Fast and easy installation of services (plumbing and electrics) around the property.
The lightweight structure enables is ideal on poor ground conditions.
Minimal use of cement means greatly reduced drying time delays, with no shrinkage or cracking problems.
ECOLOGICAL BENEFITS
Carbon Emissions are significantly lower as engineered insulation does not allow generated heat loss to the atmosphere
Whole Life Energy cost is much lower because Timber Framed houses cost much less to heat and cool than existing housing, thereby saving in energy costs over a lifetime.
Embodied Energy benefits. The difference in terms of pollution to the atmosphere in Concrete and Timber construction is about 60% in favour of Timber (See chart on last page).
Helps to achieve Eco-Homes Status.
Encouraged by most world governments.
Materials from sustainable world sources. Forests in Northern Europe grow an annual excess of 252 cubic metres AFTER supplying timber to the Industry. This allows trees to help balance our oxygen levels which would not be there if it was not for our industry.
Materials used are all organic and recyclable.
LIFESTYLE BENEFITS
Superior Thermal Properties.
Lower running costs.
Insurance accepted worldwide
Lender preferred
Easily Convertible
Much lower cost than traditional methods
Quieter than existing construction.
Faster Occupation than usual.
Stays cooler longer – no radiator effects.
Roof space easily & economically converted to extend accommodation.
EARTHQUAKES
Timber Frame Construction has for many years proved to be the safest and most resilient construction known, in the case of Earthquake. Because it is an engineered product, flexible material, mechanically jointed and lightweight it will stay intact longer under higher stress conditions, than any other known type of building.
Conclusion
In view of the foregoing information and facts provided, TFIS can provide a method of housing that offers a feasible and proven alternative construction method for Spain. Timber Frame Construction is an engineered product that will exceed all current demands and will supply fast affordable housing. Our systems are available for any inspection and test, although we can provide comprehensive data that will satisfy all technical queries
TFIS are seeking governmental support to introduce a method of construction that is in use worldwide and can only benefit Spain as a whole.
Appendix
Appendix 1. Robust Detail. Multi abode edification.
Appendix 2. EcoJoist Systems.
Reference sources