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City of Johannesburg

BYAFDELING BEHUiSING HOUSING DIVISION J O H A N N E S B U R G

BRICK VENEER

TIMBER FRAMED HOUSES

RI VERLEA

HOUSING DIVISION,BRICE VENEER TIMBER FRAMED HOUSES.

fcyC.S. GOODMAN, B.Sc. (ENG.), A.M. INST. C.E., M.I.MUN.E,

CHIEF HOUSING ENGINEER,HOUSING DIVISION

________________CITY COUNCIL OR JOHANNESBURG.____________________

On February, 27th, 1965, the Mayor of Johannesburg, Mr. Pieter Roos officially opened the first batch of 8 Brick Veneer Timber Framed Houses in Riverlea Coloured Township built by the Housing Division of the City Council of Johannesburg.

This type of construction is the first of its kind to be built by a Local Authority in the Republic. The houses are based on National Housing Office plans varying in size from 892 to 1057 square feet not including garages. Each house has Lounge, 3 to 4 Bedrooms,Kitchen, Bathroom, Separate Toilet and Garage. These houses mark the initial stage of a Scheme comprising 200 houses built for sale.

Although Timber Framed houses are common in the Scandanavian Countries, Canada, America, Australia and New Zealand, where living standards are no less than in S.A., its use in the Republic is revolutionary. We are fortunate that such technical bodies as the Department of Forestry, National Building Research Institute, South African Bureau of Standards and the Wood Promotion Council over the past; years carried out investigations on various types of timber framed construction. As the result of intensive research and numerous experi­ments, much valuable information has been accumulated to suit South African conditions, which has been incorporated in a "Code of Practise for the Construction of Timber Buildings (S.Á.B.S. 082-1962)".

It is therefore fortitutious that so much valuable criteria and procedure has been evaluated and is now available to meet the present urgent demand for this type of construction.

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Owing to the enormous economic upsurge in the Republic conventional building methods cannot provide houses fast enough. An amendment of the Housing Act was therefore recently introduced which amended the existing Building Bye-laws where Government Funds were concerned.This permitted unconventional methods of construction enabling the preconstruction of Timber Framed Panels in a workshop elsewhere where Bantu labour both skilled aad unskilled can be employed. The completed timber panels are then transported to the site for erection where little more than nailing is necessary, thus saving both time and European Artisans resulting in reduced building costs. Furthermore, the increased use of S.A. Pine will give a much needed impetus to the rapidly expanding Timber Industry.

In order that the Timber Framed House should be more acceptable, and the necessity to retain as many of the proved conventional standards as possible, the outside is clad in 4£” brick veneer instead of Timberor other materials thereby combining the conventional all brick house

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with the economy of the Timber house. This construction being the product of two methods can best be described as '’Brick Veneer Timber Framed Houses”.Standards.

Although unconventional building methods may have been approved, it is still advisable to retain the minimum requirements accepted for conventional buildings, until experience modifies the criteria so accepted.

Recently, the Minister of Housing approved of Interim Minimum Standards for unconventional preconstruction methods which follows the requirements of the conventional house as indicated below:-

Structural Performance stipulates the design loads on floors, walls and roof as detailed for conven­tional construction in S.A.B.S.-024-1952: Model

* Building Regulations.

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Thermal Performance defines the relationship between the temperature inside a house and that externally varying between 45°F and 86°F and is in accordance with conventional construction. Ventilation Standards to comply with conventional construction as detailed in S.A.B.S .-034-1958, Chapter 13 (Model Building Regulations).Daylight Standards as for conventional construction and indicated in S.A.B.S.-032-1958, Chapter 11 (Building Regulations).

Sound Installation between rooms should vary from 35 to 47 decibils.

Room Space Requirements as normally laid down for conventional buildings.

Appearance should be acceptable for the area.

Durability of the House at least as long as the amortization period.

Resistance to Water. The house should be adequately protected against damage from rain and damp, and should follow conventional practice.

Rodents and Pests controlled as laid down in S.A.B.S.-082-1964 (Rodent Proofing of Buildings).

Fire Resistance. As in Normal Construction.Timber Protection against Termites.All timber must be mill run S.A. Pine P.A.R. for framed panels

and rough for roof not to exceed Y]% moisture content, pressure treated in accordance with "Code of Practise for the Application of Timber

Preservatives."

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Site Preparation,The site should he graded to ensure adequate storm water drainage

both during and after completion of building, whilst the area to be occupied by the structure should be cleared of all vegetable matter and top soil. The site should be checked for evidence of termite infection which, if evident, should be eradicated as described in S.A.B.S.018-1960.

Foundations.Concrete

foundation foot­ings shall be 18"

concrete to a depth of 6" with 18" lap where steps occur.

Brick founda­tion walls shallbe 9t " wide in hard well burnt brick laid in two stretcher courses or concrete cast in situ. Where bricks are used, the joints shall be grouted solid with 1 to 4 cement mortar, whilst concrete foundations shall be in 1:3:6. Whilst foundation walls are in the course of construction, 1" x 24" long x 18 gauge galvanised hoop iron anchors shall be set in position projecting . above finished floor level at 48" centres for securing timber framed panels to foundations. No foundation walls are required for partition walls which carry no roof loading.Filling.

Selected earth filling shall be spread in 6" layers within founda­tion walls and consolidated with mechanical rammer, finishing to a level surface to underside of 3" slab.

wide in 1:3:6

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Platform Slab.Spread 3" concrete (1:3:6 - -f-" stone) in panels over the

consolidated earth filling to outside "brick foundation, bringing surface to a smooth finish with steel float to take tiling at a later stage.Wall Framing.

All timber framed panels which have been previously prefabricated in a workshop are brought to site. The out­side wall timber framing carries the roof loading requir­ing 3" x l£rt studs at 16” centres for light roofs (C.G.I.or Asbestos Cement) or 4-2-" x l£” studs at 16” centres for heavy roofs (Tile, slates etc.)» These frames are set vertically on the finished concrete slab at 6” from outside of foundation edge which will give a final l£" cavity after brick veneer skin has been built. All internal framing carrying no roof loading is in 3" x l£” studs at 16” centres in all cases. Workmanship in the Fabrication, Preparation and Erection of all Timber Framing must be in strict accordance with the "Code of Practice for the Construction of Timber Buildings (Sec. 5-SABS.-082-1963t During erection, the galvanised hoop iron ties which were previously cast in foundations must be securely anchored to the Timber studs and sole plates, whilst the internal framed panels must be anchored to slab by the use of 3t " Masonry nails.

In erecting the timber panels, galvanised iron ties shall be used to crimp adjoining timber panels together.

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As a rodent barrier, nail a length of 9" width of Galvanised Bird netting to top of panels, the free end of which will be eventually built into the veneer brickwork. A long length of 3" x l£" wall plate is finally nailed across top of all framing to act as a wall plate.

Roofs.

Trusses should conform to conventional methods being placed directly over studs and firmly secured by 1" x 18 gauge galvanised straps to wall plate and studs. Purlins should be sized, spaced and spiked as in conventional building.

Roof covering in C.G.I. follows.Brick Veneer Walls.

On completion of the erection of Timber Framing and fixing of Roof covering the brick veneer skin in face or selected stock blue brick 4i" thick, laid in 4:1 cement stretcher bond is commenced.

In order to give the maximum weather protection, all horizontal and vertical joints must be fully flushed in mortar with external joints struck and inside joints bagged. The brickwork must be reinforced with 2-p Exemet below and above window levels. In addition 4 wall ties per square yard of brickwork consisting of 1” x 9" x 20 gauge galvanised iron must be allowed for. The one end of wall tie is nailed to timber stud whilst the other end after bending is built into the brick veneer skin. Mosquito proofed air bricks must be inserted in top of brick veneer where required.

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On completion of veneer brickwork, the interior of house is protected from weather. All future finishing is simplified as only

"dry processes" remain to be done.

Services.On completion of veneer brickwork, the services such as Plumbing,

Sewerage and Electric Wiring can be completed before internal wall

cladding is attempted.

Wall Cladding.This consists of i" gypsum board 4 feet width fixed with

vertical joints nailed to studs. The gypsum board to outside walls facing the cavity is lined with aluminium foil which acts as an additional moisture barrier.

Ceilings.soft board precut to exact size with bevelled edges is next

nailed to l£" x l£" brandering with 3" cove cornice.

Panering.Washable wall paper has been used throughout instead of painting

as costs are almost equal.

Floor Covering.Parquet flooring is provided in lounge whilst Asphalt or Vinyl

is laid in remainder of house.

Fittings.In addition to the usual plumbing fittings, the kitchen is

equipped with 2 steel cabinets and stainless steel sink. A 3 point plug is provided for owner's stove.

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Prefabrication Workshop.The prefabrication workshop is a vital link in the unconventional

method of construction and should be carefully planned following a flow layout as in any well designed factory.

The advantages are as follows:-1. Good organisation possible as both men and materials are

concentrated in one spot, and not effected by weather conditions.

2. European artisans on site are replaced by Bantu artisans in Workshop.

3. Productivity is increased due to labour being efficiently supervised and as work is repetitive, task system canbe introduced.

4. As all timber is delivered precut to size and length, the number of operations is reduced to a minimum.

5. In the use of jigs, no plans or measurements are necessary, whilst completed panels are exact to size.

The area of the workshop should be ample for stock piling materials such as timber, doors, windows etc., and completed timber panels. A size of 9,000 sq. feet shed is suggested which should handle the prefabrication of panels for 2 houses a day in 1 shift of 9 hours. Conclusion.

The cost of a Brick Veneer House should work out at R4 per sq.ft, as against R5 to R6 for the all brick house.

As this type of construction is unusual, most con­tractors are reluc­tant to undertake Timber Framed Construction.

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In fact in the present housing emergency where skilled manpower is to be conserved, it is the duty of Local Authorities to make fuller use of their resources in Technical Staff, workshops and artisans to undertake departmental construction of Timber Framed Houses and so relieve the demand for new homes and ease the burden on private

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contractors.

PREFABRICATION WORKSHOP

SHOWING JIG TABLES IN

FOREGROUND AND COMPLETED

PANELS ON GROUND AND STACKED

AT BACK OF SHED READY FOR

REMOVAL TO SITE.

F / O . Í

JL

PREFABRICATION OF DOOR AND

WINDOW FRAMED PANELS.

EXCAVATING SITES WITH

COMPLETED BRICK VENEER

TIMBER FRAMED HOUSES IN

BACKGROUND,,

Collection Number: A1132 Collection Name: Patrick LEWIS Papers, 1949-1987

PUBLISHER: Publisher: Historical Papers Research Archive, University of the Witwatersrand, Johannesburg, South Africa Location: Johannesburg ©2016

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