O'Keefe Trending Topics - ‘The Line Between Old and New with Derek Gilburt’.
A ground geek?
As a life-long groundworks contractor I’m generally looking down to see what is at my feet or indeed wonder what lurks in the sub-terrain! Many a time have I have bumped into street furniture – too busy staring at paving. I find deep holes over services and drains irresistible. They say you can’t eat a fruit pastel without chewing, similarly I can’t walk past a construction site without looking for a chink in the hoarding to peep into an open basement excavation! But now and again, even groundworkers look up!
I recently visited our site at Kitchener Barracks where O’Keefe are starting on the final phase of residential development utilising volumetric modules manufactured by Top Hat. Nothing special about the concrete wall in the foreground of the photo? I stared at the structure, looking at the usual construction stuff. Is the finish to specification? Are we on programme? The wall is functional, traditional in both design and method of build. But look again. This concrete wall is poignant – it is the dividing line between cutting edge 21st Century housing provision and 18th Century military accommodation known as Kitchener Barracks. So, I pondered on what was each side of the wall.
A potted history?
Fort Amherst is adjacent to Kitchener Barracks and is Britain’s biggest Napoleonic fortress, built around 250 years ago. The history of Kitchener Barracks as a collective of buildings is fascinating. It was established in the 18th Century as a traditional military base, with the Khartoum building by far the most impressive, both inside and out. The site is an important local landmark and a significant piece of Britain’s history, holding claim as the second oldest military site in Medway.
Named after Lord Horatio Kitchener, a British military leader famous for his role as Secretary of State for War during WW1, his statue sits proudly at the entrance and has been the subject of recent controversy that I shall not discuss here. Lord Kitchener was the first-ever soldier to hold the post of Secretary of State for War following several high-profile positions, including his pivotal role in the Battle of Omdurman and the reoccupation of Khartoum in 1898. Lord Kitchener served in Sudan and India until 1914 when war broke out in Europe and he returned to Britain. At the start of the war, he embarked on a recruitment drive, producing a world-famous poster which is now one of the most iconic images of the 20th Century. It resulted in two million volunteers and several ‘Kitchener armies’ across the country.
The architecture
During our works on site, a range of underground tunnels that were known to exist were carefully protected from invasive sheet piling and deep drainage works. The tunnels are believed to have been part of a field hospital, probably like those deep beneath Dover Castle. The peripheral guardhouse building that remains provides a beautiful reminder of 19th Century construction, with attractive yellow stock brick facades and external walls. Sadly, some of the barrack’s buildings, and the southern guard house with its colonial style veranda, were demolished - although long before the site was identified for redevelopment. The Khartoum building itself isn’t actually that old. The original drawings are dated 1938 and building work was not completed until 1960. The building was put forward for listing in 2013 but surprisingly, was unsuccessful.
I took a moment to study the Khartoum building in all its it’s symmetrical form, and marvel at the beautiful Flemish bond brickwork and contrasting quoins. The tall sash windows at ground floor framed with gauged brick arches and keystones. There are the occasional spatters of just how young the building is – the simple tiled cills and the cast iron rainwater hoppers embossed with the date 1939. The central section of the building is crowned in magnificent style with a lantern and clock.
Due to the condition of the building and temporary supports in position, it is not possible to explore the inside. Records reveal many gestures towards the neo-Georgian style, including double entrance doors with patterned transom lights, cantilevered staircases with wrought iron balustrades and rich teak handrails. There is a rather unceremonious laminated notice pinned to the security fencing referring to the building as ‘Block D’.
The new kid on the block
There is a wealth of information around MMC and volumetric modular construction, citing the many benefits during the installation process (note I refrain from using the term construction process) and to the consumer, be they freehold or leasehold. The interest in providing off-site volumetric as one solution to our housing shortage is now global. The Japanese giant Sekisui House has delivered over 2 million homes worldwide. The investment interest from financial giants including L&G and Goldman Sachs are another indication that modular is here to stay.
So, no longer is it just a question of marvelling at the skill that went into crafting beautiful buildings, it is a question of harnessing digital technology to design, manufacture and build more quickly and sustainably? And who knows, one day every component part of our homes and buildings from the foundation piles to the white goods in the kitchen may be 100% recyclable. With the modular solution, we are well on to achieving homes that are fully recyclable – right down to retractable piling systems!
And back to the wall…
I looked at the concrete wall again and wondered what things will look like each side of ‘the dividing line’ in another two centuries’ time - the Khartoum building or the houses?
