Ethos

Our Ethos at APT: Repair Over Refurbishment

Since we started running Apartamentos Playa Torrecilla in 2012,  we have, wherever possible sought ecological solutions, one of these is prioritizing repair over refurbishment. As our building was the first of its kind (a purpose built holiday apartment complex) in Nerja, We aimed to retain the best of the original features and the spirit of the building. 

We have lost count of the number of times guests have mistakenly reviewed "period" features, for "dated decor". You may not havenoticed, but we have in fact we have a continual process of updating  and improving. Until now, we've never bragged about it. Equally, one could say the same of the Alhamabra as being "old and requires updating", but then again, you'd be missing the point.

At first, this was a difficult methodology to communicate and implement, as we were very much going against the grain, and many people failed to understand this concept of zero waste (as they watched us dragging items back from the skip and instead, into storage), but this way of thinking has had significant advantages :

Environmental Impact

1. Waste Reduction:

Refurbishing often involves demolition, by choosing to repair, we minimise the amount of debris sent to landfill. To us, breaking up and disposing of concrete & tiles, and then replacing with yet more concrete and tiles made no sense at all. This reduction in construction waste alone has significantly diminished our environmental footprint.

Prior to any refurbishment,  we make a clear assessment and inventory of the current state of repair and condition of the apartments, finishes and their individual inventories, alongside a list of potential improvements, taking the long view towards long term maintenance and repair, as opposed to short term solutions. 

As APT was the first purpose built apartment complex in Nerja, our aim is to maintain the quality manufacturing  of that era during our stewardship. Many features of the original installation (doors, kitchen sinks, cupboards etc) were built to a very high standard at the time, and  are unfortunately now irreplaceable. Yet , today they still surpass their contemporary replacements in quality many times over. As a consequence, If anything can be repaired in situ, it is, otherwise, and it absolutely HAS to be replaced, it is removed and stored, awaiting refurbishement and re-installation.. Only as a last resort will any item be replaced with something of inferior quality. 

2. Conservation of Resources:

On a global scale, repairing existing structures conserves valuable resources. It reduces the need for new materials, which in turn decreases the demand for raw material extraction, manufacturing, and transportation—all processes that contribute to environmental degradation and carbon emissions. 

On a local level its more difficult to implement, particularly when throwing something "away". One has to question "where exactly is this place , away?" Inevitibly, "away" is "somone else's problem".  Once we realise, its closer to home than we imagined, its a shared problem.
Prior to adopting this methodology,  some items were removed, such as old doors, window frames, sinks , railings etc. as there was no clear plan as what to do with them.

Previously such items would be either sent to landfill, or scrap. In either case it was upsetting to see something that had been meticulously crafted, being reduced to (at best) its base material value by weight.  Frustratingly often, a few months down the line, we'd kick ourselves remembering items where "that would have been perfect for this", knowing full well that they had been disposed of months earlier.

For these items, we created a "buffer space" where items such as these can be stored for later use, or repair in other installations. Its hard to police this 100% of the time, but we have managed to upcycle many of these items back into usefulness, cradle to cradle, if you will.

Economic Benefits

1. Cost Efficiency:

Repairs are generally more cost-effective than full refurbishments. By addressing specific issues rather than overhauling entire sections, property owners can save on both materials and labor costs. This approach also extends the lifespan of existing structures, providing long-term financial benefits.

2. Skills and Job Creation:

Repair projects often require skilled labor, creating job opportunities for local tradespeople. This not only supports the local economy but also fosters a community of skilled workers who can maintain and preserve buildings for future generations. 

In our case, our dedicated maintenance team are in house, if anything we over-employ simply to ensure that repairs are attended to in good time, on weekends , holidays as well as during the week. 

Preservation of Heritage

1. Maintaining Character:

Many buildings have historical or architectural significance. Repairing rather than refurbishing helps preserve the unique character and heritage of these structures. This approach respects the original design and craftsmanship, maintaining the cultural and historical fabric of our communities.

2. Sustainable Urban Development:

Repairing existing buildings supports sustainable urban development by promoting the use of existing infrastructure. This reduces the need for new construction, which often leads to urban sprawl and the loss of green spaces.

Practical Considerations

1. Time Efficiency:

Repairs can often be completed more quickly than full refurbishments. This minimizes disruption to occupants and allows buildings to remain functional during the process. Faster project completion also means less time spent on-site, reducing the overall environmental impact.

2. Flexibility:

Repairing allows for targeted interventions, addressing specific issues without the need for extensive changes. This flexibility ensures that buildings can be adapted to meet current needs while preserving their core structure.

Conclusion

In conclusion, prioritizing repairs over refurbishments in building construction is a crucial step towards reducing waste and promoting sustainability. It conserves resources, saves money, preserves heritage, and supports local economies. By making thoughtful choices today, we can build a more sustainable and resilient future for generations to come.

Materials and Colour Pallet

In order to maintain high standards of finishing, and  minimise awkward junction detailing, we have established and implement  a simple material and colour pallet of:

Black,
White,
and Natural.

We use these as standard  in all our apartments. Externally, bold colours were established early on, limited to the toldos (awnings)  as muted green, yellow and blue, which we have adopted as APT colours.

As we progress with refurbishments, any new details are first prototyped, then tested to destruction before they are rolled out as "standard solutions". This has the benefit of clarity within the team of both how to diagnose, and resolve any problems quickly, as well as maintaining a high standard of finishing.  As architects we are often asked,  "what's your favourite detail", to which, the response is now, 99% of the time, "the same as last time !"  

Most importantly, it maintains a building code, helping to standardise repairs and refurbishment based on proven design based decisions: Our code is simple, clear, tried and tested; In a nutshell, black, white and natural :

Internal walls

are painted white, either in  silk  or matt finish.

Tiled wall surfaces

Generally, these are white 15cm x 15cm or 10 x 10cm. These are  still mainly found in our Type A & Type B kitchens, and are  the original ones installed in 1967, although they have been re-grouted and some replaced many times over. 

We have  consciously avoided their replacement due to the fact that they are of a superior quality to anything produced today, and also to avoid the subsequent waste through demolition When we refurbished the kitchens and bathrooms in 2018, we avoided sending 25 tonnes of rubble to landfill from their removal, simply by repairing what was there. Instead, we reduced the total rubble for 24 apartments to 1/2  a single skip load.

Unfortunately, the bathroom wall tiles were replaced in the 1990s with larger format rectangular white tiles installed over the originals. In this case it is better to leave them where they are, avoiding the demolition and removal of twice the surface area to be sent to landfill, as the resulting waste will be be two layers, not one.

Floor tiles

On first and second floor,  these are the original terrazzo tiles installed in the 1960s. THey are of adesign,once ubiquitous, but are becoming increasingly difficult to source in recent years. Consequently we aim to conserve them as long as possible by avoiding harsh cleaning agents such as  bleach, ammonia and hydrochloric acid (agua fuerte). Instead, we use mild soaps , more often than not , the mixed unwanted shampoos left behind by our guests are diluted, and used a mild cleaning agent instead of commercial cleaners. Our floors have been in such great condition (or smelled so nice) ever since we adopted this policy!

On ground floor, the tiles were replaced in the 1990's. with a larger format tile. As in the bathrooms, these were installed over the original tiles. We use the same cleaing protocol as above.

 
Interior  carpentry

 
is  finished  in painted wood (always gloss white, satin black,  or natural). Cork, is a recent material that we have added, a natural material that has anti bacterial, as well as acoustic and thermal insulating qualities. It also smells great on installation!

Timber surfaces

 
are, wherever possible, finished using natural oils and waxes for finishing instead of toxic paints and vanishes.  This makes for a safer environment for our guests, relying on our our maintenance team who are now expert french polishers , as well as multi skilled in other areas!
 

Exterior metal

is  painted black, or occasionally white, depending on level of exposure.  As we are situated in a high humidity location, with high salt content, we have to be ever vigilant, as this environment is punishing for not only mild steel (which rusts within weeks)  but also stainless steel.

 We try to keep steel rust free by using rust converters, and  chromed surfaces in check by applying a light oil coat You may notice rust spots here and there, and if this offends you please advise us, although also bear in mind that humdity and rapid oxidation is one of the few down sides of our beach front location.

Brass

is used internally on door handles and we continue to refurbish many of the original items installed in 1967.  Additionally, it is becoming more useful in protecting high trafficked items such as door bases and trims. Its pretty resistant to oxidation, and also looks great too, both aged and polished!

Loose items

Replacement of loose items such as furniture and crockery are becoming increasingly problematic in that the production and stock of many items are discontinued after relatively short periods of time. When we started running the apartments in 2012, Ikea was one of our major suppliers,  unfortunatly, in the intervening years, they appear to have adopted a policy of discontinuing popular and items on a "fashion whim" , each time reducing quality and accelerating the turnover of their range of products.  Buying repeat items year on year is no longer a possibility.  As a consequence, we tend to:

 over buy locally sourced items, an additional 30% on bulk purchases in order to maintain ready stock items, ready for replacement.
where local suppliers cannot fulfil requirements, we have items fabricated to our specific requirements overseas. The selection process can be exhausting, but worth the effort in terms of quality and pricing, saving and as we import containers ourselves, we can keep our costs low, year on year, without sacrificing quality.. 

Ultimately, replacing like with like, reaches a point where a bulk replacement is required. In these instances, we group like with like, such as the same plates in Type A's, but not Type B's

Details