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Archive for December, 2008

Redevelopment of 11 Upper Montagu Street December Update

Wednesday, December 24th, 2008

We are now into the second month of refurbishing this Grade II Listed Property.  Elsworth & Bond are coming to the end of the soft strip which entails burning off of all woodwork throughout the property.  This has revealed some very interesting and important architrave details, with individually designed Lion’s heads on the ground floor.  The most important floors of this Edwardian property are the ground and first floors, as they would have been inhabited by the owners.  Therefore, the floorboards are very good quality with Victorian type sound insulation underneath.  Each of the windows have individual wooden shutters which are being refurbished for later use.

The basement, however, is a different story, as a property of this age has no damp course and we are forced to dig out the whole basement area to provide a new damp course.  At the same time, we will be laying new water and sewage pipes and tanking the sidewalls.  This is important to provide a waterproof and well insulated lower ground floor apartment.

The Conservation Officer is requesting that all lime plaster and lath work is retained and repaired throughout, which is a time consuming and expensive exercise.  Problems arise in the bathrooms which did not exist when the property was first built.  This means that tiles cannot be supported on walls built of lath and plaster and this is something that we will be discussing with the Conservation Officer.  Likewise, it is impossible to drill low voltage spotlights into the ceilings unless they are plasterboarded.  We are therefore having to look at different ways of lighting the flats.

As Christmas is round the corner, the site will be closed for two weeks and reopening on 5 January 2009.

 

 

 

 

Project Information:  Freeholders:  P R & G J Brodie, Bankers:  Adam & Co , Accountants:  Haslers, Architects:  Michael Phillips Associates, Contractors:  Elsworth & Bond

Redevelopment of 11 Upper Montagu Street, London W1H 2PG

Monday, December 1st, 2008

The refurbishment of Osmo House commenced on 3 November 2008, with the nominated main contractors, Elsworth & Bond.

Although Planning Permission and Listed Building Consent was obtained some time ago, it took Brodie Group Ltd a number of years to obtain vacant possession.  The property was originally a house in multiple occupation, providing accommodation of 23 rooms.  The extension and conversion works will now provide six self contained flats and will be ready for occupation in the Autumn of 2009.

The architects involved with the design and overseeing the contract are Michael Phillips Associates.  As this Grade II Listed property is within the Portman Estate, great care needs to be taken with preserving the character of the property.  Therefore, all general repairs and restoration work will provide a high standard of design, with all the new work in order to respect the particular features of the building adjacent to other Listed buildings and the Conservation Area generally.  A report was conducted by Donald Insall Associates to ensure that all historic aspects of the property are recognized and preserved throughout the refurbishment works.

Brodie Group Ltd has ensured that all the local residents, the Portman Estate, the Marylebone Association, and Westminster Council are kept informed of the schedule of works.  The Company is proposing to keep disruption to minimum whilst the internal alterations and restoration work is being carried out.

During the month of November, Elsworth & Bond have carried out the preliminary works and instructed Bernard Simms Associates as Health & Safety Consultants and Stoddard Associates as our Structural Engineers to complete all scale drawings and calculations for work to be undertaken.  Brodie Group Ltd have also consulted and are now members of the Georgian Group and Listed Property Owners Club, who are providing valuable information and advice for this property, which was originally built circa 1810.  The area to the side and rear of the property received serious bomb damage during the Second World War and this has affected the property, especially on the upper floors.

Work to date includes the stripping out of all fixtures, fittings, furniture and possessions.  Furthermore, the removal of all defective plasterwork and wallpaper and paint continues and will not be completed until the end of December 2008.

The next stage is to arrange a meeting with Building Control and the Conservation Officer and establish what should be done with existing walls, ceilings and cornices in order that we comply with our existing permissions and design statements.

Project Information:  Freeholders:  P R & G J Brodie, Bankers:  Adam & Co, Accountants:  Haslers, Architects:  Michael Phillips Associates, Contractors:  Elsworth & Bond