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Archive for February, 2009

Redevelopment of 11 Upper Montagu Street February Update

Tuesday, February 10th, 2009

Over the last two weeks, we have been concentrating on the structural defects of the property and over the next month or so we will complete the work detailed in the structural drawings prepared by Stodard Associates.  This includes the levelling and strengthening of the third floors, completing all of the partitioning work and providing adequate sound insulation within the floor joists.  You will see from the attached photographs that this is quite a difficult task and has resulted in some damage to the ceiling on the second floor.

Large patches of the lime plaster from the ceiling have dropped, which will require repair and finishing with fire rated plasterboard to keep the ceilings intact.  We have instructed a local plasterer to take squeezes of all of the existing cornice work and make up new cornicing at a price of £20 per metre to supply and fit.

The windows have all been strengthened with concrete lintels within the void above as shown and these will be covered over with lime plaster to match existing.  Whilst strengthening the floors and ceilings we have found a number of rotten timbers which are being replaced as and when required.  This can be clearly seen from the attached photograph.

We have had on site Mr David Parker for a number of weeks now who has been using a proprietory product, Peelaway 1 and 7, to clean up all of the existing cornice and panelling, which has been heavily impregnated with a number of layers of paint.   These are now near completion and are being undercoated for a final coat of paint when the rooms are redecorated.  The photograph shows the detail that has been retained during this extensive restoration work.

A substantial amount of work is being carried out in the basement for the preparation of soil and water pipes throughout the basement.  We have exposed the existing pipework which will be replaced throughout the property using modern day techniques.  The removal of this concrete is both time consuming and expensive and once the new pipework is in place, we will be removing all of the concrete floor to a depth of 0.5m.  This has to be done in stages to avoid any internal walls moving during the process.  The cost of this additional work prior to Renderseal starting and completing the damp course process will be in the region of £22,000 – £25,000 for materials and labour.

It is clear that the property has suffered from extensive poor workmanship carried out during it’s life, with particular reference to the internal brickwork.  We have found dangerous gaps in chimneys and supporting structures are intermixed with wooden braces that have disintegrated over the years.  Even floor joists have been cut about to such an extent that they are now structurally unsound and have to be replaced.

Another meeting has been arranged with our architects, Michael Phillips Associates, to formalize kitchen and bathroom layouts in order that these can be accurately costed.  Our architects have also detailed to Matthew Pendleton at the City of Westminster all of the proposed changes to this listed building, which need approval before works can commence.

These modifications are listed as follows:

  • Ventilation of the kitchens & bathrooms
  • Floor and wall modifications to the bathrooms
  • New stud partitioning throughout
  • Structural alteration and basement waterproofing
  • Proposals for ceilings and cornicing
  • Roof hatches and structural information

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