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Redevelopment of 11 Upper Montagu Street – May Update

The building work on this project is progressing well, and whilst we thought that all of the structural work had been completed, we are faced with new challenges with this Grade II Listed Building. 
By exposing a number of beams, we have found more evidence of woodworm, which inevitably results in new steels or timbers.  
Removing the existing Georgian window on the ground floor has also revealed rusted steels and poor workmanship which Elsworth & Bond will be reconstructing to modern day standards.  The result of this and many more areas of poor building integrity is increasing the construction costs and time of this complex building and refurbishment project.
 
The property has now been completely scaffolded, which will enable the builders to commence work on the exterior of the property. 
A meeting is being held with the Architects, Michael Phillips & Associates, and the Conservation Officer at Westminster City Council to decide on the style and finish of the windows throughout.  In preparation for this, all of the existing cast iron water downpipes and soil pipes have been removed.  A consignment of 2,500 original stock bricks has been delivered for the building of the rear extension.
 
Paul Brodie has agreed to enter into a Licence Agreement for the owners of the properties in Beverston Mews, to allow Unique Scaffolding to erect their equipment over the side entrance and rear elevation of 11 Upper Montagu Street.  This provides us with a period of twelve weeks to carry out the necessary work by Elsworth & Bond.
 
Although all of the internal fireplaces are being bricked up, we have had all of the chimneys swept for safety reasons, which revealed further structural movement that has now been repaired.  The lower ground floor has now been structurally completed and the electricians will shortly be chasing out for commencement of their first fix.  Once this is done, Renderseal will be instructed to carry out all of their tanking work, which will provide a water free environment for the apartment.
 
The electricians have completed their first fix on the first, second and third floors and are now starting on the ground floor.  Paul Brodie has decided that all of the downlighters in the property will be 12 volt low voltage dimmable fixtures.
 
The plasterer, Jim Briscoe, has been instructed to commence work with the new cornicing on Monday 11 May 2009 and it will be his responsibility to repair any existing cornicing that has been damaged, which is a requirement of our Listed Building Consent.  We are, where possible, plasterboarding and plastering with multi finish on the walls and ceilings, however there are some parts where again, our Listed Building Consent demands repair and replacement of lath and lime plaster.

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

 

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