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Redevelopment of 11 Upper Montagu Street – August Update

Now that the floors have been completed in the basement area, Elsworth & Bond are concentrating on completing all of the partitions and completing the double tacking of the ceilings throughout.  This includes acoustic and thermal felting inside both the walls and ceiling to provide the necessary sound protection.  Our objective is to complete the plastering by 15 August 2009 throughout the whole area and utilize all of the materials that are presently stored on the first floor in order that the apartment can also be progressed in a similar fashion.  A requirement of the Conservation Officer was to maintain the existing stone staircase and cast iron balustrade, which will be achieved by partitioning and boxing out this area as requested as part of our listed building consent.
 
The opening for the hardwood doors to the courtyard will be completed to enable the manufacturer to build these to our exact requirements.  These will be four leaf fully opening sliding doors to the courtyard.
 
The windows and door schedule for the entire property has now been agreed by Westminster City Council and Michael Phillips.  Elsworth & Bond are therefore repairing those windows as requested and we have ordered all of the new sash windows and boxes which require replacing.  An example of a renewed window on the third floor can be seen, together with an opening which will receive a brand new window on a like for like basis.  Existing cills will be repaired where necessary.  There has been an overrun for the installation and the scaffolding is remaining in place at £230 plus VAT per week until this part of the contract has been completed.
 
We are presently reviewing how to deal with the concrete floor to the ground floor and front entrance and it has been recommended that this area is lifted and replaced with a new timber strucuture with period floor tile finish and carpets to the stairs.  We will be obtaining a quote for these works.
 
The curved window to the rear bedroom on the ground floor has now had the brickwork completed and all of the external brickwork to the rear has been repointed after all the remedial work has been completed.  Part of this area includes the rear courtyard which has now been fully rendered and has transformed this area completely, which will be greatly enhanced when painted.
 
All of the lead work to the flat roofs to the rear of the property has been completed, which gives a quality finish to the roof structures.
 
Jim Briscoe has completed all of the new cornice work on the upper floors and is now taking facsimile copies of the existing cornicing on the ground and first floors.  His main task will be to replace and renew where necessary,  and we are also commissioning him to provide new cornice work to the lower ground floor as this has worked so successfully on the third floor.
 
An order has been placed with Heat and Cool for the thermal panel electric radiators and we are presently strengthening the existing timber boarding to the underside of windows where most of the radiators will be fixed.  The hot water cylinders have been located in the roof space for the second and third floors (125 litres for each cylinder) and the remaining cylinders are on site for fitting once other works have been completed.
 
There is a real feel of definate progress as the site office has now been moved from the third floor to the lower ground floor and we are considering placing an order for the kitchens at the end of this month, which makes me feel that the contract will be completed before Christmas, to allow us to market the property for lettings for the early part of 2010.

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

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