Uncovering the cracks in property maintenance

Such was the case at Gloucester Terrace, a Regency property converted into flats in Paddington, where investigation into the cause of water ingress, and remedial works to asphalt-covered balconies had to be conducted.

But lifting the asphalt was like opening a can of worms – through many years of neglect water had penetrated underneath, rotting the French door timber sills and frames, which formed part of the structure. As a result, the York stone balcony had weakened to such an extent that it had fractured, rendering it unsafe.

Putting it right would involve 12 months of protracted negotiations involving surveyors, the property manager and lessees, contractors, scaffolding companies, structural engineers and the council’s Conservation, Planning and Building Control departments.

First, a structural engineer was engaged, who determined the extent of the problem, before Building Control issued a dangerous structure notice and the main contractor adapted the scaffold to prop up the stones.

Listed building challenges

As Gloucester Terrace is a historic building, the repairs required both planning and listed building consent. Also, at the conservation officer’s insistence, the York stones would have to be replaced ‘like-for-like’.

To complicate matters further, sections of flooring in the two affected flats needed to be opened up to discover how the stonework was secured. Unfortunately it turned out to be a combination of complex cantilevering and pinning, which would not comply with modern construction standards.

After an initial design stand-off between the structural engineer, who suggested using a lighter material, and the conservation officer, who wanted to stick with original York stone replacements, a compromise was reached. The back edge of the stones would be fastened with structural steel and the balcony supported with cantilevering steelwork struts. These would be clad with render to replicate the stone detailing, in line with the building’s architectural style.

Resident disruption

Obviously this project caused significant time and financial inconvenience to the residents, not least the upheaval to those in the two affected flats. A key issue was helping the property manager and lessees understand the conservation restrictions, which effectively resulted in all leaseholders having to contribute considerably more money for no discernible aesthetic benefit.

A conference call was arranged with the planning department for everyone involved. This provided an open forum to discuss concerns and explain to the stakeholders what was happening and why.

The project is now on track for completion in February 2015 - a lasting and sympathetic solution that will preserve another historic building for the next life time.

Historic building assessments are an essential starting point. Never underestimate the complexity of maintaining listed buildings. It is so important to appoint appropriately experienced professionals who understand how to manage the risks.