Raam full refurbishment a three-storey building and converted it from six bedsits to two self-contained flats. Works included re-configuring partitions, stairs, structural alterations and window glazing.
Project type: Residential
Tags: Conversion, L&Q Housing, Residential,
We were appointed as Principle contractors on behalf of London and Quadrant Housing. The property was believed to have been built in the mid to late 1800’s and is a mid-terraced three- storey house. The property is located within the Muswell Hill Conservation Area on a quiet residential road.
We worked closely with the Contract Administer, Martin Arnold, to follow through with the customers’ requirements. Temporary services were set up along with welfare facilities. Working under the authority of the health and safety executive, we constructed hoardings and walkways in order to practice good health and safety. As the property was in a residential area, due care was needed to maintain low noise levels and sociable working hours.
The works included the de-conversion and full refurbishment of a three-storey building from six bedsits to two self-contained flats. We had to internally reconfigure to partitions and stairs to accommodate the proposed plan. Following that, we made structural alterations under the design and specification of a structural engineer, and the approval of a building control officer appointed by the contract administrator. External works included the demolition and reconstruction of the single storey extension to the rear, and structural works to the flank elevation of the two storey rear addition to accommodate for an open kitchen/lounge/dining room combination.
Additionally, we fully replaced the existing single sash windows with purpose made bespoke traditional sliding sash lead weighted double glazed windows. To achieve a like-for-like appearance, we also replaced the rear patio door. All grounds were landscaped with new retaining walls and foundations, and we laid patio pavers and turf, after which we planted shrubbery.
As to meet the statutory requirements specified in the building regulations for combined dwellings, we made fire and acoustic improvements to achieve an air and impact test. Fire compartments were strictly adhered to and a high standard was achieved with the installation of the fire and sound materials, resulting in pass certificates being supplied to the customer.
The roof covering, felt and batons, and structural rafters and purlins were all removed due to their lack of structural integrity. A brand new roof structure was constructed out of C16 pressure treated timbers. New valleys and ridges were erected and a modern membrane and treated batons were installed ready for a new slate covering. Bespoke lead flashing was wielding on site to weather in all valleys and adjoining dormer windows.
Weekly site meetings with the contract administrator set weekly targets and discussed variations and finishes to be implemented. As the contract length was set at 20 weeks, the strict adherence to the targets set kept the work flow to a high efficiency rating set out in the schedule of works. After that, we focused on applying a new layout by constructing inner walls and reinforcing weakened points in the structure. The first fix of services allowed for a full rewire and installation of new central heating and water services all carried out by our Gas safe and NIC-EIC approved service engineers.
We worked with National grid and Thames water to adjust the service supplies to meet with the new dwelling requirements and all work was carried out under our supervision and within the agreed time frame. This allowed for new patio finishes to be applied and made good after works had been completed.
After the initial construction as adjusted, we could set our teams to the room finishes. We applied flooring and tiling throughout both flats and installed and outfitted both bathrooms and kitchens to a high-end quality finish. All finishes involved sourcing and delivering specified materials set out by the client and required liaising with them to ensure the look and concept they wanted was achieved. Our highly skilled tradesmen completed the full installation of all bathrooms and kitchens to give the high grade materials the finish they deserved. Bespoke wall cupboards with measured made and installed all to the specific requirements of customer.
Upon completion a site visit was scheduled to make a detailed list of remaining work which was all completed within the contracted time frame. The comment of the contract administer was that Raam Construction out performed all other contractors that they had work with. Project was completed to the full satisfaction of the client whom we continue to work with.
Tottenham Hale – N17 »