Social Housing Refurbishment/Retrofit

Baxall secured the 2-stage contract (PCSA and main contract) from Tunbridge Wells Borough Council’s Property Services, via the LHC Framework, to convert and modernise
four, derelict Victorian properties into comfortable living spaces for individuals/families in urgent need of temporary accommodation.

Located on Crescent Road within the town’s Conservation Area, the 130+ year old terraced houses had lain empty for years having previously been used as shop units. Baxall’s
key objectives were to achieve the project’s tight budget and complete handover within a fast-paced 18-week time frame, enabling the Council to begin housing vulnerable
individuals.

From the outset Baxall worked closely with TWBC and the architect to agree a design that would not only meet the client’s budget but also comply with the Conservation Officer’s strict requirements while still achieving the design layout and programme. The fast turnaround and initially limited scope of works (due to the contract’s fast-paced procurement and rapid progression to site) meant changes to project scope were inevitable. Baxall’s collaborative and proactive delivery team accommodated rapid design alterations to maintain site progress and successfully achieve the client’s target completion date.

The site team began with stripping out each property taking them back to their shell, before revamping the roofs with new fibre cement tiling, ventilation and new lead work. Internally, the teams repaired or replaced any structural defects and installed energy-efficient M&E systems along with insulation, new plasterboard walls, fire doors, windows and doors, in addition to upgrading the gardens with new drainage, paving and fencing.

To preserve the original heritage facade features (one of the Conservation Officer’s key requirements) Baxall restored each of the Victorian sash windows, replacing weights and cords and repairing any rot.

Limited access and lack of space for storage and scaffolding proved challenging due to the site’s confined footprint, which fronted directly onto a main road. A nearby patch of land was utilised for material storage, site welfare and site parking. Mitigating disruption to occupied neighbouring properties and wider general public was crucial from project to finish. The site team implemented early deliveries to avoid peak traffic times and used a dedicated banksman to control works. Baxall’s Site Manager meanwhile maintained clear and open channels of communication with all neighbours with regular updates via newsletters.

Baxall’s in-depth knowledge of value engineering achieved crucial project efficiencies for the client. While the original plan was to replace two of the roofs (and repair the other two), on Baxall’s recommendation the client agreed that all four roofs should be replaced simultaneously to safeguard the buildings’ longevity and prevent defects.

Elsewhere, one of the properties had a single-skin brickwork extension built to the rear. Baxall’s remit at the start of the project was to reinforce this extension to maintain a uniform aesthetic. With the strip out works underway, however, Baxall recommended the extension be demolished and rebuilt to meet current building regulations. This not only benefited the project in terms of time, cost and quality; it also eliminated the need for reinforcement works.

Supporting TWBC’s commitment to becoming carbon neutral was a key element of this contract. Baxall installed Air Source Heat Pumps for heating, and installed cabling for solar PVs on the roof as a future proofing, carbon reduction option. A-rated white goods were installed throughout.

Despite considerable challenges, Baxall handed over the renovated properties to the client on time and with zero defects, proudly supporting TWBC’s Property Services’ ongoing work to assist families and individuals in urgent housing need.

Following Baxall’s extensive refurbishment all four properties achieved EPC ‘C’ ratings – a significant achievement given the properties’ age and Conservation Area location (pre-retrofit, house number 34 was an EPC ‘F’ rating). In compliance with the Equality Act Baxall retrofitted one of the houses to be accessible for a wheelchair user complete with ground floor, level access shower and WC.