Retail & Hotel Redevelopment
In late 2010, DMP was instructed by a large property investment firm, to undertake a Feasibility Study for the proposed conversion of an listed office building into a 120 bedroom hotel and three retail units; complete with external landscaping and car parking areas.
Based in South East London, the 1903 Grade II Listed property, once housed the headquarters of the former Royal Arsenal Co-operative Society (RACS), which later turned into a consumer co-operative. This taking on its name from the Royal munitions works (Royal Arsenal) in Woolwich.
Set over a large site, the substantial detached property was constructed using red brick, terracotta dressings and slate roof, replacing smaller terraced Victorian properties constructed on site. With its attractive Italian Renaissance style make-up with symmetrical bay facades, a central three-storey section and four-storey clock tower being the main features. The existing ground floor included a 1980’s plate glass shop front and deep fascia boarding above. These alterations to the ground floor diminished the building’s elegance and grandeur.
The DMP Solution
Initially DMP undertook a detailed inspection of the property to determine Dilapidations liability of the outgoing local authority tenant. Terms were agreed in light of the Client’s intention to redevelop the site.
DMP brought together the necessary consultants, specialists and advisors to develop the project. Not only to the Client’s brief specification, but also of the proposed hotel operator, who had their own requirements.
A detailed Planning Application was submitted by the Client’s Planning Consultant with DMP providing the detailed planning drawings, collecting together all the statutory and supporting documentation and reports; providing professional support throughout this process. The proposals included new conservation-style shop fronts, elevational alterations to buildings, alteration of vehicular access, formation of car and cycle parking spaces, servicing and landscaping areas, installation of mechanical/electrical, new air conditioning plant and installation of passenger lifts.
The submitted Listed Building application included demolition of existing extensions to the rear of the Bakery building, internal and external alterations and replacement windows. Both the Planning and Listed Building Consent applications were granted by committee.
Working with the Client’s Quantity Surveyor, we developed the detailed Tender Package which included General Arrangement Drawings, a Employers Requirement Document and other needed supporting documents. These were then submitted to five Design and Build Contractors.
On interviewing two of the Contractors, one was appointed in September 2011 on a 42 week programme with anticipated handover in July 2012. In readiness for the Summer 2012 London Olympics.
On the contractor’s commencement of works, DMP took the role of Lead Consultant and Employers Agent. We coordinated and managed throughout the project, again in collaboration with the main Design and Build contractor.
To achieve the Hotel operator’s requirements, we ensured constant liaison throughout between tenant, contractor, Local Authority, Duty Planning Officer and Listed Building Conservation Officer. This regulated signing off on materials, detailed inspections to agree timber repairs, render colours and other such factors.
Further into the project, full refurbishment was needed on the listed Building and decorative Clock Tower. Paying particular emphasis to their preservation. The process called for thorough reports and drawings prepared by DMP, selection of materials and sub-contractors by the Main contractor, and then agreement from the Conservation Officer. All of which were agreed and carefully undertaken.
The main building of the hotel constituted a reception area on the ground floor with customer entrances opening onto Powis Street and the rear of the building from the car park. The reception area included a restaurant/breakfast area for up to 72 covers. A bar, kitchen and other core service facilities. The first and second floors of the main building, along with the ground, first and second floors of the Bakery Building to the rear accommodated the 120 bedrooms. A few other spaces for linen and cleaning storage.
The remaining ground floor was sub-divided into three retail shop units, utilising the existing building structure. Frontages looked onto Powis Street and Service entrances/means of escape to the rear. The retail units comprised of 735 sq m, 474 sq m and 714 sq m at lower and ground floor level.
To accord with the requirements of the Planning Permission and Listed Building Consent, the existing glazing in the front windows of the upper floors of the main building were replaced with slimlite double glazing. No alterations were required to the design of the windows, keeping their historic charm. DMP performed research and design reviews to ensure the principal facade was maintained.
Changes to the elevation at the rear of the building were needed. These involved demolition of a linking walkway to the Bakery Building, changes of the window frames to timber and incorporating new window locations.
Historic extensions around the Bakery building were demolished and the elevations made good. The existing Crittal windows were replaced with timber double glazed casement ones to match the style of the remaining listed building.
The project was completed in a timely manner with the hotel fully booked prior to the Olympics including the Italian National Equestrianism Team which tied into the theme of the grand opening.
- Architectural Design
- Feasibility Study
- Landlord/Tenant Dilapidation Schedules
- Employers Agent
- Construction Progress Reports
- Design & Build Packages