Adur District Council

Locks Court Refurbishment

the project

Faithorn Farrell Timms (FFT) were appointed by Adur District Council to undertake a condition survey of Locks Court, prepare the specification and provide full Contract Administration and procurement services for planned maintenance works and remedial structural repairs to 1-20 and 21-40 Rock Close, Southwick.

The properties comprise of a three-storey, purpose-built residential block constructed circa 1960 and located within 500m of the sea.

The works comprised external repairs and redecoration to include window replacement works, replacement balconies and roof coverings, remedial wall ties, structural brickwork repairs and a communal area refurbishment.

our role

FFT have managed the project from inception up to tender report stage. It is currently on hold due to the implications of the Covid 19 pandemic and it expected that this will recommence with works planned for Spring 2021.

FFT have carried out initial surveys, measured surveys, structural engineer inspections, specialist chemical testing of balconies, wall tie inspections, roof covering inspections and feasibility reports into external wall insulation cladding and perforated brick openings.

FFT managed the design of the project from the concept design, obtaining planning permission up to the technical design, providing full specification documents including preliminaries, schedule of works, drawings and a structural design package.

the challenges

Due to the age and location of the block, the condition of the external elevations were suspect. It was clear from the outset that many of the main building components were approaching or beyond their life expectancy including windows and pointing. The likelihood of further hidden defects was high.

the solutions

During intial inspections, areas of risk were identified and recommendations given for further inspection, testing and investigation. Whilst from the outside the blocks appeared to be in satisfactory condition, FFT raised concerns about potential hidden defects due to the coastal location and our experience of the construction technology, such as wall tie corrosion to galvanised steel ties, roof coverings, concrete deterioration and corrosion of the reinforcement.

FFT managed a range of investigations including roof covering inspections where core samples were obtained, opening up works and specialist material testing. Our findings showed that the block had extensive defects and, without repair, the building would continue to fall into a dilapidated state.

Our client initially provided evidence of a soon to be expired roof covering guarantee however it was not clear whether this was an insulated overlay and, due to our experiance of flat roofing in the local area, further testing was recommended. Core samples identified that the roofing was simply a felt overlay over an asphalt on a woodwool slab deck. FFT recommended this was a deleterious material and any breaches of the coverings/leaks would lead to rapid deterioration. As the roof covering was at the end of it’s design life, it was recommended that an insulated overlay roof system would extend the life of the roof coverings and protect the deck from deterioration.

added value

FFT have attended evening meetings with leaseholders and residents to explain the scheme design and the impact of the works. This was a valuable exercise as it brought about the opportunity to obtain information about internal damp conditions to the flats.

Facts

Client:

Adur District Council

Address:

Locks Court, West Sussex

Project Dates:

February 2018 – Ongoing

Sector:

Housing

Key contact

Ian Richardson

Partner

01273 305027

latest projects

Diocese of Southwark – Bishop Thomas Grant School

FFT was commissioned to act as Principal Designer and Contract Administrator to oversee the term-time replacement of windows across two blocks of the Bishop Thomas Grant School. Works went to plan causing minimal disruption, resulting in a much- improved learning environment for students, and potential energy savings for the school.

London South East Academies Trust – Horizons Academy

FFT was commissioned to act as Principal Designer and Contract Administrator to oversee the replacement of the rooﬁng system at Horizons Academy in Bexley, part of the London South East Academies Trust family of schools.

Cyclical Redecoration Works for MTVH’s Sheltered Housing Scheme

FFT were appointed by long term client Metropolitan Thames Valley (MTV) to manage cyclical redecoration works to 48 properties under their sheltered housing scheme for residents with special needs.

Options Appraisal at Randlesdown Road, Lewisham

FFT were appointed in October 2021 to conduct an Options Appraisal to assist Phoenix Community Housing to consider investment requirements at one of their owned ﬂats in the London Borough of Lewisham.

New Build at Darwin Green, Cambridge

FFT were Employer's Agents on a project in Darwin Green which includes a local centre, primary school, mixed use development with 1593 residential units of which 40% are to be affordable, a new library and health centre all designed around a large central park.

Intrusive Building Surveys for MTVH

FFT was appointed by long term client Metropolitan Thames Valley Housing (MTVH) to manage intrusive surveys of their building stock.

Bathroom Pods at King George’s Hospital

FFT was appointed by London & Quadrant Housing Trust to design and install bathroom pod facilities for 187 staﬀ bedrooms at King George’s Hospital in East London.

Victoria Court External Repairs & Redecorations

FFT were appointed in multiple roles by long term client Gateway Housing Association to manage extensive repair and redecoration works to a tenanted residential block within their sheltered housing scheme.

Fire Safety Upgrades to Listed Properties

FFT were appointed by AD Construction Group who were working on behalf of Islington Council to carry out ﬁre safety upgrades to 18 listed properties located in a Conservation Area

New Build at Crewe Lane, Kenilworth

Faithorn Farrell Timms were appointed by Warwick District Council and Milverton Homes as Project Monitors, Employers Agents and Clerk of Works for the new build development of 310 homes.

Cladding Remediation at Equinox House

FFT were appointed as Employer’s Agent to manage a signiﬁcant cladding remediation project at Equinox House, a 10-storey residential block located in a busy East London town.

Taberner House New Build, Croydon

FFT were appointed to act as Employer’s Agents and Clerk of Works for the design and construction of 172 units across two blocks in central Croydon.

Stock Condition Surveys for Southern Housing Group

FFT were delighted to be appointed to conduct a comprehensive programme of condition surveys of 38,000 homes and related buildings over a five-year period.

New Build Apartments at Shenfield Bloodbank Site

FFT was appointed by the Estuary's development team to provide Employer’s Agent and Cost Consultant services to oversee a much-needed aﬀordable housing development.

New Build at Haling Park Road, Croydon

L&Q approached us with a requirement for Clerk of Works services on a new build residential project in Croydon.

Net Zero Carbon Development at Europa Way, Warwick

Faithorn Farrell Timms were appointed by Warwick District Council in July 2020 to provide Employer’s Agent services for the provision of 54 new-build net carbon zero houses and flats at the Triangle, Europa Way, Warwick for affordable rent and shared ownership.

New Build Apartment Blocks at Bilton Road, Perivale

Following appointment to Network Homes EA framework, we were approached to advise on the development potential of a prospective land opportunity Network’s land and new business team had been presented with.

FFT Delivers the First Pilot Disposal for MTVH’s Stock Rationalisation Programme

MTVH, working with FFT, have identified a geographically diverse portfolio for a multi-year stock rationalisation programme.

FFT Housing Consultancy Team Supports Settle Group to Secure Affordable Housing Portfolio

Settle retained FFT to carry out a strategic review of growth opportunities within a defined geography. As part of this commission FFT identified a number of leads and supported settle to secure a mixed tenure social portfolio of 138 homes through private treaty.

Stock Condition Survey for Sutton Housing Partnership

Faithorn Farrell Timms LLP was appointed by Sutton Housing Partnership (SHP) to undertake a stock condition survey covering 6,000 dwellings and 450 communal blocks. Our client wished to capture full component information for the assets in order to provide data for works programming and long term financial forecasting.

Stock Condition Surveys for Eastbourne Borough & Lewes District Councils

Faithorn Farrell Timms was appointed to undertake a stock condition survey covering the entire portfolio of 7,500 dwellings and 575 blocks of flats in Sussex.

Fire Safety Inspections for Extensive Housing Association Portfolio

When an extensive programme of block fire safety inspections posed a number of challenges, not least a requirement to accommodate working around vulnerable residents, and a need to meet rapidly changing COVID-19 related health and... Read more

Barnsbury Housing Association Asset Management Support

FFT were appointed in July 2019 to provide asset management support in respect of circa 29 properties in Barnsbury Street.

Coldstream House, Seaford Refurbishment

Faithorn Farrell Timms (FFT) were initially instructed by Lewes District Council (LDC) to prepare a Feasibility Report and budget estimate as part of a larger brief looking at external redecoration and repairs to Sheltered Schemes.

FFT Housing Consultancy Team Supports Paradigm to Secure Shared Ownership Portfolio

Registered social housing provider Heyford Regeneration brought a portfolio of 68 tenanted shared ownership units to the market in June 2019 for sale by competitive tender. The properties formed part of the Heyford Park Masterplan, a regeneration scheme in Oxfordshire.

FFT Successfully Completes Hyde’s 2019/20 Stock Rationalisation Programme

Housing association The Hyde Group, working with FFT, identified a geographically diverse portfolio of around 900 social housing properties selected on the basis of strategic performance indicators. Tactical advice and a fully comprehensive service were needed to complete the sale of the portfolio against a time-stretched and geographically challenging situation.

FFT Supports West Kent Housing Association to Secure Stock Rationalisation Portfolio Off-Market

West Kent Housing Association (WKHA) had previously commissioned FFT to deliver a Strategic Growth Opportunities Review to identify opportunities for growth that met their strategic, financial, operational and geographical objectives. One of the opportunities identified was the potential acquisition of tenanted stock owned by housing association Stonewater Ltd.

FFT Successfully Completes Sale of Stock Rationalisation Portfolio in Wiltshire, Swindon and Berkshire for Southern Housing Group

the project Southern Housing Group (SHG) identified a need to rationalise its geographical footprint by transferring its westernmost stock holdings to a provider with a stronger local offer. The stock holdings comprised 731 social housing... Read more

Sovereign Housing Association Value for Money Review

the project FFT were appointed by Sovereign Housing Association to undertake a Value for Money (VfM) Review. Sovereign are a leading and very large Housing Association within England, with over 58,000 properties located across a... Read more

Refurbishment and Modernisation Works, Royal Albert Hall

FFT is delighted to have been appointed to provide a range of professional and contract administration services, undertaking various redecoration and refurbishment projects within the prestigious Royal Albert Hall.

Procurement of Fire Remedial Frameworks

FFT were appointed to assist and support Paragon Asra Housing Association (PA) with the procurement of: Two long-term Fire Remedial Frameworks across London and the Midlands Two Planned Works Contract across London and the Midlands A Fire Safety Maintenance Contract across both regions

Co-Operative House Remediation of ACM Cladding

FFT were instructed by London & Quadrant to manage the remediation of ACM cladding (aluminium composite material) to a large mixed-use seven-storey building located on a busy high street within Peckham Rye, South London. Two elevations were to be clad in ACM. These had commercial units at ground floor and residential units above with external balcony areas.

Locks Court Refurbishment

Newhaven Youth Centre New-build

Sussex Community Development Association (SCDA) appointed Faithorn Farrell Timms (FFT) to undertake the role of Contract Administrator, Quantity Surveyor and Principal Designer for the construction of a new single-storey youth centre.