Overview
Following on from the completion of the Phase 1 roof refurbishment, our client wanted to explore the continuation of the primary roof refurbishment. A revised brief included addressing the internal aesthetics of the roof and improving the thermal efficiency.
The same issues from Phase 1 remained apparent, but had exacerbated due to prolonged delay of repair works. Further weather cycles had led to further deterioration in the roof substrate. For the age and condition of the remainder of the roof substrate, re-coating needed to be one of multiple options that were presented.
Challenges
Following the lessons learned, we explored revised and new options for Phase 2. Options included re-coating the existing sheets, replacing the external sheets and replacing the entire built-up system with a new composite panel. Each option was to provide a broad range of repair options, each with their own pros/cons.
On-site challenges were also different for this phase. During Phase 1, internal operations and personnel were at a reduced capacity. Many new challenges were presented during Phase 2, including;
Live working site/operations – regular site activities continuing throughout the works
Safety netting installation – as per Phase 1, but required over occupied areas
CDM / health and safety considerations – additional on-site personnel
Consideration of internal works – prior knowledge of intended internal works
Following a review, it became apparent that programme was going to be a driving factor behind the preferred option. Due to known internal works being undertaken directly under the roof areas, we recommended the works to be split into ‘Sections’ under a JCT Intermediate Building Contract.
A Successful Outcome
Following review and consideration of each option and its programme implications, the best choice was replacing the existing built-up system with composite panels. The composite panel provided an improved thermal efficiency, and improved the internal aesthetic of the roof with a bright white finish.
Given our involvement in broader site work, our understanding of planned internal projects enabled us to highlight priority areas to the Contractor. This information proved invaluable for their planning and operational sequencing.
We carefully planned the roof works to complete prior to any internal works commencing. Due to the contractor’s excellent performance and early engagement with their supply-chain, we were able to complete the section of roof prior to any internal works commencing. All stakeholders understood from commencement that flexibility between each other would be required in order to deliver the project on programme. Our client’s ability to adjust their own operations was a key factor in the contractor being able to deliver on programme.
Let’s Talk
If you require services from an RICS Chartered commercial building surveyor or consultant, email us at hello@ivylees.co.uk or send us a message via LinkedIn. Based in central Manchester, we’re close by if you’d prefer a face-to-face meeting.