Trellick Tower • Trellick Tower is a 31-storey concrete-

framed building located in the London borough of Kensington and Chelsea which was designed in a brutalist style by Hungarian Architect, Erno Goldfinger.

• The building was completed in 1972 and is the sibling to Balfron Tower, located in Poplar in the London Borough of Tower Hamlets.

• Trellick Tower, part of the Cheltenham Estate, was previously owned by the former Greater London Council and then transferred to the Royal Borough of Kensington and Chelsea, and then to the Kensington and Chelsea Tenant Management Organisation (the TMO) as part of a stock transfer.

• The building was listed in 1998 as Grade II*.

• Accommodation is provided across the tall tower (Block A) and the little Trellick Tower (Block B), comprising 217 homes in total. There are 175 homes in Block A, and 42 homes in Block B.

• The building continues to attract high levels of interest architecturally and politically, such as from organisations and groups including Historic England, Docomomo International and the Twentieth Century Society, as well as culturally from film, TV and social media, and due to its housing design, type and tenure mix.

• The £7.6m spend for the external refurbishment work was approved by the Council in 2016 and was to be carried out by the TMO, which on 1 March handed over all functions to the Council’s newly created Housing Management function on 1 March, 2018.

• While work began in 2017, in early 2018 the Council tasked its Capital Projects team to oversee and lead the refurbishment and take it to completion.

Development of the current external refurbishment projectTrellick Tower has suffered from a gradually deteriorating external envelope for two decades and has been in a state of disrepair. The external refurbishment will preserve, celebrate and enhance Trellick Tower, while reducing the need and costs of continuous maintenance and repair.The current scheme is based on a planning application which was submitted in 2005 and approved in 2006.Cheltenham Estate Conservation Management Plan – The TMO commissioned this masterplan from Howarth Tompkins Ltd, with contributions from James Dunnett (architect and Goldfinger historian), for the Cheltenham Estate, including Trellick Tower. Published in late 2015, the main findings - with comprehensive investigations recommended in each - were as per below.

• There was localised damage and repairs to concrete on Blocks A and B, and to the service tower.

• Some timber windows appeared to be in good working condition but those with greater weather exposure showed signs of leaking and damage.

• Crittall windows were in a mixed state of disrepair, with some replaced in the 1970s with aluminium and some others found to be in good working order.

• Scaffolding and alternative means of access for surveys and work needed to be thoroughly reviewed.

The contract for external repair and redecoration was procured through the Capital Works Framework and awarded to Wates Living Space. Baily Garner LLP were appointed the client representative, with responsibility to oversee the detailed market testing of the works and to confirm that the contract represented value for money.

During consultation, residents also raised issues around an infestation of pigeons and about scaffold security.Several reports were issued by Baily Garner to collate survey information and provide confirmation of next steps relating to the works. These included a general condition survey and analysis of window condition and life expectancy.The TMO confirmed and appointed Wates Living Space to undertake the works.

Drop-in eventExternal refurbishment project13 November 5pm-8pm

Scope of external refurbishment workAfter consulting with residents in 2016, the TMO received the Council’s approval for a £7.6m spend on Trellick Tower major external works which include the following:

1 concrete repairs to the exterior of the Grade II* building

2 repairs and restoration of balcony windows, including sliding doors

3 replacement of Crittall windows in communal areas

4 work on balcony coverings and timber panelling

55 installing pigeon netting/anti-roosting measures

16 decorations to all previously painted surfaces.

Site investigations and methodology to establish scope of workThe scope of work was defined by Baily Garner following a condition and recommendation report undertaken by them in June 2015.Prior to tendering, Wates commissioned and undertook elemental surveys and assessments for each of the key works areas. Due to the scale of the building, only certain areas could be surveyed as samples which helped provide a ‘best estimate’ of work and informed a logical approach to establish provisional sums and quantities. Each provisional element was then validated, and re-surveyed as required, when Baily Garner gained full access to external façade and internal areas via an independently constructed scaffold.This then re-quantified the works, with any other unforeseen repairs to be identified as variations or additions on an ongoing basis.

External and internal fabric repairsExternal façade • External façade repairs had been undertaken in 2006 as part of the external repairs

and window-replacement programme.

• An abseil survey to both Blocks A and B had been commissioned previously on behalf of the former TMO. This survey identified areas requiring repairs using schedules and photos. These schedules were used by tendering sub-contractors to price and scope the works.

• Internal concrete repair work to the communal areas and link bridges of Blocks A and B

• Wates undertook a scheduling process to review the repairs that were required within the communal areas which was again issued to the tendering sub-contractors for pricing.

• Wates commissioned Avalon to undertake a visual and photographic survey to accurately schedule the extent of repairs that were required for the external areas of the link bridges and the service tower.

• Due to the location of service masts on the top of the tower and any health and safety risks associated, the abseiling team required safe working distance information from the owners of the masts before undertaking surveys. This information was requested but not provided and this part of the survey could not take place.

• In order to provide an accurate estimate and costing for this element of work, it was agreed by Baily Garner for Wates to pro-rata the costs provided for Blocks A and B and attribute these to the service tower based upon the surface area of the buildings.

External decorationsThe external decoration element of the work was scoped on the basis that only those areas that had previously been decorated or stained would be re-decorated. These include, but are not limited to: balcony soffits, timber panelling, windows and doors, and rails.The decorations were incorporated within the window repair work.

Scaffolding A full, detailed review was undertaken to determine the best way to access all the areas that were to be refurbished and/ or repaired.

Due to the nature of the work needed on Trellick Tower, it was decided that the best and most effective access system would be a full wrap-around scaffold.

Alternative access arrangements considered included:

• mechanical hoist

• abseil

• mast climbing working platforms

Full wrap-around scaffoldingFrom analysis, a full wrap-around system was the most beneficial and cost effective solution. This was due to the following.

• It allowed multiple trades to operate on various floors and levels at the same time.

• The team, including project leads, consultants and specialists, could gain close access to accurately schedule the areas that required repairs and ensure quality control during the work, and upon completion.

• The use of a full wrap-around scaffold also ensured that any debris and detritus from extensive repairs would be caught while still allowing free movement of personnel due to there being no fixing needed for harnesses.

• None of the alternative options proved viable from a practical or a health and safety position and Wates-designed wrap-around minimised risks to all operatives on site.

• Due to the complex nature of designing and erecting scaffolding to a 31 storey building, Wates worked closely with Conisbee Structural Engineers to produce the design, and include trial pits and ground investigations to inform detail.

Trellick Tower - Sca� olding Access Matrix (October 2016)

Under working at heights and following the hierarchy of safety principles, we have an obligation to provide our operatives with the safest working environment.

Our assessment of individual access methods is within the matrix but in essence our ultimate goal is to make provision for the works specifi ed to be carried out

ActivitySystem

Sca� oldingMechanical Elevated

Working PlatformVertical Cradles

AbseilingMast

Climber

Collective Protection

Requirement to wear fall arrest equipment

Prompt evacuation facility

Numerous areas can be worked on consecutively

Refurbishment of the large balcony doors – sca� old will provide a working platform

Safe transition of construction debris

Condensed programme period

Working restriction due to high winds

Mechanical breakdown

Risk of falling objects Low Increased Increased Increased Increased

Trellick Tower External Refurbishment – Meet the teamRoyal Borough of Kensington and ChelseaHousing Management:Doug Goldring: Director of Housing Management

Lee North-Smith: Director of Assets and Regeneration. Designated Senior Responsible Officer for the project

Dritan Uka: Head of Projects, Assets and Compliance and delegated Senior Responsible Officer

Daniel Wood: Assistant Director of Home Ownership

Kiran Singh: Head of Neighbourhood Management

Umesh Kataria: Project Manager

Capital Projects:Adam Srodzinski: Head of Capital Projects

Helen Edmondson: Capital Programme Manager

Monika Kojak: Senior Project Manager

Dijon Edward: Resident Liaison Officer

Tuhina Chugh: Communications Leadr

Joanna Scarrott: Business and Communications Support Officer

Wates Living Space

Niall Tierney: Project Manager

Paul Russell: Project Manager

Darren Burns: Regional Director, South

Eddie Ferns: Site Manager

Wayne West: Resident Liaison

Jackie Russell: Resident Liaison

Baily Garner

Andrew Little: Partner

Rob Tyler: Associate Partner

George Gardener: Surveyor

Roland Simmons: Surveyor

Tracy Carpenter: Senior Health and safety (CDM) Consultant

Our team of 160 people combines architects, building surveyors, quantity surveyors, electrical, mechanical and environmental engineers, project managers and health and safety specialists.

Their shared expertise and our collaborative culture, combined with the latest technology, enable us to offer dynamic solutions and value for money. For each project, we build a bespoke team around our client to deliver the exact knowledge and expertise they need.

Baily Garner has been combining excellence and innovation for more than 40 years. Based in London and Birmingham, we have a strong track record across the housing, health, education, care, blue light and commercial sectors, as well as in regeneration and mixed use.

Our work ranges from restoration to new builds, and often requires a high degree of sensitivity to meet the needs of all those involved. Past projects include schools, hospitals, fire stations, churches and care homes.

Under our equity management structure, and in line with our ethos of continual improvement, we continue to develop our skills and services into a truly interdisciplinary professional practice.

The Capital Projects team also makes use of programme level consultancy for cost management and quantity surveying with Arcadis, and MDA for independent Clerk of Works oversight. In addition, RPS has provided independent advice and guidance to Kensington and Chelsea regarding air quality monitoring which is being carried out by Wates.

The Wates Group is one of the largest privately-owned construction, development and property services companies in the UK.We are committed to the long-term future of the built environment. Our award-winning Corporate Social Responsibility and sustainability programmes underpin our vision to become the most trusted partner in the built environment, leaving a positive legacy for the communities in which we work and live.Wates Living Space is one of the UK’s leading providers of planned and responsive maintenance services in the social housing sector, maintaining over 500,000 homes nationwide every year.

Housing ManagementOn 1 March, the Council took over the management of its homes from Kensington & Chelsea Tenant Management Organisation (the TMO). This includes day-to-day services such as repairs, cleaning and looking after your estates.

The TMO’s phone numbers have been transferred to the Council. You can call the Customer Service Centre on 0800 137 111 or use the mobile friendly number, 020 3617 7080. Staff are working from the same neighbourhood offices but are now employed by the Council. This means that you can continue to access your housing services in the same way as you have always done. If you would like to contact the Council with a general housing enquiry, or to request a repair or enquire about an existing repair request, you can also use the Contact Housing Management online form found on the Council’s official website.

We have taken ownership of Repairs Direct and now manage its staff too. Repairs Direct will continue to deal with your day-to-day repairs, working on behalf of the Council.

The Council will be reviewing the current service, which we know has not always met your expectations, and will prioritise the delivery of repairs and major works.

Head of Housing Commissioning

Amanda JohnsonAmanda.Johnson@rbkc.gov.uk

Neighbourhood Director

James Caspell james@caspell@rbkc.gov.uk

Assistant Director Property Services

Lee North-Smith Lee.North-Smith@rbkc.gov.uk

Director of Housing Management Doug Goldring

Doug.Goldring@rbkc.gov.uk

Head of Repairs

Vacant

Assistant Director Neighbourhoods

Mary Larbie Mary.Larbie@rbkc.gov.uk

Key contact details:

Sat 17 Nov 2018 10am to 12.30pm Treverton Community Centre Balfour of Burleigh Estate, Ladbroke Grove, W10 6BG

Wed 21 Nov 2018 6.30 to 9pm Silchester Community Room Estate Clubroom, 1-80 Frinstead House, Freston Road, W10 6TY

Wed 28 Nov 2018 6.30 to 9pm Kensington Leisure Centre Meeting Room Silchester Road, W10 6EX (please note this event is for Lancaster West residents specifically)

Sat 1 Dec 2018 3pm to 5.30pm World’s End Community Centre Blantyre Street, SW10 0EH

Wed 5 Dec 2018 6.30 to 9pm World’s End Community Centre Blantyre Street, SW10 0EH

Thu 6 Dec 2018 6.30 to 9pm Small Hall, Kensington Town Hall Kensington Town Hall, Hornton St, Kensington, London W8 7NX

Future management of your homesThe Council is not taking over the running of housing management services permanently unless residents tell us this is what they want. A group of residents working alongside Council officers, selected Traverse – an employee-owned research and engagement company – to help us plan a programme of engagement with residents.

Traverse is running a series of events for Council tenants and leaseholders in Kensington and Chelsea. The next events are:

Ongoing communications and engagementConsultation events – The first of these informal events was held in November 2015, and followed up by several more - some tenants-specific, some leaseholder-specific and some for all residents - until January 2017.

Residents’ Working Group – Established early 2017 with the first meeting in July 2017, it is a regular, monthly meeting held between members of the project team and resident representatives, to provide updates, receive feedback and resolve issues.

Dedicated web page – A web page, which can be found at – www.rbkc.gov.uk/newsroom/council-capital-projects/trellick-tower-external-refurbishment – has been set up by the Council, to provide regular updates, and collate historical and latest information and documents for people’s use.

Dedicated email address – The email address: trellicktowerrefurb@rbkc.gov.uk, is monitored on a daily basis, as the first contact point for enquiries.

Resident Liaison Officers – The Council and Wates have a team of Officers, dedicated to communications and engagement directly with residents on a daily basis, to help with queries, resolve issues, and co-ordinate works via the contractor team.

Electronic noticeboard/ TV screen – This is located in the ground floor foyer of Trellick Tower, and is updated on a regular basis, to provide instant news and updates regarding meetings, events, fire drills and similar.

Newsletters – The Council and Wates issue a newsletter each on an alternating basis, approximately every month, to provide work updates, news of events, and any relevant wider information that links to the project. These were previously managed by the TMO and issued to residents on a regular basis starting in October 2016.

Events, drop-ins – Wates are continuing to host weekly drop-in sessions for residents with queries, and a number of planned events are scheduled.

Housing and Property Scrutiny Committee – The Lead Member for Corporate Property reports to the Scrutiny Committee on a regular basis. The Trellick Tower Working Group, chaired by the Scrutiny Chair, issued an interim report in September 2018, making recommendations for changes.

Leaseholders’ Panel – Doug Goldring, as Director for Housing Management, chairs a Leaseholders’ Panel, to cover issues across the Borough. This includes leaseholders from Trellick Tower.

Project Board – The project team report to Lee North-Smith and Dritan Uka, as the Senior Responsible Officers (SROs) for the project, providing monitoring, challenge and decisions.

Project meetings – The project team holds regular progress meetings with Wates, as Principal Contractor, and Baily Garner, as Client Representative, Cost Consultant, and Principal Designer.

Training event

Dedicated web page

Electronic noticeboard/ TV screen

Newsletters

Programme and progressWork undertaken so farAs of early November, the progress of work was as follows:

Block B - Little Trellick • Concrete repairs, window overhauls, external decorations and private

balcony timber cladding are 95% complete. • Internal works are 40% complete. • Communal Crittall window replacements are 75% complete. • Graffiti on concrete pillars in front of commercial units (block B) has been

cleaned. • Ceilings above commercial units - cleaning and redecoration underway.

Block A - Tall tower • Scaffold strike reached floor 17 on 2 November (top down). • Concrete repairs are 100% complete, only scaffold tie inserts are

still to be done. • Window overhauls and repairs are 90% complete. • Private balcony timber cladding and external decorations are

85% complete. • Internal works are 20% complete. • Communal Crittall window replacements are 40% complete, currently

on floor 18. • Roof overlay system is now complete, cable ties have been tidied up,

currently in the process of reinstating satellite box, lightning conductor and fan distribution board.

• Viewing tower/old boiler room windows’ decorations are now complete. • Scaffold strike on viewing tower will commence in November 2018. • Repairs to smaller roofs above 4th and 6th floor next to Block A,

and to the viewing tower roof will be taking place between November and February.

SEPT 2018

BLOCK BCOMPLETION

MARCH 2019

PRACTICAL COMPLETION

DEC 2018

OTHER WORKS OUTSIDE ORIGINAL SCOPE

FEB 2019

BLOCK ASNAGGING AND

INSPECTION COMPLETE

FEB 2019BLOCK B

SNAGGING AND INSPECTION

MARCH 2019ROOFS

B AND C AND VIEWING TOWER

COMPLETE

NOV 2018

BLOCK AROOF WORKS

Quality managementBaily Garner, as client representative and Clerk of Works, undertake joint progress inspections with Wates, and their own monitoring and checks throughout the course of the work.

Formal inspections, snagging of work and sign-offs are programmed at key stages.

As part of the snagging and handover process, a Handover Pack for individual residents has been prepared, along with formal feedback and questionnaire material to gauge people’s response to the works undertaken, lessons learned and what improvements could be made.

Air quality Following concerns raised by a resident relating to the site generator used for the work hoist, the Council instructed Wates to undertake air quality monitoring from Summer 2018 onwards – this was to undertake short-term particulate analysis and to continue NO2 testing on a monthly basis until the completion of the works, and ending of the use of the generator.

Interim results received to date show that for both particulate matter and NO2, results are within acceptable limits, as defined by national standards.

Handover Flow Chart

Wates complete final snag of works

Wates invite Baily Garner Clerk of Works

for snagging inspection, giving minimum 1

week’s notice.

Wates rectify any snags noted and provide

handover form for sign off by Clerk of Works

Wates invite Client Representative for handover, giving

minimum of 1 week’s notice.

Client Representative to raise further snag lists

for the attention of Wates

Client Representative accepts handover,

utilising Wates Handover Sheet

Handover completed.

The Council/ Wates collects and notifies Client

Representative of any resident/ Stakeholder

feedback

YN

Team issue satisfaction survey to residents, including Handover

Pack summary document

Timber panellingFrom early on in the project’s design and planning stages, the appointed heritage consultant Nathaniel Lichfield & Partners, and consultant surveyor and client representative, Baily Garner, have been liaising with Historic England, the Royal Borough’s Planning and Conservation teams and the Twentieth Century Society, to ensure that the proposed works were completed according to requirements, including listed building and planning consents.

Our design team provided advice regarding the timber panelling and that repair and decorations required listed building consent, which the Planning and Conservation teams confirmed, was granted under the 2006 permissions with works to be undertaken on a like-for-like basis.

Historic England were also consulted and confirmed that this element of work constituted a repair. Before these works were instigated, the project team again notified the Royal Borough’s Planning and Conservation teams regarding the methodology of the system being used, and details of the treatment being applied.

During Summer 2017, works at Trellick Tower were temporarily put on hold in order to provide reassurances to residents regarding the security and fire safety of the building.

The resulting advice from the fire consultant recommended improvements to the performance and degree of fire resistance to the timber panelling and treatment with a suitable product to achieve a Class “0” fire rating with regard to surface spread of flame.

The product selected was based on its ability to achieve the Class “0” rating and used a five coat system including one coat of colour staining/ varnish, two coats of fire retardant (clear colour) and two top coats.

The colour being used was selected following a process of review and deliberation, involving testing and sampling, to ensure that the colour matched the existing, to match as closely as possible on a like-for-like basis and taking into account the differences in shade, colour and material present across the properties across the blocks.

Choice of woodDuring the scaffolding design phases it was recognised that some of the panelling would have to be removed so that scaffolding braces could be positioned - this was due to the panelling being fixed to the shear wall.

A process of attempting to source timber that was as close a match to what was originally in place was initiated and timber samples were viewed by the wider project team (contractor, consultants, Council officers) - and initially the Canadian Cedar was chosen as the best bare timber option.

It was then later agreed that the timber samples would need to have an Envirograf coating applied to ensure that the colour match would be compatible with the majority of the existing coatings. The sample that was chosen after testing upon the application of the coatings was Sapele.

It was recognised that Cedar by nature has a high content of oil which would be combustible.

Only small areas of timber panelling are being replaced where necessary.

There are a number of varying views apparent regarding Sapele, its sourcing and sustainability, and we have sought confirmation from Wates’ Sustainability team regarding sourcing of the Sapele materials.

Other workPaintwork and decorationDecorations and painting have been undertaken across Block A and Block B, on individual homes, including woodwork, window/ door surrounds, balcony works and panelling. These elements are undertaken by Wates Living Space, checked and signed off by Baily Garner as both consultant and client representative, and including use of a Clerk of Works to inspect, monitor and report on a continuing basis. This includes snagging of work, remedial items to complete and further checks and sign off.

Any issues relating to quality can also be referred via the project team to the independent programme Clerk of Works.

The team’s assessment is that the quality of these works is generally good across the site, however, with works of this scale, we have dealt with, and are continuing to be made aware of, a number of snagging issues and concerns, and would be happy to review any specific issues arising.

Pigeon-netting and anti-roosting measuresA significant amount of pigeon droppings were found on individual balconies. This appeared to be a widespread problem, except where residents had installed their own netting.

After conducting visual surveys and discussing with residents, installing pigeon netting and anti-roosting systems to some ledges and sills were added to the scope of work.

Due to some residents not wanting any pigeon-related measures, the project team gave residents in each home the choice. Netting is only being fitted to those balconies where residents have agreed to it.

Roof repairsRoof A – Roof A is the main roof to Block A. Works have been completed to install a liquid overlay onto the existing asphalt covering. The system also includes breather vents to help reduce the moisture content overall.

Roof B – This roof is located to the west elevation of the service tower approximately 7 floors above ground level. Works are being carried out to remove the existing waterproofing system to the original deck and install a Para coat liquid warm roof system, incorporating insulation.

Roof C – This roof is located above the club room on the west elevation of the service tower approximately 4 floors from ground level. Works include removal of the existing waterproofing system to the original deck and installing a Para coat liquid warm roof system, incorporating insulation.

Viewing Tower – The works include stripping the existing waterproofing system back to the original deck, including any insulation or vapour control barriers, and replacing with a bitumen membrane underlay and a Para coat liquid overlay.

Communal windowsAs part of the refurbishment, Crittall windows are being replaced on a like for like basis, across the blocks in communal corridors and other areas.

This work is continuing through November, and residents may be aware of a lack of finishing to the window surrounds. This is work in progress and we have several options.

The issueWates have confirmed that existing windows that have been removed as part of the replacement works were generally fitted into the spaces, and while not loose, the fixing of these windows was found to be variable – that is no padding below screws, and no fixing into the concrete in a large number of instances.

The general state of the surrounding mortar bed structure was found to be crumbling, with both sand and cement deteriorating.

It has been found that the window apertures are not level across the building, and not straight across at each floor. The top of the window aperture appears to be level across the building, however the bottom of the aperture is not. Similarly, the concrete panels making up each level are not consistent, and bow in places, as do the window apertures, ledges and surrounds.

As windows were removed, it was noticed in many instances that there are concrete nibs or protrusions along the edges of the window apertures. These raise the window sill where these occur.

Screws were previously used to fix the windows into the surround but as Wates removed, these were found either to not be long enough or had worn away, or no purchase against the surround.

For the replacement windows, Wates have provided longer screws and varying numbers of shims in each case to ensure tight and secure fixings and to ensure that there are no gaps forming.

Due to the combination of the concrete nibs, the window frames themselves, the screwing in to fix using shims, a tight seal is formed, and the windows are firmly fixed in place. As this is done in each case, fire-retardent foam is also put into the window frame as a secondary measure.

It should be noted that the window louvres exist in several places at each level and in each block. These do not have an open/ closed mechanism, and therefore openings exist on each floor.

The only items remaining are, therefore, how the windows are finished:

In the existing windows, the finish was by way of a trim in some cases, a trim and mastic in others, and in some cases a concrete infill. There is inconsistency across the levels, blocks and site.

Two options are available: • Trim with mastic • Concrete infill

The trim with mastic would need to be carried out with trim sections which may not necessarily line up, completed with mastic surround to tidy.

Concrete infill would provide a neater and consistent finish, but may be deemed to alter the aesthetic of the building and not like for like.

Sample sections of both have been provided at several locations. Building Control have already reviewed if they are fit-for-purpose. The Conservation Officer is providing advice and commenting on aesthetics.