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PROJECT PROFILE

Modernising Fire Compliance in a Busy Urban Environment

INTRODUCTION

Starfish Construction undertook the fire remediation works at Ketley House, a residential building with commercial units on the ground level. The project's location on a busy high street road presented several unique logistical challenges, including maintaining a safe and efficient worksite for the apartment occupants, respecting their privacy and ensuring the ground-floor commercial units remained open to customers. Key challenges included minimal space for deliveries and welfare setup, the presence of occupied apartments and commercial units, and the need to maintain access and safety for both residents and visitors to the commercial units.

KETLEY HOUSE, LONDON

Innovative Solutions & Approach with Diagnose, Design and Deliver

Overcoming urban restrictions can often be a challenge. However, our knowledgeable team has vast experience managing complex projects in constrained environments. Before any works commenced on site, we developed a structured plan. Our Diagnose, Design, and Deliver methodology is at the core of everything we do and ensures we deliver effective project outcomes.

Our team implemented several innovative measures, including just-in-time deliveries and temporary walkways, to overcome logistical issues while ensuring minimal disruption to residents and businesses. Our planning and site project management approach and processes continually address challenging project locations.

DURATION

25 weeks

CLADDING REPLACED

507 m2

We believe in a coordinated approach to project management. Our Integrated Divisions model involves designing and developing in-house scaffolding and access solutions, with our technical and design teams collaborating closely with our commercial department to engineer effective, tailored solutions. This integrated approach ensures seamless and efficient project delivery.

To optimise the limited space available for unloading materials, we carried out just-in-time deliveries organised outside peak hours. This helped to maintain productivity without causing unnecessary disruption. By installing temporary walkways and clear signage, we ensured safe access for the staff and customers of the commercial units while maintaining strict health and safety compliance throughout the works.

Our Resident Communication Hub acted as a central platform for providing regular updates to those living on-site. This proactive communication strategy minimised inconvenience and kept residents well informed about the project’s progress and upcoming activities, demonstrating our commitment to effective stakeholder engagement. Maintaining strong communication lines, combined with careful scheduling, ensured the project ran smoothly despite the challenging site conditions.

warwick house apartment block with balconies

Technical Excellence

OUR COMMITMENT TO COMPLIANCE AND LONGEVITY

The project involved completely removing the existing timber-backed cladding system and replacing it with a modern, fire-compliant aluminium cladding system. This ensured the project's robust technical excellence and provided quality in material selection and our work.

Key steps in the project included conducting off-site testing of the chosen cladding materials to ensure they met stringent fire safety regulations. The team consulted with fire engineers to design and implement a robust fire barrier system, providing enhanced protection and compliance.

Additionally, structural and serviceability checks were conducted in collaboration with façade structural engineers, ensuring the long-term safety, durability, and performance of the building’s exterior. Our in-house design team utilised the latest systems to manage the planning and implementation of the works, providing U-value calculations and condensation checks to ensure the new system would meet and, wherever possible, exceed current building regulations.

EXPERTS IN FAÇADE SOLUTIONS

  • Busy residential area on one of Wandsworth's central high streets with significant pedestrian traffic
  • Residents were kept informed via our dedicated Stakeholder Hub, detailing the project scope and regular updates
  • Safe access was maintained to apartments and retail units on the street level
  • A Façade Structural Engineer was appointed, and fire testing was carried out to ensure compliance with BSR
  • Cladding system removed and replaced, fire door remedial works including waterproofing and LPS system upgrades.

    In addition to our internal expertise, Starfish Construction collaborated with various specialists to ensure we delivered the highest technical and safety standards on the project.

    Collaboration and success

    DELIVERING AHEAD OF SCHEDULE

    We appointed a Façade Structural Engineer to conduct structural and serviceability checks, ensuring that the cladding system would meet regulatory requirements and perform effectively long-term.

    This included selecting and approving the correct fixings for the replacement cladding system. Additionally, we undertook detailed fire door surveys as part of the project scope, ensuring all entrances met fire safety standards. These actions were critical to the project's success, adding layers of compliance and safety that exceeded expectations.

    We successfully completed the external works at Ketley House three weeks ahead of the planned and agreed schedule. Despite the site's complexities, this early completion is a testament to our efficiency and commitment to delivering high-quality work in a timely manner without compromising on safety or budget, leaving stakeholders impressed by our approach, processes and team.

    sherburn court building

    LEARNING THROUGH EXPERIENCE LEADS TO BETTER PROJECT OUTCOME

    Starfish Construction carried out a comprehensive fire compliance upgrade at Ketley House, a mixed-use building with residential apartments above ground-floor retail units on Garratt Lane, London. The challenge of working in a busy urban environment, with occupied apartments, limited space for deliveries and welfare facilities, and the need to keep commercial units open, was met through their structured “Diagnose, Design, Deliver” methodology. Measures such as just-in-time deliveries outside peak hours, installation of temporary walkways and signage, and a “Resident Communication Hub” ensured safety, maintained access, and minimised disruption to residents and businesses.

    Technically, the project involved the complete removal of a timber-backed cladding system and its replacement with a modern, fire-compliant aluminium system. Starfish Construction collaborated with fire engineers and façade structural engineers to conduct off-site fire safety testing, design robust fire barriers, and ensure structural integrity, including U-value and condensation checks. Over 507 m² of cladding was replaced in just 25 weeks, and the project was completed three weeks ahead of schedule. Client feedback was overwhelmingly positive, with perfect 10/10 scores across areas such as communication, workmanship, disruption control, and overall satisfaction.

    BUILDING ENVELOPE

    CLADDING

    RESIDENT LIAISON

    TECHNICAL SURVEYING

    The client administrator expressed satisfaction with how the project was managed, specifically highlighting the proactive communication with residents.

    The smooth delivery of works under challenging conditions was appreciated, and our continued objective is to build trusted relationships with clients. The initial praise feedback on Ketley House is another example of our dedication to client satisfaction and project excellence.

    We believe this should instil confidence in our future clients and clearly demonstrate our ability to navigate project complexities without disruption.

    ROBERT MORGAN, PROJECTS DIRECTOR, MIDLANDS, LONDON & SOUTH