La Reserve Aparthotel, Manchester:
Façade Remediation Around an Operational Hotel
10 Months
85
REPLACING A FAÇADE
WITHOUT CLOSING THE HOTEL
The building's owner, a long-standing client for whom Starfish Construction had delivered roofing refurbishments over many years, had engaged several consultants to establish how serious the problems with the façade were. With concerns about how the façade had been built, and in particular the combustibility of its cladding, they wanted the issues resolved.
The façade had to be replaced while the aparthotel stayed open to guests booking anything from a few nights to several months.
A first round of tendering had ended without a preferred contractor. Invited into the process at that point, we reviewed the existing investigation information, carried out our own investigations and put forward an alternative proposal that met the overall brief and offered savings against the original tender. Our record of delivery for the client, and our approach, were the deciding factors in the award.
Taking Time to Understand the Building
La Reserve had been through earlier works of varying standards. Before committing to a design, we reviewed the examination information already gathered for the client and carried out our own investigations into how the existing façade had been built.
Our in-house design capability meant remedial details could be designed quickly as new issues came to light, so the programme kept moving.
Stripping the external skin then revealed further issues left by previous contractors. We assessed each one as it was exposed and agreed the remedial work with the client, working closely with the client's property consultants throughout.
Our Expertise
With elevations on two busy streets and a rear elevation backing onto the Rochdale Canal, no single access method would work for the whole building. We used scaffolding, mast climbers, suspended cradles and rope access, each matched to the elevation it served and chosen to keep the impact on the business to a minimum.
Matching the access method to each elevation let work continue on the street and canal sides without closing the building.
The existing cladding was removed and replaced with a new non-combustible system, with bespoke detailing to each balcony and window. Our experience of this type of construction, and of current construction guidance, shaped the remedial design as the works progressed.
Delivering Around an Operational Aparthotel
The aparthotel stayed open throughout, so we planned the works to keep as many rooms as possible available to guests. We worked closely with the Canal & River Trust and the local roads authority so that the works could continue with limited impact on traffic in this busy part of the city.
Despite delays caused by COVID-19 restrictions, the works had minimal impact on the day-to-day running of the aparthotel.
As the project progressed, COVID-19 restrictions brought delays to the initial programme and new working requirements, and we worked to strict COVID-19 safety guidelines. Our road and access management kept the aparthotel and the surrounding area accessible, and the site operated without any issues.
PROJECT SUMMARY
