Questions & Answers
Who is bringing forward the proposals?
Airspace Group is working in partnership with the freeholder of Oslo Court to prepare a planning application for the development. We are also working closely with the Leaseholders’ Association of Oslo Court to ensure the proposals deliver the appropriate benefits to the building. Learn more about us here.
What benefits will the project deliver for the building?
The development will deliver a whole raft of direct and indirect benefits, including upgrades to the common parts, improvements to the forecourt and entrance and safeguarding from future installation of unsightly telecommunications masts, amongst other benefits. As well as these, the building will get a new better insulated and waterproofed roof. The new apartments will contribute to the service charge on a pro-rata basis, helping reduce the overall service charge costs per flat. More information about the benefits can be found here.
There have been recent plans to install 5G masts on the roof of Oslo Court. Will the new plans stop that happening?
We believe it will. The planning application for new residential apartments will take precedent over the application for the 5G masts. In addition, the incorporation of solar panels and a green roof on the new apartments will make it much more unlikely that future telecoms mast applications will come forward.
Will there be a lot of disruption?
In short; no. We use a method of construction which incorporates off-site manufacture to minimise all works on site. This means that the new apartments will be built off site in ‘modules’ that are craned onto the building over a short time period. We can normally install a whole apartment in a single day. The preparatory works can be undertaken quietly and without causing any disturbance. The only noticeable disruption will be for the upgrade works elsewhere in the building, such as works to the forecourt, and these will be minimised as far as possible. What this means is that there will be a significant reduction in the duration of the works and while the works are happening there will be much less noise and disruption than more traditional methods of construction. More information on modular construction can be found here.
Will apartments in the building be affected by the development?
There won’t be a negative impact on the existing apartments. The new apartments will be separated in terms of services (heating, electricity etc) and won’t impact on the existing services.
There will be a new floor for the apartments with a separate structure and a void of 300-500mm, so noise transfer to flats below will not be an issue.
Should our plans be approved, we will, of course, continue to work with residents so that they are fully informed of any works that will take place to ensure any disruption is kept to an absolute minimum. We take resident liaison very seriously and would ensure there is an ongoing dialogue with residents.
How long will the development take?
There is a period of detailed design following planning consent but once works start on site we anticipate approximately 3-6 months of quiet and considerately undertaken upgrade and preparatory works whilst the apartments are constructed off-site. When the apartment modules are ready, they will be delivered to site and craned into place, with installation of each apartment likely to take just a single day (probably done on weekends to minimise traffic disruption). More information on modular construction can be found here.
Will we have blanket scaffolding covering our property for 12-24 months?
Unlike traditional construction, blanket scaffolding is not necessary. Typically, we will only need scaffolding at the parapet level to make it safe to work on the roof and this will be on for far less than 12 months. It won’t cover any windows.
Will the lifts be out of order?
In order to extend and upgrade the lifts they will need to be out of order for a short period although we will ensure that the lift works are staggered so that one lift is fully operational at all times. We will also have a team on site who can provide assistance with carrying shopping and buggies etc if necessary. The good news is that the lift works will mean that there will be no need for costly upgrade works or lift maintenance for some time afterwards.
We are concerned about the risk to the building during the on-site works and after practical completion. We don't want to incur any costs. How are Leaseholders covered?
Leaseholders will not have to pay for any remedial work to the building resulting from damage during the construction phase or after the project is finished. We undertake 90% of the project off-site which greatly reduces the risk of any damage. The existing structure will be rigorously assessed beforehand to ensure the existing building can take the additional load. Moreover we will have full 'contractors all risk insurance' and professional indemnity cover. The entire professional team including the structural engineer and M&E engineer will also have the requisite collateral warranties and professional indemnity cover. Once the development is finished it will be signed off by a building regulation surveyor and a building warranty policy will commence.
Can our property take the additional weight of the new structure?
This is a fundamental consideration and one we assess at an early stage. We only undertake projects where the structural integrity has been confirmed by an experienced and suitably qualified structural engineer. A report has been produced by a leading Structural Engineer to assess the building’s capacity for additional loading and this confirms that Oslo Court is capable of supporting an extra floor
What will be the impact on neighbouring buildings?
As part of the planning application, we will submit a technical study which demonstrates that neighbouring buildings do not experience a noticeable loss of sunlight or daylight as a result of the proposals. The new apartments have been designed with a set-back from the existing building line to minimise impact and make them barely visible from street level., and whilst a glazed treatment is proposed, back-painted glass and lookalike glazing is being incorporated to avoid unwanted light-spill.
Will the heritage value of the building be harmed?
We are taking every care to ensure that the proposals enhance rather than harm the listed building. We are working with Tony Fretton Architects, one of London’s foremost experts in working with significant 20th Century buildings and a former Stirling Prize nominee, and Iceni Heritage, a specialist in conservation of Listed buildings. We believe that the design they are developing is sensitive to the existing building and will make an excellent addition.
Will the new apartments be good quality?
The new apartments are being developed for private sale and will be of the highest quality. Building them in a factory off-site means we have much more control over the build and can achieve a high-quality finish. The apartments will meet all current building control and fire regulations and will receive a third-party warranty from a recognised industry provider. The new apartments will exceed current building regulations in terms of energy efficiency and CO2 emissions, meaning that they will have excellent sustainability credentials.
Where’s the catch: what do I pay?
There is no catch. We take the financial risk and undertake all of the work from conception to completion. There will be no cost implications for residents during or after the works. There will be some minor disturbance during the on-site preparatory works, but we aim to minimise that.
How can I have my say on the proposals?
If you’re a resident we’d encourage you to speak to representatives from the Leaseholders’ Association. We will keep you informed about the progress. Once the revised proposal has been submitted you will also be notified by the council and will be able to comment on it in the normal way.