The ongoing refurbishment of the building’s heating/cooling infrastructure, which began in 2024 and will be completed early 2027, will be delivered in several stages, starting with the replacement of the equipment located on the building’s roof, followed the connection of that central equipment to the air convectors located in each flat.
Our Managing Agents, RMD Properties, act as the liaison between the residents and the various parties involved in this project (engineers, head contractor, subcontractors etc.). Your first point of contact is therefore Mr Mark Michaels of RMD Properties on 020 7723 2111 or email mmichaels@rmdproperties.co.uk
If an emergency arises as a result of the works, please contact the porters via the building’s intercom system or calling 020 7723 5974 : they will liaise with the contractor’s site manager Mr Duncan Wilson.
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McBains are the property & construction consultancy that designed the future heating/cooling system, having assessed alternatives to the proposed solution, surveyed the building to identify constraints and risks, and made an initial estimate of the project’s overall cost. McBains are responsible for the detailed documentation and technical drawings and issuing of the paperwork relating to the tendering process. McBains are also responsible for monitoring the project and ensuring that the work is being carried out to the agreed specification and standard.
Lilstone Ltd. are building and restoration contractors, they are responsible for delivery of the project, on time and within the approved cost resulting from the tendering process. To achieve this, Lilstone will also use the services of sub-contractors, but remains responsible for the overall outcome. This provides us with a single point of accountability, to avoid any “blame games” and finger-pointing if deviations from plan appear during the execution of the contract.
RMD Properties are our managing agents, in charge of the ongoing administration of our property. Their role during the implementation of the project is to act as a resident liaison and an interface between residents, contractors, surveyors, and the Board, to make sure the works are carried out in a way that avoids any unnecessary disruption to residents.
The Board of Directors of Bilton Towers Residents Company Ltd. periodically reviews the status of the ongoing project with McBains, Lilstone and RMD Properties : progress versus plan, costs, risk mitigation, and agrees any corrective action as needed.
Bilton Towers Residents Company Ltd has a legal obligation to provide heating and air conditioning to the flats (as per the terms of the lease). The current heating-cooling system is reaching the end of its useful life and there is a risk that if the system is not replaced then it will fail completely in the coming years.
- The pipes through which hot or cold water is fed to the convectors located in each flat are now over sixty years old and were not insulated, as a result of which condensation around the cold pipes has caused deep corrosion, with a high risk of leaks which can cause serious damage to the property.
- The mechanical infrastructure (chillers, air handling unit) has also reached the end of its life-cycle, requiring costly repairs during the past ten years when the air conditioning failed repeatedly.
- Lastly, the efficiency of the Weathermaster air convectors is very poor and does not allow the temperature of each flat to be adjusted individually.
The future system will allow the temperature of each room to be controlled thermostatically, with the possibility of making these adjustments remotely using a mobile phone app.
Click here to view the presentation that explains the rationale behind this important project.
Several alternatives were considered during the planning phase of the project, including stand-alone split systems (which cannot be implemented as planning regulations in Westminster would not allow the installation of reversible heat pumps on the external façade of the building), and Central Variable Refrigerant Flow systems which would be ideal in a new construction but cannot be considered for Bilton Towers due to the amount of pipework branch controller boxes required and the weight of the equipment that would be placed on the roof of our building. Click here to view the presentation that compares these alternatives (slides 10 to 13)
In spite detailed surveys that were carried out before starting this project, we cannot exclude the risk of coming across asbestos in areas that are inaccessible (e.g. within walls). The project’s budget includes a provision for that risk. Undocumented asbestos had to be removed from parts of the pipework located in the basement plant room, and this could not be done whilst those pipes are hot, hence the need to temporarily shut the heating off.
Waiting until the end of the heating season (end March / early April) would have delayed the whole project 6 to 8 weeks, meaning that the replacement equipment would not be in place for the air conditioning to be operational in time for the hot summer months when the occupancy rate of the building is at its peak.
The scaffolding will be used the workmen to bring all the equipment and tools to the roof top, and remove the current equipment; it will then be removed in late June as there will be no need for scaffolding during phase 2 of the project during which the pipework will be replaced and the new convector units installed in each apartment. The major components of the system (heat pumps and air handling unit) will be lifted using a crane which will be positioned on Great Cumberland Place for two days in May. The width of the scaffold is limited to the centre of the tower block’s back façade, so it only covers three of the eight bedroom windows facing the back of the building (two of the middle block, and one of the far block).
We have applied to Westminster Council to close part of Great Cumberland Place on the 22nd May / 23rd May to allow the crane to lift the new equipment onto the roof and remove the obsolete equipment. We are still waiting for confirmation from Westminster Council, so this date could change.
The communal heating system will be deactivated on 31st March 2025 and will be turned back on towards the end of September (as normal). The heating system will be turned off earlier than normal to allow us to complete the works to the cooling towers, communal pipes and AHU. The work has been scheduled in this manner so that the new air conditioning system will be operational from the end of June (using the existing weather master units). This will ensure that residents will have air conditioning during the peak summer months.
During phase 2 of the project, when the existing weather master units are replaced with Jaga air convector units within the individual flats, the heating within parts of each flat will need to be turned off again. A schedule of works and the dates when different flats will be without heating will be circulated nearer the time.
Works inside the flats will be split into two discrete parts: 1) Works to the sitting room / kitchen area and 2) Works to the bedroom areas. (For larger flats that are served 3 risers, the works will be split into three discrete parts rather than two). It is estimated that each work stream will last approximately 8 days and there will be a several week gap between part 1 works and part 2 works being carried out.
The contractors will do their utmost to minimize disruption within the flats. Furthermore, the works will be isolated to specific areas of the room: the wall where the riser is located, the wall where the thermostat controller is being installed and the area where the current weather master units are located.
Works inside the flats will be split into two discrete parts: 1) Works to the sitting room / kitchen area and 2) Works to the bedroom areas. (For larger flats that are served 3 risers, the works will be split into three discrete parts rather than two). It is estimated that each work stream will last approximately 8 days and there will be a several week gap between part 1 works and part 2 works being carried out.
As part of the works, the wall surrounding the risers in each flat will need to be opened up. The contractor will make good / box the wall around the riser and paint it white. Therefore, all flats will be left with the same white paint finish. Any reinstatement of bespoke finishes (e.g. wall paper) is the responsibility of the individual resident.
Most flats will have to pay exceptional reserve fund contributions until Q4 25, at which point the heating and cooling project will have been fully funded (assuming no material unforeseen problems). Once the future heating-cooling system is operational, it should generate significant savings in energy costs and maintenance costs. This will ultimately lead to lower ongoing service charge payments. While it is too early to quantify the reduction in future service charges, the new system is expected to lead to energy cost savings of at least 25% (assuming residents adhere to the recommended guidelines for using the new system).