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The Crown Estate Guidelines and Standard Specification to Architects for the Regent’S Park, Kensington Palace Gardens, St

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The Crown Estate Guidelines and Standard Specification to Architects for the Regent’S Park, Kensington Palace Gardens, St THE CROWN ESTATE GUIDELINES AND STANDARD SPECIFICATION TO ARCHITECTS FOR THE REGENT’S PARK, KENSINGTON PALACE GARDENS, ST. JAMES’S, PALL MALL SOUTH, HAYMARKET AND LOWER REGENT STREET RESIDENTIAL AND COMMERCIAL ESTATES SEVENTH EDITION January 2014 THE CROWN ESTATE SPECIFICATION - EDITION 7 PURCELL 15 Bermondsey Square, Tower Bridge Road, London, SE1 3UN [email protected] www.purcelluk.com All rights in this work are reserved. No part of this work may be reproduced, stored or transmitted in any form or by any means (including without limitation by photocopying or placing on a website) without the prior permission in writing of Purcell except in accordance with the provisions of the Copyright, Designs and Patents Act 1988. Applications for permission to reproduce any part of this work should be addressed to Purcell at [email protected]. Undertaking any unauthorised act in relation to this work may result in a civil claim for damages and/or criminal prosecution. Any materials used in this work which are subject to third party copyright have been reproduced under licence from the copyright owner except in the case of works of unknown authorship as defined by the Copyright, Designs and Patents Act 1988. Any person wishing to assert rights in relation to works which have been reproduced as works of unknown authorship should contact Purcell at [email protected]. Purcell asserts its moral rights to be identified as the author of this work under the Copyright, Designs and Patents Act 1988. Purcell® is the trading name of Purcell Miller Tritton LLP. © Purcell 2013 20.03.14 CB/NC 020-793200-RPT-001.docm Page 2 of 258 THE CROWN ESTATE STANDARD GUIDELINES AND SPECIFICATION – 7TH EDITION THE CROWN ESTATE SPECIFICATION EDITION 7 GUIDELINES TO ARCHITECTS 1.0 INTRODUCTION THE REGENT’S PARK ESTATE THE KENSINGTON PALACE GARDENS ESTATE ST JAMES’ ESTATE THE PURPOSE OF CONSERVATION LISTED BUILDING LEGISLATION WHAT IS PROTECTED UNDER THE LEGISLATION STATUTE, REGULATIONS AND PROCEDURE REGARDING WORK TO LISTED BUILDINGS SEEKING LISTED BUILDING CONSENT DURING AND AFTER THE WORKS STATUTORY REQUIREMENTS ACTS AND BYELAWS RIGHTS OF ACCESS INSURANCE 2.0 THE CROWN ESTATE’S REQUIREMENTS HOW THE CROWN ESTATE’S SYSTEM OPERATES CONSERVATION AND INTERVENTION REPAIRS THE CONSERVATION SCHEDULE VARIATIONS COSTS SAMPLES OF MATERIALS RIGHT OF ACCESS MATTERS ARISING OR QUERIES CONTRACT REQUIREMENTS ETC. MONITORING OF THE BUILDING WORKS 3.0 STANDARD BRIEF GENERAL GENERAL REQUIREMENTS PHOTOGRAPHIC RECORDS DRAWINGS REQUIRED THE CROWN ESTATE SPECIFICATION FORM OF CONTRACT DELETERIOUS MATERIALS 20.03.14 CB/NC 020-793200-RPT-001.docm Page 3 of 258 THE CROWN ESTATE STANDARD GUIDELINES AND SPECIFICATION – 7TH EDITION THE CROWN ESTATE SPECIFICATION - EDITION 7 4.0 DESIGN PRINCIPLES OVERALL DESIGN THE SITE STRUCTURAL REPAIRS SECTION C35 BRICKWORK REPAIRS SECTION C40, F10 CHEMICAL DPCS SECTION C45 STONE REPAIRS SECTIONS C41, F21 RENDER REPAIRS SECTION C44 PLASTERWORK REPAIRS SECTIONS C47, M20 REPAIRING METALWORK SECTION C48 REPAIRING TIMBER SECTION C50 REPAIRING JOINERY SECTION C51 FUNGUS AND BEETLE ERADICATION SECTION C52 CLEANING AND REPAIRING FIREPLACES SECTION C53 ACCESSORIES FOR BRICKWORK SECTION F30 NATURAL SLATING SECTION H62 LEADWORK SECTION H71 ASPHALT ROOFING SECTION J21 WINDOWS SECTION L10 DOORS SECTION L20 GENERAL GLAZING SECTION L40 PLASTER AND RENDER SECTION M20 STONE AND CERAMIC TILING SECTION M40 DECORATIONS SECTION M60 FIXTURES AND FITTINGS SECTION N13 INSULATION SECTION P10 PAVINGS AND EXTERNAL FEATURES SECTION Q25 RAINWATER PIPEWORK SECTION R10 DRAINAGE ABOVE AND BELOW GROUND SECTIONS R11, R12 HEATING AND HOT WATER INSTALLATIONS SECTION T32 ELECTRICAL SERVICES SECTION V90 SECURITY INSTALLATIONS SECTION V 20.03.14 CB/NC 020-793200-RPT-001.docm Page 4 of 258 THE CROWN ESTATE STANDARD GUIDELINES AND SPECIFICATION – 7TH EDITION THE CROWN ESTATE SPECIFICATION EDITION 7 MAIN CONTRACT PRELIMINARIES AND GENERAL CONDITIONS A10 PARTICULARS OF THE CROWN ESTATE A12 THE SITE / EXISTING BUILDINGS A20 THE CONTRACT A30 TENDERING / SUB-LETTING A31 PROVISION, CONTENT & USE OF DOCUMENTS A32 MANAGEMENT OF THE WORKS A33 QUALITY STANDARDS / CONTROL A34 SECURITY / SAFETY / PROTECTION A35 SPECIFIC LIMITATIONS ON METHOD / SEQUENCE / TIMING A36 FACILITIES / TEMPORARY WORKS / SERVICES A37 OPERATION/MAINTENANCE OF FINISHED BUILDINGS DEMOLITION/ALTERATION C20 DEMOLISHING STRUCTURES CONSERVATION C30 SHORING AND SUPPORTS C35 STRUCTURAL REPAIRS C40 CLEANING AND REPAIRING BRICKWORK C41 CLEANING AND REPAIRING STONEWORK C41 CLEANING AND REPAIRING TERRACOTTA C45 CHEMICAL DPC’S TO EXISTING WALLS C44 REPAIRING RENDER C47 REPAIRING PLASTERWORK C48 REPAIRING AND RENOVATING METAL C49 RENOVATING AND REINSTATING LEAD ROOFING C50 REPAIRING TIMBER C51 CLEANING AND REPAIRING JOINERY C52 FUNGUS/BEETLE ERADICATION C53 CLEANING AND REPAIRING FIREPLACES EXCAVATION D20 EXCAVATING AND FILLING CONCRETE E05 INSITU CONCRETE CONSTRUCTION GENERALLY E10 INSITU CONCRETE MIXES, CASTING AND CURING E20 FORMWORK FOR INSITU CONCRETE E30 REINFORCEMENT FOR INSITU CONCRETE MASONRY F10 BRICK AND BLOCK WALLING F21 NATURAL STONE, ASHLAR WALLING AND DRESSINGS F30 ACCESSORIES AND SUNDRY ITEMS FOR BRICK, BLOCK & STONE WALLING STRUCTURAL FRAMING G12 ISOLATED STRUCTURAL METAL MEMBERS G20 CARPENTRY/TIMBER FRAMING/FIRST FIXING CLADDING AND COVERING H62 NATURAL SLATING H71 LEAD SHEET COVERINGS AND FLASHINGS WATERPROOFING J21 MASTIC ASPHALT ROOFING/FINISHES 20.03.14 CB/NC 020-793200-RPT-001.docm Page 5 of 258 THE CROWN ESTATE STANDARD GUIDELINES AND SPECIFICATION – 7TH EDITION THE CROWN ESTATE SPECIFICATION - EDITION 7 WINDOWS, DOORS AND STAIRS L10 TIMBER WINDOWS, ROOFLIGHTS, SCREENS AND LOUVRES L20 TIMBER DOORS AND HATCHES L30 TIMBER STAIRS, GALLERIES AND BALUSTRADES L32 STONE STAIRS L40 GENERAL GLAZING SURFACE FINISHES M10 CEMENT:SAND, CONCRETE SCREEDS AND TOPPINGS M20 PLASTERED AND RENDERED COATINGS M30 METAL MESH LATHING ETC. FOR PLASTERED COATINGS M40 STONE QUARRY CERAMIC TILING AND SHEETING M51 EDGE FIXED CARPETING M52 DECORATIVE PAPERS AND FABRICS M60 PAINTING AND CLEAR FINISHING FURNITURE AND EQUIPMENT N10 GENERAL FIXTURES, FURNISHINGS AND EQUIPMENT N13 SANITARY APPLIANCES AND FITTINGS BUILDING FABRIC SUNDRIES P10 SUNDRY INSULATION, PROOFING WORKS AND FIRE STOPS P20 UNFRAMED ISOLATED TRIMS, SKIRTINGS AND SUNDRY ITEMS P21 IRONMONGERY P31 HOLES/CHASES/COVERS/SUPPORTS FOR SERVICES PAVING, PLANTING, FENCING AND SITE FURNITURE Q20 GRANULAR SUB-BASES TO PAVINGS Q25 SLAB, BRICK, BLOCK AND COBBLE PAVINGS DISPOSAL SYSTEMS R10 RAINWATER PIPEWORK AND GUTTERS R11 FOUL DRAINAGE ABOVE GROUND R12 DRAINAGE BELOW GROUND 20.03.14 CB/NC 020-793200-RPT-001.docm Page 6 of 258 THE CROWN ESTATE STANDARD GUIDELINES AND SPECIFICATION – 7TH EDITION THE CROWN ESTATE SPECIFICATION EDITION 7 PIPED SERVICES S12 HOT AND COLD WATER T32 LOW TEMPERATURE HOT WATER HEATING V90 GENERAL POWER AND LIGHTING BUILDING FABRIC REFERENCE SPECIFICATION Z10 PURPOSE MADE JOINERY Z11 PURPOSES MADE METALWORK Z12 PRESERVATIVE/FIRE RETARDANT TREATMENT Z20 FIXINGS, ADHESIVES Z21 MORTARS Z22 SEALANTS APPENDIX A - RESPONSIBLE PROCUREMENT POLICY APPENDIX B - TIMBER PROCUREMENT POLICY APPENDIX C - KENSINGTON PALACE GARDENS/PALACE GREEN - SITE WORKING GUIDANCE NOTES APPENDIX D - REGENT’S PARK – CEPC WORKING GUIDANCE NOTES 20.03.14 CB/NC 020-793200-RPT-001.docm Page 7 of 258 THE CROWN ESTATE STANDARD GUIDELINES AND SPECIFICATION – 7TH EDITION THE CROWN ESTATE GUIDELINES AND STANDARD SPECIFICATION SEVENTH EDITION - JANUARY 2014 GUIDELINES TO ARCHITECTS 1.0 INTRODUCTION 1.1 The Regent’s Park Estate 1.1.1 The Regent’s Park Estate was built in the 1820s and 1830s as a speculative development by the Prince Regent, later George IV. The masterplan was drawn up by John Nash, who had overall control of the facades of the buildings. Building leases were then sold to developers in blocks, sometimes not a complete terrace, who built the houses to the agreed appearance, but with the construction and interiors to their own designs. The developers then had the benefit of the rents from their tenants for the period of the lease, after which the land and the buildings upon it reverted to the Crown. 1.1.2 Most of the properties in the Crown Estate’s Regent’s Park Estate were surveyed after the 1939-45 war and found to be in a sorry state. An extensive enquiry was carried out into the viability of retaining each Terrace and Villa, and the results published as the Gorell Report in 1947. Major refurbishment schemes commenced on a gradual basis, and the houses began to be let on twenty year leases. The regular cycle of exterior painting was reinstated, and a programme of conservation was instituted. This gradually developed into the system of Schedules of Minimum Requirements, last revised in 1991, and designed to deal with much longer leases, and more recently Conservation Schedules, for each property. The changes in the leasehold legislation have led to some terms running even longer and prompted this revision of the guidelines and specifications. 1.2 The Kensington Palace Gardens Estate 1.2.1 The early architectural development of Kensington Palace Gardens signalled a departure from previous crown development at Regent’s Park insofar as the houses were always planned as single semi-detached villas, rather than composed as palace- fronted terraces. The prevailing architectural style in the early development of the street up to about 1865 is Italianate, enlivened here and there with some more surprising and exotic Moorish or Gothic elements. 1.2.2 A more notable architectural departure came
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