HCD25 Chapel Walks, Manchester
The Chapel Walks site is temporarily closed due to the Coronavirus Pandemic. We will re-open the site as soon as it is safe to do so.
Conversion of the upper floors of three historic city centre buildings into 14 luxury apartments in an excellent location in Central Manchester.
Coronavirus update: As of 25/3/2020 this site has been deemed to be high risk because of its enclosed nature. The site has therefore been temporarily closed and all workers are offsite.
Site schedule: it is anticipated contractors will be off site by the end of November 2020. As of early March 2020 the contractors have reported they are currently 2 weeks ahead of scheduled (work is 12% complete). Inclement weather in early 2020 has affected works to the external facade.
Status: February 2020 we are still dealing with the planning permission issues. We are now just waiting for sign off by the city architects. Part of the issue was trying to maintain the building whilst correcting some original design flaws. Planning should be sorted by the end of March 2020. The new extension planning permission approval date allowing for adequate design time to complete the revised design may affect the project end date.
As of the end of February 2020, MCC have objected to the latest design whereby the existing roof line is extended to allow for mezzanine apartments to be constructed. The design is now being reviewed to come up with a solution to minimise the loss of sellable space.
Site hoarding went up early March 2020.
January 2020 work continues after the Christmas period with no further time lost.
December 2019 work continued apace. Work needs to be carried out to the roof of Block A to prevent water ingress, but scaffolding is required for this and Manchester City Council will not allow this to be installed until after the end of January 2020.
As of December 2019 there is a full planning application ongoing for parts of the site. Chapel Walks consists of 3 buildings and the middle building planning has encountered some issues with the Council due to the right to light issue and also conservation issues due to the nature of the existing building. As of January 2020, we have been walking with a heritage and conservation consultancy to re-design the drawings to address the council issue and are re-submitting them. This will not be a new planning application, but a revision of the existing one.
Site purchase completed 1st March 2019. Please note there was a 2 month delay to starting on site due to local authority requirements. As a result of the Grenfell fire, most local authorities have changed their fire safety requirements and requested a fire strategy document as part of the planning process. This is due to it being an existing building which is being converted. Our contractors will try to make up ground through the build. They are aiming for site completion by the end of July 2020. All planning is in – note we applied for 2 more apartments and a roof terrace. The roof terrace however was refused by the council due to a right to light issue with surrounding buildings. This has not affected the GDV of the development.
Sales updates: it is still early days but as of February 2020 there are already a number of interested parties who are monitoring the site. Savilles have recently carried out a pricing update which indicates that pricing has increased slightly since our original estimates.
Investor return: none to date as the site is still in the early stages of construction.
Fundraises and target interest paid:
Fundraise 1: 10% (3% until 1/3/19 then full interest rate from 1/3/19 onwards)
Fundraise 2: 10% (summer promotional rates applied to some investment)
Fundraise 3: 10%
Early March 2020 Build Updates:
The site was progressing well on all levels. Partitions are boarding are well advanced.
1st fix M&E was progressing well.
March 2020 Site Images:
February 2020 Build Update:
Block A – one side boarded in readiness for 1st fix M&E. Apartment 4 internal walls are in progress. Apt 9 fire proofing and floor overlay in progress, as are internal walls.
Block B – the new structural floor on the 1st floor is now complete
Block C – one side boarded to allow for 1st fix M&E. Apt 1 separating floor fireproofing is in progress. Apt 10’s bedroom floor is in the process of being replaced. Apt 5 internal walls are in progress. Apt 6 internal walls are being erected and first fix M&E is underway. First fix M&E for apts 10 and 11 is also underway.
The external facade conservation works to Block A are ongoing with preparation of timber currently taking place. Damaged timber mid sections are being replaced, splice detail to replicate original timber details dating back to 1889. Rotten fascia detail carved numberals reflecting orginal construction date of building are also be removed. They are being replaced by a new treated timber hand carved to reflect original detail. Decoration and render reinstatment are also in progress.
Our contractors are continuing to work to sort out the issues with live services for surrounding buildings that are still connected on the site and need to be moved.
The scaffolding license will be formally in place by the end of March 2020. Previously we only had a verbal agreement.
We are waiting on new quotations from Electricity Northwest and United Utilities. Quotes have been received from BT (fibre).
Side Images Feb 2020 (note older updates are below these images)
The top images show the work to the facade including the new timber hand (designed to look old!)
January 2020 Build Update:
Block A – all ceilings in this bloack are now boarded.
Block B – new structural floor on first floor is now complete.
Blcok C – the partitions have now been boarded on one side to allow for 1st fix M&E installation.
Building scaffolding checked and inspected and confirmed as secure with works to recommence 27th January 2020.
Building Inspector visited the site 28th January and works have been approved with building regulation review report issued.
Currently waiting on quotes from BT (Fibre) and Electricity North West – these quotes are due by the end of February 2020/start of March 2020.
December 2019 Build Update:
Block A – metal studding has commenced to 2nd/3rd floors. Ground floor on hold pending restaurant fireproofing requirements.
Block B – new structural floor on 1st floor has commenced, steels are installed and timber joists in place.
November 2019 Build Update:
Manchester City Council has withheld permission for Back Pool Fold (road) to be closed in order to install scaffolding. There is an embargo on such road closures until the end of January 2020. It will therefore not be possible to do the roof repair to the east wing of Block A until the embargo is lifted.
The Rights of Light investigation has concluded that some buildings surrounding Chapel Walks do enjoy a right to light. Our architects are looking at how Block B can be redesigned to accommodate this issue.
Some live services including gas mains and meters for surrounding buildings are powered by a distribution board in our building. Our contractors are working to arrange any removals/diversions to enable the work on site.
Staircase remedial completed in all blocks.
Scaffolding has been erected to the facade.
Procurement for dormer/loft apartment ongoing.
Hoarding has been erected.
Structural work to Block C 80-90% completed, Block C overlay flooring complete on levels 2-4.
Block B 1st floor steels on site ready for new floor construction. Block B brick remedial work complete.
Block A on hold pending roof repairs to stop water ingress.
October 2019 Update:
Works on site have now commenced. The site welfare is fully set up and temporary supply in place.
Current Site Progress:
– The fire protective boarding has now been installed in Block A (5-7 chapel walks) to all but the top floor. – The scaffold to the front elevation is now erected. – Steel supports have now been installed on the staircase
September 2019 Update:
Construction is well underway with stripping out work of the building being carried out including roof repairs and the specialist removal of asbestos. Site drawings have also been amended from a practicality viewpoint. The fire protective boarding is now being installed in Block A (5-7 chapel walks), above the restaurant.
Specific works carried out Sept:
– Structural review of staircase and introduction of remedial works to allow construction works to commence
– Cleaning of blocks A-C
– Commencement of scaffold design; scaffolding due to be erected 21st Oct 2019 to front facade and inner atrium to allow dormer window to commence
– Fire officer site visit has taken place and agreed consultant fire strategy for the building
– Hoarding license approved 2nd October to front elevation – this was delayed by 10 working days due to license delays.
August 2019 Updates:
– Contractors have commenced fitting out the site.
– Main work is due to commence later this month.
July 2019 Updates:
– Whilst our contractor were due to commence on site last month, they were unfortunately delayed. The issue at hand has now been resolved
– Work will begin onsite this month
End of June 2019 General Update:
– Detailed design is well underway.
– The contractor took possession of the site 8th July 2019 with build work commencing soon after.
– The contractor completion date for the development is June 2020.
– Application for planning permission for the 2 additional apartments and the roof terrace were submitted June 2019 – decision expected by the end of August 2019.
May 2019 General Update:
– Currently ironing out a plan of action for the development
April 2019 General Update:
– Main contractor has now been appointed to carry out works
March 2019 General Update:
-Things are continuing to move ahead well and on schedule
– The bat survey has now been completed. Definitively no bats present!
-Work on the site is expected to begin at the end of April
-Everything is still currently on track for a 9-month build
– A lot of interest has been generated so far
February 2019 General Update:
-We have now completed on the site purchase and investors in phase 1 have been advised that their full interest calculation start date is 1st March 2019.
January 2019 General Update:
-Contracts have been exchanged for the site, and we are due to complete the purchase on Thursday 28th February.
-The design work has been completed – including a proposed extension to create 2 more apartments and a roof terrace. These plans have been submitted to the council and we expect a decision in around 8 weeks (c. end of March).
-We are working on a final cost sum analysis before appointing our main building contractor who will take possession of the site at the beginning of March (subject to completion).