Warwick Court, London

Project brief

The Warwick Court project involved a comprehensive programme of enabling, demolition and strip-out works to prepare the existing building for the installation of new plant, equipment, partitions and FF&E.

A key element of the project was the preparation of the building to facilitate the delivery and installation of an MRI magnet. This required coordination around the existing façade, temporary removal of a window bay and the creation of a suitable clearance zone and structural platform for the specialist delivery operation.

The wider works included the removal of non-loadbearing partitions, column casings, existing ceilings, blind boxes, raised access flooring and existing mechanical and electrical services, together with the careful removal of items identified within the architectural and MEP demolition drawings.

Enabling works

One of the principal challenges at Warwick Court was preparing the building for the delivery of the MRI magnet.

The existing window bay was identified for temporary removal to provide an approximately 4,180mm clear opening for delivery. The two sidelights, fanlights and bay window were to be carefully removed and temporarily stored to facilitate the specialist delivery operation.

A dedicated clearance zone was also required for the MRI magnet. The exact requirements were to be confirmed by the MRI supplier, with partitions, services and fixings within the designated area carefully dismantled and subsequently reinstated as necessary.

Temporary structural works were also required to provide a structurally level platform for the delivery of the MRI magnet.

Demolition & strip-out

The project incorporated extensive internal demolition and alteration works across the building.

The scope included:

• Removal of approximately 90m² of generally non-loadbearing partitions
• Removal of 10 column casings
• Removal of perimeter boxings
• Removal of the existing cleaners' room partition and single-leaf door
• Removal of various existing boxing and enclosures
• Careful cutting and stripping at interfaces between retained structures and areas being demolished

Particular emphasis was placed on undertaking demolition carefully at interfaces with retained structures in order to minimise subsequent making-good requirements.

Ceiling & internal fabric removal

The strip-out works extended throughout the designated ground-floor working areas.

The scope included the removal of:

• Existing ceiling tiles
• Plasterboard ceilings
• Suspended ceiling tiles
• Existing blind boxes around perimeter windows
• Other ceiling elements identified within the demolition information

The scope included approximately 1,340m² of plasterboard and suspended ceiling removal.

Where required, existing areas were to be carefully stripped to facilitate the subsequent redevelopment of the building.

Raised access floor

A significant element of the project involved the temporary removal and storage of approximately 1,286m² of raised access flooring.

The flooring was to be carefully removed and set aside locally on pallets provided by R.E.B for potential reuse. Pedestals were to be disposed of, while faulty or damaged floor panels were identified for like-for-like replacement.

This approach helped preserve reusable materials while allowing the underlying floor area to be accessed during the wider building works.

Building services removal

The project also included the removal of existing mechanical and electrical services in accordance with the relevant M&E demolition documentation.

The allowance covered the designated ground-floor working area, including associated elements such as:

• Cable trays
• Supports
• Existing mechanical and electrical services
• Associated service infrastructure identified within the MEP demolition information

The works were specifically defined as relating to the ground-floor working area, with external plant excluded from the scope.

Lower ground floor & basement preparation

In addition to the principal ground-floor strip-out, the project included preparation works to other areas of the building.

The lower-ground-floor store room, approximately 21m², was identified for preparation and making good ready to receive plant and equipment.

A further 65m² basement area was identified to be prepared and made good ready for the installation of new FF&E. These particular preparation and making-good elements were identified within the scope as being carried out by others.

Careful deconstruction

Working within an existing building required a controlled approach to demolition.

The project scope specifically required interfaces between retained structures and demolition areas to be cut away and stripped out carefully, with the objective of minimising damage and reducing the extent of subsequent making-good.

This was particularly important where existing building fabric was being retained alongside new alterations.

Site logistics

The scale of the strip-out works meant that waste management and material movement were important considerations.

The project assumptions included the provision of:

• An area for skips
• Dedicated waste storage within the loading area
• Priority use of the goods lift
• Suitable access for removal of demolition waste and materials

These arrangements were necessary to support the substantial volume of demolition material generated by the project while maintaining an efficient site operation.

Project challenges

• MRI magnet delivery: The delivery of the MRI magnet was one of the most significant logistical considerations. The existing façade and window bay had to be considered as part of the delivery route, with temporary removal required to achieve the necessary opening.
• Working around retained structures: The demolition works had to be undertaken carefully around retained elements of the existing building to minimise unnecessary damage and subsequent making-good.
• Large-scale strip-out: The project involved substantial quantities of partitions, ceilings, access flooring and building services. Efficient sequencing and removal were therefore essential.
• Raised access floor reuse: The existing access floor needed to be removed carefully and stored locally to maximise the potential for reuse, while damaged or unsuitable components were identified separately.
• Services coordination: Removal of existing M&E services needed to be coordinated with the wider demolition works and carried out in accordance with the project M&E demolition information.

Project scope at a glance

• Non-loadbearing partitions: approx. 90m²
• Column casings: 10
• Raised access floor: approx. 1,286m²
• Plasterboard / suspended ceilings: approx. 1,340m²
• Lower-ground-floor preparation area: approx. 21m²
• Basement preparation area: approx. 65m²
• MRI delivery opening: approx. 4,180mm clear opening
• Cleaners' room partition: 1
• Cleaners' room door: 1
• MEP / building services: Included within defined working area

Project outcome

The Warwick Court works were structured around preparing the existing building for its next phase of development.

The comprehensive strip-out and demolition scope addressed the removal of redundant partitions, ceilings, casings, services and other building elements while retaining and protecting designated components for reuse.

A particularly important part of the enabling strategy was preparing the building for the specialist MRI magnet delivery, including the temporary removal of the existing window bay and coordination of the required clearance and structural arrangements.

The works provided a controlled and clearly defined demolition and enabling package, creating the necessary space and access for subsequent installation and refurbishment works.