Barking Town Hall, Asset Fineline, Barnes Construction, Baring & Dagenham

Project: Barking Town Hall
Client: LB of Barking & Dagenham
Main Contractor: Barnes Construction
Project Value: £450,000
Architects: LAP Architects & Interior Designers

Barnes Construction tendered and won the two-stage project as part of the design & ventilation strategy.

The style of the windows (Vertical Sliding Sash) was put forward and approved.

A Sample was supplied and Installed alongside an alternative suppliers window and a workshop convened with all stakeholder’s present.

The challenge was to present a credible case for the use of PVC-u Vertical Sliding Sash windows and to prove to all parties that these windows were the perfect timber alternative to match the originals aesthetically as well as offering the very best in terms of quality and performance.

It was important that all parties understood and trusted the ethos of respecting the heritage and architecture of a building by preserving the original aesthetics.

Following the tendering process, Asset Fineline were appointed as the window contractors and the specification chosen was the Masterframe Conservation Vertical Sliding Sash window with slim GRP mid-rail, patented Timberweld® butt jointed corners, special solar controlled glass, dual foil, cream externally and white internally.

The use of the GRP mid-rail which is nineteen times stronger than PVC-u helps support the load of the extralarge windows required for the project.

The windows exceeded 2.5m in height and over 1.2m in width but every single window slides up and down smoothly with minimum effort required.

The architects LAP, worked together with Masterframe to provide the final specification to produce a pilot window which was installed in the building by Asset Fineline in order for planners to confirm design approval.

The first delivery to site was 16 May 2017 and phase one was completed in August 2017, the 2nd phase commenced in October 2017. Mark Tyrrell, Senior Design Manager from Barnes Construction said “The site survey installation and general performance was very good and to an excellent standard, meeting our performance and quality requirements.”

Salvatore Genco, architect and specifier of the windows says “LAP Architects & Interior Designers were appointed as the lead consultant on a design and build contract for a substantial refurbishment of the Town Hall for the London Borough of Barking and Dagenham (LBBD).

LBBD changed their brief on the project, moving away from a modern aluminium composite window to a like for like PVC-u replacement of the large timber sash windows.

The challenge was to find a product and manufacturer that could provide a product that was aesthetically true to the original windows and retained the overall character of the Town Hall. The “like for like” appearance was essential to satisfy the planning department and negate the need for planning permission. Following the installation of the pilot window it was confirmed that planning permission would not be required.

We’ve always been incredibly sceptical about the use of PVC-u in window manufacture, especially on high profile projects where aesthetics are paramount.

The Masterframe PVC-u window, Vintage Collection delivered on aesthetics with their butt joint detail, minimal meeting rail and slim sightlines. In addition, the thermal performance and energy efficiency were key to the overall energy strategy. Solar reflective glass was incorporated on south facing windows.”

“From main contractor’s perspective, Masterframe were a valuable member of the project in helping to develop the brief, set specifications, providing samples and technical support. This allowed us to demonstrate the suitability of PVC-U sash windows to the client’s team and the quality that can be achieved. Once on site the performance and installation by Asset Fineline maintained these standards and the project was successfully delivered”.

Mark Tyrrell,
Senior Design Manager, Barnes Construction

“As the Council’s main administrative headquarters and focal point for local democracy, getting the design and implementation right would require excellent teamwork and good communication between all parties involved, particularly as the phasing of the work, meant keeping the building occupied and operational (in part).

The windows presented a specific issue in that they covered a large proportion of the building and it was important to achieve the right ‘look and feel’ of such prominent components within a building of local importance”

Andy Bere, Asset Manager and Project Client,
(Town Hall Refurbishment)

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