Dilapidations

We can complement your existing team of building surveyors on Dilapidations Projects across all sectors, our aim being to deliver properties back to the market in an enhanced lettable condition. We have extensive experience of refurbishing buildings at the end of tenancy, which may not have been properly maintained, filling the gap between reinstatement and enhancement. For a warehouse this might include upgrading the EPC to A by installing PV solar panels, EV charging points, secure cycle storage and water conservation products across all the facilities. We can also work within a landlord’s Environmental, Social and Governance criteria to achieve as sustainable outcomes as possible while simultaneously providing a much healthier and more pleasant working environment for the incoming tenant.

To achieve these results we study dilapidations reports and take on board the landlord’s ambitions for the property to inform our preparation of detailed technical drawings and specifications for the upgrade. We can produce tender drawings and are happy to provide services across all the RIBA Work Stages. Should planning approvals be required for external changes, such as new solar panels, we can also prepare and submit these. End of tenancy negotiations can be a sensitive matter for all parties involved so we will always treat the information shared with us as highly confidential.

Pictured above:  Recently refurbished 30,000sqft warehouse.

Guinness Road Trading Estate

We are involved in a programme of works to refurbish the units on this popular trading estate in Trafford Park, Manchester.

New insulated roofs are being installed along with solar panels, and the cladding repainted to bring it up to date. Internally, the offices, toilets and warehouse are all redecorated.

Congleton War Memorial Hospital

Following on from other small schemes for this healthcare trust, we have achieved planning approval for a replacement back up generator at Congleton War Memorial Hospital,

In an improvement from the existing enclosure, the new generator is protected by an acoustic hood and screened by a timber acoustic fence.

Water Lane

Currently on-site, this scheme creates ten new one-bedroom and studio apartments at first and second floor of this existing building on Water Lane in Wilmslow.

An extension to the rear uses a lightweight steel frame system and new dormers to the front provide additional living space.

Contractors are Ento FM and the project managers J M C Surveyors & Property Consultants Ltd.

MTX Expansion

A UK-wide series of projects to increase capacity and resilience for mobile telephone exchanges.

Schemes include negotiating complex town planning scenarios to provide the necessary infrastructure upgrades.

Working with an established and experienced project team we work to coordinate the design with structural, mechanical and electrical requirements.

New-Build Data Centre

Design to RIBA Stage 2 for a new-build data centre in Scotland.

There are four server rooms at ground floor with servicing space at first floor.

It uses free-air cooling to reduce energy usage, intended to have solar panels and a sustainable drainage system.

Agecroft Trading Estate

A development of three high quality trading units in Salford, featuring two-storey offices with glass curtain walling to create a striking first impression. The units have large doors to the warehouses which have a power-floated concrete slab and blockwork walls to 2m high.

This scheme replaced three units destroyed by fire in 2020. The design and build contractor was Ellenby Construction Co Ltd and project manager J M C Surveyors & Property Consultants Ltd.

Old Hall Street

Planning approval was granted in Summer 2022 for this scheme in Farnworth, Bolton for 14 large family homes. Making use of a long derelict brownfield site, the development will regenerate the area along what is a prominent route into the town centre.

The layout creates a street perpendicular to the main road, respectful of the urban context, with one side keeping a strong building line, and the opposite side opening out to Old Hall Street itself. A childrens’ play area is provided to give secure and supervised amenity to residents. The single entry for vehicles and multiple ways through the site for pedestrians looks to provide a safe and quiet environment.

Red brick is used extensively to ground the design in the local character, with large windows to provide bright living spaces. A cladded projecting feature gives a distinctive appearance to the street.

The coordination and submission of the planning application was led by Daineswell for the client  Albion Prime Developments. Architectural design by KITSON Architecture.

Brooklands Crescent

We have achieved full planning approval for this pair of new semi-detached properties for a local developer client. This followed on from an earlier successful outline planning permission for the original owner of the site.

The new houses will face onto Brooklands Crescent on a site formed from the rear of the large garden to No. 3 Brooklands Road.

Designed as premium dwellings, with generous hallways and high ceilings the houses include bay windows and use red brick to blend the local character with contemporary features giving an up to date aesthetic. A master bedroom features a dressing room and en-suite, and downstairs there is a large open plan living area.

Within the constraints of this oddly shaped plot, surrounded by neighbours and on a narrow street, our pragmatic approach and understanding of local planning policy allowed us to maximise the value and potential of the site.

Mill Road, Cambridge

We designed a new shopfront for this historic building in a Cambridge conservation area, receiving planning approval late 2020.

The 1960s shopfront does much to disguise that this was one of the very first playhouses in Cambridge. Following the relocation of the former tenant, we were asked by our client to re-design the elevation for the prospective occupier, a national retailer, in a way that was more respectful of the surrounding buildings and the conservation area.

Our design features glazing framed by pilasters with a projecting entablature resting on corbels, new glazing proportions and high-level clerestory windows. The pebbledash parapet is to be clad in a grey weatherboard.

Private Dwelling 341

This private client wanted to extend and totally remodel their existing bungalow to create their dream ‘Forever Home’ in a location they love. In recent years they had purchased a piece of adjacent land and this provided the perfect location for the extension. The new accommodation houses the master suite comprising bedroom, en-suite and sauna. The kitchen was relocated to the rear and a large multi-function space, with bi-folding doors, was created to take full advantage of the mature gardens. The extended dwelling now benefits from a full first floor of accommodation which includes a guest suite and a spacious and light home office. A statement entrance hall, with full height glazing, was created showing off the striking new staircase serving the upper floor. The couple now have a totally transformed, luxurious and beautiful home to share with their extended family.

In a wonderful piece of feedback the client recently commented ‘We are playing our Northern Soul records that have been boxed for forty years. Our house has given us a different outlook on everything and we pinch ourselves every morning when we wake up’

The Rows, Chester

This retail development forms part of the famous ‘Rows’ in Chester. Located close to The Cross and just down the road from the famous Eastgate Clock and Grosvenor Hotel this property sits in a pivotal location in Chester. As the big name brands in eating and drinking have moved to the edges of the city centre and shopping habits have changed ‘The Rows’ have become a magnet for independent restaurants and retailers.

We have been involved with the project for several years and during that time prepared surveys and feasibility studies to ascertain the viability of various reconfigured units to meet the needs of incoming tenants. More recently we surveyed and prepared planning drawings for one of the kiosks facing Eastgate Street. As a result of various interventions ‘The Rows’ are once again busy and vibrant and attracting new retailers and new customers. This stands as a great example of how retail developments can adapt and thrive in a rapidly changing environment.

The Enterprise Centre, Wythenshawe

The core values of the Enterprise Centre are to provide affordable, all –inclusive, rentable space and business advice to the local community. Alongside office space the building also houses incubation units where start-ups are fully supported while they find their feet. There is a management team on site who are not only available for business support but ensure the centre runs smoothly with all the varying tenants’ requirements being met as efficiently as possible.  However with the centre nearly full, at the time we became involved, demand for business space had outstripped supply.

The main challenge was to implement a scheme that would allow The Centre to develop and grow without any enlargement of the building footprint or major construction work. The building was formerly occupied by a local housing association however as their services increasingly went online the building became available to the local community, and was repurposed as The Enterprise Centre in 2011. At that time the fit-out was very simple and over the years various design choices had become dysfunctional meaning the whole building needed to be looked at in a more comprehensive and holistic way. A direct legacy of the building’s former use meant there was a clear pattern of ‘Back of House’ staff areas and ‘front of house’ public areas which needed to be broken down to allow the centre to operate more coherently. Another important part of the brief was to soften the reception and the immediate experience upon entering the building and make it much more welcoming. To summarise; providing more office accommodation, reconfiguring the flow through the building and preparing a simple master plan for future development became key drivers for the scheme.

After an initial meeting on site KITSON Architecture provided a raft of suggestions and various different, detailed, layouts in response to the client’s needs and stakeholder feedback. This provided the client with a ‘shopping list’ and forward plan for the centre. From this the client could select various design ideas and implement them in a phased programme of works. This approach meant that various interventions could be rolled out while the centre remained fully operational and when the appropriate funds became available. The end result is a simple but elegant enhancement of the existing space available which responded to the detailed brief, stakeholder requirements and helped ensure the future viability of this important community asset.

Greenwood Street, Altrincham

This development on Greenwood Street, Altrincham, is an existing mixed use property with retail and residential accommodation spread over three floors. The client’s successful business ‘Grapevine Computers’ has been trading here for many years at ground floor, while overhead there is a spacious apartment. The building lies in the busy commercial heart of Altrincham, near to Altrincham Market and opposite the new Health and Wellbeing Centre.

KITSON Architecture engaged in a detailed consultation exercise with the client to ensure all options were considered. We worked to to meet the brief in an imaginative and practical way which befitted the location in the Old Market Place Conservation Area. Due to the nature of ‘Grapevine Computers’ business model changing over the years the emerging brief was to divide the ground floor retail area into two units, one facing Greenwood Street and the other Central Way. This provided an opportunity to accommodate a new tenant, a pharmacy, which sits directly opposite two GP surgeries based in The Health & Wellbeing Centre. Improvements were also made to the domestic property including a new access directly from Greenwood Street, an additional entrance lobby and storage at ground floor. A traditional timber shopfront was designed to reflect the Conservation Area whilst the unit fronting Central Way has a more contemporary feel.

KITSON Architecture secured Full Planning and Building Regulations permissions for the chosen scheme which both complements and enhances this thriving and fast developing part of Altrincham.

Britannia Pavilion

As part of our ongoing work at the Royal Albert Dock in Liverpool, we were asked to improve the access through The Britannia Pavilion between the courtyard and quayside. An important thoroughfare between attractions like the Beatles Story and Tate Liverpool, and beyond to the city centre, it was often overlooked due to its closed-off appearance and narrow entrance ways.

The existing 30-year-old doors onto the courtyard did not provide an opening wide enough to suit current accessibility regulations, and neither the manual swing door nor the revolving door was fit for purpose, being extremely difficult to navigate for anyone in a wheelchair or pushing a pram, both causing congestion at one of the most popular attractions in Liverpool.

Finding a proposal which was suitable for the Grade I listed building meant detailed discussions with the Local Authority which had to be balanced with the brief for the client in improving accessibility, wayfinding and increasing footfall.

Our response was to install double doors to the full width of the brick arched entrance to Britannia Courtyard, which are fixed open during the day and locked shut overnight, thereby maximising the available width. To the Quayside we removed the revolving and manual doors, replacing them with a pair of glazed sliding doors providing unhindered access and a much improved appearance. Meanwhile the arcade linking the two entrances was refurbished and new lighting installed.

Above each new door simple, directional signage has been provided to improve wayfinding. This is in line with the wider signage scheme for The Dock. Likewise colours were chosen from the approved palette for the site. The sliding doors feature a new surround in ‘Raven Grey’ which also incorporates new signage.

The new additions are subtle in their approach but their impact is already being felt with much improved access in this specific area of The Royal Albert Dock, and with the current requirement for social distancing the implementation couldn’t have been better timed.

Private Dwelling 375

When this young couple asked us to help create their forever home we jumped at the chance! The challenge was to extend and reconfigure a beautiful Arts & Crafts style detached house, which had tired over the years. Our clients had a strong vision of a contemporary, flat roofed extension overlooking the garden and housing a streamlined, contemporary kitchen and a large multi-purpose family space.

The property was completely gutted and re-plastered and the layout changed to suit the brief. The narrow and awkward kitchen was split in two to create a study niche and downstairs WC. Meanwhile the original entrance hall was turned into a utility room and the side door was re-purposed as the main entrance. Only the original sitting room stayed in its original format. Upstairs a new bathroom was installed and a simple palette of colours and finishes alongside stylish furniture throughout really gives the house a ‘wow’ factor.

Attention to detail was paramount. In the kitchen, glazing dramatically turns the corner to create a window seat with colourful cookbooks stored underneath and an enviable view of the garden. Meanwhile a contemporary fire place, in a pivotal location between the kitchen and the family room, helps to link the two spaces. The whole house oozes timeless elegance and our clients are delighted with the end result and the impact it has had on their lifestyle!

London Media & Broadcasting Centre

Working closely with Encompass Digital Media and the Hawk Media Partnership, the practice designed and implemented a scheme for the London Media Centre in Chiswick. This prestigious global facility broadcasts 24/7 365 days a year hosting the BBC, Sony and Disney, amongst other broadcasters. An important part of the brief was that the facility remained operational throughout the build and a rapid build programme was adhered to in order to prevent any disruption.

A novel ‘panoramic’ design was developed meaning managers could, at a glance, see across the whole facility and providing operatives with the ability to view multiple suspended screens from their workstation. A viewing gallery, for potential customers, and a central ‘bridge’ accommodating team leaders were key elements of the design.

JD Sports Flagship Store

Just north of Manchester City Centre, Manchester Fort is a busy, popular and well let retail park. The aim of JD Sports was to bring their signature shopfront design to The Fort and create a flagship store for the brand in a key location. The concept black & yellow shopfront had been rolled out successfully across the UK in various shopping malls, but this was only the second time it had been attempted externally.

Throughout the design process the clear representation of the brand was consistently a priority. Working closely with the agents, planning consultant and the JD Sports in-house design team, planning permission was successfully obtained. The construction phase ran smoothly despite the challenges of working in a live retail environment and to a strict programme with everything successfully in place for JD Sports to be trading for the busy festive season.

Altrincham Masonic Hall

Planning permission has been granted for this stunning redevelopment of Altrincham Masonic Hall. Our scheme proposes the demolition of the existing buildings and the construction of a new, modern hall with up-to-date facilities and high environmental standards.  The site is in green belt land, so a carefully considered design with minimal footprint and built volume was important.

The site of the proposed development is currently occupied by two buildings. The larger building houses the Altrincham Masonic Lodges and is used for Masonic meetings and social events, it can also be hired as a private function room. The smaller building is used by the Cheshire Masonic Province as its regional offices. The site also has a large car park serving both buildings.

The two buildings have become unfit to fulfil their roles with regard to accessibility, efficiency and sustainability and the construction and fabric of the buildings is difficult and costly to run and maintain. The new building will comprise of a basement, ground floor and partial first floor. The Masonic Hall is to be located in the basement of the new structure. Historically, Lodge rooms do not require windows which makes this the most suitable setting within the building.

The existing buildings are a mix of styles and materials, built and extended over a period of years with no coherent style or character. By combining the multiple uses of the site into one building we are able to coordinate the appearance to form a single architectural style.

The applicant is keen to use progressive building techniques to maximise efficiencies in construction and operation. This will have the double benefit of reducing the carbon footprint at both construction stage and throughout the life of the building. The massing and style of the new Hall has been designed to work with the proposed building methods using contemporary cladding to the majority of the building.

Images produced by Skyline CG.

Creative Apparel

This successful garment manufacturer has grown out of its current accommodation and is looking to relocate locally. Having purchased a suitable unit in Hazel Grove, KITSON Architecture have worked closely with Creative Apparel to develop the site to provide the necessary additional office and manufacturing workshop space needed to continue to grow their business.

The existing industrial warehouse has been extended with a new four storey hub containing offices, staff facilities, incubation offices for start-ups and a roof top garden. The building will incorporate a living wall, solar panels to the warehouse roof and many other environmental features.

Planning approval was achieved in August and we are looking forward to a start on site in the near future.

Grafton Centre: Future

In October 2018 Trafford Council invited expressions of interest from architects and developers for the redevelopment of the Grafton Centre in Altrincham.

Our interest was piqued as not only are we a local practice, but Ellen Kitson was the project architect for the refurbishment of the Grafton Tower into a Travelodge hotel and the subsequent creation of the Home Bargains unit whilst working at a previous firm.

Our approach to the scheme balances the creative with the pragmatic to ensure the development will not only look attractive but operate successfully. Retaining and supporting the best tenants,  providing attractive spaces for new ones and expanding the possibilities of the site to create new uses is the key to the long term effectiveness of any design solution. At the Grafton Centre, the careful consideration of combining demolition, refurbishment, preservation and new build, where most suitably applied, will ensure any proposals will achieve the best value for the client throughout the process and beyond.

We believe the depth of knowledge acquired by our practice due to previous involvement pertaining to how the building is constructed and how it works operationally would bring huge value to the process. With any project our aim is to establish good working relationships with clients, consultants and contractors and our collaborative style has led to many repeat appointments over the years.

We are happy to talk with any developers interested in this project and our ideas.

Royal Albert Dock

Marking its 120 year anniversary, Liverpool’s Albert Dock has recently been granted a royal title to mark its role in the city’s maritime history and is now officially known as Royal Albert Dock Liverpool.

We are proud to be confirmed as the retained architects for all ongoing and future projects at The Royal Albert Dock in Liverpool to be undertaken by CBRE Investment Management. Working closely with the client our role covers everything from feasibility and detailed design through to on site services for each project including preparation of Listed Building, planning applications and lease plans.

The Royal Albert Dock is a Grade I Listed Building located within a historic waterfront, so all design work has to be meticulous in its preparation, sympathetic to its setting and creative in its response to the busy retail, leisure and social hub that is The Royal Albert Dock.

Baddeley Court, Newport

Completed in 2019, this project in the market town of Newport, Shropshire, involved the sub-division of a former Budgens supermarket into smaller individual units for some well-known high street brands, responding to the changing high street and the need for smaller units.

Our scheme consisted of a complete refurbishment of the facade facing the car park, itself reconfigured, with new cladding, shopfront glazing and brick piers.  Internally we created shell units and welfare blocks for the tenants who were open and trading well before Christmas.

Main contractors are ADI Building & Refurbishment; Project Managers are Total Property Solutions; Quantity Surveyors are Castle Construction Consultants; Structural Engineers are GHD and; MEP Design by Environmental Services Design.  Letting agents are Smith Price.

Allerthorpe Golf & Park Retreat

Located in the countryside outside York, this existing golf course is being transformed into a new Holiday Park, combining luxury lodge accommodation amidst the landscaped fairways.  We have been appointed as architects by Park Leisure for the initial part of this development involving the refurbishment of the former clubhouse.  Working in conjunction with an interior designer, the bar and restaurant have been fully refurbished, a new sales suite created and a complete overhaul of the golf shop and changing areas.  Future leisure phases are planned in which we are assisting the client in the concept and feasibility stages.