As a clarification for this new year and so we all understand what will be happening at the Mill as soon as possible here are some notes and photos for those of you who aren’t sure of what is needed or why. The RSM, RSM staff, consultant experts and directors have lived with these problems for years so we tend to lapse into a sort of shorthand when talking about the various repairs. Nothing about any works at the Mill is straightforward. It is all expensive. Not only is there the work itself, but sometimes the work uncovers a bigger problem. And that work can only start once various permissions such as listed building consent comes from Preston Council. Other permissions need to be obtained too – we had to check for bats as they are a protected species. So experts had to listen for bat cries and look for evidence of bats living anywhere in the Mill for two nights. (there aren’t any)
Most of the balancing charge from 23/24 went on correcting an unsafe wall. When the builder removed the concrete roof above 139 he found it was built onto steel beams which were corroded and had to be replaced.
Work on a large and old building such as the Mill is never straightforward and just a matter of a handyman with a ladder and a day or so’s work. The builder must be knowledgeable about what he is doing. The demolition had to be planned with safety in mind, there had to be scaffolding, replacement steelwork and general making good.
Roof enclosure design and work about 12 months away/
This work will finish with a new roof for the central atrium (which was supposed to happen in the original plan/sales bumpf). There has had to be design works and extensive fire safety consultation . Because the atrium has been open to rain the steel features inside (stairs, balustrades etc) have corroded. Some will become dangerous and unsafe. They all will need to be replaced. We are hoping to give some demonstrator samples of a couple of looks for you all soon
Roof repairs
The roof over the lift shaft (roof area 7) is leaking and must be repaired urgently. Water ingress is damaging the whole lift mechanism
We have had to organise and will be carrying out a fire safety inspection due to the rules on fire safety being changed to catch the Mill post the Grenfell fire. The company we have contracted to do the inspection works will be carrying out the work by looking into 60 hatches we have cut into flats. We have no idea what they will find or what remedial works may be required.
Flats 113 and 139
These two flats are currently uninhabitable and a forest of Acrow props. Concrete floors and ceilings failed and will have to be replaced and then the who interior of the flats rebuilt.
Roof condition over these flats is very poor and they must be replaced
Small but necessary works
Patches of brickwork or pointing needing replacement. Even the mortar has to comply with listed building regulations…
Improvements
General landscaping to the grounds, solar panels installed at the same time the roof is enclosed (this will cut the £40k a year electricity bill (lighting, lifts etc). We also hope to make the enclosed atrium and entrance hall more of a used space (ideas welcome)
Much of these works could have been avoided had previous management done more to upkeep and manage and less to avoid repair charges. The reality is that if the repairs are not done the ultimate result is that the owner, the freeholder, will simply do the repairs without consideration of cost at all and charge leaseholders anyway.
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