Rmaysing Design and Build Ltd.

Current Projects

Grange Park Opera House. 

August 23 to now.

On this site we are adding two floors to the this section of flat roof. 

The build will be a steel frame with timber rafters and a Bauder roof system. The walls will be larch cladding to match the existing with some brickwork. The cladding will be on a rainscreen, helping hand bracket. 

 The main risks on the site are working at height. The existing flat roof is 7 meters of the floor and when we get to the top of the roof we will be about 17 meters off the ground. One of the other site issues we have is keeping the water out of the existing buidling whilst we add the new steel onto the existing ones. This meant opening up areas in the building to connect the steels and devising a way of keeping out the water. We acheived this by making upstands with ply tops and torching roofing felt onto them and down onto the roof. 

There is also a season for opera, which starts in the middle of April and runs through to the end of July. So we need to try to coordinate the works on site with rehearsals and performances in the opera house. 

The second phase of the steelwork happened just after Xmas 23. As soon as it was complete we started to build the roof. 

By the end of January 90% of the roof had been cut and boarded. 

One of the unusual aspects of this job is the client likes me to take regular photos of progress on site and also to make video updates such as this one. These get sent out then to the patreons of the Opera house so they can see what is going on.

Ibis Limited. 

 

22nd of August 2022 until August 2023.

This is an existing building where the developer wishes to add another 4 stories on top. 

There were two previous main contractors before we came to site. There was no form of handover from them down to us. Therefore we had to do a lot of investigation work first to prove that the word previously done was correct before we could start to build upwards.

You will see from the pictures below that we had very little space to work with. The crane took up all of this. Logistics on this site are tough and I had to manage them very carefully so as not to run out of space. 

In the steel model below the darker steels are ones that have already been fitted ready for the new (lighter coloured) steels to be fitted on top. 

An IFC 3D model of the steels on site. A 3D model of the steels on site.

In the images below you will see where they have started to demolish the top floor of the building and take off the roof ready for the new steel work to go up. 

Looking down on the steel frame of a roof that is being dismantled. The roof in the process of being demolished,

The job is made more complicated but the fact that the previous two contractors went bust. So we are also engaged in finding out if they have completed everything that was meant to have been done such as underpinning. 

So we are in the process of digging trial pits to see what has been completed. 

Syntec Projects. 

Feb 2022 until . 19th of August 2022

This is a project comprising 24 social housing flats for A2D. 

There are two blocks. One with 16 units the other with 8.

They are currently at final stages on the 8 units with tiling, decorating and kitchens being fitted. 

All of the units have Nilan low energy heating units installed. 

This means that each unit had to get an air test value of 1.0 or under to work at its optimum. So paying attention to details was very important as making good mistakes later would be very expensive.

A view of the scaffolding around a block new building showing the loading bays. Looking across to block A.
A front view of the scaffold around a building. Block B

JBS Construction

This is a site where 4 new 5 and 6 bedroom houses were to be built. The houses were built to a high spec with super fast fibre internet, control 4 access and lighting, ensuites for 4 of the bedrooms with a shared bathroom on the top floor with dressing rooms for the principle bedrooms. 

My role in this project.

  • There were the normal site duties such as site inductions, health and safety awareness and enforcement.
  • Programming of the works.
  • Procurment of materials and creating Purchase orders.
  • Reporting regularly to the client/developer. 
  • This was to a large extent a design and build project so some part of my role was highlighting misssing elements in the drawings. Offering a solution and getting it approved via liaison with the architect and structural engineer, 

All of the surface water from the site was stored in a permiable road and then let into the local water course in a controlled manner via a hydrobrake. So there were some extensive civils to do on this job. Because it was in an isolated area we also had to fit calor gas tanks, upgrade the BT to fibre, upgrade the electricity to 3 phase and install a private pumping station for potable water. 

Much of this project including the civils ended up being design and build. 

Each unit had its own Klargester Bioefficient 3 septic tank which then ran into the local water course.. 

If you want to see the finished product click here.

A digger excavating a roadway and loading it into a dumper. Digging out of the road.
Two men fitting ducting into a trench that will go under a new road. Fitting BT ducting under the roadway.
Arial view showing a road being dug out between two houses. Arial view of the site with the road coming through the buildings.

Rossco Property

In the heart of the Oxfordshire country side this is a 9 bedroom single dwelling over 5 floors. As you can imagine is has all the features you would expect in a £35million build including (but unusally) an outside pool.

The style of the house is quite classical inside and out. The exterior is all stone work with a slate roof and the interior carries that classical feel with it. There are stone floors internally with lots of traditional joinery details. 

Because the build programme was very tight they planned to build the internal skin of the external walls first with a temporary roof on top. By doing this they could progress the internals whilst the external stonework and the roof followed after.

Campbell Court Princeton Estates.

Campbell Court in Kensington is a 1950's building that has not had much done on it for many years. After adding a new penthouse on the top floor the current owners decided it was time to spruce up t he building.  Its are large building with 70 flats over 8 floors with around 700 crittal windows and some curtain walling. 

Work to be done on the building included structural and cosmetic repairs to the stone and brickwork. 

All of the balconies were covered wiith asbestos promenade tiles which had to be  removed and disposed of by licsenced contractors. Then the surface underneath had to be prepared and waterproofed.

Then all of the 700 or so crittal windows had to be removed and replaced with modern aluminium double glazed windows in a similar style. 

Previous projects.

Chertsey High School.

Chertsey High School is sited about 5 minutes walk from where I live. The main contractor was Kier and I was working on behalf of a company called Rochfords Construction Ltd. Here is a link to thier website: https://www.rochfordltd.uk/

 

Part of my work was to monitor work and record how much was done over a period of time and report this back to headoffice.

I also had to record additional works such as this path being formed and report these back to the office with a client variation instruction signed by the main contractor. With these I used to load all of the details onto a OneDrive file that was shared with the head office contracts manager and QS for the job. These could then view all of the details as they wished without having to ask me unless they needed more information. 

Recording of details that would be covered over was an important part of my job so we could prove recommended product installation practice had been carried out. This was then added to company quality check lists that recorded what checks had been made and other details like the number of test cubes taken, time of the pour and weather conditions at the time of the pour. 

We also had occasions where as  with all jobs not all of the details worked and so we had to highlight these and send them to the appropriate professionals to get a solution that worked.

Langley Park Hotel

On this project there were three sections. One was the main building pictured above and my repsponsability was the top two floors which had 20 bedrooms and or suites on the two floors. It was my job to record the work as it progressed and sign if off as each section was handed over to us whilst ensuring the companies health and safety policies were being adhered to. We also had to upload a site diary onto Zutec and take updated drawings from the file share server Aconex.

It had a build cost of £65 million. The house was originally built in about 1790 as a hunting lodge and is currently garde 2 star listed. I anticipate being there until spring 2018.

Google  "The Langley" to see finished rooms.

 

Here is a little history of the park and house:

 

A deer park is first mentioned at Langley Marish in 1202, continuing in use throughout the Middle Ages. In 1603 Sir John Kederminster was appointed Chief Steward of the Manor of Langley Park, and shortly after replaced the hunting lodge with a house, red-brick stables and outbuildings. In 1626 the park and manor were granted to Sir John, ceasing to be Crown property. The park was sold in 1738 to Charles Spencer, third Duke of Marlborough who used it as a hunting lodge until, in 1756, he commissioned Stiff Leadbetter to build the present house, finished in 1760. His son George, the fourth Duke, succeeded in 1758 and commissioned Lancelot Brown (1716-83) to landscape Langley Park during his time working at Blenheim (qv). In Brown's account book under Blenheim an entry reads 'A plan for some alterations for Langley. The contract £2,810' (quoted in Bucks County Council 1997). There may be further evidence for Brown's involvement held in the archives at Blenheim Palace, Oxfordshire. In 1788 Robert Bateson-Harvey bought the estate which remained in the family until 1945 when it was sold to Buckinghamshire County Council. The house is currently (1997) in commercial use.

 

PRINCIPAL BUILDING The house (Stiff Leadbetter 1755(8, listed grade II*) lies at the centre of the site, built as a hunting lodge for the third Duke of Marlborough c 100m south of the C17 Kederminster house. The design was innovative, producing a compact villa-type house, ashlar faced in brownish Woodstock stone. The otherwise simple east, entrance front is embellished by mid to late C19 blank-walled quadrant wings ending in square pavilions with angle towers in the manner of Vanbrugh, added for Robert Bateson-Harvey. A large rectangular orangery, also dating from this period, is attached to the north-west corner of the building; this has been converted to office accommodation, with a mezzanine floor. The view east from the entrance front crosses level parkland, with the remains of a line of Wellingtonias beginning 200m east, on an axis with this front. The views south and west from the house overlook the park and lake beyond the garden. From the north front a long view north crosses the car park in the garden, along an open area of park, parallel with the north avenue, to the northern woodland belt.

The red-brick stables (C18, listed grade II) lie 100m north-east of the house, a three-sided range with the fourth, east side consisting of a 6m high red-brick wall and central doorway into the kitchen garden to the east. The west range, facing the house and north drive, is the most ornamental, having a central pediment over an arched carriageway into the courtyard beyond, now formally laid out as a garden with a central pond. On the south side of the stable court a red-brick orangery and range of outbuildings (C18, listed grade II) has been converted to three dwellings.

Here are some original images of the house before work started on it.

Related image

Image result for langley park manor house

Image result for langley park manor house

There are many original features which are being renovated and preserved. Such as these pillers on the ground and first floors. They have had decades worth of paint stripped off of them and will some be polished to bring up the luster of the stone. 

Chessington.

This is a developement that we successfully completed for a company called Manor Park Developments in February 2017..  We are building 13 flats. The building is a reinforced concrete frame with Metsec internally and a brick skin to the external walls . We had a crane on this site as you can see but we had no space to speak of to store materials so we have to schedule deliveries in order to be able to control what is stored on site and so as not to block the road with lots of lorries. There was a lift installed in this building.

Dec 2016. This project is nearing completion now and soon will be finished. The majority of the flats are complete inside and the majority of the work is now external. The includes the balconies which have started to be formed as you can see from this picture below. The building was completed shortly after this and handed over to the client. 

Princes Way Wimbledon.

This project is completed now and recently sold for £3.25m This project is small and as you can see the site is much tighter and will present its own challenges. It has a secant piled basement which will have a swimming pool, sauna, gym and cinema in it.

On this job we have been very involved in drawing up items such as the bathroom layouts shown below. Eventually we will also insert the tiling layout onto these so that the setting out points are pre-determined.

Here the dcuting had to work with the ducting and also the external terrace which was over part of it. It also had to work with the coffered ceiling and so could not run directly to the outlets. This meant we had to have enough space under the concrete terrace for insulation to avoid condensation issues. 

In this project the central courtyard is a major feature. There were not many details on the architects drawings and so we worked with the window company and the NHBC rep to develop a shceme that  the client was happy with. We also asked the architect to cast a critical eye over the final drawings so that we could identify any pitfalls which we may not of spotted.

We can also do 3D drawings such as this one which was for the setting out of steelswork for a central light well. the steels were set out this way we could then use this drawing again and add to it the roof details, floor and ceiling makeups then we could to send this to the window company so that they would know what openings they had to work with and size thier units accordingly.

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Central courtyard.

The courtyard is central in the house on the ground and first floors. So it brings in a huge amount of light but had to look right and work with the house. 

 

 

Cobham Project.                                                                                      Evening Standard Award wining House - Best Luxury House May 2016

I am currently working on two projects. One in Cobham, below is a CGI of the project. This project is being second fixed currently and we are looking to complete in early April 2015. It has a pool cinema full underfloor heating programable lighting and is about 9,000 square feet in floor space. Below is a CGI image of this project. There are some finished exteranal pictures at the end of this section.

An unusual element of this project is the render. All of the mouldings are dense polystrene that is coated to match the render and the mouldings are stuck onto the blockwork before it is rendered. Then the whole thing is spray painted. One advantage of this system is that big sections can easily be fitted by one or two me and the most as it is so light. It can be cut and fitted on site to suite unusual shapes and the coating can be reinforces with mesh for use in areas where there is a danger of it being knocked.

Below is a picture of the front of the house and then below that again a picture of the back garden. This year at the end of May (2016) the house won an Evening Standard Award for Best Luxury House.

Details.

Front Porch design.

Origingal design.

This was the initial design but it was not right, the pedestal was too low and square and the columns were not the right shape and lacked appropriate detail.

 

 

One of the features of the ground floor is that three of the main rooms open to form one enormous room, great for parties but when you are laying one meter square tiles the floor has to be really flat and the setting out has to be carefully worked out before hand to prevent silly cuts.

You can also see the layout for the hexagonal stairs that run right up through the building. This means the skylight at the top of the building throws light right into the ground floor hall way.

Finished procuct.

So we changed the design and went for a Tuscan order design with entasis on the columns but the client wanted to keep the entablature plainer than would of been wholey authentic. This was all done on site and presented to the client for approval before manufacture was agreed.

 

 

Render details.

The rednering on this project had many elements. We drew up a document and drawings of each of these on site initially based on the architects drawings and altered them where needed to suite the clients wishes and so that they look correct in the setting. We also added dimensions so that they could be priced and ultimately produced. The documents were available in many formats as required including DWG for prooduction purposes. We worked with the client and production company to ensure that they were all happy with these drawings.

Below is a copy of the initial document for the mouldings and also a report on a visit to the chosen manufacturer to see how the mouldings would be produced. I have also included some details that we sent to them of the pillars.

Below are some professsionally taken photos with some additional description in them.

Previous Projects.

 

Wimbledon Village.

 

The company that was building this went bankrupt and I was made recundant so I dont have any finished pictures. However as this was a design and build project there is a lot of work that we did with the client help them to see what would look good given the breif that they had given us.

Most of this work involved moulding details, panneling, doors and stair design. Some of this detail is shown below.

3D model of door frame and paneling.

  

 

This is a 3D model that I have done recently for a client to help them visualize what the wood paneling and mouldings would look like in the hallway where we are also designing the doors and stairs. Once the client had seen this it helped them to see what they were asking for and to make some decisions about the moulding they wanted to use. Once they had done that we were able to construct a full sample panel using the moulding they had chosen and paint it to give them a "real" impression of the final product. This image could be rotated to any angle on screen and printed off to show to other people. This example is fairly simple but it is could be made a lot more detailed and you could even go to a full scale mock up if desired. We have used bold colours to make the differant elements stand out more.

 

For the doors we have used the classical proportions and styles  that the client liked and that have proved successful on other projects.

The ballustrade was one that the client showed me a picture of and then I made a sample of it and asked them to approve it. Then we drew it up and incorperated it in the stair design. All through the whole process we were working with the client to make sure that the vision that they had in their head was being captured so we could turn it into a reality.

 

Below are some of the drawings that we have produced to get the work priced and manufactured. As they become available we will post photos of the finished items on this page for you to see.

This is a 3D model that Rmaysing Design and Build formed to show how the mouldings and columns work in conjunction with the window and door frames. Building this model enabled us to be sure that the mouldings would work and how they would look and it also meant that we could show it to the carpenters who were to put it all together so that they understood what was being asked of them.

Window moulding detail

Kingston refurbishment

This job was unique in many ways. It had many unique features and also many unique faults. Whilst we were working there the whole family including small children lived on site so we had to make sure thier welfare and safety was always paramount. Or scope of work included stripping, insulating and re roofing the entire house. 90% new electrics though out and 80% new plumbing. When we arrived on site there were no site drawings and so the first thing to do was for us to map the house out and then these drawings would form the basis for other trades to route their equipment etc. This included listing every existing electical point, whatever it was. There was no architect on this job only a structural engineer who turned out to be vital. So when we had to decide on the configuration of new windows and see how they would work with the existing ones then it was down to Rmaysing Design and Build to draw it and present it to the client with other options that might be available. This went on untill we had a configuration that the cllient was happy with and we went out to tender with the drawings to get prices back. We oversaw the detailing of the windows and made sure that the detailing was correct and then also made sure that the fitting was correct also. This had to be done in association with the stone masons who were fitting new transomes and mullions to some of the existing openings.

 

We also extensively remodelled the balcony shown in the pictures below. This included designing a new roof line, new posts and new railings. The posts were made from cast alluminium and made from Rmaysing Design and Build designs. We then took these designs to differant companies to get prices and had them cast by a specialist company. The railings were drawn up from an image that the client said she liked. From that we went to companies to see what prices came back. These were hard to make because the railings needed to be three differant lenghts to fit into the spaces we had so they had to be cut sypathetically so they would still look good once fitted.

 

Also on the ground floor especially there were a lot of parquet floors that had to be resurfaced. Some of them like the one in the picture below were completely taken up to allow for the removal of asbestos underneath in the undercroft. When they were relaid it gave us a chance to fit new sections, replacing damaged timbers from work that had been done prior to our arrival.

 

We also did some refurbishment of an art deco cast iron bath and some very unusual bath and kitchen taps. This work was done by specialist companies.

 

Year

2011/12

Budget

£ 1.3 million.

 

Victorian Replica.

This house had many features which we copied from Victorian source books or took from period catalogues, for example the skirting, architrave and cornice. It also had a lot of detail which was obtained with timber mouldings so it was critical that these looked right and were the right size for the house. When we did this new build I was working for a company and there was an architect, Richard Holden involved in the project as well. However, he was only involved up to a certain level. For example there was a conservatory for the back of the house and he did some designs for this, but there was nothing like enough information on the drawings to send to a company and get a price from and there was also a lot of room for error in the production of it. So instead we did detailed drawings of the whole structure and sent these off for pricing and subsequent production.

 

The front door at this property was a key element to the front elevation of the house when it was finished so it had to make the right impression. The original design was considered totaly unsuitable for the house by the client and so we completely overhauled this design untill we came up with the one you see now. This included the proportions of the door panels, the window and glazing bars at the top, and the detailing at the front.

 

There were also window and door shutters that the client wished to have made but the architect was not involved in the design of these at all. Instead I took the design from some shutters in another period house that was being refurbished and I used that and adapted it to work with the windows and french doors at this property.

 

Year

2007/08

 

Burget

£1.1 milion

 

 

Guildford Refurbishment.

 This is a job we did for a client who we had worked for before on a new build. The house was an Edwardian period house that had sadly had many of the original features taken out of it and when we started it was looking fairly unloved. The structure itself was in good condition but most of the work done to it previously had been poorly done or was done in questionable taste.

Again we worked closely with the client to design and build items that would bring back some of the original charm of the building. We also had new windows fitted from Mumford and Wood who make high quality windows but also offer appropriate features in thier design that would go with the style of the house that we wanted.

Building surveys and reports.

 This was a survey that we were asked to do on an old building which used to be squash courts for a country house but the new owners wanted to refurbish it so that the proceeds would fund their new build.

As well as doing the plan and making a door and window shcedule we also reported the structural defects that we found as we went around the property. Some photos of which are shown below. It had some really appealing original features but it also had some issues that needed to be addressed.

 

Below is the document that we sent to the architect for them to view along with the floor plans that we did.



Amberwood.doc
Microsoft Word document [1.1 MB]