23 Piccadilly, York

Project and Building and Consultancy Limited were appointed to advise upon neighbourly matters in relation to the re-development of the site at 23 Piccadilly, York, from a purpose built office building to a new seven storey hotel, due to open in 2027.  The Second Nature hotel will provide 116 rooms, together with a café, bar, meeting and events spaces, gym and laundry facilities. The property will be 100% electric, powered by low carbon renewable energy and offer guests a carbon neutral stay.

As well as providing project management and cost consultancy services, Project and Building Consultancy limited have advised the client in respect of all Party Wall and Neighbourly Matters associated with the scheme, commencing with demolition of the existing building, clearance of the site and removal of the existing groundworks.

Due to the medieval archology on and around the site, very careful consideration was given in relation to any works which could disturb or damage the historic sub-soils and structures, with consideration required in relation to the preliminary archaeological excavations at the site and the effects upon neighbouring properties within proximity. We advised the client and design team as the groundwork scheme was developed, which included a graded lower ground scheme designed to carefully avoid disturbance of below ground archaeological features. The conservation requirements resulted in a complex foundation and groundwork scheme requiring development, providing a reinforced concrete pile supported lower ground floor slab and superstructure, designed carefully around existing structure to be retained and avoiding unnecessary disturbance and groundworks which could affect the archaeology of the site, further complicated by the need to maintain a complete exclusion zone in areas of archaeological significance. The design of the groundworks evolved with multiple developments as site investigations progressed, with Project and Building Consultancy Limited advising at each stage where notifiable excavations had an effect on neighbouring premises and the project programme and execution strategy. This included the positioning of a crane base, which also had implications for oversailing and the avoidance thereof, on which we advised.

Adjoining premises included the Grade-I Listed Medieval Saint Denys Church, where close liaison with the stakeholders and their surveyor was required throughout the planning and implementation of the project, having particular regard to a fragile historic retaining wall at the boundary of their site. We negotiated agreements in relation to the requirements for movement and vibration monitoring and were able to help de-risk the project by advising how the need for supplementary oversailing agreements at the gift of the neighbours, could be obviated.

As detailed design and methodology development, and responsibility for execution of the project, were passed from the employer to the contractor, we continued to advise the employer as Building Owner but also support the contractor and the rest of the project team to develop methodologies and details required to secure party wall agreements acceptable to the neighbouring parties and their advising surveyors. We prepared and agreed awards in good time prior to the notifiable work commencing, meaning the risk of delays associated with neighbouring matters was obviated.

Works notifiable under the Party Wall etc. Act 1996 are now complete and all matters associated with the party wall are satisfactorily discharged. We continue to maintain a watching brief and advise upon neighbourly matters outside of party wall considerations, as the project progresses.