LBFRA Newsletter

L AV E R O C K B A N K F L AT S R E S I D E N T S ’ A S S O C I AT I O N

N E W S U P D AT E | J U N E / J U LY 2 0 21 1

Message from The Chairman.

Dear Neighbours, With Covid restrictions almost at an end, I very much hope we will soon be able to resume our biannual meetings and hold our overdue AGM. On current estimations, we may well be able to do this in late July or early August.

Notices will be posted in both stairs as usual.

When we first constituted the association five years ago, we triaged the multiplicity of repair and maintenance issues, all of which were becomming increasingly urgent. Several items were already the subject of statutory notices going back at least a decade. While we have made good headway in addressing many of these issues, there is still much to do. Items on the agenda for the next meeting will include:

- Next steps for renovations and repairs - No.7’s door and entrance boarding; no.13’s rear glazed stair screen; spalling concrete and render; decks and protective barriers.

- Clearing of stored items from laundry rooms; items left in stairwells; chute protocols.

- Plans for renovation of no.13’s laundry room.

- Prototyping of “original” duplex facade, including a standard window template.

- Update on funding for the garage courtyard and beyond.

- Rear garden area.

- General commitment to the remit of the association.

I look forward to discussing these items face-to-face at our next meeting. In the meantime, the following few pages will give everyone an update on work that has been continuing over the past eighteen months and will inform our three new residents (who have joined our community during lockdown) of the scope of work the association has carried out in its five years of existence. I should also take this opportunity to warmly invite all new residents, whether owners and tenants, to join the association and attend the meetings. In summary, the remit of the association is: to collectively put in place measures to restore and promote a well-functioning physical, spatial and social fabric within the building and its surrounding areas. We aim to do this through funding the restoration and reinstatement of long-neglected common spaces and facilities; ensuring appropriate and historically accurate highquality repairs, alterations, and maintenance; ensuring the avoidance of additions that are not agreed upon or in the collective interest of residents; the organisation and promotion of community events for all residents.

In preparing this newsletter and reflecting on the activity of the association, and as I outlined in my last chairman’s report, can I once again stress that we should congratulate ourselves on a considerable achievement so far, particularly when set against the challenges of the continual retrenchment of funding streams and the absence of any current formal support for the restoration of listed buildings such as ours.

We are fortunate to share a piece of architecture that forms a key part of the national and international story and whose spatial environment has been thoughtfully and skilfully assembled for the benefit of us, its residential community. Once settled here, it’s easy to take the environment for granted, but the enthusiasm of new residents toward the building continues to remind me of its rarity. It feels to me like the collective recognition of its value becomes a vital form of social solidarity - a condition that is increasingly rare in residential communities.

With best wishes, Andy

1

Laverockbank Avenue, Summer 1960.

2

The Book.

A residents book is being compiled. The idea is that the book will form a Haynes-style “owners manual,” highlighting key design features of the building, descibing known technical issues and what to do about them, and providing necessary maintenance and repair information through illustrated examples.

I have been gradually adding to this book whenever time allows. It takes a while, but I hope it will eventually provide an invaluable resource for current and future residents.

A

FT

Samples of the book pages.

R

Contents

D

Introduction Section 1: Section 2: Section 3: Section 4: Section 5: Section 6: Section 7: Section 8: Section 9:

Section 1 Windows, Doors and Glazed Screens

Introduction

Original window pivots.

Newwindow pivots with sufficient friction for additional weight of double glazing.

In the mid 1950s Basil Spence started work with Edinburgh Corporation on new housing estates in the old fishing village of Newhaven, on the northern edge of Edinburgh. This was the first part of a comprehensive development strategy for Newhaven, for which the Council employed Spence as chief architect. His first job was a new housing estate, called Great Michael Rise (1956-7),

Detailed 1:1 drawing of new window.

Related directly to the harbour and the fishmarket through the main village square, the scheme replaceddilapidated and insanitary fisherman’s cottages with a series of new apartment buildings and individual houses.

Great Michael Rise introduced new denser housing types into the community, reflecting social changes in the post-war years. It also included, as did all Spence’s schemes, a local shop.

Installation of a new double glazed window with timber sections exactly matching original profile.

In Spence’s characteristic fusion of the progressive, universal ideas of modernist housing with local and vernacular ideas, GMR was a vernacular re-interpretation of a traditional architectural type, drawing on the language and typological logics of the old fishing cottages, the forestair being a traditional motif – where the fishwives would mend nets on the stairs. .Distinctively, the project quite literally picked up the streets of Newhaven if the form of granite cobbles, which were sequentially being replaced with asphalt - and placed them in the fabric of the buildings.

The scheme was completed in 1956.

On request, the association will provide detailed drawings and specifications for new windows.

Spence immediately moved on to his next phase – half a mile west at Laverockbank.

The scheme at Laverockbank was much bolder than GMR, compressing twenty-four apartments, three houses, a local shop and a host of communal facilities – this time putting them all into a dense apartment block.

This scheme brought severl new innovations - a pretty complex concrete frame – cantilevered skewed balconies pointing out to sea, as far as I can see the first use of deck access in Scotland, maybe even in the UK. >>>>> Park Hill was under construction - started at the same time in 1957, but not finished until 1961. So Spence really was bringing new ideas to Scotland. >>>>> And where PH’s and GL’s decks were recessed, LB’s were ambitiously cantilevered.

But the difference was, where the contemporaneous Park Hill and Golden Lane were uncompromisingly new, Spence’s work was again, as at GMR, drawing on the vernacular.

Section 2: West Facade Details

Drainage and Rainwater Systems Soil and Waste System Most of the soil and waste pipes are internal, located in vertical ducts, shared between three flats stacked vertically. They are 100mm (4”) cast iron stacks. For example, 7Q, 7E and 7A share a pipe (in that specific location, the ground level office at no 9 also shares the pipe). These pipes are mutually owned and responsibility for them is mutual, even although they are internal. No work can therefore be carried out to them without mutual consent.

CAUTION #1: The vertical stacks contain complex branch connections, which would be difficult, if not impossible, to replace. Contractors working in the vicinity of these pipes should therefore exercise caution.

CAUTION #2: Originally, the internal drainage from sanitaryware to the main cast iron vertical pipe was copper, which in most cases will have been replaced with plastic. However, usually the final copper connection to the vertical cast iron pipe has been left as a stub (on both floors of the maisonettes – in the kitchen and bathroom). New plastic pipes connect to the copper stub. This presents a problem with gas central heating systems. Contractors usually connect the boiler condensate drains to the pipework system, which eventually runs through the copper stub. This is bad practice, contravenes boiler installation regulations, and will very likely cause future problems. Gas boiler condensate is acidic and will corrode the copper.

This will not likely manifest a problem for several years after the heating system has been installed, however, several flats have already experienced leaks from the copper stub. The copper stub is actually welded copper tube, with a seam running longitudinally along its length. It is this seam that breaks down over time, and if its corrosion reaches the duct, the only option is to replace the connection to the cast iron downpipe. This will be difficult and costly.

Residents should always make contractors aware of this when installing or repairing gas-fired heating systems. There are some neutralising devices on the market that can be installed in the condensate drain, although these must be regularly emptied and cleaned. For new installations, it might be better to consider avoiding using a gas boiler.

Rainwater Systems: All rainwater pipes should be cast iron with traditional caulked socketed joints (NOT ‘Time-saver’ connections).

The specification and configuration should exactly match the original. All pipes and fittings are still widely available (Hargreaves is an example of a manufacturer).

There are two types in the scheme: 65mm diameter (2.5”) and 75mm (3”).

They should all be painted BLACK. Pipe and fittings specification: Plain cast iron pipe (NON-eared).

Cast iron holdfast brackets.

Cast iron spacer plate (where required).

Gutter System: All guttering should be cast iron with traditional joints.

The specification and configuration should exactly match the original. All pipes and fittings are still widely available (Hargreaves is an example of a manufacturer).

The size looks to be 100mm (4”) although this should be confirmed in local situations.

They should all be painted BLACK. Gutter and fittings specification: Plain half-round cast iron (NON-beaded).

Cast iron half-round gutter facia bracket.

All outlets and terminals to match existing.

The association will provide a full specification for drainage and rainwater goods on request.

3

Windows, Doors and Glazed Screens West Facade Details East Facade Details South Facade Details Roofs Pipework Communal Areas Landscaping Listed Building Consent and Information for Contractors

Garages.

The secretary has secured a funding agreement for the renovation and painting of the garage area’s doors and facias.

The paint scheme will match the distinctive alternating pattern as in the photograph from 1960 below.

We intend to take some paint scrapings, but if anyone has any evidence of the original colours please let the association secretary know.

4

Clear-up Days.

In spring and summer, we periodically hold “clear-up days.” Usually on a Sunday, these are an opportunity for residents to get together and work as teams in the communal areas. Work usually involves cleaning, weeding, tidying, litter removal, and anything else that might benefit from team work.

Cleaning stairwells.

Painting fences.

Cage rooms clear-out.

Stripping and painting of handrails.

5

Ongoing Common Window Replacement and Repair.

The latest windows to be tackled are those at no.13’s cage room on the south elevation. While the timber on these windows is sound (they were made of much higher quality pine than the adjacent screen), the frames have been badly distorted due to previous re-glazing, and the concrete cills were falling apart. Three glass panes were also broken. The windows and frames have been stripped, purpose-made beads have been manufactured to straighten up the distorted edges, and the cills have been repaired. You might have noted that this work has unfortunately been delayed. This is because the plan was to upgrade the original 4mm glass to 4.4mm laminated glass for additional security. 4.4mm laminated glass presently seems to be unavailable anywhere. The glass specification has therefore been amended to 4mm toughened, which has been ordered and is awaiting production.

The windows will be restored to their original colours.

Can residents at no.13 please note that we will need access to the cages on the south side to carry out re-glazing.

Broken cills and distorted frames.

Bespoke window beads, manufactured on site.

Stripped windows waiting for new glass. The missing patches of the distinctive pebble and white concrete border will also be replaced.

6

No 7 Laundry Rooms and Stairwell: Cills, Windows and General Renovation.

All three laundry rooms at no.7 were renovated in 2018/19. Work included repair/replacement of cracked brickwork, repair of cills, manufacture and fitting of new timber windows to the original pattern and colours, painting of walls, ceilings and electrical conduits.

Another two windows are ready for installation in no.7’s stairwell.

One of no.7 s laundry rooms and the newly manufactured windows.

7

Two of no.7’s restored laundry rooms. New windows to the original pattern and colour. Restored rope hooks.

8

New Locks and Door Hardware.

New door hardware will soon be fitted to all common doors.

This is due to a number of faulty locks, mismatched items that have been added over the years, and to ensure keys are only held by residents. We will notify residents when this is due to happen and will distribute new keys in advance.

We have been careful to match the original hardware, which will be made as consistent as possible across all doors.

9

Ongoing Repairs to Common Cills.

The cracking of cills is a recurring problem. In the long-term, they should be replaced. However, a reasonable temporary repair is the bonding of the damaged areas with cementatious epoxy resin. This has already been done to the cills at the three laundry rooms at no.7 and the cage room at no.13.

If you have cracked cills in your flat, please contact the association for advice. Some residents have reported negative experiences of contractors attempting to repair cills. An alternative is to donate funds to the association, who will carry out the repair for you and repaint the cills to a uniform colour.

10

Restoration of Original Fittings, Door Hardware and Ironmongery.

Many of the original items are now extremely rare and some were even made bespoke to this building. A lot of these items have been lost, but we are keen to retain and restore anything original that still exists. The images illustrate a few restorations that have taken place so far or that are underway.

If you have any original items in your flat and don’t intend to use them, please don’t throw them out. Contact the association - we will remove the items for you . We aim to build up a collection that can be restored and hopefully used in future works.

Salvaged window pivots and rope hooks re-used in laundry rooms at no.7.

11

Restored door hardware at no.13.

Repair and restoration of original door closers, made by Yale for Bell Donaldson Ironmongers, George Street, Edinburgh.

12

Drying Recesses.

Both south drying recesses were renovated in sumer 2020. Work included the painting of walls, ceilings, conduits, electricity boxes and pipework; the renovation of lighting; the fitting of new high-quality yachting rope onto the restored original hooks; the addition of tightening cleats.

13

This work now allows the use of the western recess for occasional community events, as per our Christmas party below.

If you want to use this space for events, please arrange this through the association secretary.

Christmas Party (2020)

14

Garden Area and Dry Stone Walling You are probably aware of the reclaimed granite cobbles (from Newhaven High Street) used throughout the walls of the buildings. The same granite cobbles have also been used as retaining walls to form the terraces to the garden.

These are quite precarious in several areas, usually as a result of tree roots or saturated ground. We rebuilt the worst-affected area earlier this year. It’s quite a difficult and laborious technique, but worth the effort to retain this distincive, original feature. At the same time, the garden area was cleared of problematic trees, bushes and nonoriginal paving slab borders. We also uncovered an important manhole, drainage vent and mains water valve, all of which were buried under soil. The area will be reinstated with the original beach pebble detail (which will now also include planters) and the original bouldered edging.

15

Concrete and Beach Pebble Borders.

The Scottish beach pebbles set into white concrete is an original and distinctive feature of the building, and is characteristic of the period. Where this has been lost or broken, we aim to reinstate it. Tests are underway to match the colour of the white concrete and the variety and size of the beach pebbles.

16

Stair Screen Replacement.

One of our biggest achievements to date was the replacement of no.13’s stair screen in November/December 2019.

The original screen was one of the most dilapidated areas of the building and many parts were in danger of collapse.

The screen was painstakingly detailed and drawn at 1:1 using archival drawings and photographs to ensure historical accuracy. The materials, colurs and details are all now exactly as they were in 1959. The original door hardware and street number were renovated and re-used (see page 12). The north side counterpart to this screen is one of the next items on our list of works.

It is worth pointing out that the simplicity and visual “correctness” of the finished result belies a very complex process sitting behind it. Work such as this is not easy to achieve. It involves both commitment and common understanding from everyone involved in the process. It also involves a fair amount of specialist knowledge. We hope this piece of work stands as a good example of the gain achieved from putting effort into getting the details correct and executing the work properly and methodically. It will look good for another sixty years and beyond.

The original screen in its dilapidated state.

17

The new screen. December 2019.

18

The restored stair screen at no.13. December 2020.

June sunset from balcony.

Laverockbank Flats Residents’ Association | 9 Laverockbank Avenue, Edinburgh EH5 3BP

| laverockbank.residents.assoc@gmail.com