Project Description
R J O’Neill was appointed to deliver the completion and fire compliance works at Rosemary House, a partially constructed residential development located on Portsmouth Road, Esher.The project was taken on following the insolvency of the original contractor, leaving an existing superstructure and partially completed internal works that required both completion and comprehensive review to ensure full compliance with current fire safety regulations.
The development comprises an 11-unit residential building arranged over four storeys (G+3), including ancillary facilities such as cycle storage, bin storage, and a ground-level undercroft car park. The building incorporates a single protected stair core, firefighting provisions including a dry riser, and a combination of protected and unprotected flat entrance arrangements at ground floor level.
While initially perceived as a completion project, early-stage investigations identified significant deficiencies in the fire protection strategy, particularly relating to structural fire protection and compartmentation. These findings required a fundamental reassessment of the works, transforming the project into a complex programme of fire remediation, compliance engineering, and construction completion.
R J O’Neill’s role extended beyond traditional contracting, acting as a key delivery partner in navigating technical, regulatory, and commercial challenges to bring the project to a compliant and deliverable outcome.
Specification:
- Completion of 11 residential units including all internal finishes and associated ancillary areas
- Full review and remediation of passive fire protection systems across the building, identifying over 600 fire remediation locations
- Intrusive investigation and validation of structural fire protection
- Removal/replacement of non-compliant ceiling and wall build-ups
- Coordination with Fire Engineers, Building Control and Warranty Providers to develop compliant solutions
- Installation of compliant compartmentation and fire stopping systems aligned with tested or engineered solutions
