RAAC Removal and Gym Hall Refurbishment
at Queen Victoria School, Dunblane
Creating a sustainable RAAC removal and building refurbishment project over demolition
The gym hall at Queen Victoria School, Dunblane, faced significant structural risks due to ageing Reinforced Autoclaved Aerated Concrete (RAAC) panels. These panels, widely recognised for their vulnerabilities, posed safety concerns requiring immediate attention. Due to our knowledge of RAAC and previous project experience addressing buildings with RAAC, we were selected to deliver a transformative refurbishment project.
The project scope included removing the RAAC panels, upgrading the roof, and addressing critical structural safety concerns while upgrading the building envelope to improve performance, sustainability, and energy efficiency. By choosing refurbishment over demolition, the client not only preserved the structural integrity of the gym hall but also made a conscious choice to reduce environmental impact and operational costs—key considerations in today's drive toward sustainable construction.
Despite the project's complexity, we completed the works on schedule and within the allocated budget, demonstrating our commitment to programme management and client satisfaction.
The Importance of Safeguarding Existing Buildings
Safeguarding properties through careful remediation provides significant benefits over demolition and rebuilding. Refurbishment preserves property character and aligns with sustainability goals, dramatically reducing construction waste and carbon footprint. Remediation of the RAAC roof over demolition and rebuild saved approximately 120 tonnes of CO₂e. As a comparison, this equals 300,000 miles driven by an average petrol car or the annual carbon footprint of around 15 UK households.
From a cost perspective, refurbishing an existing structure is often more economical. Demolition and new construction require substantial resources and time, while remediation focuses on extending the building's lifespan, optimising energy efficiency and safety, and enhancing aesthetics. Our approach delivers a modern, safe, and energy-efficient construction solution while retaining its original purpose, which was a perfect solution for this Dunblane school.
RAAC Refurbishment Project Scope and Delivery
The project's complexity required us to apply our full suite of expertise across many of our integrated divisions. Client collaboration began early, with structural engineers and architects assessing refurbishment options. Our team developed a construction plan that ensured the safety of the property while introducing modern, sustainable solutions.
Key tasks included the erection of a temporary roof to protect the building from unpredictable weather, managed and installed by our NASC-approved scaffolding division, the removal and replacement of RAAC panels, and the upgrading of the building's facade with an insulated render. Additionally, we installed an internal crash deck to ensure safety during operations, applying robust protective measures to safeguard the wooden gym flooring before the deck installation.
Essential to the roof refurbishment and removal of the RAAC panels was our installation of a new acoustic metal deck, vapour control layer, tapered insulation, and two layers of high-performance elastomeric felt membrane.
By upgrading the property drainage by installing aluminium gutters and downpipes, we improved the material's aesthetic and longevity and enhanced the roof's long-term performance.
As the building's original high-level windows have significantly deteriorated, we replaced these with new aluminium frame windows, achieving a u-value of 1.4w/m2k, enhancing the gym's interior and exterior look and thermal performance and improving structural compatibility with the new roof system. As project principal contractor with turnkey expertise and skillsets in-house, we eliminated the need for multiple subcontractors, streamlining the process, minimising disruption and providing a single-point contact team throughout the project.
Licensed Asbestos Removal by SEAS - A Starfish Construction Group Company
Our UKATA-trained operatives identified potential asbestos-containing materials in the soffit sections above the windows. SEAS (Starfish Environmental and Asbestos Services Ltd), the ARCA-accredited asbestos division of Starfish Construction, promptly carried out a site visit to assess the material and the required works. The material was sampled and analysed by a UKAS accredited laboratory that confirmed the presence of amphibole amosite and serpentine chrysotile. The material was asbestos insulation board.
SEAS ensured full compliance with Control of Asbestos Regulations (CAR 2012), managing the licensed removal process with meticulous attention to health and safety. This was reflected in the unannounced ARCA site audit undertaken during the removal works.
The client was particularly impressed by the seamless integration of SEAS within Starfish Construction’s range of services including the scaffolding provided by Starfish Access Solutions. This in-house capability not only streamlined the project but also ensured safety, compliance, and efficiency. With asbestos often present in properties featuring RAAC, SEAS delivers essential expertise and reassurance, making even complex projects safe and stress-free for our clients.
- Delivered a comprehensive refurbishment within the allocated budget.
- Completed on schedule despite the challenges of identifying asbestos.
- Thermal Efficiency: The new U-value compliant building envelope reduces energy costs significantly.
- High-performance materials ensure durability and longevity.
- Delivered through in-house expertise as principal contractor.
- Reducing subcontractor reliance and ensuring project transparency, viability and success.
25 weeks
Duration
40 years
Life expectancy of the refurbishment
Sustainability and Efficiency in Focus
Our project delivery exemplifies the benefits of our sustainable construction culture and approach. Our service solutions and desire to lower our construction carbon footprint align with our clients' ESG objectives. The property building envelope enhancements—including the roof, windows, and walls, provided significant U-value improvements, through compliant materials and installation, enhancing its thermal performance, reducing operational energy costs, and delivering the highest industry standards for building integrity. The improved U-Value equates to:
External Wall - Original U-value was 0.45w/m2K. In Scotland, the Building Standards Technical Handbook 2022: Non-Domestic outlines the required U-values for external walls in non-domestic buildings, such as a gymnasium, the maximum U-value for external walls is 0.23 W/m²K. The installed wall upgrade achieves a U-value of 0.20 W/m²K, which not only meets but exceeds this standard, indicating enhanced energy efficiency.
Roof - The original U-value was 0.50w/m2K, and the newly upgraded roof achieves 0.18w/m2K, vastly improving the energy performance of the building.
Refurbishing the property breathes new life into something that has added significant value to the school's needs for decades, providing students and staff with a safe and efficient environment.
Challenges and Solutions
Undertaking a project of this scale required overcoming several challenges, including addressing the structural risks posed by RAAC panels, managing the presence of asbestos, and maintaining progress despite adverse weather conditions. Our integrated delivery model ensured we resolved any property issues and challenges efficiently. The temporary roof allowed rendering works to continue uninterrupted, and the knowledge and expertise of the in-house SEAS team minimised potential programme delays associated with asbestos identification and removal.
Successful RAAC Remediation Project Outcome
The refurbished gym hall now stands as a testament to the advantages of remediation over rebuilding. By working with Starfish Construction, the client benefited from a streamlined process, enhanced sustainability outcomes, and a modern, safe, compliant facility that will serve the school for many years. Our project approach and delivery demonstrate our credibility in buildings with RAAC or asbestos presence and the value of preserving and improving existing structures, offering a blueprint for sustainable construction in the future.
Choosing the Right Partner for Your Building Envelope Remediation:
Starfish Construction
Our building envelope remediation planning, knowledge and project delivery credibility make us a natural and trusted partner for clients. Our advisers provide comprehensive advice for you to make informed decisions for your property portfolio.
- Expertise in RAAC Remediation: Through accreditation, knowledge, and experience, with the credibility of successful RAAC removal projects, we bring invaluable experience to RAAC and asbestos-inclusive projects.
- Integrated Delivery Model: Our in-house building technical surveying, design, roofing, scaffolding, façade, and asbestos management divisions mitigate project risk and delays as an integrated collective—a single point of contact, for safe, compliant and sustainable building envelope remediation solutions.
- Transparency and Reporting: Our project planning and management processes are robust and seamless, from online reporting systems providing up-to-date project status and photographic evidence through preconstruction to closeout, and our client-focused culture ensures all project stakeholders have access to integral project information at all times.
- Client-Centric Approach: Our ability to structure client-centric solutions tailored to meet the demands for effective building needs continually reinforces our reputation as a trusted partner for sectors including Defence, Education, Retail, Healthcare, Hospitality, and Resident Accommodation.
Do you have a RAAC Remediation or Asbestos Management Project? To contact our advisers, call our nationwide number - 0333 016 5399 or email: info@starfishconstruction.com
"Starfish Construction delivered an outstanding service in removing RAAC panels and refurbishing the gym hall at Queen Victoria School. Their team demonstrated professionalism, expertise, and a deep commitment to safety from start to finish. The project was completed on time and to an exceptional standard, with minimal disruption to our school operations. The new roofing system has significantly improved the building's structural integrity and energy efficiency, giving us peace of mind for the future. We highly recommend Starfish Construction for their reliability, craftsmanship, and dedication to excellence."
Client Representative
