Bishops Knoll Management Company
Guidance for refurbishment - MAY 2025
Introduction
The 56 apartments of the Bishops Knoll Estate were constructed over a period of ten years starting in the mid nineteen-eighties. With the apartments now over thirty years old many of the lease owners are considering refurbishment. In many cases this involves significant work to kitchens, bathrooms, fenestration and garages.
The Management Company respects the right of each owner to redecorate their apartment to their individual taste using the material of their choice. However, we all share walls ceilings or floors with our neighbours. Consideration should be given to your neighbours when planning major work particularly with respect to potential for generating additional noise. This document provides a guide for flat owners thinking about refurbishment.
The walls and floors in our buildings are constructed from dense concrete and once sound enters the structure it can travel considerable distances. When deciding on fixtures and fittings you should always think about ways in which noise transmission can be minimised. Hard surfaces such as wooden floors or granite worktops in kitchens and bathrooms generate more noise than the original fixtures.
We have already had situations where disputes have arisen. They are time consuming and difficult to resolve. This document sets out the position of the Management Company on a number of specific topics and is intended to help those owners considering major projects.
When undertaking a project
Approval from the Bishops Knoll Management Company and Agent is required when undertaking replacement works specifically for boilers, windows, garage doors and any major internal works that affect walls, floors and ceilings.
Approval from Bishops Knoll Management Company and Agent is also required for any external works that affect walls, balcony floors and ceilings and roofs. If necessary a structural survey will be required before works start and after works have been completed.
Permissions for all works will only be valid for six months.
When works are carried out it is your responsibility to ensure that the communal areas are protected from dirt, dust, debris and damage. This means putting down dust sheets in the stairwells to protect the carpets. When the workmen have finished for the day the communal areas should be left clean and tidy for other residents to use as normal.
If you are removing a kitchen or bathroom it may be necessary to hire a skip. You will need to contact the directors and they can advise a location in the car park that will cause minimum disruption to other residents. Please ensure that the car park is kept clear of nails, screws and other debris.
If you are considering replacement of external windows or doors, including garage doors, or any other works, we recommend you discuss the options with one of the directors prior to approaching a company/salesman.
The process for replacing your windows and doors or boiler or garage doors or for all other works is as follows:
Obtain a quote. We recommend you obtain a minimum of two quotes. Often companies tend to improve their prices when there is competition.
Once you have selected the quote you are happy with, write to Alan McDade/Gemma Aldridge at our managing agent, Easton Bevins, asking for approval and submitting this together with:
a copy of the quote; and
a copy of the technical drawings prepared by your chosen installer.
Easton Bevins will assess the proposal in consultation with the Directors. If it is concluded the proposals adhere to the guidelines, then permission to proceed will be given in writing and a ‘Licence to Alter’ document will be issued. This will be only valid for six months from the date of approval.
Once you have received approval to proceed from Easton Bevins you should notify your chosen installer and agree a date for the work to proceed.
Once installed a Certificate of Installation must be sent to Easton Bevans.
The address for our Managing Agent, Alan McDade/Gemma Aldridge, at Easton Bevins is as follows:
Easton Bevins.
Unit 26, Osprey Court,
Hawkfield Way,
Bristol, BS14 0BB.
Tel: 0117 944 3000
Email: a.mcdade@eastonbevins.co.uk
Windows
This section is intended to help flat owners wishing to replace their windows. This specifies the window design to be used.
Background – The Bishops Knoll estate was built during the nineteen eighties and nineties and the double-glazed windows that were installed at the time are now nearing the end of their life. The original window units are no longer manufactured and so it is not possible to obtain an exact replacement. In addition, window technology has advanced considerably and modern designs are significantly more thermally efficient.
In order to preserve the value of the flats in the three blocks that make up the Bishops Knoll estate it is essential that the overall coherent exterior look of the site is maintained. The exterior of each blocks is owned by the Bishops Knoll Management Company and it is a condition of the under lease that flat owners apply to the Company for permission to undertake any works that affect the exterior.
Previously the Directors of the Management Company decided that the best way to maintain consistency was to recommend a single installer. However, in recent years flat owners have indicated that alternative installers could supply the same windows and doors at lower prices. The Directors have changed this policy so that it is now the window and patio door design that is specified and flat owners are free to select the most competitive company that is approved to install them.
The Management Company does not insist on scaffolding being required for the fitting upper storey windows. However, an assessment should be undertaken by the chosen installer based on their health and safety regulations. The flat owner is ultimately responsible for the safety of contractors they employ on the Bishops Knoll site.
Only the exact window and door types listed below will be allowed, unless these are no longer available. If this were the case, then these guidelines will be updated.
The Management Company reserves the right to request a sample of the design, if considered necessary.
Window Specification
The two types of windows allowed on the Bishops Knoll development are:
“Alitherm 300” if you require windows that are hinged from the top.
The outer frame is ETC304, which is a square outer frame profile. The opening windows are to use the profile ETC321. The window beading ETC375, is the 45-degree angled option. All opening windows should be top hinged and include a restricted hinge for safety. These hinges allow the window to be opened partially for ventilation, requiring a catch on the hinge to be released before the window can be opened fully.
“Slide 2000” if you require sliding windows that more closely reflect the original window.
The outer frame GSL1010, is the 64mm outer frame profile. The window mullions are to use the GSL310 profile this produces the best sight lines as there is only 35mm between the glass on adjacent panes. There is no need for window beading as the glazed units are retained within the profile of the window frame.
Where a flat has a window on the end of a block, the replacement should use the Alitherm 300 slimline option and be single pane with no mullions.
There is no issue with having a slide window for a kitchen and a top-hung for the bedrooms, but not both on the same facade
The glazing units may be double or triple glazed and should be of clear glass (no tint or pattern). Bathroom windows should be plain frosted glass (no pattern/embossing).
Patio Door Specification
The patio door is to be “Visoglide plus” which matches the Slide 2000 window specification.
The patio door must remain as three equal panels of clear glass, no frosting, tint or patterns and either one or two of the panels may be sliding.
External appearance of doors and windows
The external colour of the windows and doors should be anodised silver aluminium to BS3987: 1987 grade AA25 to a natural self-colour. Internal colour may be specified by the owner to suit their décor.
Ground floor flats should consider specifying laminated glass for added security.
The final fitting, fixings and sealant are to match the original windows and doors in the block. The preference is for brown silicone to be used next to the brickwork as originally specified. However, over the years window fitters have used a grey and clear silicone, these colours are also permitted. The external patio door handles should be silver aluminium finish to match existing. Existing external concrete window cills to be retained.
Further details of these Smart System products can be viewed on the following web links:
https://www.smartsystems.co.uk/product/111/alitherm-300
https://www.smartsystems.co.uk/product/205/visoglide-plus
Replacement Boilers
Due to the potential impact on the exterior of the buildings and the obvious safety implications, lease holders are required to obtain permission before undertaking boiler replacement. All work is to be undertaken by a “Gas Safe” approved gas engineer.
The boiler flue should pass through the wall using the original opening. No new holes should be created in the brickwork without prior approval.
A straight and level flue duct should be used, terminating just proud of the existing brickwork. The colour of the terminating element should be black. If any modification to the brickwork is required a supply of brown mortar dye is maintained by the directors to ensure a match to the original. Contact any of the directors and they will make this available to your installation engineer. If necessary a structural survey may be required.
Once the boiler has been installed a copy of the final safety certificate should be sent to Alan McDade at Easton Bevins (address above).
Extractor Fans
Changes to the external appearance of extractor vents or drilling work required to install new vents requires the permission of the management company which is responsible for the exterior of the building.
Flooring
In the main living and traffic areas such as hallways the recommendation is to install carpet with a suitable underlay. Carpet is one of the best absorbers of noise generated by footfall and general noise within a room.
We do not recommend that ceramic or laminate wooden flooring is installed, even in ground floor apartments. If you do install this type of flooring there is a high probability that you will be in dispute with your neighbours. If so, the Management Company will ask you to remove the flooring.
A solid floor not only directly transmits the noise of footfall into the structure of the building but in addition does not absorb any of the general noise in a room such as that generated by conversation or a TV. There have been a number of studies in to the effects of installing solid wood flooring in apartment blocks; the most significant ordered by the Department of Environment, as this was becoming such a problem for local councils. The advice is to avoid this type of flooring unless a properly accredited acoustic underlay is installed first.
This guidance is based on our very direct experience of dealing with disputes arising from the installation of such flooring within the flats at Bishops Knoll.
We strongly support and respect the right for every flat owner to decorate their flat in whatever manner they wish. The only time the Management Company becomes involved is when the choices have an impact on neighbours. Ceramic and laminate flooring have this potential.
Sound in a shared building can be very subjective. Building Regulations provide guidance for the sound transmission between flats and a methodology for testing. The regulations apply to ground floor and upper floor flats. Should a dispute arise it is these standards and methodology that will be used to resolve.
If you feel there is no alternative to a wooden or laminate floor then we ask you to install an acoustic underlay. This should be done to completely isolate the floor from the structure of the block and so will involve taking the underlay up around the edge of the floor. It is almost impossible to predict exactly by how much this will reduce the sound transmitted without expensive testing. However, we feel this is a pragmatic step that will help to reduce the potential for noise transmission.
Impact noise from footfall is only part of the problem. Hard floor coverings reflect any sound within a room and increase its transmission into the structure. This affects all flats, ground floor and upper floor. Our flats are built from concrete slabs and blocks. Sound, once it gets into the structure it travels very efficiently throughout the block.
The Management Company will not prevent you from installing laminate flooring. In the event that a complaint is logged by your neighbours we will attempt to resolve. If no resolution is possible it will remain as a dispute notified to potential buyers of your flat at the time you come to sell.
It is worth remembering that under many floors there are ducts for cabling and heating pipes. Access to these will be required should a fault develop.
In kitchens and bathrooms, the flats were originally fitted with either carpet tiles or a vinyl flooring of ‘classic’ 80’s style. Flooring technology has progressed significantly since the 80’s. There are now many styles of vinyl available that can provide realistic simulations of wood, stone, slate and mosaic. In many instances it is difficult to tell them from the materials they are copying. The preference is to replace like with like and to use a foam backed vinyl in kitchens and bathrooms.
If you wish to install tiles in either a kitchen or bathroom then they should not be cemented directly to the concrete of the floor slab or walls, an appropriate tile backer board not thinner than 10mm should be used. This will provide a degree of acoustic isolation, thermal insulation and protection from damp and possible leaks. Tile backing boards are made by several manufacturers, two popular choices are WEDI (http://www.wedi.co.uk) and MARMOX (http://www.marmoxboard.com/en/). A benefit of using a backer board is that less wall or floor preparation is required to obtain a smooth tiling surface, resulting in a faster job with improved finish.
Wall and Floor Slab
The majority of walls within the flats are structural, therefore no changes should be made to them. There should be NO horizontal or vertical chasing out of the block work for additional electrical sockets or aerial points.
The floor slab should not be altered. The structure of the floor slab forms an important part of the sound insulation between flats. The slab should not be altered in any way without express written permission of the Management Company.
Internal Doors
The decor of the communal areas within the blocks is the responsibility of the Management Company. Therefore, it is NOT permitted to replace the front door of any apartment as we wish to maintain a consistent look.
For safety reasons most of the internal doors are fire rated. If you wish to replace the doors in your apartment, you should replace like for like. The appropriate British Standard is BS476 part 22 and the doors specified should have a rating no lower than FD30.
Garage Doors
If your garage door is damaged by theft or vandalism, you may make a claim against the estate insurance policy. Please contact a director for details.
The replacement garage door should be either an ‘up and over’ door or a ‘sectional up and over’ door, white in colour and have horizontal ribs similar in design to the original door. Recent replacements of both designs have been supplied by the manufacturer GARADOR, and there are a number of installers locally. It is always worth obtaining a number of quotes.
Garage Door and Automation Company Ltd is one company that has been used and their contact details are 0117 9666768 and 0800 243324, email: bristol@garagedoors.uk.com
An optional extra on some GARADOR doors is a four-point locking mechanism, it is highly recommended to fit this, if appropriate.
The original doors only lock at the top and this has enabled thieves to grab the bottom of the door pulling it out and up, simply bending the door in two, to gain access to the garage. It is recommended that even if you have one of the original doors fitted to your garage you consider fitting additional bolts at the bottom of the door to prevent an easy break in. If you have an original door without an electric motor the Management Company will fit these additional bolts free of charge. Please contact one of the directors.
It is NOT recommended that these bolts be fitted to doors that have an electric motor. The danger is that if the door is opened when the bolts are locked the motor would suffer extensive damage or burn itself out. This damage would not be covered by the company’s insurance.
Any additional security device(s) fitted to a new or existing garage door will need the approval of the management company. Details would need to be submitted along with the request. It is advisable to contact one of the directors if you are considering this and before you submit any request for approval.
Taps
In all of the apartments we have a very high-water pressure. Taps not specifically designed for high pressure can generate a lot of noise. This is particularly a problem in bathrooms when used late at night. Taps should have a separate valve for hot and cold-water supply. There are many designs available that are mixers as well as the more traditional separate taps for hot and cold. Taps that use a single valve to ‘mix’ hot and cold should be avoided, as the mixing within the valve at high pressure generates vortices that create noise.
Televisions
Modern televisions are getting larger and thinner. There is a great temptation to attach them to the wall. Any sound generated by a television attached to the wall will transfer directly into the structure. The situation is made worse by manufacturers attempting to compensate for the small speaker size in a flat television by increasing the bass. This is even more intrusive. Either place the television on a stand within the room or use external speakers. Many manufacturers allow the internal sound to be switched off by default and the sound generated by speakers external to the display, that can be placed within the room. Television sound bars should not be directly attached to the wall.
Balconies
Maintenance of the balconies is the responsibility of the Management Company. Owners are therefore NOT allowed to:
undertake any works that will change the colour of the exterior paintwork
undertake any works that will affect the balcony ceiling or the surface of the balcony flooring for example painting and tiling
erect any awning or sun blind that needs to be fixed directly onto the structure of the building
Advice
If you are considering a renovation project in your flat and would like advice on the options available or tradesman that have done work on our site before, don’t hesitate to ask. The directors know the flats well and have a good understanding of their construction. We are happy to help; a little advice at the start of a project can save a lot of time and money.
Directors
The current Directors of the Bishops Knoll Management Company are:
Woodland Court
Ian Malpas – 1 Woodland Court
Rosie Thomas – 8 Woodland Court
Bishops Court
David Snart – 7 Bishops Court
Andrew Crocker - 17 Bishops Court
Mark O’Hara - 20 Bishops Court
Orchard Court
Dave Hemmings – 8 Orchard Court