Major Works Project 2025/26

Key information relating to this year’s Major Works Projects will posted here.

The Major Works Project to carry out the essential building safety improvements is intended to fix past construction issues, replace unsafe cladding, and ensure proper fire separation between flats. As part of the project, the building’s roof will also be renewed. The information here should be used in conjunction with the communications sent to leaseholders by LBM and the information given to residents provided by our Major Works Surveyor, Ingleton Wood and the onsite teams working for Millane and associated contractors.

Leaseholders can also follow and contribute to the discussion here (leaseholders need to be logged into the site).

Click the “update” headings to see the posts below

UPDATE 12 MARCH 2026: Works schedule update

The contractors, Millane, yesterday issued by hand-delivered letter to apartments, the following schedule update.

RE: The Pad 45 Holloway Road, London N7 8JW Insultation Render Replacement.

Outline of timelines for this project: Update:

Week commencing 16th March

Removal of the current façade will continue to the side and rear of building
Installation of cavity insulation and board will commence on front elevation a to ensure building is watertight. This will continue and follow around to the side and rear in the coming weeks

All lights, fixtures and fittings will be removed from rendered walls, once the lighting is removed there will be no lights in these areas for the duration of the works.

Erection of scaffold to the external facades of the building commencing 5th November 2025 – 100% Complete
Inspections of each facade may be required- Complete
Removal of current façade approximately 22 weeks- In progress
Removal and installation of roofs 1 and 2 25th May 2026 approximately 6-7 weeks
Removal and installation of new decking 20th July 2026 approximately 4 weeks
Installation of new facades–23rd Feb 2026 approximately 17 weeks
Removal of scaffold 17th Aug 2026 approximately 7 weeks

Please be aware of trades people onsite at window height, to ensure residents’ privacy.

Noise during work: There will be noise during the removal of the façade, but not intermittent drilling.

Thanking you in advance for your time and cooperation, we look forward to working alongside you during this project.

UPDATE 27 FEBRUARY 2026: Insulation debris

Milane, our main contractor for the cladding removal has notified us to confirm that they are aware of issues regarding managing debris from removed insulation. A letter will be sent over he weekend to all residents explaining the action they intend to take and the need to step on to balconies to clean up. Apologies of course for any inconvenience, and please be aware that a member of the team may step onto your balcony. The letter is updated to the website here.

UPDATE 20 FEBRUARY 2026: Works schedule update

The contractors, Millane, today issued by hand-delivered letter to apartments, the following schedule update.

RE: The Pad 45 Holloway Road, London N7 8JW Insultation Render Replacement.
Outline of timelines for this project: Update:
Week commencing 23rd February 2026

Removal of the current façade will commence.
This will start from the main door working towards the back of the building.
All lights, fixtures and fittings will be removed from rendered walls, once the lighting is removed there will be no lights in these areas for the duration of the works.
Erection of scaffold to the external facades of the building commencing 5th November 2025 – 100% Complete.
Inspections of each facade may be required – Complete
Removal of current façade approximately 22 weeks – Due to begin 23rd February 2026
Removal and installation of roofs 1 and 2 – 25th May 2026 approximately 6-7 weeks
Removal and installation of new decking – 20th July 2026 approximately 4 weeks
Installation of new facades – 23rd Feb 2026 approximately 17 weeks
Removal of scaffold 17th Aug 2026 – approximately 7 weeks

Please be aware of trades people onsite at window height, to ensure residents’ privacy.
Noise during work: There will be noise during the removal of the façade, but not intermittent drilling.
Thanking you in advance for your time and cooperation, we look forward to working alongside you during this project.

Samantha Williams and Lauren Paget
Resident Liaison Officers

UPDATE 17 FEBRUARY 2026: Security concerns

Today, LBM issued a notice to leaseholders alerting them and residents to concerns regarding non-authorised access to the building. With the Works currently in progress it is particularly important that everyone remains vigilant. See the letter here for helpful advice and information on actions being taken. UPDATE 19 FEB 2026: Our contractor Millane has also issued the advice. You can see its notice here.

UPDATE 23 JANUARY 2026: Boiler and flue checks

Yesterday leaseholders and residents were alerted by hand-delivered letter and email of the need for a boiler and flue check in each apartment before the façade is removed. This is a precautionary measure intended to ensure that everything is working properly now and that should the external refurbishment work cause any problems, they can swiftly be put right. The letter has been uploaded to the documents section of the site here and a similar letter has been emailed to leaseholders. Please do all you can to ensure access as required.

UPDATE 19 NOVEMBER 2025: Scaffolding schedule and info

Scaffolding work at the Pad is now well underway. Today Millane issued a variation on the expected schedule, a notification of weekend working and more background information. You can also see the letter to residents here.

The letter contains this Outline of timelines for this project:

Erection of scaffold (by Mercer Scaffolding) to the external facades of the building –5th Nov 2025 approximately 9 weeks
Christmas break will take place from 19th Dec for 2 weeks
Removal of current façade 16 Feb 2026 approximately 22 weeks
Removal and installation of roofs 1 and 2 25th May 2026 approximately 6-7 weeks
Removal and installation of new decking 20th July 2026 approximately 4 weeks
Installation of new facades–23rd Feb 2026 approximately 17 weeks
Removal of scaffold 17th Aug 2026 approximately 7 weeks

General information

The site working hours will be 8am – 4pm Monday to Friday, with any noisy works starting after 9am. There are no planned works at the weekend, but should this be required, residents and leaseholders will be notified in advance.
MCS have appointed Samantha Williams as the Resident Liaison Officer for the project. She will be on site 3 to 4 days per week. Her contact details are:

Samantha Williams
RLO1@millane.ltd.uk
07304 070 041

In addition, board director and resident Zoe Adjey has generously offered to act as an on-site point of contact. To make contact with her leave a message with Dean.

The basement areas will be temporarily converted to serve as the management office and welfare area. Portable toilets will be located in a secured unit near the front of the property due to the access needed to clean them on a weekly basis. Minimal materials will be stored on site, but those materials that are on site will be stowed discreetly on the scaffolding.
The scaffolding will need to be netted, with monarflex scaffold sheeting in place where the rendered cladding is located.
There will be approximately 15 staff working at the site.
Please note that access to flats may be required at various times during the project and we will write to leaseholders and residents with advance notice should access be necessary.
As with any project of this kind, there will be day-to-day practical issues to consider and logistical problems to solve. As always Dean Hodgetts, the building’s concierge, will be an important point of contact for those in the buildings, and he will work closely with Samantha Williams.

When we were young: The Pad during construction in 2008