Water’s Edge, Padstow

Harban Redwood is currently acting as both Principal Designer and Project Manager on a major refurbishment project at Water’s Edge in Padstow, helping to protect this seafront apartment building from the challenges of its coastal location.

Home to 15 apartments, Water’s Edge enjoys stunning views across the harbour, but years of exposure to the elements had started to take their toll. A leaking roof, deteriorating sea wall and general wear and tear meant that essential maintenance work was needed to secure the future of the building.

One of the key considerations for the apartment management company was the cost and complexity of accessing the seaward side of the property.

Because specialist scaffolding was required over the water, it made sense to carry out a wider programme of maintenance works at the same time. The aim is to significantly reduce future maintenance requirements and help protect the building for the next 20 years.

The works include:

• Sea wall repairs
• Roof replacement works
• New rainwater goods
• Timber repairs
• Balcony repair and refurbishment works

Working around the challenges of a coastal environment

No two refurbishment projects are the same, and working next to the sea brings its own set of challenges.

Tides, weather conditions and limited access all have a major influence on how work is planned and carried out. This has required close coordination between contractors, specialists and stakeholders throughout the project.

One of the biggest challenges has been timing certain repairs around tidal movements. In some areas, specialist quick-setting materials have been needed so works can be completed within short working windows.

As with many older buildings, not everything becomes apparent until work begins.

Once parts of the building were opened up, a number of hidden issues were uncovered, including areas of deterioration that couldn’t be seen during initial inspections. This has required quick decision-making and close collaboration between the project team to keep the programme moving forward.

Repairing the sea wall

A significant part of the project has focused on repairing the sea wall, which had suffered from years of exposure to the marine environment.

Issues identified included:

• Loose stonework and mortar
• Water ingress
• Deteriorating masonry
• Rotten timber buffers

Addressing these problems now will help prevent further deterioration and protect both the building and its surroundings for years to come.

Bringing everything together

Alongside the repair works themselves, the project has involved coordinating a wide range of moving parts, including:

• Complex scaffold design and sequencing
• Coordination of marine authority approvals
• Management of tight site access constraints
• Working within challenging programme timelines
• Navigating intricate and complex roof geometries
• Liaison with specialist repair contractors and warranty providers

As Principal Designer and Project Manager, Harban Redwood’s role is to help ensure the project is delivered safely, efficiently and with clear communication between everyone involved.

Looking ahead

Works continue to progress well on site and are expected to be completed over a three-month programme.

Once finished, residents will benefit from a watertight roof, reduced maintenance requirements and greater protection against the effects of the coastal environment. Most importantly, the works will help extend the life of the building and reduce the risk of more significant repairs in the future.

Projects like Water’s Edge demonstrate the value of proactive maintenance and careful project management, particularly when working in challenging locations where access is difficult and long-term planning is essential.

If you’re responsible for managing a residential block, coastal property or refurbishment project and would like practical advice on planning maintenance works, the team at Harban Redwood would be happy to help. Get in touch to discuss your project and how we can support you from planning through to delivery.