Norfolk House (Water Lane Apartments), Bristol

  • NH_Bs1_05

  • Water Lane Apartments (Norfolk House)

    Water Lane Apartments (Norfolk House)

  • Water Lane Apartments (formerly known as Norfolk House)

    Norfolk House (Water Lane Apartments)

Restructuring and remodelling of an existing 4-storey office block into high-end accommodation.


The creation of 159 en-suite studios for modern living in the Bristol area.

After designs were completed, work started with the strip out of the four storey office block. Structural changes were made to the layout of each floor to create a central corridor with studios either side. Partition walls were inserted to create new spaces, acoustic plasterboard was used to minimise noise disturbances for occupants.

Each studio apartment has a mini kitchen and dining area with high levels of acoustic insulation . We built management facilities, study rooms, common rooms, games rooms, a gym, cinema, launderette and associated site works.


Site access was extremely difficult with no storage, and room for only one parked lorry at a time, however the volume of materials being delivered was vast; for example 152 bathroom pods, 152 kitchens and 152 beds.  The packaging alone from some of the deliveries filled three skips.  This meant a lot of emphasis was placed on planning and scheduling of deliveries, machinery and trades. Unscheduled deliveries had to wait elsewhere until we could accommodate them.

To lift the materials into the building we took out an external back wall and installed a loading platform.

There were on average 90 operatives on site each day, requiring a massive amount of organising and phasing of works to ensure efficiency.   Asbestos was found on three separate occasions leading to a five week delay. To catch up on lost time, the team worked over the Christmas break so they could deliver the contract on programme.

We found £1m of savings for the customer including mechanical and electrical, furniture, lighting, landscaping and installing one lift rather than two.

“After a difficult negotiation we were reassured by a 5 star site team. Their performance was excellent, on what was a difficult project logistically and  on a very tight programme. Beard were hard working and focussed on achieving a quality product. They pulled out all the stops, including working over the Christmas break to get the job done.  I would be pleased to use Beard again.”

Peter Watson

Wells Senior, Contract Administrator


Stamford Goldhawk LLP

Contract value

£5.3 million


Stride Treglown

Quantity Surveyor

Campus Project Solutions

Contract duration

39 weeks

Form of contract

JCT Design and Build

Procurement Method

2 stage

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