Plaza 21
Major ProjectsBackground
Plaza 21 is a complex with 72 residential apartments and multiple commercial units to the ground floor, located in the heart of Swindon next door to the magistrate’s court and within 150 metres of the town’s main shopping area. Built in 2000, the building fell under the government’s Building Safety Fund due to having EPS insulation within the original render system. The project was transferred to Lendlease under the government legacy pledge to manage the remediation and, with our proven expertise in remediating live buildings, TSL was sought as principal contractor.
Scope of Service
Project scope was to replace the timber cladding to the lift and stairwell cores on the main building, along with full render replacement on both the main building and the tower block. This included replacement of the insulation within the SFS infill to the tower block, and installation of new sheathing board ahead of the render application.
Investigations revealed that the SFS structure itself also needed remediation, including additional support, deflection detailing and corrosion resistance.
- Complete removal of the EPS render system and replace with new mineral wool insulation and make up of Alsecco Ecomin 300 render. Additional colours of render were designed for the project, to denote floor levels on the stairwells and feature details on the tower. The darker colour required specialist materials to accommodate the increased expansion in hot weather.
- Removal of the existing timber cladding system and frame and replace with new Etex Cedral Click system inclusive of new Helping Hands aluminium sub-frame, Weatherken board, mineral wool insulation, and breather membrane.
| Location | Swindon |
| Industry | Residential |
| Date Completed | May 2025 |
| Project Duration | 64 Weeks |
| Client | Lendlease |
Challenges and Solutions
We had to build a working relationship with all stakeholders, which included the incumbent managing agent. They had a number of improvement projects on-going while we were completing our scope of works. With additional contractors on site, inexperienced working under a principal contractor, we walked everyone through the systems and processes we use. By keeping communication lines open and encouraging the management company to involve us in their project we were able to effectively manage the build process, confirm scope, methodology, and materials, and ensure all safety protocols were met on site. Regular progress meetings, formal communications and our project management software ensured the smooth project execution.
Client Summary
All existing entrances and exits where maintained though the duration of the project for both residents and commercial units, so that their business operations were not affected. We also maintained close communications with the magistrate’s court next door to ensure their understanding of the works didn’t challenge their tight security requirements or court proceedings.
As we were taking the residents communal green space we hosted an engagement event, with free pizza, where children of the families living in the building could design their own artwork for the hoarding. This allowed the residents to become more familiar with the project team and the segregation and added a personal touch.
A resident’s board was introduced to keep residents and business owners up to date, alongside regular coffee mornings and meetings to relay work areas, progress, and capture any concerns. The property management company set up a dedicated residents WhatsApp group which enabled us to communicate changes or site requirements.
Successful Outcome
TSL successfully delivered a complex façade remediation in a fully occupied, mixed-use building with zero disruption to commercial operations or judicial proceedings. The project met all safety and quality requirements outlined within Building Regulations, with works completed to the satisfaction of all stakeholders.
By fostering strong relationships with stakeholders, maintaining live access routes, and proactively managing resident engagement, the project team created a collaborative and transparent site culture.
Our design enhancements improved both the building’s safety and visual identity, while our hoarding artwork initiative and ongoing resident engagement strengthened community buy-in. The project stands as a clear example of TSL’s ability to remediate high-risk buildings in sensitive, occupied environments with minimal disruption and maximum professionalism.
