Twickenham - Greggs Bakery

Programme Duration: 26 Weeks

Scope:

• Demolition of redundant Greggs bakery
• Removal of licensed and non-licensed asbestos
• Demolition of steel portal frame buildings with asbestos cement roofs
• Underpinning and temporary works to adjoining structures
• Principal Contractor duties
• Installation of welfare provision infrastructure for follow-on works

Project Description:

Shorts Group was appointed to undertake the demolition of a redundant Greggs bakery located in the centre of Twickenham. The site was surrounded by approximately 120 residential properties, creating a highly sensitive environment with limited tolerance for disruption.

In addition to the residential constraints, one site boundary directly adjoined live Network Rail infrastructure, introducing further safety, approval, and compliance requirements. The existing buildings comprised steel portal frame structures with asbestos cement roof sheets, positioned in very close proximity to site boundaries, leaving minimal working space.

This project represented Shorts Group’s first commission for this developer, making the successful delivery of the works particularly important from both a technical and relationship perspective.

1. Residential Sensitivity & Stakeholder Impact

With residential properties on multiple boundaries, demolition activities required stringent controls to manage noise, dust, vibration, and access, while maintaining positive relationships with local residents.

2. Network Rail Interface

Demolition works adjacent to live rail infrastructure required strict compliance with Network Rail asset protection requirements, formal approvals, and enhanced protective measures.

3. Asbestos Removal in Constrained Conditions

The presence of both licensed and non-licensed asbestos required removal under tightly controlled conditions within restricted working areas.

4. Adjoining Structures & Party Wall Stability

Two neighbouring buildings were structurally connected to the demolition footprint, requiring underpinning works and temporary works to party wall boundaries to maintain stability.

Stakeholder Engagement & Communication

Shorts Group held a pre-commencement meeting with local residents to explain the programme, demolition methodology, and control measures. This proactive engagement reassured stakeholders and established clear communication channels.

Network Rail Approvals & Protection Measures

Due to the interface with Network Rail infrastructure:

• A formal asset protection /​BAPA agreement was put in place

• Network Rail was engaged to support approvals and secure acceptance of demolition methodologies

• Designed scaffold protection screens were installed along the rail boundary

• All protection measures were fully designed, reviewed, and approved by Network Rail

Due to the sensitivity of the live rail environment:

• Network Rail required an appointed engineer to be present during demolition works along this boundary

• All works were carried out under direct supervision and in full compliance with approved methodologies

Controlled Demolition & Asbestos Management

Demolition was undertaken in a phased, controlled manner, with structures taken down to underside of slab level and foundations removed. Licensed and non-licensed asbestos was removed under controlled conditions and fully integrated into the demolition sequence.

Temporary Works & Structural Stability
To protect adjoining structures:
• Underpinning works were completed to two connected buildings
• Temporary works were installed to party wall boundaries
• Structural stability was maintained at all stages

Principal Contractor & Enabling Works
Acting as Principal Contractor, Shorts Group also installed:
• Foundations for welfare provisions
• New drainage and access paths

This allowed the developer to commence follow-on works immediately upon completion.

• Demolition completed safely adjacent to live Network Rail infrastructure

• All Network Rail requirements satisfied with no incidents or asset impacts

• Effective stakeholder engagement with residents and rail stakeholders

• Licensed and non-licensed asbestos removed compliantly

• Adjoining structures protected throughout works

• Seamless transition into follow-on construction works

• Project delivered within the 26-week programme and within the budget

Commercial Outcome:
This project was the first undertaken by Shorts Group for this developer. The successful, safe, and compliant delivery of the works directly resulted in the award of two further projects, valued at £2.5 million and £1.8 million, demonstrating client confidence and long-term relationship development.

Learning Outcome:
The project demonstrated Shorts Group’s ability to deliver high-risk demolition works within sensitive environments, manage complex stakeholder interfaces, and build strong client
relationships through consistent performance, compliance, and communication.

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