A&O Hostel – Brighton

 

The AO Hotel project involves the refurbishment and conservation of a prominent Grade II listed coastal landmark providing approximately 200 beds together with extensive communal accommodation. The scheme represents a significant investment contributing to the continued uplift of Brighton’s hospitality sector.

 

The project commenced in January 2024 with an anticipated pre-construction and statutory approval period of approximately nine months, prior to progression into the full Design & Build JCT contract.

 

The Bloomsbury Group was appointed at the outset under a Pre-Construction Services Agreement (PCSA) to assist the client in managing the complexity of refurbishing a large listed operational hotel and to establish a clear, deliverable scope before contract execution.

 

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PHASE 1 – INVESTIGATION & STATUTORY APPROVALS

 

Due to the age and listed status of the building, a comprehensive understanding of the existing structure and fabric was required before final design decisions could be made.

 

Scaffolding was therefore erected at an early stage to facilitate close inspection and controlled intrusive investigations into the building envelope. These works enabled the team to determine which historic elements required repair, replacement or conservation and to accurately inform the Listed Building Consent and Planning submissions.

 

During this period, the project team coordinated closely with heritage consultants, planning consultants, architects, fire engineers, building control, MEP designers, structural engineers and Brighton & Hove City Council.

 

Key activities undertaken included:

 

• Heritage impact assessments and planning coordination  

• Dilapidation schedules and full condition surveys  

• Intrusive and destructive fabric investigations  

• External façade and structural inspections at height  

• Identification of previously unmapped basement vaults  

• Structural assessments to window bays and water-ingress damaged areas  

• Development of repair methodologies suitable for listed fabric  

• Fire strategy development and regulatory consultation  

• MEP condition surveys and replacement strategies  

• Window surveys and replacement specifications  

• Risk register development and programme planning  

 

This phase allowed the design team to produce accurate statutory submissions and removed uncertainty prior to entering into the construction contract.

 

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Following investigation works, detailed access and support strategies were developed due to the sensitive location and operational nature of the hotel.

 

Temporary works and access engineering formed a major component of the pre-construction stage:

 

• Basement propping using Acrow supports to safely carry scaffold loading  

• TG20 compliant scaffold design and engineering checks  

• Bespoke temporary works design to the Paul Valley entrance where buses pass in close proximity  

• Liaison with Brighton & Hove City Council regarding highway interface  

• Hoarding installation to lower scaffold levels to reduce unauthorised access  

• Installation of monitored security systems and infrared detection on scaffolding  

• Controlled access arrangements to protect guests and staff  

 

Security and privacy were critical considerations due to façade access scaffold to an occupied hotel.

 

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The works have been carefully planned around the continued operation of the hotel. The Bloomsbury Group worked closely with the client’s management team to minimise disruption to guests and maintain safe separation between construction and hospitality operations.

 

 

• Sequenced working zones and phased programme  

• Guest privacy protection strategies  

• Restricted contractor access routes  

• Programme coordination around peak occupancy periods  

• Continuous liaison with hotel management and operational staff  

 

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• Replacement and refurbishment of traditional timber sash windows  

• Structural remedial works to decayed timber window bays  

• Localised render repairs and façade conservation works  

• Renewal and redesign of cast iron rainwater goods  

• Masonry stabilisation and weatherproofing improvements  

 

All works are undertaken in accordance with conservation requirements to preserve the historic character of the building.

 

 

The building is being modernised to align with the AO European brand standard:

 

• Full strip-out and renewal of finishes  

• New bathrooms and sanitaryware  

• Fire compliance upgrades  

• New flooring and acoustic improvements  

• Decoration and fitted furniture installation  

• Mechanical and electrical replacement including lighting, power and data  

 

Communal areas include reception, circulation spaces, social areas and back-of-house facilities.

 

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• Full MEP replacement and integration  

• Fire detection and alarm systems  

• Emergency lighting  

• Ventilation upgrades  

• Building regulation compliance works  

• Listed building condition compliance  

 

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The objective is to sympathetically restore and modernise a historic seafront building into a contemporary European-standard 200-bed hostel while safeguarding its architectural heritage.

 

Through a structured pre-construction process, careful investigation and coordinated delivery within a live hotel environment, the project transforms one of the city’s recognisable historic buildings into a modern hospitality destination.