New Building Extension

London Buddhist Vihara New Extension

New Building is handed over

The New Extension that was successfully completed in January 2021 was formally handed over on Thursday, 4 March 2021 by the Contractors, Kensington Contractors Ltd (KCL).

The keys to the rooms were handed over to Ven Seelawimala, the Head of the Vihara by the site manager Anton Loka (Noni) at a blessing ceremony held at the Shrine Room.

Present were Trustees of the Vihara, Leslie Dep who managed the project and Gamini Amarasekera

The UK went into lockdown on 23 March, 2020 due to the worsening coronavirus pandemic, but the construction industry was permitted to function. This allowed KCL to continue with the construction works during the lockdown. Despite initial difficulties they faced in procuring materials, they were able to complete the project with an inevitable  small delay and within the budget.

The Architect was Paul Cramphorn of Detailed Planning.

We are thankful to the Architects, Structural Engineers, Electrical & Mechanical Services Consultants and KCL who worked very efficiently during these difficult times and completed the building to a high standard.

A special thanks to Leslie Dep, who despite his heavy work load elsewhere, efficiently managed the project keeping a tight control on the expenditure.

Please scroll down to view the pictures of the building

The New Extension now provides accomodation for the resident monks.
Please see below the final Progress Report on the project.

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LONDON BUDDHIST VIHARA EXTENSION WORKS

FINAL PROGRESS REPORT

20 JANUARY 2021

1. Work Commenced on 20 January 2020

Work Completed on 18 January 2021

Building Control Officer visited the site for final inspection on 18 January 2021.

2. New Extension

2.1 Ground Floor:

All work completed.

2.2 First Floor:

All work completed.

3. Services:

3.1 Ventilation - All work completed. The system has been tested and working efficiently.

3.2 Heating – All work completed - Heating services connected to Main Hall, Sermon Hall, Shrine Room and Lobby with new radiators in the Main Hall, Lobby and Sermon Hall and the system is currently functioning well in the existing building and new extension.
3.3 Electrical – All work completed and tested and functioning well.

3.4 Plumbing and Drainage Services – All work completed and tested and functioning well.

3.5 Fire Alarm Installation – All work completed and tested.

4. Roof Work

  • Main Hall Roof

All work completed including laying of the final felt roofing layer.

  • First Floor

All work including flat roof completed.

  • Dormer

All work completed with fixing four timber grilles and roof finishes.
5. Roof Lantern – Main Hall
All work completed including two electrically operated windows.

6. New Kitchen

All work completed.

Cooker, Fridge, Washing Machine and Dryer installed in the new kitchen with the new dish washer and heating cupboard.

The resident monks are currently using the kitchen and the washing machine/dryer.

A suitable small table with four chairs shall be purchased and to be placed in the middle of the kitchen for the use of the resident monks.

7. First floor - Toilet Conversion to Gents Toilet
    All work completed.

8. Main Staircase and Basement Staircase 
    All work completed.

9. Ground Floor Disabled Toilet
    All work completed.

10. Link to new kitchen from existing Kitchen

All work completed including vinyl floor sheeting in the floor.

11. Refurbishment of Existing Kitchen

All work completed including new roof glazing.

A built-in small sink with tap has been installed only to sprinkle flowers for offering by the devotees including a cupboard to keep flower vases.

12. Sermon Hall – The following new items were completed.

  • Replaced the old ceiling tiles with new Armstrong ceiling tiles.
  • Removed all existing ceiling lighting system and replaced with dimmable LED flush ceiling lights distributed into 4 zones.

13. Artifact Cupboard

As suggested by Ven Seelawimala an artefact cupboard was built into the opening in the previous entrance door to the kitchen in the Main Hall.

The Contractor completed all the timber work, architrave, shelving and painting work.

A specialist glass door manufacturer supplied and installed two lockable frameless plain toughened glass doors.

14. Fire Risk Assessment Report:

The fire engineer has prepared his initial fire risk assessment report for the whole building including the new extension. He shall recommend and install all the necessary fire extinguishers in the new extension and all other required items to comply with the fire regulations. The fire alarm installation is completed.

15. Site Clearing work

All external scaffolding and hoarding have been removed and the Contractor has currently commenced removing his plant and equipment and excess materials from the site.

The clearing and cleaning of work areas are in progress and the Contractor will be attending to snagging items in the next two weeks.

After the completion of snagging items and any other items recommended by the Building Control Officer, the site will be fully cleared and vacated by the Contractor.

16. General

The work commenced on 20 January 2020.

All contract work and additional work in the new extension, existing kitchen, Main Hall and Sermon Hall was completed on 18 January 2021.

However, due to the current Tier 4 COVID 19 restrictions, in the interest of the health and safety of the resident monks the refurbishment of the two toilets in the resident monks’ accommodation shall be carried out when the existing restrictions are lifted and the workers are able to work safely in this area complying with health and safety requirements. The sanitary fittings, floor and wall tiles are on site and shall be kept safely in the new basement storeroom (former boiler room).

The Building Control Officer visited the site on 18 January 2021 for the final inspection and awaiting his final certificate. He has advised to complete a few minor items which will be carried out by the Contractor when working on other snagging items.

The Contractor shall now be attending to the snagging items advised by myself during my visit to the site on 20 January 2021 and the items recommended by the Building Control Officer in the coming two weeks.

The Health and Safety File is currently being prepared by the Contractor in complying with the CDM regulations and the completed file will be handed over to the Contract Administrator before issuing the Certificate of Practical Completion (CPC) by the Contract Administrator.

Finally, it has to be mentioned that the Contractor has been very cooperative from the inception of the works and have been working very efficiently during this difficult period and the quality of their work has been extremely good and it has been appreciated by the Architect.

Prepared by Leslie Dep – 20 January 2021

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Please enjoy a virtual tour of the new building, starting from ground floor main bedroom, up the stairs to the rooms for the monks, down to the new boiler room, the kitchen at the back, the Main Hall and the new lighting scheme in the Sermon Hall.

SCOPE OF WORKS

Existing Building
• New ventilation system for the Shrine Room, Sermon Hall and Main Hall
• Replace existing oil-fired boiler with new heating system
• New roof light – Main Hall
• Existing kitchen to be moved to the back of the building where the en-suite room and bathroom are – converting to a new fitted kitchen
• Existing kitchen to be made a sitting area with large windows
• Provide two double doors openings in the wall between the existing kitchen and the Main Hall
• Provide two large acoustic folding door openings in the wall between the Main Hall and the Sermon Hall
• Existing ladies’ toilet to be moved to the current gents toilet and the gents’ toilet to be moved to the existing ladies’ toilet in the first floor
• Existing disabled toilet to be refurbished with additional space
• Existing three small rooms behind the Sermon Hall to be removed and made two rooms for storage
• Existing bedroom at the back to be converted to an accessible bedroom

New Building – First Floor Extension
• One en-suite bedroom
• Three bedrooms with separate bathroom facilities
• One storage room

Services
All necessary mechanical, electrical, fire and drainage services

 

Notice Board

Introduction to Buddhism

A new class starts on Monday, 20 January 2024 at 7.00pm om Zoom

Read more on Classes >For Beginners

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Devotees wishing to receive blessings at the Vihara are advised to make an appointment with one of the resident monks

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Important Notice to regular doners to the Vihara
Due to some difficulties the LBV Trust had with the Bank of Ceylon account, we are advising doners who contribute with Standing Orders to change it to our NatWest bank account which is our operational account:

Account Name: London Buddhist Vihara
Sort Code: 56-00-31
A/c No: 02449161

It is registered with the Charity Commission and benefits from the Gift Aid scheme.
LBV Trustees

Current Situation at the London Buddhist Vihara

Dear Supporters,

 We wish you all a Peaceful, Happy and Healthy New Year. 

As there are many new supporters, we feel that it is good to write to you all with some background information about the London Buddhist Vihara (LBV) and an update. 

Some of you would know the history of the LBV but it is good to mention it briefly here. As you know, the LBV moved to the present location in 1994. Ven. Vajiragnana, the Head Monk at the time, had the foresight and the courage to take that step with the generous help of the supporters who have been a great strength to him.
In the HM Land Registry title deed the proprieter of the building is listed as the Public Trustee of Sri Lanka acting as Custodian Trustee of the Anagarika Dharmapala Trust (ADT).   

 There was the need to make changes to the building for it to be suitable for a Vihara and it was done. Then in 2002, as more space was needed, a contractor was engaged to build an extension. The construction started with the donations received from the supporters. Unfortunately, for some reason the costs far exceeded the original estimate which LBV was unable to meet, and the contractor issued a High Court writ against the ADT demanding a payment of £95,000 for unpaid bills.

It was then that three people including two of the present trustees were asked by the ADT for help with the matter and they were given Power of Attorney’s (POA) as they had to represent the ADT in the UK.

The Vihara Management Committee (VMC) was formed at the time with the three persons mentioned above and they took the necessary action immediately by retaining lawyers and filing the required reply within the few days left. Failure to file a reply would have meant summary justice by the court which could have resulted in losing the LBV building bought with the supporters’ donations. However, thanks to the supporters who continued with their donations, the VMC managed to put up a defence and the case was decided in favour of the LBV after over two years of a difficult litigation process. Afterwards the VMC continued to manage the Vihara and in 2006 completed the extension that the contractor had left only partially completed. Again all the funding was by the donors and we all can be happy that Ven. Vajiragnana was able to see the completion and also move into his new quarters before his passing away in December 2006.

The VMC continued to manage the Vihara and welcomed a new member in 2010, who had been a supporter for a long time and was instrumental in the completion of the extension after the court case.

The continuing progress of the LBV demanded more space for its programs and also for accommodation of monks. Planning Permission was a big issue as the building has a Grade II listing and due to the limited space available. After several attempts with different architects, we eventually succeeded in getting planning permission from the Ealing Borough Council in 2019.

Although a substantial amount had been saved by the LBV, the estimated cost of the project was £1 million after lengthy negotiations and cost cutting. There were suggestions from the ADT, that it  should be done in stages as they felt that there was no likelihood of raising the required funds. The project was managed by one of our trustees who is highly qualified and experienced in that field thereby saving about £70,000 in project and cost management fees. Our supporters came forward once again raising a substantial amount of money. This support with the efficient management helped us to complete the project in one year and within the allocated budget despite the challenges faced during the height of the Covid-19 pandemic.   

Getting LBV registered as a Charitable Trust had been a long term need as we were not able to benefit from Gift Aid. Furthermore, the accountant warned us that LBV would have to pay tax on the donations unless it becomes a charity. It was also important that the LBV is properly regulated under the Charity Commission (CC) regulations and is subject to the UK legal system.

This was achieved with the agreement and approval of the of the ADT who were involved right from the beginning of the formation of the Trust in December 2020.

During the formation process, the draft Trust Deed prepared by the ADT was not accepted by the CC and instead suggested that we use a Trust Deed prepared by the CC as it was necessary to ensure the independence of the LBV Trust from the ADT in order to act in the best interest of the LBV. CC stated that ADT as an organisation based in Sri Lanka was outside the jurisdiction of the CC and the Legal System of the UK. Furthermore, the trustees had to give an undertaking to the CC that they would act independently in the best interest of the LBV. With the formation of the Charitable Trust, the management of the LBV and the maintenance of the Building was officially transferred to the LBV Trust.

Therefore, the Trustees are legally bound to oversee the Vihara activities fulfilling the objectives of the late Anagarika Dharmapala and for efficient management including filing accounts, Annual Returns and Annual Reports with the CC according to the CC regulations.

It should be noted that the title deed of the building (HM Land Registry, Title No AGL38505) remains with the Public Trustee of Sri Lanka as the Custodian Trustee of the ADT. LBV has occupied the building for 30 years now.

In 2022 the ADT nominated a person to be appointed as a trustee by the LBV Trust, which was done in good faith although there were certain issues.

In September 2023 the new trustee and another trustee were found to be involved in serious violations of the signed Trust Deed, CC Regulations and the Charities Act 2011. These included making unauthorised changes to the CC register which was a criminal offence under the Charities Act. After clarifying the matters with the CC and as per the guidelines provided by the CC, they were terminated as trustees following the procedures laid down by the Trust deed and the Charities Act 2011. This was  after giving them the opportunity to provide explanations and also to attend a Trust meeting which were not taken up by either of them.

 As the trustees are responsible for the safety of the trust funds and also the Data Protection, the above action had to be taken by the other three Trustees as per the guidelines of the Charity Commission and the Charities Act 2011. If not, the other three trustees would have been guilty of not taking appropriate action in the best interest of the LBV and its supporters.

In December 2023, before commencing the fourth year of forming the LBV Trust, the LBV Trust has appointed a long standing, highly respected LBV coordinator as a trustee and the Trust now has 4 trustees who have been actively involved in the LBV matters for many years. 

As mentioned above, we the trustees, the Head Monk, Ven. Bandula and the resident monks have a high regard for our supporters who have helped the Vihara so much over the years. Should you require any clarification on these matters please do not hesitate to contact us. You can also check the current situation of the LBV Trust on the Charity Commission website under London Buddhist Vihara Trust (Charity registration 1192854).     

Finally we the undersigning Trustees, wish to reiterate to all the supporters that we shall be carrying out our duties and responsibilities with the main interest of safeguarding the London Buddhist Vihara  for which we are legally bound  under the UK Charity Commission regulations and the Charities Act 2011.

With Metta

1 Mr Gamini Amarasekera

2 Dr Lakdas Panagoda

3 Mr Leslie Dep

4 Mr Harsha Siriwardane

Trustees of the London Buddhist Vihara Trust    
31 December 2023                         

 


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