· Web viewA second door from the street opens directly into 16a; there is no internal common area. Two doors at the rear provide occupants with access to the rear yard, which

CLIENT BRIEF

for

W100 – Church Street

Project details Blocks included 3-5 Ashbridge Street

17-24 Ashbridge Street30-45 Ashbridge Street1 Broadley Street9 Broadley Street13 Broadley Street21 Broadley Street27 Broadley Street12a-16a Church Street32 Church Street1-24 Elmer House103-113 Elmer House3 Gateforth Street1-60 Kennet House77-81 Lisson Grove147-155 Lisson Grove157-165 Lisson GroveBlock A 1-15 Morris HouseBlock B 16-22 Morris HouseBlock C 23-32 Morris HouseBlock D 33-42 Morris HouseBlock E 71-80 Morris HouseBlock F 81-92 Morris HouseBlock G 93-99 Morris HouseBlock H 131-145 Morris HouseBlock J 146-157 Morris House1-29 Blackwater House

Area / ward located Central Church StreetProject value £4,394,669Delivery year 2018/19Works included External Repairs/Refurbishment

FRA WorksLessee implications H= £25,315.42 L= £1,125.10 A= £15,316.69

W100 – Client Brief (08/02/2018) Page 1

Key issues / risks Process related delay in contract starting on siteOverlapping with Church Street RegenerationAccess to some of the work areas including individual flats/houses.Unidentified asbestos.

Programme board date

1st Submission – 26th April 20182nd Submission – 6th July 20183rd Submission – N/A

Executive SummaryW100 is a programme of planned maintenance works to various properties across the Church Street area. The intention of these works is to keep safe, comply with the latest housing regulations and maintain the internal and external fabric and infrastructure of the buildings.

This project was recently tendered through CityWest Homes’ traditional market procurement route. However following confirmation of outline plans for major regeneration and development works across the Church Street area, the need has arisen to revisit the scope and design to the above blocks and to realign building element lifespans in line with the regeneration proposals. With the new Term Partnering Service Providers now procured, it has been concluded as the most efficient way to include these changes and deliver this scheme.Component to be cleared

Officer Name and signature

Property Maintenance Chris Wait By default dated: 23rd March 2018

Finance Mark Johnston By default dated: 23rd March 2018

Lessee Services John Millichope By default dated: 23rd March 2018

Cap Programme Team Matt Bundy By default dated: 23rd March 2018

M&E Engineering James Beard By e-mail dated: 21st March 2018

Communications Daren Townsend By default dated: 23rd March 2018

Health and Safety Sarah Stevenson-Jones By e-mail dated: 21st March 2018

Total Project CostsRef Component Rate Budget1.00 Works - £3,644,6952.00 Contingency 10% £364,470

Management Costs3.00 Asbestos Surveys 1% £36,4474.00 Design 1.2% £43,7365.00 CDM Services 0.5% £18,223

Sub Total £4,107,5716.00 CWH Staff Costs 6.99% £287,098

Grand Total £4,394,669


Contents1.0 Introduction

2.0 Key Project details

3.0 Asset Summary / Construction Type

4.0 Project Justification

5.0 Description of key works required

6.0 Major Works History

7.0 Restrictions & limitations

8.0 Warranties / Guarantees & Minimum Design Requirements

9.0 Milestone Programme

10.0 Proposed Site Set Up Location

11.0 Summary

Appendix 1 – Block plans Appendix 2 – Condition Surveys & Repairs History Appendix 3 – FRA Reports Appendix 4 – Asbestos Surveys Appendix 5 – Budget Summary Appendix 6 – Risk Register Appendix 7 – Property List Appendix 8 – Drawings Appendix 9 – Programme Board Consultation Appendix 10 – Lessee Liabilities Appendix 11 – Suggested Site Set up Location


1.0 INTRODUCTION

This project involves an overdue programme of planned maintenance works to various properties across the Church Street area. The intention of these works is to maintain the internal and external fabric and infrastructure of the buildings to ensure homes are in a good state of repair, safe and free of building and services related defects. In addition to the necessary building maintenance works, health and safety items relating to electrical services, electrical services, emergency lighting and fire warning are also required to increase the levels of safety for residents in the event of an emergency.

There are outline plans in place for major regeneration and development works across the entire Church Street area, to start from 2027 to around 2031. These consist of multi-use socio-economic developments and include the following properties owned by Westminster City Council which are in this project:

30-45 Ashbridge Street 1-60 Kennet House 147-155 Lisson Grove 157-165 Lisson Grove 1-29 Blackwater House

Having recently tendered this project using CityWest Homes’ traditional market procurement route, the need has arisen to revisit the scope and design to the above blocks in light of the regeneration proposals. With the new Term Partnering Service Providers now procured, it has been concluded as the most efficient way to include these changes and deliver this scheme. This Client Brief takes account of the revised scope following liaison with the Development team and allows for the adjusted design requirements of the project. By undertaking these works in line with CWH’s cyclical maintenance programme, the properties, blocks and communal spaces will also be refreshed.

It is proposed that the refurbishment works are undertaken by the Service Provider appointed under the Major Works Term Programme. The purpose of this Client Brief is to provide information and direction to facilitate the production of a Project Execution Plan (as defined within the Term Contract) by the Service Provider for further review by CWH prior to issue of a Pre-Commencement Order.


2.0 KEY PROJECT DETAILS

Project Name Church Street

Project Code W100

Area Management Centre South

Ward Church Street

Listed Building or Conservation Area No Listed Buildings or Conservation Area status

Access and other constraints

Access to some of the work areas including internally to properties Multiple blocks and scaffolding required Operations and logistics for the geographical spread of properties Access to the CWST’s requires specialist equipment/ PPE

(Permits are required from CWH H&S Team) Existing drawings are not available Conflicts with area regeneration plans Works to be planned to take into consideration Church Street

regeneration plans in terms of design life expectancy of materials and workmanship. The blocks which are part of this project for which works need a 15 year materials and workmanship design life expectancy are:- 30-45 Ashbridge Street- 1-60 Kennet House- 147-155 Lisson Grove- 157-165 Lisson Grove- 1-29 Blackwater House

Legislative constraints Section 20 Works

Existing Planning Consents Not applicable


3.0 ASSET SUMMARY / CONSTRUCTION TYPE

The Church Street area consists of a variation of building types from Victorian era street properties to late 1900’s purpose built housing blocks. The mixture of properties originates from several properties damaged by bombing during World War II. A lot of rebuilding was undertaken after World War II to renew and rebuild the architecture that was lost. From this followed the development of the Church Street Estate including large social housing developments such as Kennet House. The project comprises 266 homes in 26 blocks.

Being spread across a geographical area, it has been previously considered to phase the works and let contracts on a location basis. However upon further evaluation of this approach, due to similarities of property type, a better economy of scale would be achieved by phasing the project under one contract. Broadly, the properties can be split into two types:

Early Victorian terraced properties comprising solid brick wall construction, internal suspended timber floors and pitched roofs covered with slates or tiles. Windows in this type of building are commonly a mixture of timber sash and casement. In addition, heating and hot water is typically provided by individual gas fired boilers. Fire safety and emergency escape measures are in need to upgrading.

Late 1900’s purpose built concrete frame housing blocks with external cavity wall brickwork infills with flat roofs and a combination of either steel, aluminium or timber windows. Heating and hot water is typically provided by communal boilers. Fire safety and emergency escape measures are in need of upgrading.

A brief description of each property type follows:

3-5 Ashbridge Street is a three storey block containing 7 flats, constructed around 1985. It is of masonry construction with a pitched, concrete tile covered roof. There are two communal enclosed stairwells and one flat (No. 3) is directly accessed externally at ground level. Flat windows were double glazed softwood windows with side hung opening lights. The block directly fronts the street.

17-24 Ashbridge Street is a three storey block containing 12 flats, constructed around 1965. It appears to be of concrete framed construction with a masonry cavity external walls. It has a concrete tile covered pitched roof. There are two communal enclosed stairwells. Flat windows appeared to be double glazed PVCu with bottom hung opening lights. The block has a communal car park to each end at the rear, accessed via a carport at each end.

30-45 Ashbridge Street is an L shaped three storey block containing 16 flats incorporating three integral garages fronting onto Ashbridge Street and four ground floor retail units fronting onto Church Street. Constructed around the late 1980s, it is concrete framed construction with masonry cavity external walls. It has concrete tile covered pitched roofs with asphalt covered flat lower roofs and balcony walkways. There are four communal enclosed stairwells. Flat windows appeared to be double glazed powder coated with top hung opening lights.

1 & 27 Broadley Street are two ground floor direct access flats, each located within a wider three storey block at each end of Broadley Street. It is estimated that the properties were constructed around 1985. The wider block is of masonry construction with a pitched, concrete tile covered roof. Flat windows were double glazed softwood windows with side


hung opening lights. The block directly fronts the street with very little private hard landscaping.

9, 13 & 21 Broadley Street are individual mid-terraced houses. It is estimated that the properties were constructed around 1985. They are of masonry construction with a pitched, concrete tile covered roof. Flat windows were double glazed softwood windows with side hung opening lights. The dwellings directly front the street with very little private hard landscaping.

12a-16a Church Street comprises three adjoining mid/end terrace Victorian properties. The three adjoining properties have inverted pitched roofs with a front parapet wall. The external walls are of solid facing brickwork. There is one small communal hall on the ground floor of 12/14 accessed from the street, serving two flats on the upper two floors. This single entrance has two door bells. A second door from the street opens directly into 16a; there is no internal common area. Two doors at the rear provide occupants with access to the rear yard, which is shared by occupants of the restaurant and adjoining properties. The flat windows are single glazed timber at the rear and timber double hung sashes on the front elevation.

32 Church Street is a four-storey mid terrace block of eleven flats dated from the 1970s/1980s. The block has tiled pitched roofs. The external walls appear to be a combination of solid and cavity facing brickwork. There is one communal internal RC staircase accessed through the ground floor lobby, serving three flats on each upper floor and two at lower ground floor level. The single entrance has a door entry system. The flat windows are double glazed timber at the rear and timber double hung sashes on the front elevation. The block has a landscaped communal garden at the rear shared with No 38. The shops have a lower ground storey at the rear.

1-24 Elmer House is a six storey block containing 24 flats, constructed (according to a memorial plate) in 1963. It appears to be of concrete framed construction with a masonry cavity external walls (solid appearance but assumed snapped headers). It is presumed to have a flat, asphalt covered roof but no access was possible. There is a single communal enclosed stairwell. Flat windows appeared to be double glazed powder coated aluminium windows with top hung (possibly tilt and turn) opening lights. The block has a communal car park to the rear.

103-113 Elmer House is a two storey block containing 6 flats, constructed (according to a memorial plate in the adjoining block) in 1963. It appears to be of concrete framed construction with a masonry cavity external walls (solid appearance but assumed snapped headers). It is presumed to have a flat, asphalt covered roof but no access was possible. There are two communal enclosed stairwells. Flat windows appeared to be double glazed powder coated aluminium windows with top hung (possibly tilt and turn) opening lights. The block has a communal car park to the rear, within a car port underneath the block.

3 Gateforth Street appears to be a mid-terraced property, converted into an HMO containing seven dwelling units. It is estimated that the property was constructed around 1890. It is of solid masonry construction with a presumed (due to parapet walls, the roof covering could not be viewed) pitched, slate tile covered roof. Windows were of single glazed softwood vertically sliding sash type. The dwelling sits directly on the paved highway with no soft or hard landscaping.


1-60 Kennet House is a 17 storey block containing 61 flats, constructed around 1961. It is a high rise purpose built tower block with residential accommodation on the 1st to 15th floors, commercial premises on the ground floor and concierge area and pram shed area also on the ground floor. The building comprises of concrete frame construction with external cavity brick work infills. The main roof is a flat covered with a high performance felt system with a concrete deck. The windows to the block are aluminium framed double glazed units. Access to upper floors is by 2 lifts which service either odd numbered floors or even numbered floors. There is a single escape staircase which passes from the top floor plant room, down through each level to a final exit at ground floor.

77-81 Lisson Grove is a three-storey block of seven flats of 1990's style construction. The block has hipped and pitched roman pan tile roof finish. There was no access to the roof void. The external walls are of cavity facing brickwork to all elevations with exposed concrete window lintels and edge beams. Both elevations have communal staircases with door entry systems adjacent each metal glazed entrance door. The bin room has a pair of matchboard timber doors. All windows are double glazed timber framed windows with a mixture of side hung and top hung opening lights to each elevation. There are rear gardens to the ground floor flats which are bounded by a 2m high brick wall. The front and side elevation have painted metal railings. There is a concrete side ramp with asphalt coating up to flat 1 on Broadley Street (it is assumed that flat 1 was part of the flats or those on Broadley Street not under City West control).

147-155 & 157-165 Lisson Grove are three-storey blocks of six flats of 1960's style construction. The blocks have a flat roof. There was no access ladder to access to the roof surface. The external walls are of solid wall brickwork construction to all exposed elevations. The Lisson Grove elevations has a communal staircases with door entry system adjacent to the metal glazed entrance door. The bin room is in the same enclosure as the main entrance door and is metal non-glazed door. All windows are double glazed PVC-u framed windows with some flat height window screens on both elevations. There are a mixture of side hung and bottom hung opening lights to each elevation. There are front and rear landscaped areas to the ground floor flats which are bounded by a 2m high brick wall to the rear. The front elevation have painted metal railings on a low level concrete retaining wall. The main entrance has a paved entrance area with concrete side ramp.

Block A to J, 1-157 Morris House is a five storey dual block containing 96 flats, constructed around 1890. Each of the two blocks is of solid brickwork construction with slate covered pitched roof. There are nine communal enclosed stairwells (five in Block 1-80; four in Block 81-157). Flat windows are single glazed, softwood framed, vertically sliding sash type. Rainwater goods were a mixture of cast iron and PVCu. There is a central hard landscaped courtyard between the two blocks.

1-29 Blackwater House is a three-storey block containing 29 dwellings, set above a row of single-storey, commercial units. It appears to be of concrete framed construction with a masonry cavity external walls (solid appearance but assumed snapped headers). It is presumed to have a flat, asphalt covered roof but no access was possible. There are three, enclosed communal staircases, connected by internal corridors running the full length of the building.

BLOCKS IN SCHEME – SEE APPENDIX 1 FOR LOCATION PLAN


Block Name No. of Units Block Name No. of Units

3-5 Ashbridge Street

7 1-60 Kennet House 61


12 77-81 Lisson Grove

7


16 147-155 Lisson Grove

6

1 Broadley Street 1 157-165 Lisson Grove

6

9 Broadley Street 1 Block A 1-15 Morris House

15

13 Broadley Street 1 Block B 16-22 Morris House

7

21 Broadley Street 1 Block C 23-32 Morris House

10

27 Broadley Street 1 Block D 33-42 Morris House

10

12a-16a Church Street

3 Block E 71-80 Morris House

10

32 Church Street 11 Block F 81-92 Morris House

11

1-24 Elmer House 24 Block G 93-99 Morris House

7

103-113 Elmer House

6 Block H 131-145 Morris House

15

3 Gateforth Street 6 Block J 146-157 Morris House

11

1-29 Blackwater House

29

4.0 PROJECT JUSTIFICATION

The aim of the project is to undertake internal and external repairs and redecorations to the building fabric, windows and roofs, including upgrade of the lateral mains were required, fire safety related upgrades and environmental improvements. This comprehensive programme of repairs should be designed to make full use of the scaffolding required. Careful monitoring of the works will be required in order to influence future repair and maintenance programmes.

The requirement for these works has arisen from not only the need to maintain the state of repair of the building but over the past five years the rate of degradation of building elements has increased prompting the need for uneconomical reactive repairs. With the last major works to the fabric and services to the blocks in this scheme having taken place between 15 and 20 years ago.


Review of independently commissioned stock condition surveys carried out in 2014 shows that the majority of components on the blocks identified for this phase have reached, or are about to reach, the end of their intended life cycle. There are also a number of recommendations in the Fire Risk Assessment to improve safety aspects and reduce the risk to residents, including an upgrade to class 0 paint, emergency lighting installation and an improvement to communal doors etc. In comparison to other blocks for the amount of bed space available in each block, there has been a relatively high spend of an average of £1,719.10 per property on related repairs over the last 5 years.

The condition survey inspections confirmed failures and defects to the following elements within the blocks:

Structural frame/brickwork Glazing/window units Flat entrance and communal doors Timberwork Metalwork Movement/expansion/mastic seals External redecorations Internal redecorations Communal flooring Roofing and weatherproofing Surface water and below ground drainage.

In addition, Fire Risk Assessments and Regulatory Requirements have created the need to upgrade the following elements to ensure the buildings are safe for use by the occupants:

Fire compartmentation Fire seals Fire signage Fire warning systems Low voltage power distribution system upgrade Equipotential bonding upgrade Communal and emergency lighting upgrade.


DESCRIPTION OF KEY WORKS REQUIRED

Element Work required

Condition Survey

A condition survey to be carried out within all areas likely to be affected by the working areas by the Service Provider which shall contain written and photographic evidence of the existing conditions.

The Service Provider is to identify any areas of concern that may result in additional works being necessary, together with proposed remedial recommendations, within the scope of works. The condition survey is to be agreed with CWH and upon conclusion of the works the Service Provider is to ensure the condition of any areas affected by the works are handed over to CWH in no worse a condition than at pre-commencement stage.

Access Required

The Service Provider will need to acquaint themselves with the access arrangements available and provide block-specific proposals to facilitate the works necessary. It is anticipated that these proposals will be optimised to provide the best value-for-money project-wide access proposals.

Structural/Brickwork Repairs

Brick/concrete/external finishes repairs and repointing to be undertaken where necessary (for example where damaged, defective or missing) – record keeping of location and extent of repairs undertaken required.Cleaning of all staining, dirt and grime to all brickwork, concrete and tiled surfaces.Asphalt surface, upstand and detail repairs to communal walkways and balconies.Repairs to defective render.

Glazing/Windows

Repairs and overhauls to all internal and external communal windows, panels and glazing, including fire resistant upgrades where necessary.Repairs and overhauls to all individual property windows, panels and glazing, including fire resistant upgrades where necessary.

Flat entrance doorsRemoval and replacement of all tenanted flat entrance door-sets with third party certified fire door sets.

Communal doors

Repairs and overhauls to all main entrance and communal doors, service doors, service risers, meter enclosures and associated elements, including third party certified fire resistant upgrades where necessary in accordance with Fire Risk Assessments.

Timber repairs

Joinery and resin repairs to all defective timber elements (including items such as windows, panels and communal doors and sheds within the boundaries of the block).Redecorations to all previously painted surfaces, including strip and preparation where required.


Metalwork repairs

Redecoration of all previously painted metalwork including external boundary treatments. To include full preparation (strip where necessary) and repairs and replacement of missing or defective elements.

Movement joints Movement joints / sealant works – rake out and replace with new.

External redecorations

Redecoration of all previously decorated external surfaces.Class 0 performance to masonry communal walkway elements including necessary preparations.1-60 Kennet House:No external decorations to take place to Kennet House façade for access cost:benefit purposes.

Internal redecorations

Repairs to internal fabric finishes to ensure they are sound, consistent and ready to receive redecoration.

Redecoration of all previously decorated internal surfaces.Class 0 performance to walls, ceilings and soffits including necessary preparations.

Communal flooring

Repairs to existing non–covered flooring (including replacement of any components beyond repair) to ensure surfaces are safe, cleanable, maintainable and free of defects.

Replacement of existing floor coverings including associated components to ensure flooring is safe, cleanable and maintainable.

Step nosings to be contrasting (new nosings where floor coverings are being replaced) with relevant light reflectance value (LRV).

Roofing works All properties:Cleaning of moss, lichen, debris and build-up of atmospheric dirt - to all property roofs.Asphalt repairs to private balconies, walkways, bin store and outbuilding roofs to ensure waterproofing and drainage is functioning correctly and is not permitting water ingress.Ashbridge Street [3-5, 17-24 & 30-45], Broadley Street 1, 9, 13, 21 & 27], Church Street [12A-16A, 32 & 38], 3 Gateforth Street:Roof tiling repairs and associated detail repairs to ensure that roof elements are functioning correctly and are not permitting water ingress.1-60 Kennet House, 147-155 Lisson Grove & 157-165 Lisson Grove:Renewals/Waterproofing Solution – 15 year lifespan flat roofing waterproofing system application to main, lower and canopy roofs with a 15 year guarantee, to ensure waterproofing is functioning correctly and not permitting water ingress.1-60 Kennet House:Include for working in tandem with existing telecommunications equipment on main roof.


Individual property balconies to receive a waterproofing treatment with a planned 15 year lifespan and guarantee, to ensure waterproofing is functioning correctly and not permitting water ingress.

Surface water and below ground drainage

Test and undertake repairs and full cleaning of rainwater goods and below ground drainage systems including replacements of elements which are beyond repair. Test upon completion to ensure all rainwater goods systems are free of leaks and are discharging correctly.

Electrical – Power (Landlord Supply)

Full upgrade of landlord LV distribution to be designed, supplied and installed to comply with latest edition of BS 7671 (Replacement of landlord boards to all blocks with the exception of 1-24 Elmer House, 103-113 Elmer House and 77-81 Lisson Grove, 147-155 Lisson Grove, 157-165 Lisson Grove).

Where new boards are installed, these will be of the MCB type, lockable and IP54 rated. All new boards to come complete with 25% spare capacity. All new final circuit cabling installed within containment will be LSF singles and sized according to breaker rating / load and supply.

Full upgrade of low voltage distribution systems and all components.Trace and remove all redundant cables including TV aerialsInspect all ryefield panel doors and repair as requiredReplacement of all lightning conductors.

Electrical – Power (Lateral Main Supply)

1-60 Kennet House:Design, supply, install, test and commission new rising mains for Kennet House.All Properties:Full upgrade of lateral main riser distribution (to all blocks with the exception of 77-81 Lisson Grove, 147-155 Lisson Grove, 157-165 Lisson Grove) to be designed, supplied and installed to comply with latest edition of BS7671 and BNO requirements. All riser cabling will be XLPE/SWA/LSF armoured and all main panels to be Ryefield. All fuses will be sized appropriately.

Electrical – Lightning Protection

1-60 Kennet House:Test and review the existing system and either design and supply and install new system to BS EN 62305 or undertake remedial works depending on the outcome of test and review of existing. All metallic objects / plant on roof will be bonded to LP system. The designed system will comprise of Air termination network, down conductors, earth pits, test points. Etc.

Electrical – Lighting

Replacement of all communal and plantroom lighting systems including emergency lighting and wiring. To include re-wire, new lighting control and containment system to facilitate the new lighting system.

Emergency Lighting to comply with BS 5266. All new lighting installations will be re-wired from the landlord supply, complete with


new lighting controls system and containment.

Electrical – AccessCommunal door access systems to be tested, repaired and upgraded where not existing, to all blocks in accordance with CityWest Homes’ KMS access performance specification.

FRA Works

Morris House [16-22, 23-32, 33-42, 71-80, 82-92, 93-99 & 147-157], Church Street [12-14, 32] & 3 Gateforth Street:Automatic fire detection system upgrade to relevant grade in accordance with Fire Risk AssessmentsAll Properties:Fire Stopping: Landlord areas/riser and service roomsFire doors: repair of damaged fire riser doorsCompartmentation: Meter cupboards - upgrade meter doors with ironmongery and signageFire Seals: Staircase enclosures require combined smoke and intumescent sealsFire Signage: New directional signageNote – All items above to be cross-checked against identified in appendix 3 fire risk assessments – final proposals to be submitted to Client for agreement.Blackwater House:Undertake a full compartmentation survey of the common areas and implement identified remedial measures, ensuring fire stopping of all penetrations to the relevant standards. All fire stopping works to be undertaken by third party certified installers using appropriate productsProvide 2no. FD30s fire door sets (with appropriate side screens and fanlights as required) at approximately 30m intervals to each internal, communal corridor (2nd and 3rd floors), to compartmentalise the means of escapeProvision of new FD30s doorsets to:Electrical Intake by Flat 3Bin chute mid corridor door and fanlightElectrical Intake mid corridor - door and fanlightGround Floor entrance 2 double electrical intakesElectrical Intake below middle stair door and fanlightElectrical Intake by entrance doorUpgrade 2 No stairwell doors and side screensReplace existing communal doorsets with new, FD30s doorsets. All doorsets to comply with CWH Fire Door Performance Specification and to be fitted by third party certified installers.Elmer House:All doors opening on to the escape routes are to be upgraded to FD30 doorsets. All doorsets to comply with CWH Fire Door Performance Specification and to be fitted by third party certified installers.Kennet House:Full design and replacement of automatic opening ventilation system.

Environmental works Insulation upgrades to cavity walls including a CIGA 25 year guarantee (following pre-installation assessments for suitability and


to establish the correct insulation material).


Asbestos Management

Comply with all statutory and regulatory requirements with respect to Asbestos. Ensure an asbestos R&D survey is carried out prior to any works being undertaken.Existing Asbestos registers have been provided as part of the Client Brief package of information where they exist. The Service Providers Project Execution Plan needs to identify any further works, with estimated costs, for assessing the information available and then for completing all necessary surveys/ works to identify and manage/ remove Asbestos hazards associated with the works.

Other Potentially Hazardous Circumstances

In addition to Asbestos management (as noted above) there may be other potentially hazardous circumstances that the Service Provider will need to address.Undertake all surveys as necessary to establish the existence of all potentially hazardous materials, substances and/ or environmental conditions. Procure and execute all works necessary to clear away any such hazards to the extent necessary in order to facilitate future surveys and execution of the works.

Provide recommendations for any additional measures that may be deemed necessary to prevent re-contamination.

Morris House:Redesign and reinstallation of assumed asbestos containing service riser panelling to all blocks.

O&M Manual

Provide Health and Safety File and Operating & Maintenance manuals for all systems associated with The Works, to include (but not limited to);

A detailed future Planned Preventative Maintenance (PPM) programme/ regime associated with The Works;

Future Plant Replacement Strategies, with estimated costs, for each property for further review/ consideration/ instruction as appropriate, by CWH;

As-built drawings, specifications, schematics, schedules, valves charts, etc

Manufacturer’s details and warranties (as applicable).


6.0 MAJOR WORKS & MAINTENANCE HISTORY Major works history:

Ashbridge Street – No records 1 & 27 Broadley Street – No records Church Street – 2006/2007 Elmer House – 2006 3 Gateforth Street – 1995 1-60 Kennet House – 1992-1997 77-81 Lisson Grove – No records 147-155 & 157-165 Lisson Grove – 1987 & 1997 Block A to J, 1-157 Morris House – 2004

Block Spend on maintenance since 2011:

3-5 Asbridge Street £8,911.86 17-24 Ashbridge Street £12,735.61 1 Broadley Street £13,949.28 9 Broadley Street £1,194.51 13 Broadley Street £3,371.19 21 Broadley Street £6,420.59 Broadley Street £1,747.44 12a-16a Church Street £2,510.26 32 Church Street £16,393.00 1-24 Elmer Street £58,428.63 103-113 Elmer Street £8,411.31 3 Gateforth Street £19,165.95 Kennet House £125,845.99 1-15 Morris House £18,647.54 16-22 Morris House £13,654.76 23-32 Morris House £20,325.52 33-42 Morris House £13,632.21 71-80 Morris House £19,622.79 81-92 Morris House £8,207.05 93-99 Morris House £12,378.10 131-145 Morris House £9,371.70 146-157 Morris House £11,234.80 147-155 Lisson Grove £20,545.75 77-81 Lisson Grove £7,471.95 157-165 Lisson Grove £23,110.05


7.0 RESTRICTIONS & LIMITATIONS OF PROJECT

Highways licenses and resident liaison will be required regarding erecting scaffold on public footpaths. Consultation will be required to all commercial units’ owners to discuss scaffolding and work elements and to minimise disruption to businesses etc.

The geographical spread of property locations requires consideration to property type, works type and location when planning the works phasing and sequencing to ensure the most efficient strategy is adopted in terms of value for money, disruption and works conflict.

8.0 WARRANTIES / GUARANTEES & MINIMUM DESIGN REQUIREMENTS

General Design Requirements

Table A below outlines the key expectations of the Client of general materials and relating design works. General design expectations for all materials are as follows;

1. Specific site specification for all materials including investigations of substrates and suitably of appropriate product must be produced at pre-commencement stage

General guarantee / warranty and design expectations for all materials are as follows;

1. Product failure liability cover. 2. Consequential damage cover to building fabric and contents where a product has

failed 3. Workmanship of the approved Contractor/Installer where relevant. 4. Design liability for the contents of the system supplier’s specification, advice and any

other detailed drawings supplied.

Values of cover and cost parameters of guarantees and warranties must be presented to the Client Representative with the Service Providers Business Case for elements of work.


Table A – Material Design Requirements – General Building Works

Element Design Requirements

Desired Manufacturers

Guarantee / Warranty Requirement

Pricing Methodology

Decoration

All substrates to be tested for damp and other contaminants such as lead, asbestos etc to ensure suitable for application of paint. Site specific specification to be provided

Dulux Crown 10 Years Schedule of

Rates

Decoration (Class 0)

Cross cut paint samples to show paint adhesion must be carried out by specialist prior to specification. All substrates to be tested for damp and other contaminants to ensure suitable for application of paint. Site specific specification to be provided

Integra Tor-Coatings

10 Years (certificate of class 0 only)

Schedule of Rates

Fire Doors / Front Entrance doors (FEDs)

All Doorsets to be third party certified, installed by a third party certified installer and where FED secure by design (SBD) and to meet requirements of CWH Fire Door Performance Specification. Door schedule to be provided and included within FRA plan. Contractor must note planning restrictions where installing doors in conservation areas or to listed buildings

Gerda20 Years (10 years for ironmongery)

As per business case to be provided


Roofing Generally

Roof structure and any related substrate to be inspected to ensure sufficient for replacement proposed. Full site specific drawings and specification to be produced.

Bauder Langley IKO

25 YearsAs per business case to be provided

Rainwater goods (where replaced)

To include design to current regulations. All internal pipework design and drawings to be produced where full of part of internally located drainage is proposed.

Marley / Alutec Alumasc 20 Years

As per business case to be provided

Asphalt Works Generally

Existing asphalt to be completely stripped where areas to be replaced – no overlays required unless instructed by Client. All repairs to be logged individually (location, size and cost).

n/a 20 Years Schedule of rates

Brickwork and Concrete Repairs

Each repair to be identified on elevation plan, backed up by itemised spreadsheet – all repairs to be signed off by Client representative.

Mapei Sika 10 Years Schedule of

rates

Timber Repairs (resin)


Repaircare 10 Years Schedule of rates


Metal repairs


N/A 10 years Schedule of rates

Window and door repairs and overhaul

Each window and door is to be surveyed and a schedule of repairs is to be compiled with an itemised spreadsheet – all repairs are to be signed off by the Client representative.

N/A 10 years Schedule of rates

Light Installation

Full site specific proposals to current standards, British Standards, CIBSE guidance and regulations.Layout and wiring/ circuit drawings, schematics, specifications, fittings schedules, technical submittals and calculations to be provided and agreed at pre-commencement stage. Minimum of IP65 rating. Key switch provided for testing.

Fittings = Fitzgerald or Whitecroft Lighting

As per CWH standard/agreed schedules & Specifications

5-year manufacturer’s warranty

Business Case to be provided where Schedule of Rates cannot be applied


Electrical Installation generally

Full site specific proposals to current standards and regulations.Layout and wiring/ circuit drawings, schematics, specifications, fittings schedules, technical submittals and calculations to be provided and agreed at pre-commencement stage.

Fittings = Crabtree and/ or MK

As per CWH standard/agreed schedules & Specifications

Ryefield Engineering for lateral main panels. MEM Eaton/Schneider electric for Landlord LV boards.

Standard manufacturer’s warranty

Business Case to be provided where Schedule of Rates cannot be applied

9.0 MILESTONE PROGRAMME (subject to procurement of TPC)

MILESTONE DATEClient Brief Issued June 2018Project Execution Plan issued to Client Representative

August 2018

Pre-commencement Agreement September 2018Present project proposals document October 2018Commencement Agreement November 2018Works on Site December 2018/January 2018Contract Period 50 Weeks

10.0 PROPOSED SITE SET UP LOCATION

An initial proposed site set up location is included in Appendix 11. This is to be reviewed by the Service Provider and alternative options for site setup location in line with project proposals are to be submitted for client consideration.

11.0 SUMMARY

Following a full review of this brief and a visit to each block, the contractor will produce a project execution plan. The service provider will need to be able to produce evidence to suggest that all required works have been surveyed sufficiently and reasonable cost estimations prepared in before preparation for the works process can begin. The works are varied and on a large scale, every element is required to be carried out and will be subject to adherence to a pre-agreed quality management process.


Documents

· Web viewA second door from the street opens directly into 16a; there is no internal common area. Two doors at the rear provide occupants with access to the rear yard, which