Current status
Project status
1
Initial planning
Deciding the scope of the works.
Project status
2
Project design and approval
Finalising the project specification, budget and programme.
Project status
3
Project status
4
Completion
End of works and the defects period.
Project details
Click on the block below for details of the planned work.
| Work Element | Description of Works |
|---|---|
| Condition Surveys |
The Principal Designer (PD) where appointed (or Principal Contractor where no PD duty holder is in place) is to inform the Client, where additional survey or inspections are required to develop the Pre-Construction Information (PCI) and inform the design process. The Principal Contractor (PC) is required to complete a pre-commencement condition survey within all areas likely to be affected by the works, which shall contain written and photographic evidence of the existing conditions. The PC 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 Westminster City Council (WCC) client representative and upon conclusion of the works the PC is to ensure the condition of any areas affected by the works are handed over to WCC 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 a block-specific proposal to facilitate the works necessary. It is anticipated that this proposal will be optimised to provide the best value-for-money project-wide access proposals. Access will also be required into the residents’ properties to undertake some of the works elements described. All access proposals are to be identified and fully costed by the Service Provider within their PEP. Should there be any reason that specific access arrangements cannot be fully evaluated and costed for then the Service Provider should identify these together with a defined provisional allowance within their PEP for each specific item/ area. |
| Internal Decoration |
“Make Good” all surfaces as required as part of the door upgrade and installation work. Where the area of repair is less than 20% of the whole painted area and the substrate is sound and without multiple paint layers or wallcoverings, then the application of water based, emulsion paint to the affected area will be sufficient. If the area of repair is greater than 20%, then the whole painted area must be covered using a suitable, class 0 certified product. |
| Builders Work in Connection With the Works |
Carry out all builders work in connection with the works including subsequent making good of all disturbed finishes to a standard acceptable by WCC. Provide recommendations for any builders-work style items felt necessary (such as any minor building-fabric style repairs or decorative items associated with the works areas), submit for review and further instruction by WCC – a Provisional Sum in relation to any such works should be included at Project Execution Plan stage (PEP). |
| Fire Safety Works |
Carry out all relevant works identified and set out in the Fire Risk Assessment, which includes; General Fire Safety works arising from the latest Fire Risk Assessment including communal fire doors upgrades/replacements, flat entrance doors upgrades/replacements and the installation of Automatic Fire Detection (Bronwen Court only). Review the fire risk assessment report to ensure familiarisation with fire safety strategies for the properties in relation to all areas affected by the works. Identify all works deemed necessary and associated with the works to ensure all fire safety requirements are met. Report findings with respect to recommendations to WCC for any additional work that may be deemed appropriate in regard to fire protection matters for consideration and further direction/instruction. Ensure the works are fully compliant with all current regulatory requirements. Following recommendations from compartmentation report carry out all passive fire protection contained within the report and that associated with the works. All passive fire protection and door installation works must be undertaken by a Competent Person. The term competent person shall mean a person or business who has demonstrated to a Third Party that they have the expertise, skills and commitment in the identification and installation of passive fire protection and fire door installation. The term Third Party shall mean a Certification body accredited by the United Kingdom Accreditation Service (UKAS). All fire safety materials, doorsets and doors shall be Third Party certificated fire stopping products where Third Party shall mean a Certification body accredited by the United Kingdom Accreditation Service (UKAS). All products used shall be delivered with the relevant certification for inspection. A full report should be provided on completion of the works, to include photos of pre and post condition as part of the ‘Condition Survey’ element of works. Upon completion of the works Regulation 38 shall be complied with and this is a requirement under the Building Regulations for England and Wales to provide fire safety information to the 'responsible person' at the completion of a project, or where the building or extension is first occupied. Note – All fire safety works are to be undertaken by an accredited third party of an appropriate ‘industry recognised’ body. A full report should be provided on completion of the works, to include photos of pre and post condition as part of the ‘Condition Survey’ element of works. |
| Fire Door Works |
The service provider is to carry out fire doorset works to all communal doors as set out in the fire door schedule of works located within Appendix 2. This includes all service intake cupboard doors, service riser doors bin chute rooms doors and tenanted flat entrance doors. The service provider is to carry out a further fire door inspection to every private flat entrance door and secondary means of escape that opens onto the communal area and escape route. The inspections shall be carried out by a competent person suitably qualified to do so including, but not limited to, BM TRADA Q-Mark Installer Certificate, Fire Door Inspection Scheme (FDIS) Certificate and IFC Certification Ltd (IFCC). The inspection will be carried out and a detailed report provided on the condition of the fire door, its integrity, any certification it has, comments on the installation, condition and compliance of the door itself and of any ironmongery fitted to it. It is expected that a minimum of 10% of all doorsets in the block will have the architraves removed for inspection behind the door frame. This will include at least one of each door type. All fire doorset installations are to be undertaken by an accredited third party installation company of an appropriate ‘industry-recognised’ body in accordance with the manufacturer’s instruction, industry recognised best practice and BS 8214:2016. Gaps between the frame and aperture should be adequately filled with intumescent materials suitable for the task. A full report should be provided on completion of the works, to include photos of the installation process to each property. Note - All replacement doorsets to be replaced with purpose made, pre-assembled FD30s or, if specified, FD60s rated doorsets, independently tested and approved by third-party certification to BS476 parts 22 and 31.1 and/or BS EN 1634-1 when tested to both sides. Doors shall also achieve Secure by Design accreditation, PAS 23 and 24. It is expected that doors and doorsets will comply fully with the WCC Fire Door Performance Specification. All fire doorsets and doors shall have FSC chain of custody or PERF COC certification. Note: Globally assessed door assemblies are not acceptable. |
| Automatic Fire Detection (AFD) and Automatic Opening Vent |
Applies to Bronwen Court Only. Grade A: LD2 coverage in the common areas and a heat alarm in each flat in the room/lobby opening onto the escape route (interlinked); The detection system should also be linked to an Automatic Opening Vent (AOV) as per the FRA in order to form part of the new smoke control system. AOV system to be installed in accordance with EN:12101. Service Provider to include all wiring, landlords power, main panel (if required), commissioning and BWIC. All Installations require a landlord’s electricity supply so that hardwired systems can be operated for AFD (Grade A-E) and for emergency lighting. |
| Electrical Power |
Provide a complete system of earthing and supplementary bonding installation to all items associated with The Works to meet the current edition of the IEE wiring regulations. Provide Electrical Installation Certificate (EIC) and all appropriate certification associated with The Works undertaken. Replace existing containment systems for both power and lighting wiring. Provide supplementary earth bonding to external metallic containment. |
| Maintain Building Services |
Maintain the building services systems during the duration of the contract. Where services may not be functioning or operational for a period of time prior notice and resident notification shall take place |
| Asbestos Management |
A copy of the existing management survey and any R&D surveys have been supplied in the IPCI in Appendix 1. Live asbestos information can be found on the Westminster City Council asbestos portal, Shine. The PD/PC is required to inform the client regarding the need to instruct any further R&D surveys as the design develops and the areas where intrusive works will be required are confirmed. The R&D survey will be instructed by the client through the asbestos management system and provided to the PD/PC as part of the PCI, to allow the CPP to be developed. The Service Providers Project Execution Plan needs to identify any further works, with estimated costs, for completing removal or encapsulation of ACMs to enable The Works. The SP is to ensure that any subcontractor undertaking asbestos removal works as part of The Works, fulfils the client’s requirements outlined in the WCC process and procedure documents and are deemed competent to undertake the required works. It is anticipated that additional asbestos surveys will be required for AFD install works into residents’ properties. This has been allowed for within the budget summary. Furthermore, consideration to be given to any works to the communal walls also to Bronwen Court. |
| 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. Other hazards that may be present or that need considering include but not are limited to: • Lead Paint • Dust • Ventilation of Solvents and Fumes • Noise • Other Hazardous Substances The service provider is not expected to come into contact with lead paint or any other hazardous materials/circumstances during this works but should this be the case the service provider is to highlight the issue for WCC to investigate. Should an issue arise the service provider is to recommend additional measures that may be deemed necessary to prevent re-contamination. |
| Planned Preventative Maintenance (PPM) of M&E systems |
The Service Provider is to be responsible for the maintenance of all mechanical and electrical systems for the duration of the contract. The Service Provider is to make a budget allowance based on the annual M&E PPM items and associated prices listed below. Any agreed PPM to be undertaken by the Service Provider must be removed from the Estate’s incumbent maintenance contractor’s PPM schedule until the element is commissioned / the contract is completed. Element Price/Annum Door entry £ 600.00 CCTV £ 125.00 Emergency Lighting £ 350.00 Fire Alarms £ 800.00 Fire Extinguishers £ 25.00 AOVs £ 125.00 |
| H&S File & O&M Manual |
Provide a new Health and Safety File and Operating & Maintenance manuals for the building and also for all systems associated with The Works. The file shall be in accordance with and as detailed within the Term Partnering Contract. This is to include but is not limited to; • A detailed future Planned Preventative Maintenance (PPM) programme/ regime associated with The Works; • As-built drawings, specifications, schematics, schedules etc. • Manufacturers details, guarantees and warranties (as applicable) • Details of risks and hazardous materials not eliminated through design • Site Investigation Reports Statutory authority consents and approvals |
| Asset Tagging | Appoint an asset tagging company (Stics AMS or approved equivalent) to supply, install and carry out the installation, programming and commissioning of asset tags to new fire doorsets. The Service Provider is to provide a proposed Asset Tagging Register of all components for review and approval by WCC. |
| Work Element | Description of Works |
|---|---|
| Condition Surveys |
The Principal Designer (PD) where appointed (or Principal Contractor where no PD duty holder is in place) is to inform the Client, where additional survey or inspections are required to develop the Pre-Construction Information (PCI) and inform the design process. The Principal Contractor (PC) is required to complete a pre-commencement condition survey within all areas likely to be affected by the works, which shall contain written and photographic evidence of the existing conditions. The PC 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 Westminster City Council (WCC) client representative and upon conclusion of the works the PC is to ensure the condition of any areas affected by the works are handed over to WCC 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 a block-specific proposal to facilitate the works necessary. It is anticipated that this proposal will be optimised to provide the best value-for-money project-wide access proposals. Access will also be required into the residents’ properties to undertake some of the works elements described. All access proposals are to be identified and fully costed by the Service Provider within their PEP. Should there be any reason that specific access arrangements cannot be fully evaluated and costed for then the Service Provider should identify these together with a defined provisional allowance within their PEP for each specific item/ area. |
| Internal Decoration |
“Make Good” all surfaces as required as part of the door upgrade and installation work. Where the area of repair is less than 20% of the whole painted area and the substrate is sound and without multiple paint layers or wallcoverings, then the application of water based, emulsion paint to the affected area will be sufficient. If the area of repair is greater than 20%, then the whole painted area must be covered using a suitable, class 0 certified product. |
| Builders Work in Connection With the Works |
Carry out all builders work in connection with the works including subsequent making good of all disturbed finishes to a standard acceptable by WCC. Provide recommendations for any builders-work style items felt necessary (such as any minor building-fabric style repairs or decorative items associated with the works areas), submit for review and further instruction by WCC – a Provisional Sum in relation to any such works should be included at Project Execution Plan stage (PEP). |
| Fire Safety Works |
Carry out all relevant works identified and set out in the Fire Risk Assessment, which includes; General Fire Safety works arising from the latest Fire Risk Assessment including communal fire doors upgrades/replacements, flat entrance doors upgrades/replacements and the installation of Automatic Fire Detection (Bronwen Court only). Review the fire risk assessment report to ensure familiarisation with fire safety strategies for the properties in relation to all areas affected by the works. Identify all works deemed necessary and associated with the works to ensure all fire safety requirements are met. Report findings with respect to recommendations to WCC for any additional work that may be deemed appropriate in regard to fire protection matters for consideration and further direction/instruction. Ensure the works are fully compliant with all current regulatory requirements. Following recommendations from compartmentation report carry out all passive fire protection contained within the report and that associated with the works. All passive fire protection and door installation works must be undertaken by a Competent Person. The term competent person shall mean a person or business who has demonstrated to a Third Party that they have the expertise, skills and commitment in the identification and installation of passive fire protection and fire door installation. The term Third Party shall mean a Certification body accredited by the United Kingdom Accreditation Service (UKAS). All fire safety materials, doorsets and doors shall be Third Party certificated fire stopping products where Third Party shall mean a Certification body accredited by the United Kingdom Accreditation Service (UKAS). All products used shall be delivered with the relevant certification for inspection. A full report should be provided on completion of the works, to include photos of pre and post condition as part of the ‘Condition Survey’ element of works. Upon completion of the works Regulation 38 shall be complied with and this is a requirement under the Building Regulations for England and Wales to provide fire safety information to the 'responsible person' at the completion of a project, or where the building or extension is first occupied. Note – All fire safety works are to be undertaken by an accredited third party of an appropriate ‘industry recognised’ body. A full report should be provided on completion of the works, to include photos of pre and post condition as part of the ‘Condition Survey’ element of works. |
| Fire Door Works |
The service provider is to carry out fire doorset works to all communal doors as set out in the fire door schedule of works located within Appendix 2. This includes all service intake cupboard doors, service riser doors bin chute rooms doors and tenanted flat entrance doors. The service provider is to carry out a further fire door inspection to every private flat entrance door and secondary means of escape that opens onto the communal area and escape route. The inspections shall be carried out by a competent person suitably qualified to do so including, but not limited to, BM TRADA Q-Mark Installer Certificate, Fire Door Inspection Scheme (FDIS) Certificate and IFC Certification Ltd (IFCC). The inspection will be carried out and a detailed report provided on the condition of the fire door, its integrity, any certification it has, comments on the installation, condition and compliance of the door itself and of any ironmongery fitted to it. It is expected that a minimum of 10% of all doorsets in the block will have the architraves removed for inspection behind the door frame. This will include at least one of each door type. All fire doorset installations are to be undertaken by an accredited third party installation company of an appropriate ‘industry-recognised’ body in accordance with the manufacturer’s instruction, industry recognised best practice and BS 8214:2016. Gaps between the frame and aperture should be adequately filled with intumescent materials suitable for the task. A full report should be provided on completion of the works, to include photos of the installation process to each property. Note - All replacement doorsets to be replaced with purpose made, pre-assembled FD30s or, if specified, FD60s rated doorsets, independently tested and approved by third-party certification to BS476 parts 22 and 31.1 and/or BS EN 1634-1 when tested to both sides. Doors shall also achieve Secure by Design accreditation, PAS 23 and 24. It is expected that doors and doorsets will comply fully with the WCC Fire Door Performance Specification. All fire doorsets and doors shall have FSC chain of custody or PERF COC certification. Note: Globally assessed door assemblies are not acceptable. |
| Automatic Fire Detection (AFD) and Automatic Opening Vent |
Applies to Bronwen Court Only. Grade A: LD2 coverage in the common areas and a heat alarm in each flat in the room/lobby opening onto the escape route (interlinked); The detection system should also be linked to an Automatic Opening Vent (AOV) as per the FRA in order to form part of the new smoke control system. AOV system to be installed in accordance with EN:12101. Service Provider to include all wiring, landlords power, main panel (if required), commissioning and BWIC. All Installations require a landlord’s electricity supply so that hardwired systems can be operated for AFD (Grade A-E) and for emergency lighting. |
| Electrical Power |
Provide a complete system of earthing and supplementary bonding installation to all items associated with The Works to meet the current edition of the IEE wiring regulations. Provide Electrical Installation Certificate (EIC) and all appropriate certification associated with The Works undertaken. Replace existing containment systems for both power and lighting wiring. Provide supplementary earth bonding to external metallic containment. |
| Maintain Building Services |
Maintain the building services systems during the duration of the contract. Where services may not be functioning or operational for a period of time prior notice and resident notification shall take place |
| Asbestos Management |
A copy of the existing management survey and any R&D surveys have been supplied in the IPCI in Appendix 1. Live asbestos information can be found on the Westminster City Council asbestos portal, Shine. The PD/PC is required to inform the client regarding the need to instruct any further R&D surveys as the design develops and the areas where intrusive works will be required are confirmed. The R&D survey will be instructed by the client through the asbestos management system and provided to the PD/PC as part of the PCI, to allow the CPP to be developed. The Service Providers Project Execution Plan needs to identify any further works, with estimated costs, for completing removal or encapsulation of ACMs to enable The Works. The SP is to ensure that any subcontractor undertaking asbestos removal works as part of The Works, fulfils the client’s requirements outlined in the WCC process and procedure documents and are deemed competent to undertake the required works. It is anticipated that additional asbestos surveys will be required for AFD install works into residents’ properties. This has been allowed for within the budget summary. Furthermore, consideration to be given to any works to the communal walls also to Bronwen Court. |
| 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. Other hazards that may be present or that need considering include but not are limited to: • Lead Paint • Dust • Ventilation of Solvents and Fumes • Noise • Other Hazardous Substances The service provider is not expected to come into contact with lead paint or any other hazardous materials/circumstances during this works but should this be the case the service provider is to highlight the issue for WCC to investigate. Should an issue arise the service provider is to recommend additional measures that may be deemed necessary to prevent re-contamination. |
| Planned Preventative Maintenance (PPM) of M&E systems |
The Service Provider is to be responsible for the maintenance of all mechanical and electrical systems for the duration of the contract. The Service Provider is to make a budget allowance based on the annual M&E PPM items and associated prices listed below. Any agreed PPM to be undertaken by the Service Provider must be removed from the Estate’s incumbent maintenance contractor’s PPM schedule until the element is commissioned / the contract is completed. Element Price/Annum Door entry £ 600.00 CCTV £ 125.00 Emergency Lighting £ 350.00 Fire Alarms £ 800.00 Fire Extinguishers £ 25.00 AOVs £ 125.00 |
| H&S File & O&M Manual |
Provide a new Health and Safety File and Operating & Maintenance manuals for the building and also for all systems associated with The Works. The file shall be in accordance with and as detailed within the Term Partnering Contract. This is to include but is not limited to; • A detailed future Planned Preventative Maintenance (PPM) programme/ regime associated with The Works; • As-built drawings, specifications, schematics, schedules etc. • Manufacturers details, guarantees and warranties (as applicable) • Details of risks and hazardous materials not eliminated through design • Site Investigation Reports Statutory authority consents and approvals |
| Asset Tagging | Appoint an asset tagging company (Stics AMS or approved equivalent) to supply, install and carry out the installation, programming and commissioning of asset tags to new fire doorsets. The Service Provider is to provide a proposed Asset Tagging Register of all components for review and approval by WCC. |
Published: 4 March 2021
Last updated: 19 February 2024