Current status
Project status
1
Initial planning
Deciding the scope of the works.
Project status
2
Detailed 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 to see more details of the planned work.
| Work Element | Description of Works |
|---|---|
| Condition Surveys | Blocks: AllPre-existing information regarding the condition of the building and associated ancillary areas has been provided.The Service Provider is to inform the Client, where additional survey or inspections are required.The Service Provider 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 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 the Council's Client Representative 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 the Council in no worse a condition than at pre-commencement stage. |
| Access Required | Blocks: AllWork at height will be required to complete window renewal works and external brickwork/pointing and metalwork repairs. The Service Provider is to ensure that all work at height activities are risk assessed and that the proposed method of access to facilitate the works is detailed and fully costed in the Project Execution Plan (PEP).The Council proposes that access should be designed to be as minimal as possible at any point in time during the works to avoid resident disruption, i.e. scaffold to singular elevations at one time.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.Access will also be required into the residents’ properties to undertake a number of the works elements described. |
| Roof Works | Blocks: AllSoffit and Fascia Replacement – some sections in extremely poor condition and other sections missing altogether. Internally check exposed section of roof truss on Drury Lane side of Sheridan Buildings for defects and report back and agree with the Council on extent of repairs required.Chimney Stack repairs and isolated repointing around masonry on roof, including flaunching repairs.Increased insulation up to 300mm and new ventilation within roof space to bring in line with current building regulations.Renewal of roof access hatches and provision of easier access for future maintenance. Consideration must be given to:• Capable of being operated safely using one hand while maintaining three points of contact on the ladder at all times.• The opening size of the Roof Hatch should be considered and should not exceed 1000 x 1000mm.• The fixed vertical ladder (if this is the solution) should be positioned opposite the hinge of the Roof Access Hatch so that the open cover is behind the operator standing on the ladder.• Ladders should be constructed and installed in accordance with BS4211:2005 + A1 2008 |
| Chimney stacks and Chimneypieces | Blocks: AllChimney pots should generally be retained in position and replaced where missing. Chimney stacks must be checked for displacement or structural movement. |
| Pest Control | Blocks: AllSuperproofing and pest control expert to be employed to carry out works to soffits and roof space to permanently remove pidgeon infestation. |
| Exposed Walkway Canopy | Blocks: AllLightweight, robust powder coated fabricated aluminium lean-to frame incorporating non-fragile polycarbonate opaque panels tested to HSE ACR 001:2011 (recommended drop test for roof assemblies) and engineered to ensure compliance with stress/deflections and snow loads in accordance with EN12150 and BS 5516-2 to be installed to top floor exposed balcony walkways. Designer to consider falls on roof and to lap under existing tiling, also to consider canopy angle to ensure effective rainwater runoff. Existing guttering to be removed and replaced with new, fixed to the edge of the new canopy, and downpipe to be designed in a way that does not affect existing runs. |
| Communal Flooring | Blocks: AllExisting internal floor tiling is in excellent condition; however stairwell nosing is not identifiable and should have contrasting nosing installed to comply with current regulations.Minor grouting repairs and provide a preliminary sum to replace cracked floor tiles only where required. Allow sum to deep clean all other internal flooring.Allow sum to jet wash and deep clean internal courtyard area flooring and replace cracked/missing brick paving. |
| Communal Walkways | Blocks: AllRepair and localised replacement of mastic asphalt to communal balcony flooring where required. Allow for corrosion treatment and making good where required. |
| Rainwater Goods | Blocks: AllTest for leakages all rainwater goods and repair/replace sections of guttering and downpipes where required.Flush downpipes, clear gutters and install leaf guards in all hopper heads, box gutter outlets etc.Rake out and re-seal gutter joints at high levels only. |
| Below Ground Drainage | Blocks: AllRelease all manhole covers with a hydraulic lifter, clean, lubricate and re-seat the lids (this will make it easier for the next time the lids have to be lifted).Camera inspect all the in ground sewage pipes.Sewer Jet all the 100mm and 150mm lines and chambers, clear of debris. Reinsert the drain inspection cameras and produce survey report.All faults and remedial work advisories should be categorised and labelled on video/visual survey report.Confirm extent of repairs required to underground drainage with the Council before proceeding.Note: Below ground drainage and brick paviours replacement works carried out under project Q152 in 2015. This included a full replacement of the courtyard surface and works to the combined drainage system. |
| Metalwork | Blocks: AllStructural I beams for balcony walkways and exo-structure showing signs of oxidisation expansion and corrosion in multiple locations.Integrity of metalwork to be assessed as part of the work and repairs, adequate surface preparation (abrasive blast cleaning etc.) and corrosion protection to be implemented where necessary before repainting occurs.Bin stores and entrance canopies are in similar condition and require the same treatment as above.Examples of corroded steel I beams embedded in concrete floor slabs were noted within suspended ceiling voids over flats. Service Provider is to instruct a specialist structural survey to assess the integrity of structural steel within all three blocks and provide recommendations for remedial works. Georgian wired glazing (GWG) panels and steel framework within exposed sections of stairwell to be rubbed down and repaired where required, before introducing a Dulux Weathershield or similar topcoat - new GWG panels to be fitted and sealed appropriately for external use. |
| Glazing and Windows | Blocks: All glazing, windows and frames to be surveyed. |
| External Decoration | Blocks: AllExternal decorations to all previously decorated masonry and metallic based surfaces, including treatment and removal of all defective areas and by products. All service pipework (gas main, wastewater pipes etc.) to be stripped, corrosion treatment given and repainted.Clean existing composite stonework, repair and fill using an appropriate mortar where necessary and repaint to match existing.Special attention for cleaning and preparation for decoration should be given to the Drury Lane side of Sheridan buildings – there is a build-up of carbon, dust and efflorescence due to passing traffic and water leaks.Minor repairs required to rendered section at ground level elevations before painting.Steel exo-structure requires full strip, corrosion treatment and repainting to match existing colouring. SP to take sample of existing colour to manufacturers to match.All perimeter railings and gates to be rubbed down and repainted in two coats of black hammerite or similar.Masonry cleaning is to be undertaken prior to external redecoration and re-rendering works but following external fabric repair and preparation work to avoid damaging completed works. Cleaning is to be undertaken in accordance with BS 8221.Clean down all surfaces including windows, doors and frames etc., including glass and frames on completion. |
| External Repairs | Blocks: AllBrick/Concrete repairs to be undertaken where necessary – Record keeping of location and extent of repairs undertaken to be supplied as part of quality management process, including cutting out and renewing sections of brick where required.Cracked concrete lintels to have structural assessment carried out and where required - appropriate temporary support provided, to be cut out removed and replaced where stitching is not possible.Brickwork and Composite Beams - Concrete repairs to include exposed walkway areas, Composite beams and where structural I beams connect to the load bearing walls. Structural assessment of load paths for existing connections – there is evidence that current live/dead load on connection exceeds allowance. Replacement of pre-cast reinforced padstones and sections of existing masonry may be required.Render repairs to ground floor area where required – hack off and cut in new sections if repair cannot be completed.Remove existing brick cills and replace with a solution to double the length of the overhang to protect pointing beneath – existing brick cills are allowing water to run directly from the windows and penetrate pointing below the cill, requiring regular maintenance to these areas.Blocks: Fletcher BuildingLintel and localised cracking repairs. |
| Pointing | Blocks: AllCarry out mortar analysis to brickwork to ascertain mortar required to complete brickwork repairs in a mortar mix to match existing in locations agreed.Provide a plan for potential phasing of pointing and external repairs work and align against scaffold access requirements and proposal.Service Provider to take down sections of down pipes and concentrate on re-pointing areas behind downpipes as these areas appear to have been eroded by leaking rainwater. |
| Cladding | Existing cladding to be removed from side elevation.New insulation to be provided to side elevation to bring in line with current Part L regulations. Boarding and Render to be applied to section and painted to match ground floor rendered section.Please note – Service Provider to provide use a non-combustible material only. |
| Internal Decoration | Blocks: AllRedecoration of all previously decorated internal surfaces.Class 0 performance required to walls, ceilings, strings and soffits including necessary preparations. |
| Internal Repairs | Blocks: AllRepairs to internal fabric finishes ensuring they are sound, consistent and ready to receive redecoration. |
| Electrical Lighting | Blocks: AllSurvey / review existing lighting systems and, where necessary, replace existing/ install new systems to comply with current regulatory requirements and CIBSE recommended levels (minimum illumination of 200lux in all plant room spaces required). The lighting installation is to include emergency lighting provisions in accordance with BS 5266 Emergency Lighting requirements.Provide Electrical Installation Condition Report (EICR) and all appropriate certification associated with The Works undertaken.New security lighting to be installed within the rear garden area – designed to be angled away from flat windows, but bright enough to illuminate darker areas of the garden. To include new conduit cabling run, only route would be to neighbouring property party wall.Any new installation works undertaken to be issued with Electrical Installation Certification (EIC) as per BS7671 on completion. |
| Electrical Power | Survey/ review existing electrical power supply installations associated with The Works and where necessary replace existing/ install new systems in compliance with current regulatory requirements.Small Power (240V) provision (minimum 1no double switched socket outlet) is to be provided in reasonably ‘close proximity’, and ideally ‘within’, all plant room spaces for future maintenance and essential repair operations.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 Condition Report (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. |
| Lateral Mains | Blocks: AllSurvey/review existing lateral mains installation across the block and to all dwellings and landlords supplies. The components shall be replaced in strict compliance with BS 7671 current edition and amendments and in accordance with IEE regulations and all relevant legislation.Provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 and/or later amendments and shall be suitably earthed.All new main cabling installed will be connected back to the incoming utility company’s earth bar.All labels and notices to be in conjunction with BS 7671 and BS EN 60073. Switchgear, sub main cables complete with BS 7671 current edition and amendments indication of danger notices.All final outgoing cables to be a minimum of 2.5mm² copper stranded, table 6491B, LSF sheathed with the CPC with the same CSA as the phase conductor. The circuits are to have the cables in the distribution board numbered using Critchly cable markers, white with black numbers to identify the circuit.Cables into the property are not to be routed through the door/window frame unless agreed with the Council. |
| Door Entry System | Blocks: AllDoor entry system to be upgraded to new KMS system in line with the Council standard specification. Provide new door entry system as per the Council standard specification. The components shall be replaced in strict compliance with BS 7671 17th edition and amendments and in accordance with IEE regulations and all relevant legislation.Provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 or later amendments and shall be suitably earthed.Cables into the property are not to be routed through the door/window frame unless agreed with the Council.Note – containment to be sized as such that all existing cabling (not just door entry) can be relocated from old plastic conduit and mounted within new powder coated containmentNote - Historic issue with the Door Entry System – previous TMO installed their own system. This will need to be reviewed. |
| BT Cables | Blocks: AllEngage with BT to tidy and provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 or any later amendments and shall be suitably earthed.Confirm if other providers’ cables have been installed (e.g. Community Fibre, Hyperoptic etc.) |
| Boiler Flues | Blocks: AllSurvey/review and identify existing boiler flues, which need to be extended to protect the building fabric. Extend the flues where required where required.All flues to match existing manufacturer and model. |
| Builders Work in Connection with the Works | Blocks: AllCarry out all builders work in connection with The Works including subsequent making good of all disturbed finishes to a standard acceptable by the Council. Note: Residents have expressed dissatisfaction over recent external works at Sheridan House where anchor holes in brickwork have been left by the contractor following removal of scaffolding.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 the Council– a Provisional Sum in relation to any such works should be included at Project Execution Plan (PEP) stage. |
| Estate Security | Estate wideCarry out full planter condition survey before repair / replacement paving where cracked of misplaced / raised. Once main scope of works is complete, Service Provider to ensure any damaged items including flooring to be replaced.Planting to be watered appropriately during works on site.Cleaning of planter walls, paving, new planting/greening following completion of works. SP to engage with residents directly and offer additional cleaning/greening works once work is complete.Any freestanding planters / plant pots etc to be photographed and recorded on inventory if needed to be moved.Replace / overhaul gate closers where required.New permanent security measure to be designed for access to the rear garden – KMS fob and modified gate so that only residents are able to gain access to this area. |
| Maintaining the Existing Building Services | Blocks: AllMaintain 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 |
| Fire Safety Works | Carry out all relevant works identified. 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. |
| Fire Door Works | Blocks: AllThe service provider is to carry out fire doorset works to all communal and flat entrance doors as set out in the fire door schedule. This includes all service intake cupboard doors, service riser doors and cross corridor doors. The service provider has carried out a further fire door inspection to every private flat entrance door that opens onto the communal area and escape route 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 and 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 has been detailed for replacement to FD30S standard as specified. All fire doorset replacement 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. Leaseholders will be given the option to replace their front entrance door at an additional cost. It is expected that doors and doorsets will comply fully with the Council Fire Door Performance Specification. All fire doorsets and doors shall have FSC chain of custody or PERF COC certification. |
| Environmental Works | Blocks: AllIsolated damp repairs to the communal areas pre decorations – hack off and re-plaster where required.Each tenanted scheduled property (to be agreed with the Council) is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom (usually located in glazing).In the event that a property has a suitable existing fan in either kitchen or bathroom or both then there is no need to replace the existing fan/fans. The contractor’s approved ventilation installer is required to undertake a survey in each property ahead of installing ventilation equipment to confirm suitability of property and any existing extract fans. |
| Water Services | Blocks: AllService Provider to confirm agreement with preferred option with the Council.Major alterations and upgrades are required to improve the water services to the individual flats.Recommended (Option 6): New booster set to be installed at ground level, in the service cupboard of each building to be connected into a new riser serving a bank of accumulators within the roof space of each building. It is recommended that all new pipework and risers to be installed within the building to supply the proposed accumulators. New drops will be installed to supply individual flats with water under pressure from the accumulators.All regulatory standards to be adhered to with any testing to carried out before and after installation. All relevant certification to be provided within the O&M files.The Service Provider is to ensure that there will be minimum down time and that residents will have cold water down service at all times. The Project Execution Plan needs to provide a detailed strategy for ensuring this requirement is adhered to. Note: the Council has confirmed that leaseholders are responsible for alteration of pipework within their properties. The Council is responsible for communal pipework within the building up to the leaseholder properties’ stop cocks, and pipework within tenanted properties. |
| Thermal Insulation | Blocks: AllInstall new thermal insulation to all new pipework, valves and fittings. Ensure all pipework is labelled with direction flow arrows. |
| Asbestos Management | Blocks: AllA copy of the existing management survey and any Refurbishment & Demolition (R&D) surveys have been supplied. Live asbestos information can be found on the Westminster City Council asbestos portal, Shine. The Service Provider 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 Service Provider.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 Council's process and procedure documents and are deemed competent to undertake the required works. |
| Other Potentially Hazardous Circumstances | Blocks: AllWhere held the Client has provided relevant information regarding the existing structure(s) and materials in the IPCI.The PD/PC is to inform the client if during the design stage, it becomes evident that there is the potential for other deleterious materials or hazards to be present and further inspection or testing is required.Other materials that may be present or that need considering include but are not limited to:• Lead Paint• Hazardous Area Classification (HAC)• Horse hair plaster• Clay pot floors• Calcium silicate brickwork• Reinforced Autoclaved Aerated Concrete (RAAC) planks• Tesserae• Vermiculite |
| Health and Safety File,Operation and Maintenance Manual. | Blocks: AllThese buildings do not currently have a H&S file.Create/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 |
| 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. Please Note: Elements below are for example purposes only.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/AnnumDoor entry £ 600.00CCTV £ 125.00Emergency Lighting £ 350.00Fire Alarms £ 800.00Fire Extinguishers £ 25.00AOVs £ 125.00 |
| Asset Tagging | Blocks: AllAppoint 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 items upon completion of works. All main plant & equipment components associated with the works are to be scheduled by the Service Provider within their PEP. The Service Provider is to provide a proposed Asset Tagging Register of all components for review and approval by the Council. |
| Work Element | Description of Works |
|---|---|
| Condition Surveys | Blocks: AllPre-existing information regarding the condition of the building and associated ancillary areas has been provided.The Service Provider is to inform the Client, where additional survey or inspections are required.The Service Provider 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 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 the Council's Client Representative 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 the Council in no worse a condition than at pre-commencement stage. |
| Access Required | Blocks: AllWork at height will be required to complete window renewal works and external brickwork/pointing and metalwork repairs. The Service Provider is to ensure that all work at height activities are risk assessed and that the proposed method of access to facilitate the works is detailed and fully costed in the Project Execution Plan (PEP).The Council proposes that access should be designed to be as minimal as possible at any point in time during the works to avoid resident disruption, i.e. scaffold to singular elevations at one time.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.Access will also be required into the residents’ properties to undertake a number of the works elements described. |
| Roof Works | Blocks: AllSoffit and Fascia Replacement – some sections in extremely poor condition and other sections missing altogether. Internally check exposed section of roof truss on Drury Lane side of Sheridan Buildings for defects and report back and agree with the Council on extent of repairs required.Chimney Stack repairs and isolated repointing around masonry on roof, including flaunching repairs.Increased insulation up to 300mm and new ventilation within roof space to bring in line with current building regulations.Renewal of roof access hatches and provision of easier access for future maintenance. Consideration must be given to:• Capable of being operated safely using one hand while maintaining three points of contact on the ladder at all times.• The opening size of the Roof Hatch should be considered and should not exceed 1000 x 1000mm.• The fixed vertical ladder (if this is the solution) should be positioned opposite the hinge of the Roof Access Hatch so that the open cover is behind the operator standing on the ladder.• Ladders should be constructed and installed in accordance with BS4211:2005 + A1 2008 |
| Chimney stacks and Chimneypieces | Blocks: AllChimney pots should generally be retained in position and replaced where missing. Chimney stacks must be checked for displacement or structural movement. |
| Pest Control | Blocks: AllSuperproofing and pest control expert to be employed to carry out works to soffits and roof space to permanently remove pidgeon infestation. |
| Exposed Walkway Canopy | Blocks: AllLightweight, robust powder coated fabricated aluminium lean-to frame incorporating non-fragile polycarbonate opaque panels tested to HSE ACR 001:2011 (recommended drop test for roof assemblies) and engineered to ensure compliance with stress/deflections and snow loads in accordance with EN12150 and BS 5516-2 to be installed to top floor exposed balcony walkways. Designer to consider falls on roof and to lap under existing tiling, also to consider canopy angle to ensure effective rainwater runoff. Existing guttering to be removed and replaced with new, fixed to the edge of the new canopy, and downpipe to be designed in a way that does not affect existing runs. |
| Communal Flooring | Blocks: AllExisting internal floor tiling is in excellent condition; however stairwell nosing is not identifiable and should have contrasting nosing installed to comply with current regulations.Minor grouting repairs and provide a preliminary sum to replace cracked floor tiles only where required. Allow sum to deep clean all other internal flooring.Allow sum to jet wash and deep clean internal courtyard area flooring and replace cracked/missing brick paving. |
| Communal Walkways | Blocks: AllRepair and localised replacement of mastic asphalt to communal balcony flooring where required. Allow for corrosion treatment and making good where required. |
| Rainwater Goods | Blocks: AllTest for leakages all rainwater goods and repair/replace sections of guttering and downpipes where required.Flush downpipes, clear gutters and install leaf guards in all hopper heads, box gutter outlets etc.Rake out and re-seal gutter joints at high levels only. |
| Below Ground Drainage | Blocks: AllRelease all manhole covers with a hydraulic lifter, clean, lubricate and re-seat the lids (this will make it easier for the next time the lids have to be lifted).Camera inspect all the in ground sewage pipes.Sewer Jet all the 100mm and 150mm lines and chambers, clear of debris. Reinsert the drain inspection cameras and produce survey report.All faults and remedial work advisories should be categorised and labelled on video/visual survey report.Confirm extent of repairs required to underground drainage with the Council before proceeding.Note: Below ground drainage and brick paviours replacement works carried out under project Q152 in 2015. This included a full replacement of the courtyard surface and works to the combined drainage system. |
| Metalwork | Blocks: AllStructural I beams for balcony walkways and exo-structure showing signs of oxidisation expansion and corrosion in multiple locations.Integrity of metalwork to be assessed as part of the work and repairs, adequate surface preparation (abrasive blast cleaning etc.) and corrosion protection to be implemented where necessary before repainting occurs.Bin stores and entrance canopies are in similar condition and require the same treatment as above.Examples of corroded steel I beams embedded in concrete floor slabs were noted within suspended ceiling voids over flats. Service Provider is to instruct a specialist structural survey to assess the integrity of structural steel within all three blocks and provide recommendations for remedial works. Georgian wired glazing (GWG) panels and steel framework within exposed sections of stairwell to be rubbed down and repaired where required, before introducing a Dulux Weathershield or similar topcoat - new GWG panels to be fitted and sealed appropriately for external use. |
| Glazing and Windows | Blocks: All glazing, windows and frames to be surveyed. |
| External Decoration | Blocks: AllExternal decorations to all previously decorated masonry and metallic based surfaces, including treatment and removal of all defective areas and by products. All service pipework (gas main, wastewater pipes etc.) to be stripped, corrosion treatment given and repainted.Clean existing composite stonework, repair and fill using an appropriate mortar where necessary and repaint to match existing.Special attention for cleaning and preparation for decoration should be given to the Drury Lane side of Sheridan buildings – there is a build-up of carbon, dust and efflorescence due to passing traffic and water leaks.Minor repairs required to rendered section at ground level elevations before painting.Steel exo-structure requires full strip, corrosion treatment and repainting to match existing colouring. SP to take sample of existing colour to manufacturers to match.All perimeter railings and gates to be rubbed down and repainted in two coats of black hammerite or similar.Masonry cleaning is to be undertaken prior to external redecoration and re-rendering works but following external fabric repair and preparation work to avoid damaging completed works. Cleaning is to be undertaken in accordance with BS 8221.Clean down all surfaces including windows, doors and frames etc., including glass and frames on completion. |
| External Repairs | Blocks: AllBrick/Concrete repairs to be undertaken where necessary – Record keeping of location and extent of repairs undertaken to be supplied as part of quality management process, including cutting out and renewing sections of brick where required.Cracked concrete lintels to have structural assessment carried out and where required - appropriate temporary support provided, to be cut out removed and replaced where stitching is not possible.Brickwork and Composite Beams - Concrete repairs to include exposed walkway areas, Composite beams and where structural I beams connect to the load bearing walls. Structural assessment of load paths for existing connections – there is evidence that current live/dead load on connection exceeds allowance. Replacement of pre-cast reinforced padstones and sections of existing masonry may be required.Render repairs to ground floor area where required – hack off and cut in new sections if repair cannot be completed.Remove existing brick cills and replace with a solution to double the length of the overhang to protect pointing beneath – existing brick cills are allowing water to run directly from the windows and penetrate pointing below the cill, requiring regular maintenance to these areas.Blocks: Fletcher BuildingLintel and localised cracking repairs. |
| Pointing | Blocks: AllCarry out mortar analysis to brickwork to ascertain mortar required to complete brickwork repairs in a mortar mix to match existing in locations agreed.Provide a plan for potential phasing of pointing and external repairs work and align against scaffold access requirements and proposal.Service Provider to take down sections of down pipes and concentrate on re-pointing areas behind downpipes as these areas appear to have been eroded by leaking rainwater. |
| Cladding | Existing cladding to be removed from side elevation.New insulation to be provided to side elevation to bring in line with current Part L regulations. Boarding and Render to be applied to section and painted to match ground floor rendered section.Please note – Service Provider to provide use a non-combustible material only. |
| Internal Decoration | Blocks: AllRedecoration of all previously decorated internal surfaces.Class 0 performance required to walls, ceilings, strings and soffits including necessary preparations. |
| Internal Repairs | Blocks: AllRepairs to internal fabric finishes ensuring they are sound, consistent and ready to receive redecoration. |
| Electrical Lighting | Blocks: AllSurvey / review existing lighting systems and, where necessary, replace existing/ install new systems to comply with current regulatory requirements and CIBSE recommended levels (minimum illumination of 200lux in all plant room spaces required). The lighting installation is to include emergency lighting provisions in accordance with BS 5266 Emergency Lighting requirements.Provide Electrical Installation Condition Report (EICR) and all appropriate certification associated with The Works undertaken.New security lighting to be installed within the rear garden area – designed to be angled away from flat windows, but bright enough to illuminate darker areas of the garden. To include new conduit cabling run, only route would be to neighbouring property party wall.Any new installation works undertaken to be issued with Electrical Installation Certification (EIC) as per BS7671 on completion. |
| Electrical Power | Survey/ review existing electrical power supply installations associated with The Works and where necessary replace existing/ install new systems in compliance with current regulatory requirements.Small Power (240V) provision (minimum 1no double switched socket outlet) is to be provided in reasonably ‘close proximity’, and ideally ‘within’, all plant room spaces for future maintenance and essential repair operations.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 Condition Report (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. |
| Lateral Mains | Blocks: AllSurvey/review existing lateral mains installation across the block and to all dwellings and landlords supplies. The components shall be replaced in strict compliance with BS 7671 current edition and amendments and in accordance with IEE regulations and all relevant legislation.Provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 and/or later amendments and shall be suitably earthed.All new main cabling installed will be connected back to the incoming utility company’s earth bar.All labels and notices to be in conjunction with BS 7671 and BS EN 60073. Switchgear, sub main cables complete with BS 7671 current edition and amendments indication of danger notices.All final outgoing cables to be a minimum of 2.5mm² copper stranded, table 6491B, LSF sheathed with the CPC with the same CSA as the phase conductor. The circuits are to have the cables in the distribution board numbered using Critchly cable markers, white with black numbers to identify the circuit.Cables into the property are not to be routed through the door/window frame unless agreed with the Council. |
| Door Entry System | Blocks: AllDoor entry system to be upgraded to new KMS system in line with the Council standard specification. Provide new door entry system as per the Council standard specification. The components shall be replaced in strict compliance with BS 7671 17th edition and amendments and in accordance with IEE regulations and all relevant legislation.Provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 or later amendments and shall be suitably earthed.Cables into the property are not to be routed through the door/window frame unless agreed with the Council.Note – containment to be sized as such that all existing cabling (not just door entry) can be relocated from old plastic conduit and mounted within new powder coated containmentNote - Historic issue with the Door Entry System – previous TMO installed their own system. This will need to be reviewed. |
| BT Cables | Blocks: AllEngage with BT to tidy and provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 or any later amendments and shall be suitably earthed.Confirm if other providers’ cables have been installed (e.g. Community Fibre, Hyperoptic etc.) |
| Boiler Flues | Blocks: AllSurvey/review and identify existing boiler flues, which need to be extended to protect the building fabric. Extend the flues where required where required.All flues to match existing manufacturer and model. |
| Builders Work in Connection with the Works | Blocks: AllCarry out all builders work in connection with The Works including subsequent making good of all disturbed finishes to a standard acceptable by the Council. Note: Residents have expressed dissatisfaction over recent external works at Sheridan House where anchor holes in brickwork have been left by the contractor following removal of scaffolding.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 the Council– a Provisional Sum in relation to any such works should be included at Project Execution Plan (PEP) stage. |
| Estate Security | Estate wideCarry out full planter condition survey before repair / replacement paving where cracked of misplaced / raised. Once main scope of works is complete, Service Provider to ensure any damaged items including flooring to be replaced.Planting to be watered appropriately during works on site.Cleaning of planter walls, paving, new planting/greening following completion of works. SP to engage with residents directly and offer additional cleaning/greening works once work is complete.Any freestanding planters / plant pots etc to be photographed and recorded on inventory if needed to be moved.Replace / overhaul gate closers where required.New permanent security measure to be designed for access to the rear garden – KMS fob and modified gate so that only residents are able to gain access to this area. |
| Maintaining the Existing Building Services | Blocks: AllMaintain 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 |
| Fire Safety Works | Carry out all relevant works identified. 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. |
| Fire Door Works | Blocks: AllThe service provider is to carry out fire doorset works to all communal and flat entrance doors as set out in the fire door schedule. This includes all service intake cupboard doors, service riser doors and cross corridor doors. The service provider has carried out a further fire door inspection to every private flat entrance door that opens onto the communal area and escape route 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 and 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 has been detailed for replacement to FD30S standard as specified. All fire doorset replacement 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. Leaseholders will be given the option to replace their front entrance door at an additional cost. It is expected that doors and doorsets will comply fully with the Council Fire Door Performance Specification. All fire doorsets and doors shall have FSC chain of custody or PERF COC certification. |
| Environmental Works | Blocks: AllIsolated damp repairs to the communal areas pre decorations – hack off and re-plaster where required.Each tenanted scheduled property (to be agreed with the Council) is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom (usually located in glazing).In the event that a property has a suitable existing fan in either kitchen or bathroom or both then there is no need to replace the existing fan/fans. The contractor’s approved ventilation installer is required to undertake a survey in each property ahead of installing ventilation equipment to confirm suitability of property and any existing extract fans. |
| Water Services | Blocks: AllService Provider to confirm agreement with preferred option with the Council.Major alterations and upgrades are required to improve the water services to the individual flats.Recommended (Option 6): New booster set to be installed at ground level, in the service cupboard of each building to be connected into a new riser serving a bank of accumulators within the roof space of each building. It is recommended that all new pipework and risers to be installed within the building to supply the proposed accumulators. New drops will be installed to supply individual flats with water under pressure from the accumulators.All regulatory standards to be adhered to with any testing to carried out before and after installation. All relevant certification to be provided within the O&M files.The Service Provider is to ensure that there will be minimum down time and that residents will have cold water down service at all times. The Project Execution Plan needs to provide a detailed strategy for ensuring this requirement is adhered to. Note: the Council has confirmed that leaseholders are responsible for alteration of pipework within their properties. The Council is responsible for communal pipework within the building up to the leaseholder properties’ stop cocks, and pipework within tenanted properties. |
| Thermal Insulation | Blocks: AllInstall new thermal insulation to all new pipework, valves and fittings. Ensure all pipework is labelled with direction flow arrows. |
| Asbestos Management | Blocks: AllA copy of the existing management survey and any Refurbishment & Demolition (R&D) surveys have been supplied. Live asbestos information can be found on the Westminster City Council asbestos portal, Shine. The Service Provider 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 Service Provider.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 Council's process and procedure documents and are deemed competent to undertake the required works. |
| Other Potentially Hazardous Circumstances | Blocks: AllWhere held the Client has provided relevant information regarding the existing structure(s) and materials in the IPCI.The PD/PC is to inform the client if during the design stage, it becomes evident that there is the potential for other deleterious materials or hazards to be present and further inspection or testing is required.Other materials that may be present or that need considering include but are not limited to:• Lead Paint• Hazardous Area Classification (HAC)• Horse hair plaster• Clay pot floors• Calcium silicate brickwork• Reinforced Autoclaved Aerated Concrete (RAAC) planks• Tesserae• Vermiculite |
| Health and Safety File,Operation and Maintenance Manual. | Blocks: AllThese buildings do not currently have a H&S file.Create/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 |
| 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. Please Note: Elements below are for example purposes only.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/AnnumDoor entry £ 600.00CCTV £ 125.00Emergency Lighting £ 350.00Fire Alarms £ 800.00Fire Extinguishers £ 25.00AOVs £ 125.00 |
| Asset Tagging | Blocks: AllAppoint 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 items upon completion of works. All main plant & equipment components associated with the works are to be scheduled by the Service Provider within their PEP. The Service Provider is to provide a proposed Asset Tagging Register of all components for review and approval by the Council. |
| Work Element | Description of Works |
|---|---|
| Condition Surveys | Blocks: AllPre-existing information regarding the condition of the building and associated ancillary areas has been provided.The Service Provider is to inform the Client, where additional survey or inspections are required.The Service Provider 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 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 the Council's Client Representative 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 the Council in no worse a condition than at pre-commencement stage. |
| Access Required | Blocks: AllWork at height will be required to complete window renewal works and external brickwork/pointing and metalwork repairs. The Service Provider is to ensure that all work at height activities are risk assessed and that the proposed method of access to facilitate the works is detailed and fully costed in the Project Execution Plan (PEP).The Council proposes that access should be designed to be as minimal as possible at any point in time during the works to avoid resident disruption, i.e. scaffold to singular elevations at one time.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.Access will also be required into the residents’ properties to undertake a number of the works elements described. |
| Roof Works | Blocks: AllSoffit and Fascia Replacement – some sections in extremely poor condition and other sections missing altogether. Internally check exposed section of roof truss on Drury Lane side of Sheridan Buildings for defects and report back and agree with the Council on extent of repairs required.Chimney Stack repairs and isolated repointing around masonry on roof, including flaunching repairs.Increased insulation up to 300mm and new ventilation within roof space to bring in line with current building regulations.Renewal of roof access hatches and provision of easier access for future maintenance. Consideration must be given to:• Capable of being operated safely using one hand while maintaining three points of contact on the ladder at all times.• The opening size of the Roof Hatch should be considered and should not exceed 1000 x 1000mm.• The fixed vertical ladder (if this is the solution) should be positioned opposite the hinge of the Roof Access Hatch so that the open cover is behind the operator standing on the ladder.• Ladders should be constructed and installed in accordance with BS4211:2005 + A1 2008 |
| Chimney stacks and Chimneypieces | Blocks: AllChimney pots should generally be retained in position and replaced where missing. Chimney stacks must be checked for displacement or structural movement. |
| Pest Control | Blocks: AllSuperproofing and pest control expert to be employed to carry out works to soffits and roof space to permanently remove pidgeon infestation. |
| Exposed Walkway Canopy | Blocks: AllLightweight, robust powder coated fabricated aluminium lean-to frame incorporating non-fragile polycarbonate opaque panels tested to HSE ACR 001:2011 (recommended drop test for roof assemblies) and engineered to ensure compliance with stress/deflections and snow loads in accordance with EN12150 and BS 5516-2 to be installed to top floor exposed balcony walkways. Designer to consider falls on roof and to lap under existing tiling, also to consider canopy angle to ensure effective rainwater runoff. Existing guttering to be removed and replaced with new, fixed to the edge of the new canopy, and downpipe to be designed in a way that does not affect existing runs. |
| Communal Flooring | Blocks: AllExisting internal floor tiling is in excellent condition; however stairwell nosing is not identifiable and should have contrasting nosing installed to comply with current regulations.Minor grouting repairs and provide a preliminary sum to replace cracked floor tiles only where required. Allow sum to deep clean all other internal flooring.Allow sum to jet wash and deep clean internal courtyard area flooring and replace cracked/missing brick paving. |
| Communal Walkways | Blocks: AllRepair and localised replacement of mastic asphalt to communal balcony flooring where required. Allow for corrosion treatment and making good where required. |
| Rainwater Goods | Blocks: AllTest for leakages all rainwater goods and repair/replace sections of guttering and downpipes where required.Flush downpipes, clear gutters and install leaf guards in all hopper heads, box gutter outlets etc.Rake out and re-seal gutter joints at high levels only. |
| Below Ground Drainage | Blocks: AllRelease all manhole covers with a hydraulic lifter, clean, lubricate and re-seat the lids (this will make it easier for the next time the lids have to be lifted).Camera inspect all the in ground sewage pipes.Sewer Jet all the 100mm and 150mm lines and chambers, clear of debris. Reinsert the drain inspection cameras and produce survey report.All faults and remedial work advisories should be categorised and labelled on video/visual survey report.Confirm extent of repairs required to underground drainage with the Council before proceeding.Note: Below ground drainage and brick paviours replacement works carried out under project Q152 in 2015. This included a full replacement of the courtyard surface and works to the combined drainage system. |
| Metalwork | Blocks: AllStructural I beams for balcony walkways and exo-structure showing signs of oxidisation expansion and corrosion in multiple locations.Integrity of metalwork to be assessed as part of the work and repairs, adequate surface preparation (abrasive blast cleaning etc.) and corrosion protection to be implemented where necessary before repainting occurs.Bin stores and entrance canopies are in similar condition and require the same treatment as above.Examples of corroded steel I beams embedded in concrete floor slabs were noted within suspended ceiling voids over flats. Service Provider is to instruct a specialist structural survey to assess the integrity of structural steel within all three blocks and provide recommendations for remedial works. Georgian wired glazing (GWG) panels and steel framework within exposed sections of stairwell to be rubbed down and repaired where required, before introducing a Dulux Weathershield or similar topcoat - new GWG panels to be fitted and sealed appropriately for external use. |
| Glazing and Windows | Blocks: All glazing, windows and frames to be surveyed. |
| External Decoration | Blocks: AllExternal decorations to all previously decorated masonry and metallic based surfaces, including treatment and removal of all defective areas and by products. All service pipework (gas main, wastewater pipes etc.) to be stripped, corrosion treatment given and repainted.Clean existing composite stonework, repair and fill using an appropriate mortar where necessary and repaint to match existing.Special attention for cleaning and preparation for decoration should be given to the Drury Lane side of Sheridan buildings – there is a build-up of carbon, dust and efflorescence due to passing traffic and water leaks.Minor repairs required to rendered section at ground level elevations before painting.Steel exo-structure requires full strip, corrosion treatment and repainting to match existing colouring. SP to take sample of existing colour to manufacturers to match.All perimeter railings and gates to be rubbed down and repainted in two coats of black hammerite or similar.Masonry cleaning is to be undertaken prior to external redecoration and re-rendering works but following external fabric repair and preparation work to avoid damaging completed works. Cleaning is to be undertaken in accordance with BS 8221.Clean down all surfaces including windows, doors and frames etc., including glass and frames on completion. |
| External Repairs | Blocks: AllBrick/Concrete repairs to be undertaken where necessary – Record keeping of location and extent of repairs undertaken to be supplied as part of quality management process, including cutting out and renewing sections of brick where required.Cracked concrete lintels to have structural assessment carried out and where required - appropriate temporary support provided, to be cut out removed and replaced where stitching is not possible.Brickwork and Composite Beams - Concrete repairs to include exposed walkway areas, Composite beams and where structural I beams connect to the load bearing walls. Structural assessment of load paths for existing connections – there is evidence that current live/dead load on connection exceeds allowance. Replacement of pre-cast reinforced padstones and sections of existing masonry may be required.Render repairs to ground floor area where required – hack off and cut in new sections if repair cannot be completed.Remove existing brick cills and replace with a solution to double the length of the overhang to protect pointing beneath – existing brick cills are allowing water to run directly from the windows and penetrate pointing below the cill, requiring regular maintenance to these areas.Blocks: Fletcher BuildingLintel and localised cracking repairs. |
| Pointing | Blocks: AllCarry out mortar analysis to brickwork to ascertain mortar required to complete brickwork repairs in a mortar mix to match existing in locations agreed.Provide a plan for potential phasing of pointing and external repairs work and align against scaffold access requirements and proposal.Service Provider to take down sections of down pipes and concentrate on re-pointing areas behind downpipes as these areas appear to have been eroded by leaking rainwater. |
| Cladding | Existing cladding to be removed from side elevation.New insulation to be provided to side elevation to bring in line with current Part L regulations. Boarding and Render to be applied to section and painted to match ground floor rendered section.Please note – Service Provider to provide use a non-combustible material only. |
| Internal Decoration | Blocks: AllRedecoration of all previously decorated internal surfaces.Class 0 performance required to walls, ceilings, strings and soffits including necessary preparations. |
| Internal Repairs | Blocks: AllRepairs to internal fabric finishes ensuring they are sound, consistent and ready to receive redecoration. |
| Electrical Lighting | Blocks: AllSurvey / review existing lighting systems and, where necessary, replace existing/ install new systems to comply with current regulatory requirements and CIBSE recommended levels (minimum illumination of 200lux in all plant room spaces required). The lighting installation is to include emergency lighting provisions in accordance with BS 5266 Emergency Lighting requirements.Provide Electrical Installation Condition Report (EICR) and all appropriate certification associated with The Works undertaken.New security lighting to be installed within the rear garden area – designed to be angled away from flat windows, but bright enough to illuminate darker areas of the garden. To include new conduit cabling run, only route would be to neighbouring property party wall.Any new installation works undertaken to be issued with Electrical Installation Certification (EIC) as per BS7671 on completion. |
| Electrical Power | Survey/ review existing electrical power supply installations associated with The Works and where necessary replace existing/ install new systems in compliance with current regulatory requirements.Small Power (240V) provision (minimum 1no double switched socket outlet) is to be provided in reasonably ‘close proximity’, and ideally ‘within’, all plant room spaces for future maintenance and essential repair operations.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 Condition Report (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. |
| Lateral Mains | Blocks: AllSurvey/review existing lateral mains installation across the block and to all dwellings and landlords supplies. The components shall be replaced in strict compliance with BS 7671 current edition and amendments and in accordance with IEE regulations and all relevant legislation.Provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 and/or later amendments and shall be suitably earthed.All new main cabling installed will be connected back to the incoming utility company’s earth bar.All labels and notices to be in conjunction with BS 7671 and BS EN 60073. Switchgear, sub main cables complete with BS 7671 current edition and amendments indication of danger notices.All final outgoing cables to be a minimum of 2.5mm² copper stranded, table 6491B, LSF sheathed with the CPC with the same CSA as the phase conductor. The circuits are to have the cables in the distribution board numbered using Critchly cable markers, white with black numbers to identify the circuit.Cables into the property are not to be routed through the door/window frame unless agreed with the Council. |
| Door Entry System | Blocks: AllDoor entry system to be upgraded to new KMS system in line with the Council standard specification. Provide new door entry system as per the Council standard specification. The components shall be replaced in strict compliance with BS 7671 17th edition and amendments and in accordance with IEE regulations and all relevant legislation.Provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 or later amendments and shall be suitably earthed.Cables into the property are not to be routed through the door/window frame unless agreed with the Council.Note – containment to be sized as such that all existing cabling (not just door entry) can be relocated from old plastic conduit and mounted within new powder coated containmentNote - Historic issue with the Door Entry System – previous TMO installed their own system. This will need to be reviewed. |
| BT Cables | Blocks: AllEngage with BT to tidy and provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 or any later amendments and shall be suitably earthed.Confirm if other providers’ cables have been installed (e.g. Community Fibre, Hyperoptic etc.) |
| Boiler Flues | Blocks: AllSurvey/review and identify existing boiler flues, which need to be extended to protect the building fabric. Extend the flues where required where required.All flues to match existing manufacturer and model. |
| Builders Work in Connection with the Works | Blocks: AllCarry out all builders work in connection with The Works including subsequent making good of all disturbed finishes to a standard acceptable by the Council. Note: Residents have expressed dissatisfaction over recent external works at Sheridan House where anchor holes in brickwork have been left by the contractor following removal of scaffolding.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 the Council– a Provisional Sum in relation to any such works should be included at Project Execution Plan (PEP) stage. |
| Estate Security | Estate wideCarry out full planter condition survey before repair / replacement paving where cracked of misplaced / raised. Once main scope of works is complete, Service Provider to ensure any damaged items including flooring to be replaced.Planting to be watered appropriately during works on site.Cleaning of planter walls, paving, new planting/greening following completion of works. SP to engage with residents directly and offer additional cleaning/greening works once work is complete.Any freestanding planters / plant pots etc to be photographed and recorded on inventory if needed to be moved.Replace / overhaul gate closers where required.New permanent security measure to be designed for access to the rear garden – KMS fob and modified gate so that only residents are able to gain access to this area. |
| Maintaining the Existing Building Services | Blocks: AllMaintain 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 |
| Fire Safety Works | Carry out all relevant works identified. 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. |
| Fire Door Works | Blocks: AllThe service provider is to carry out fire doorset works to all communal and flat entrance doors as set out in the fire door schedule. This includes all service intake cupboard doors, service riser doors and cross corridor doors. The service provider has carried out a further fire door inspection to every private flat entrance door that opens onto the communal area and escape route 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 and 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 has been detailed for replacement to FD30S standard as specified. All fire doorset replacement 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. Leaseholders will be given the option to replace their front entrance door at an additional cost. It is expected that doors and doorsets will comply fully with the Council Fire Door Performance Specification. All fire doorsets and doors shall have FSC chain of custody or PERF COC certification. |
| Environmental Works | Blocks: AllIsolated damp repairs to the communal areas pre decorations – hack off and re-plaster where required.Each tenanted scheduled property (to be agreed with the Council) is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom (usually located in glazing).In the event that a property has a suitable existing fan in either kitchen or bathroom or both then there is no need to replace the existing fan/fans. The contractor’s approved ventilation installer is required to undertake a survey in each property ahead of installing ventilation equipment to confirm suitability of property and any existing extract fans. |
| Water Services | Blocks: AllService Provider to confirm agreement with preferred option with the Council.Major alterations and upgrades are required to improve the water services to the individual flats.Recommended (Option 6): New booster set to be installed at ground level, in the service cupboard of each building to be connected into a new riser serving a bank of accumulators within the roof space of each building. It is recommended that all new pipework and risers to be installed within the building to supply the proposed accumulators. New drops will be installed to supply individual flats with water under pressure from the accumulators.All regulatory standards to be adhered to with any testing to carried out before and after installation. All relevant certification to be provided within the O&M files.The Service Provider is to ensure that there will be minimum down time and that residents will have cold water down service at all times. The Project Execution Plan needs to provide a detailed strategy for ensuring this requirement is adhered to. Note: the Council has confirmed that leaseholders are responsible for alteration of pipework within their properties. The Council is responsible for communal pipework within the building up to the leaseholder properties’ stop cocks, and pipework within tenanted properties. |
| Thermal Insulation | Blocks: AllInstall new thermal insulation to all new pipework, valves and fittings. Ensure all pipework is labelled with direction flow arrows. |
| Asbestos Management | Blocks: AllA copy of the existing management survey and any Refurbishment & Demolition (R&D) surveys have been supplied. Live asbestos information can be found on the Westminster City Council asbestos portal, Shine. The Service Provider 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 Service Provider.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 Council's process and procedure documents and are deemed competent to undertake the required works. |
| Other Potentially Hazardous Circumstances | Blocks: AllWhere held the Client has provided relevant information regarding the existing structure(s) and materials in the IPCI.The PD/PC is to inform the client if during the design stage, it becomes evident that there is the potential for other deleterious materials or hazards to be present and further inspection or testing is required.Other materials that may be present or that need considering include but are not limited to:• Lead Paint• Hazardous Area Classification (HAC)• Horse hair plaster• Clay pot floors• Calcium silicate brickwork• Reinforced Autoclaved Aerated Concrete (RAAC) planks• Tesserae• Vermiculite |
| Health and Safety File,Operation and Maintenance Manual. | Blocks: AllThese buildings do not currently have a H&S file.Create/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 |
| 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. Please Note: Elements below are for example purposes only.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/AnnumDoor entry £ 600.00CCTV £ 125.00Emergency Lighting £ 350.00Fire Alarms £ 800.00Fire Extinguishers £ 25.00AOVs £ 125.00 |
| Asset Tagging | Blocks: AllAppoint 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 items upon completion of works. All main plant & equipment components associated with the works are to be scheduled by the Service Provider within their PEP. The Service Provider is to provide a proposed Asset Tagging Register of all components for review and approval by the Council. |
Published: 17 March 2021
Last updated: 10 May 2024