Churchill Gardens (phase 6) and Russell House (T168)

Page updated: 17 October 2019

Project outline:

We are planning major works to 10 blocks on Churchill Gardens estate and Russell House. The blocks included are; Chaucer, Coleridge, De Quincey, Erskine, Gifford, Keats, Langdale, Russell, Selden and Shelley Houses and 7 Telford Terrace.

Not all blocks are getting every aspect of major works - below is a table, which lets you know what works your block will be getting. You can also click on your block name below, which gives you a more detailed explanation of the work involved.

Project update:

We would like to reassure residents that Westminster City Council is committed to the planned major works programme for Churchill Gardens (phase 6) and Russell House.

Our contractor, United Living, has reviewed the works required and developed the Project Execution Plan (PEP). A copy of the plan has been uploaded to our website and is available for you to view in the documents section below.

United Living have been issued with a Pre-commencement Order. This allows them to carry out more detailed surveys on the blocks, enabling them to move forward with the final design of the project. This includes the development of the Service Provider Proposal (SPP). You will see operatives and around your block in the coming weeks carrying out various surveys.

At this stage United Living will arrange a residents meeting to talk through the SPP and let you know the start date for the works.

The blocks included in the project are:
  • Chaucer House
  • De Quincey House
  • Erskine House
  • Gifford House
  • Langdale House
  • Selden House
  • Russell House
  • Telford Terrace
  • Shelley House
  • Keats House
  • Coleridge House

Chaucer House

Element

Work required

Access Required

The Service Provider will need to acquaint themselves with the access arrangements available and provide an estate-specific proposal to facilitate the Works and any inspections necessary by the Client or their representatives.

The Service Provider is to provide a ‘site-access requirements appraisal’ within their Project Execution Plan (PEP), including estimated costs for each option considered. The Service Providers PEP is to identify the procedures to be adopted during the Pre-commencement stage to provide a best value access solution.

 

The contractor is to factor into the design all rear courtyard, ground, building and communal obstructions such as retail and restaurant area restrictions, uneven floor levels, boundary and retaining walls, railings, steps, ramps and other small structures.

Contractor to obtain all necessary licences in connection with the works including those relating to the  scaffold   from Westminster City Council prior to commencement of construction works and to allow time for this in the programme.

 

Asbestos Management

Comply with all statutory and regulatory requirements with respect to Asbestos. Ensure an asbestos R&D survey is carried out prior to any works being undertaken.

External decorations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

External decorations to all previously decorated surfaces. Including rainwater goods, bin storage rooms, storage sheds, railings and boundary walls.

 

Window Repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Chaucer House, Langdale House, Telford Terrace

 

Redecorate external and communal areas and carry out remedial repairs to windows/doors.

 

Joinery and resin repairs to all defective timber elements. Painting all previously painted timber surfaces, including strip and preparation where required.

 

Block: Russell House

 

Renew defective putties, Renew defective beading, Carry out conservation repairs. Cut out defective timber and scarf in new

Replace broken glazing where required, Replace jute cord and pulleys

Structural/concrete/ Brickwork Repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

Brick/Concrete repairs to be undertaken where necessary – Record keeping of location and extent of repairs undertaken to be supplied as part of QM process.

Cleaning of Brickwork and Concrete Surfaces also.

Concrete repairs to include exposed walkway areas

Cleaning of Brickwork, glazed brickwork and Concrete Surfaces

Asphalt repairs to communal walkways

 

Carry out concrete repairs to stairwell

 

Block: Russell House

Repoint coping stones to roof parapet

Isolated areas of brick repairs and repointing

Concrete repairs to balcony slab

Concrete repairs to internal stairwells and landing screeds (report of full scope included within appendix ….)

Remedial brick repairs to raised planters

 

Hack off concrete back to steal beams where blown concrete and spalling evident at leading edges to floor levels and half-landings, back to full length embedded steel beam. See appendix 2 for structural report and recommendations and appendix 8 for drawings of repair locations.

Thoroughly clean back to bright steel and give a coat of suitably protective paint, prior to making good with new sand/cement screed material. Timber formwork can be used where required.

Embedded vertical railings will also need to be thoroughly cleaned back and some require welding repairs.

 

Exposed Walkway and balcony renewal

Blocks: Selden House, Gifford House, Erskine House, Russell House, Chaucer House, Langdale House, De Quincey

 

Renew asphalt to communal and private balcony flooring where required

 

Patch repair asphalt where possible.

 

Roofing Works

Blocks: Chaucer House

 

Repair punctured felt to main roof and reinstate Sika guarantee.

Undertake feasibility study to alter insulation within box gutters to prevent ponding & lay to falls towards outlets

 

Blocks: Seldon House, Gifford House, Erskine House, Russell House, Langdale House

 

Renew roof coverings complete including upstands, lead flashings, outlets, grilles etc. An insurance backed guarantee for at least 20 year duration is to be provided for the installation. Include all main and secondary roofs and ancillary parapet walls and details. Using an approved contractor provide all associated works including all leadwork, new chases into brickwork, rendered and concrete upstands, counter-flashing, welted drip to external gutters, drip battens, parapet wall fixings, waterproofing works, new insulation  e.t.c.

 

Provide plastic or wire basket leaf guards to all pipes on completion.

Glazing/Windows

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Repair and replacement of communal glazing where required

Ease and adjust all moving parts on all timber, steel and aluminium windows

Timber repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Joinery and resin repairs to window frames where required

 

Painting all previously painted surfaces, including strip and rub down where required.

Metalwork repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

To include full preparation (strip where necessary) and replacement of missing or defective elements. All work to include all previously painted metalwork, boundary railings and gates.

 

Replace previously removed railing sections with new railing gates to and secure with ASSA key padlock.

Movement/expansion

/mastic joints

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Movement Joints / Mastic Works – rake out and replace with new where required

 

Internal decorations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

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

Redecoration of all previously decorated internal surfaces.

Class 0 performance to walls, ceilings and soffits including necessary preparations.

 

Install contrasting nosings

 

Roof Access/ Security works

Blocks: Chaucer house, Coleridge House

As per report and survey supplied by our consultants Playle and Partners, form a secure full height floor to ceiling fully glazed enclosure around the staircase together with a secured access door to the bottom of the roof access stairs at Chaucer House and Coleridge house.

Full report added to Appendix 12.

 

Water Tanks

Blocks: Chaucer House

Replace existing cold water storage tanks with new.

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.

The contractor to review the size of each tank and reduce where possible to help with stagnation etc.

 

Pipework, valves & Fittings associated with the tank works

Blocks: Chaucer House

Supply, install and connect all associated pipework, valves, fittings and overflow/ warning devices associated with water tank replacement.

Provide valve charts and labelling associated with the works.

 

Water Treatment

Blocks: Chaucer House

Water treatment, cleansing, power flushing and re-treatment of pipework systems throughout the whole system in accordance with CIBSE and BSRIA publications.

 

Thermal Insulation

Blocks: Chaucer House

Install new thermal insulation to all new water tanks and associated pipework, valves and fittings.

Ensure all pipework is labelled with direction flow arrows.

 

Electrical – Landlord Supply

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Full upgrade of landlord LV distribution to be designed, supplied and installed to comply with latest edition of BS 7671. Where new boards are installed, these will be of the MCB type, lockable and IP54 rated. All new boards to come complete with 25% spare capacity. All new final circuit cabling installed within containment will be LSF singles and sized according to breaker rating / load and supply.

Replace all lightning conductors

 

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 (EICR) 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.

 

 

Electrical - Lateral main supply

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Full upgrade of lateral main riser distribution will be designed, supplied and installed to comply with latest edition of BS7671 and BNO requirements. All riser cabling will be XLPE/SWA/LSF armoured and all main panels to be Ryefield. All fuses will be sized appropriately

 

Lightning protection

Blocks: Chaucer House

 

Contractor to design, supply and install new lightning protection system to comply with BS EN 62305 all parts. All metallic objects / plant on roof will be bonded to LP system. The designed system will comprise of Air termination network, down conductors, earth pits, test points. Etc

 

Work to

BT Cables

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Engage with BT to tidy and provide new containment which shall be metal powder coated.  Installed in line with BS EN 50085-1:2005 and shall be suitably earthed.

 

Electrical – Lighting

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Survey / 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.

 

Emergency Lighting to comply with BS 5266.  All new lighting installations will be re-wired from the landlord supply, complete with new lighting controls system and containment. Please ensure that EL install includes secondary means of escape staircases to rear elevations between 5th and 9th and within the under croft storage areas/ basement plant rooms where present. EL install must include the secondary means of escape staircases running to the rear elevations between 5th and 9th and within the under croft storage areas/ basement plant rooms where present.

 

Builders work in connection with the M&E installations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Carry out all builders work in connection with The Works including subsequent making good of all disturbed finishes to a standard acceptable by CWH.

 

Provide recommendations and for any builders-work style items felt necessary (such as any minor building-fabric style repairs or decorative items associated with The Works areas), for review and further instruction by CWH – a Provisional Sum in relation to any such works should be included at PEP stage;

Replace/ make good/ repair existing water tank bunds if required;

 

Maintaining the existing building services

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Maintain the building services systems during the duration of the contract.

 

Balcony Works (Shelley and Keats only)

Blocks: Shelley and Keats

Full details in appendix 12

Communal and private balconies included.

Communal:

Allow for corrosion treatment and making good where required.

Isolated replacement of Georgian wired glazed panels where cracked, replace putty/beading throughout.

Re-paint metal where exhibiting flaking

Localised concrete repairs, consider stair treads and risers.

Repair localised spalling of concrete and exposed corroded reinforcement

Private:

Overhauling of painted metal frame

Localised replacement of cracked, missing and damaged Georgian wired glazed panels.

Rub down, prepare and re-paint metal

 

FRA Works

Blocks: All

Fire Stopping: Landlord areas/riser and service rooms.

Fire doors: replacement of damaged fire riser doors

Compartmentation: Meter cupboards - upgrade meter doors with new ironmongery and signage.

Fire Seals: Staircase enclosures require combined smoke and intumescent seals.

Fire Signage: New directional signage across site where required

Note – All items above to be cross-checked against identified in appendix 3 fire risk assessment – final proposals to be submitted to Client for agreement

Blocks: Chaucer House

Replace external basement doors to match existing, provide new ironmongery

Replace all flat entrance doors as highlighted in the door inspection report.

Block: Russell House

The main communal stairwells are not protected fire escapes and a number of the lower floors have no fire rated flat entrance doors between the stairwells and the landings. Replace flat entrance doors with FD30s where there is no secondary means of escape.

Blocks: Selden House, Gifford House, Erskine House

Compartmentation issues within flat – SP to inspect within flats at the above blocks and recommend viable solution to “plywood partition riser”

 

Environmental works

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

Each tenanted scheduled property (to be agreed with CWH) is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom in accordance with the specification noted below, (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.

 

Design and flue runs to be designed as per part of the SP’s survey – properties require differing routes and extract fan locations so cannot have a blanket design.

 

Bathroom heating

Where not already installed a heated towel fed from the PDHU district heating systems and capable of accommodating a 10bar working pressure is to be installed.

Heat output to be sized to suit size of bathroom to be located in.

 

Full specification outlined in Appendix 12

 

Estate Works and Drainage

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Renew/replace older estate signage with new designs, to be agreed with housing officer/area surveyor.

 

Repair/replace estate notice boards where required.

 

“No bicycles to be chained to these railings” signs – where estate railings have been repaired and painted.

 

Replace all damaged/defective pidgeon spikes in communal areas.

 

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

 

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. During our initial scoping exercise, no other hazards were identified. However, other hazards may be present and may include but are not limited to:

  • Dust
  • Ventilation of Solvents and Fumes
  • Noise
  • Other Hazardous Substances

 

Undertake all surveys as necessary with approval from CWH to establish the existence of all potentially hazardous materials, substances and/ or environmental conditions. Procure and execute all works necessary to clear away any such hazards to the extent necessary in order to facilitate future surveys and execution of The Works. Provide recommendations for any additional measures that may be deemed necessary to prevent re-contamination.

O&M Manual

Develop and supply new Health and Safety File and Operating & Maintenance manuals for all elements of the block, in accordance with 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;
  • Future Replacement and maintenance Strategies, with estimated costs, for each property for further review/ consideration/ instruction as appropriate, by CWH;
  • As-built drawings, specifications, schematics, schedules etc. Manufacturers details and warranties (as applicable)
  • Details of risks and hazardous materials not eliminated through design
  • Site Investigation Reports
  • Any guarantees and warrantees for the works
  • Statutory authority consents and approvals

De Quincey House

Element

Work required

Access Required

The Service Provider will need to acquaint themselves with the access arrangements available and provide an estate-specific proposal to facilitate the Works and any inspections necessary by the Client or their representatives.

The Service Provider is to provide a ‘site-access requirements appraisal’ within their Project Execution Plan (PEP), including estimated costs for each option considered. The Service Providers PEP is to identify the procedures to be adopted during the Pre-commencement stage to provide a best value access solution.

 

The contractor is to factor into the design all rear courtyard, ground, building and communal obstructions such as retail and restaurant area restrictions, uneven floor levels, boundary and retaining walls, railings, steps, ramps and other small structures.

Contractor to obtain all necessary licences in connection with the works including those relating to the  scaffold   from Westminster City Council prior to commencement of construction works and to allow time for this in the programme.

 

Asbestos Management

Comply with all statutory and regulatory requirements with respect to Asbestos. Ensure an asbestos R&D survey is carried out prior to any works being undertaken.

External decorations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

External decorations to all previously decorated surfaces. Including rainwater goods, bin storage rooms, storage sheds, railings and boundary walls.

 

Window Repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Chaucer House, Langdale House, Telford Terrace

 

Redecorate external and communal areas and carry out remedial repairs to windows/doors.

 

Joinery and resin repairs to all defective timber elements. Painting all previously painted timber surfaces, including strip and preparation where required.

 

Block: Russell House

 

Renew defective putties, Renew defective beading, Carry out conservation repairs. Cut out defective timber and scarf in new

Replace broken glazing where required, Replace jute cord and pulleys

Structural/concrete/ Brickwork Repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

Brick/Concrete repairs to be undertaken where necessary – Record keeping of location and extent of repairs undertaken to be supplied as part of QM process.

Cleaning of Brickwork and Concrete Surfaces also.

Concrete repairs to include exposed walkway areas

Cleaning of Brickwork, glazed brickwork and Concrete Surfaces

Asphalt repairs to communal walkways

 

Carry out concrete repairs to stairwell

 

Block: Russell House

Repoint coping stones to roof parapet

Isolated areas of brick repairs and repointing

Concrete repairs to balcony slab

Concrete repairs to internal stairwells and landing screeds (report of full scope included within appendix ….)

Remedial brick repairs to raised planters

 

Hack off concrete back to steal beams where blown concrete and spalling evident at leading edges to floor levels and half-landings, back to full length embedded steel beam. See appendix 2 for structural report and recommendations and appendix 8 for drawings of repair locations.

Thoroughly clean back to bright steel and give a coat of suitably protective paint, prior to making good with new sand/cement screed material. Timber formwork can be used where required.

Embedded vertical railings will also need to be thoroughly cleaned back and some require welding repairs.

 

Exposed Walkway and balcony renewal

Blocks: Selden House, Gifford House, Erskine House, Russell House, Chaucer House, Langdale House, De Quincey

 

Renew asphalt to communal and private balcony flooring where required

 

Patch repair asphalt where possible.

 

Roofing Works

Blocks: Chaucer House

 

Repair punctured felt to main roof and reinstate Sika guarantee.

Undertake feasibility study to alter insulation within box gutters to prevent ponding & lay to falls towards outlets

 

Blocks: Seldon House, Gifford House, Erskine House, Russell House, Langdale House

 

Renew roof coverings complete including upstands, lead flashings, outlets, grilles etc. An insurance backed guarantee for at least 20 year duration is to be provided for the installation. Include all main and secondary roofs and ancillary parapet walls and details. Using an approved contractor provide all associated works including all leadwork, new chases into brickwork, rendered and concrete upstands, counter-flashing, welted drip to external gutters, drip battens, parapet wall fixings, waterproofing works, new insulation  e.t.c.

 

Provide plastic or wire basket leaf guards to all pipes on completion.

Glazing/Windows

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Repair and replacement of communal glazing where required

Ease and adjust all moving parts on all timber, steel and aluminium windows

Timber repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Joinery and resin repairs to window frames where required

 

Painting all previously painted surfaces, including strip and rub down where required.

Metalwork repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

To include full preparation (strip where necessary) and replacement of missing or defective elements. All work to include all previously painted metalwork, boundary railings and gates.

 

Replace previously removed railing sections with new railing gates to and secure with ASSA key padlock.

Movement/expansion

/mastic joints

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Movement Joints / Mastic Works – rake out and replace with new where required

 

Internal decorations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

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

Redecoration of all previously decorated internal surfaces.

Class 0 performance to walls, ceilings and soffits including necessary preparations.

 

Install contrasting nosings

 

Roof Access/ Security works

Blocks: Chaucer house, Coleridge House

As per report and survey supplied by our consultants Playle and Partners, form a secure full height floor to ceiling fully glazed enclosure around the staircase together with a secured access door to the bottom of the roof access stairs at Chaucer House and Coleridge house.

Full report added to Appendix 12.

 

Water Tanks

Blocks: Chaucer House

Replace existing cold water storage tanks with new.

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.

The contractor to review the size of each tank and reduce where possible to help with stagnation etc.

 

Pipework, valves & Fittings associated with the tank works

Blocks: Chaucer House

Supply, install and connect all associated pipework, valves, fittings and overflow/ warning devices associated with water tank replacement.

Provide valve charts and labelling associated with the works.

 

Water Treatment

Blocks: Chaucer House

Water treatment, cleansing, power flushing and re-treatment of pipework systems throughout the whole system in accordance with CIBSE and BSRIA publications.

 

Thermal Insulation

Blocks: Chaucer House

Install new thermal insulation to all new water tanks and associated pipework, valves and fittings.

Ensure all pipework is labelled with direction flow arrows.

 

Electrical – Landlord Supply

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Full upgrade of landlord LV distribution to be designed, supplied and installed to comply with latest edition of BS 7671. Where new boards are installed, these will be of the MCB type, lockable and IP54 rated. All new boards to come complete with 25% spare capacity. All new final circuit cabling installed within containment will be LSF singles and sized according to breaker rating / load and supply.

Replace all lightning conductors

 

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 (EICR) 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.

 

 

Electrical - Lateral main supply

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Full upgrade of lateral main riser distribution will be designed, supplied and installed to comply with latest edition of BS7671 and BNO requirements. All riser cabling will be XLPE/SWA/LSF armoured and all main panels to be Ryefield. All fuses will be sized appropriately

 

Lightning protection

Blocks: Chaucer House

 

Contractor to design, supply and install new lightning protection system to comply with BS EN 62305 all parts. All metallic objects / plant on roof will be bonded to LP system. The designed system will comprise of Air termination network, down conductors, earth pits, test points. Etc

 

Work to

BT Cables

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Engage with BT to tidy and provide new containment which shall be metal powder coated.  Installed in line with BS EN 50085-1:2005 and shall be suitably earthed.

 

Electrical – Lighting

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Survey / 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.

 

Emergency Lighting to comply with BS 5266.  All new lighting installations will be re-wired from the landlord supply, complete with new lighting controls system and containment. Please ensure that EL install includes secondary means of escape staircases to rear elevations between 5th and 9th and within the under croft storage areas/ basement plant rooms where present. EL install must include the secondary means of escape staircases running to the rear elevations between 5th and 9th and within the under croft storage areas/ basement plant rooms where present.

 

Builders work in connection with the M&E installations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Carry out all builders work in connection with The Works including subsequent making good of all disturbed finishes to a standard acceptable by CWH.

 

Provide recommendations and for any builders-work style items felt necessary (such as any minor building-fabric style repairs or decorative items associated with The Works areas), for review and further instruction by CWH – a Provisional Sum in relation to any such works should be included at PEP stage;

Replace/ make good/ repair existing water tank bunds if required;

 

Maintaining the existing building services

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Maintain the building services systems during the duration of the contract.

 

Balcony Works (Shelley and Keats only)

Blocks: Shelley and Keats

Full details in appendix 12

Communal and private balconies included.

Communal:

Allow for corrosion treatment and making good where required.

Isolated replacement of Georgian wired glazed panels where cracked, replace putty/beading throughout.

Re-paint metal where exhibiting flaking

Localised concrete repairs, consider stair treads and risers.

Repair localised spalling of concrete and exposed corroded reinforcement

Private:

Overhauling of painted metal frame

Localised replacement of cracked, missing and damaged Georgian wired glazed panels.

Rub down, prepare and re-paint metal

 

FRA Works

Blocks: All

Fire Stopping: Landlord areas/riser and service rooms.

Fire doors: replacement of damaged fire riser doors

Compartmentation: Meter cupboards - upgrade meter doors with new ironmongery and signage.

Fire Seals: Staircase enclosures require combined smoke and intumescent seals.

Fire Signage: New directional signage across site where required

Note – All items above to be cross-checked against identified in appendix 3 fire risk assessment – final proposals to be submitted to Client for agreement

Blocks: Chaucer House

Replace external basement doors to match existing, provide new ironmongery

Replace all flat entrance doors as highlighted in the door inspection report.

Block: Russell House

The main communal stairwells are not protected fire escapes and a number of the lower floors have no fire rated flat entrance doors between the stairwells and the landings. Replace flat entrance doors with FD30s where there is no secondary means of escape.

Blocks: Selden House, Gifford House, Erskine House

Compartmentation issues within flat – SP to inspect within flats at the above blocks and recommend viable solution to “plywood partition riser”

 

Environmental works

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

Each tenanted scheduled property (to be agreed with CWH) is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom in accordance with the specification noted below, (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.

 

Design and flue runs to be designed as per part of the SP’s survey – properties require differing routes and extract fan locations so cannot have a blanket design.

 

Bathroom heating

Where not already installed a heated towel fed from the PDHU district heating systems and capable of accommodating a 10bar working pressure is to be installed.

Heat output to be sized to suit size of bathroom to be located in.

 

Full specification outlined in Appendix 12

 

Estate Works and Drainage

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Renew/replace older estate signage with new designs, to be agreed with housing officer/area surveyor.

 

Repair/replace estate notice boards where required.

 

“No bicycles to be chained to these railings” signs – where estate railings have been repaired and painted.

 

Replace all damaged/defective pidgeon spikes in communal areas.

 

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

 

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. During our initial scoping exercise, no other hazards were identified. However, other hazards may be present and may include but are not limited to:

  • Dust
  • Ventilation of Solvents and Fumes
  • Noise
  • Other Hazardous Substances

 

Undertake all surveys as necessary with approval from CWH to establish the existence of all potentially hazardous materials, substances and/ or environmental conditions. Procure and execute all works necessary to clear away any such hazards to the extent necessary in order to facilitate future surveys and execution of The Works. Provide recommendations for any additional measures that may be deemed necessary to prevent re-contamination.

O&M Manual

Develop and supply new Health and Safety File and Operating & Maintenance manuals for all elements of the block, in accordance with 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;
  • Future Replacement and maintenance Strategies, with estimated costs, for each property for further review/ consideration/ instruction as appropriate, by CWH;
  • As-built drawings, specifications, schematics, schedules etc. Manufacturers details and warranties (as applicable)
  • Details of risks and hazardous materials not eliminated through design
  • Site Investigation Reports
  • Any guarantees and warrantees for the works
  • Statutory authority consents and approvals

Erskine House

Element

Work required

Access Required

The Service Provider will need to acquaint themselves with the access arrangements available and provide an estate-specific proposal to facilitate the Works and any inspections necessary by the Client or their representatives.

The Service Provider is to provide a ‘site-access requirements appraisal’ within their Project Execution Plan (PEP), including estimated costs for each option considered. The Service Providers PEP is to identify the procedures to be adopted during the Pre-commencement stage to provide a best value access solution.

 

The contractor is to factor into the design all rear courtyard, ground, building and communal obstructions such as retail and restaurant area restrictions, uneven floor levels, boundary and retaining walls, railings, steps, ramps and other small structures.

Contractor to obtain all necessary licences in connection with the works including those relating to the  scaffold   from Westminster City Council prior to commencement of construction works and to allow time for this in the programme.

 

Asbestos Management

Comply with all statutory and regulatory requirements with respect to Asbestos. Ensure an asbestos R&D survey is carried out prior to any works being undertaken.

External decorations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

External decorations to all previously decorated surfaces. Including rainwater goods, bin storage rooms, storage sheds, railings and boundary walls.

 

Window Repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Chaucer House, Langdale House, Telford Terrace

 

Redecorate external and communal areas and carry out remedial repairs to windows/doors.

 

Joinery and resin repairs to all defective timber elements. Painting all previously painted timber surfaces, including strip and preparation where required.

 

Block: Russell House

 

Renew defective putties, Renew defective beading, Carry out conservation repairs. Cut out defective timber and scarf in new

Replace broken glazing where required, Replace jute cord and pulleys

Structural/concrete/ Brickwork Repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

Brick/Concrete repairs to be undertaken where necessary – Record keeping of location and extent of repairs undertaken to be supplied as part of QM process.

Cleaning of Brickwork and Concrete Surfaces also.

Concrete repairs to include exposed walkway areas

Cleaning of Brickwork, glazed brickwork and Concrete Surfaces

Asphalt repairs to communal walkways

 

Carry out concrete repairs to stairwell

 

Block: Russell House

Repoint coping stones to roof parapet

Isolated areas of brick repairs and repointing

Concrete repairs to balcony slab

Concrete repairs to internal stairwells and landing screeds (report of full scope included within appendix ….)

Remedial brick repairs to raised planters

 

Hack off concrete back to steal beams where blown concrete and spalling evident at leading edges to floor levels and half-landings, back to full length embedded steel beam. See appendix 2 for structural report and recommendations and appendix 8 for drawings of repair locations.

Thoroughly clean back to bright steel and give a coat of suitably protective paint, prior to making good with new sand/cement screed material. Timber formwork can be used where required.

Embedded vertical railings will also need to be thoroughly cleaned back and some require welding repairs.

 

Exposed Walkway and balcony renewal

Blocks: Selden House, Gifford House, Erskine House, Russell House, Chaucer House, Langdale House, De Quincey

 

Renew asphalt to communal and private balcony flooring where required

 

Patch repair asphalt where possible.

 

Roofing Works

Blocks: Chaucer House

 

Repair punctured felt to main roof and reinstate Sika guarantee.

Undertake feasibility study to alter insulation within box gutters to prevent ponding & lay to falls towards outlets

 

Blocks: Seldon House, Gifford House, Erskine House, Russell House, Langdale House

 

Renew roof coverings complete including upstands, lead flashings, outlets, grilles etc. An insurance backed guarantee for at least 20 year duration is to be provided for the installation. Include all main and secondary roofs and ancillary parapet walls and details. Using an approved contractor provide all associated works including all leadwork, new chases into brickwork, rendered and concrete upstands, counter-flashing, welted drip to external gutters, drip battens, parapet wall fixings, waterproofing works, new insulation  e.t.c.

 

Provide plastic or wire basket leaf guards to all pipes on completion.

Glazing/Windows

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Repair and replacement of communal glazing where required

Ease and adjust all moving parts on all timber, steel and aluminium windows

Timber repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Joinery and resin repairs to window frames where required

 

Painting all previously painted surfaces, including strip and rub down where required.

Metalwork repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

To include full preparation (strip where necessary) and replacement of missing or defective elements. All work to include all previously painted metalwork, boundary railings and gates.

 

Replace previously removed railing sections with new railing gates to and secure with ASSA key padlock.

Movement/expansion

/mastic joints

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Movement Joints / Mastic Works – rake out and replace with new where required

 

Internal decorations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

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

Redecoration of all previously decorated internal surfaces.

Class 0 performance to walls, ceilings and soffits including necessary preparations.

 

Install contrasting nosings

 

Roof Access/ Security works

Blocks: Chaucer house, Coleridge House

As per report and survey supplied by our consultants Playle and Partners, form a secure full height floor to ceiling fully glazed enclosure around the staircase together with a secured access door to the bottom of the roof access stairs at Chaucer House and Coleridge house.

Full report added to Appendix 12.

 

Water Tanks

Blocks: Chaucer House

Replace existing cold water storage tanks with new.

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.

The contractor to review the size of each tank and reduce where possible to help with stagnation etc.

 

Pipework, valves & Fittings associated with the tank works

Blocks: Chaucer House

Supply, install and connect all associated pipework, valves, fittings and overflow/ warning devices associated with water tank replacement.

Provide valve charts and labelling associated with the works.

 

Water Treatment

Blocks: Chaucer House

Water treatment, cleansing, power flushing and re-treatment of pipework systems throughout the whole system in accordance with CIBSE and BSRIA publications.

 

Thermal Insulation

Blocks: Chaucer House

Install new thermal insulation to all new water tanks and associated pipework, valves and fittings.

Ensure all pipework is labelled with direction flow arrows.

 

Electrical – Landlord Supply

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Full upgrade of landlord LV distribution to be designed, supplied and installed to comply with latest edition of BS 7671. Where new boards are installed, these will be of the MCB type, lockable and IP54 rated. All new boards to come complete with 25% spare capacity. All new final circuit cabling installed within containment will be LSF singles and sized according to breaker rating / load and supply.

Replace all lightning conductors

 

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 (EICR) 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.

 

 

Electrical - Lateral main supply

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Full upgrade of lateral main riser distribution will be designed, supplied and installed to comply with latest edition of BS7671 and BNO requirements. All riser cabling will be XLPE/SWA/LSF armoured and all main panels to be Ryefield. All fuses will be sized appropriately

 

Lightning protection

Blocks: Chaucer House

 

Contractor to design, supply and install new lightning protection system to comply with BS EN 62305 all parts. All metallic objects / plant on roof will be bonded to LP system. The designed system will comprise of Air termination network, down conductors, earth pits, test points. Etc

 

Work to

BT Cables

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Engage with BT to tidy and provide new containment which shall be metal powder coated.  Installed in line with BS EN 50085-1:2005 and shall be suitably earthed.

 

Electrical – Lighting

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Survey / 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.

 

Emergency Lighting to comply with BS 5266.  All new lighting installations will be re-wired from the landlord supply, complete with new lighting controls system and containment. Please ensure that EL install includes secondary means of escape staircases to rear elevations between 5th and 9th and within the under croft storage areas/ basement plant rooms where present. EL install must include the secondary means of escape staircases running to the rear elevations between 5th and 9th and within the under croft storage areas/ basement plant rooms where present.

 

Builders work in connection with the M&E installations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Carry out all builders work in connection with The Works including subsequent making good of all disturbed finishes to a standard acceptable by CWH.

 

Provide recommendations and for any builders-work style items felt necessary (such as any minor building-fabric style repairs or decorative items associated with The Works areas), for review and further instruction by CWH – a Provisional Sum in relation to any such works should be included at PEP stage;

Replace/ make good/ repair existing water tank bunds if required;

 

Maintaining the existing building services

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Maintain the building services systems during the duration of the contract.

 

Balcony Works (Shelley and Keats only)

Blocks: Shelley and Keats

Full details in appendix 12

Communal and private balconies included.

Communal:

Allow for corrosion treatment and making good where required.

Isolated replacement of Georgian wired glazed panels where cracked, replace putty/beading throughout.

Re-paint metal where exhibiting flaking

Localised concrete repairs, consider stair treads and risers.

Repair localised spalling of concrete and exposed corroded reinforcement

Private:

Overhauling of painted metal frame

Localised replacement of cracked, missing and damaged Georgian wired glazed panels.

Rub down, prepare and re-paint metal

 

FRA Works

Blocks: All

Fire Stopping: Landlord areas/riser and service rooms.

Fire doors: replacement of damaged fire riser doors

Compartmentation: Meter cupboards - upgrade meter doors with new ironmongery and signage.

Fire Seals: Staircase enclosures require combined smoke and intumescent seals.

Fire Signage: New directional signage across site where required

Note – All items above to be cross-checked against identified in appendix 3 fire risk assessment – final proposals to be submitted to Client for agreement

Blocks: Chaucer House

Replace external basement doors to match existing, provide new ironmongery

Replace all flat entrance doors as highlighted in the door inspection report.

Block: Russell House

The main communal stairwells are not protected fire escapes and a number of the lower floors have no fire rated flat entrance doors between the stairwells and the landings. Replace flat entrance doors with FD30s where there is no secondary means of escape.

Blocks: Selden House, Gifford House, Erskine House

Compartmentation issues within flat – SP to inspect within flats at the above blocks and recommend viable solution to “plywood partition riser”

 

Environmental works

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

Each tenanted scheduled property (to be agreed with CWH) is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom in accordance with the specification noted below, (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.

 

Design and flue runs to be designed as per part of the SP’s survey – properties require differing routes and extract fan locations so cannot have a blanket design.

 

Bathroom heating

Where not already installed a heated towel fed from the PDHU district heating systems and capable of accommodating a 10bar working pressure is to be installed.

Heat output to be sized to suit size of bathroom to be located in.

 

Full specification outlined in Appendix 12

 

Estate Works and Drainage

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Renew/replace older estate signage with new designs, to be agreed with housing officer/area surveyor.

 

Repair/replace estate notice boards where required.

 

“No bicycles to be chained to these railings” signs – where estate railings have been repaired and painted.

 

Replace all damaged/defective pidgeon spikes in communal areas.

 

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

 

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. During our initial scoping exercise, no other hazards were identified. However, other hazards may be present and may include but are not limited to:

  • Dust
  • Ventilation of Solvents and Fumes
  • Noise
  • Other Hazardous Substances

 

Undertake all surveys as necessary with approval from CWH to establish the existence of all potentially hazardous materials, substances and/ or environmental conditions. Procure and execute all works necessary to clear away any such hazards to the extent necessary in order to facilitate future surveys and execution of The Works. Provide recommendations for any additional measures that may be deemed necessary to prevent re-contamination.

O&M Manual

Develop and supply new Health and Safety File and Operating & Maintenance manuals for all elements of the block, in accordance with 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;
  • Future Replacement and maintenance Strategies, with estimated costs, for each property for further review/ consideration/ instruction as appropriate, by CWH;
  • As-built drawings, specifications, schematics, schedules etc. Manufacturers details and warranties (as applicable)
  • Details of risks and hazardous materials not eliminated through design
  • Site Investigation Reports
  • Any guarantees and warrantees for the works
  • Statutory authority consents and approvals

Gifford House

Element

Work required

Access Required

The Service Provider will need to acquaint themselves with the access arrangements available and provide an estate-specific proposal to facilitate the Works and any inspections necessary by the Client or their representatives.

The Service Provider is to provide a ‘site-access requirements appraisal’ within their Project Execution Plan (PEP), including estimated costs for each option considered. The Service Providers PEP is to identify the procedures to be adopted during the Pre-commencement stage to provide a best value access solution.

 

The contractor is to factor into the design all rear courtyard, ground, building and communal obstructions such as retail and restaurant area restrictions, uneven floor levels, boundary and retaining walls, railings, steps, ramps and other small structures.

Contractor to obtain all necessary licences in connection with the works including those relating to the  scaffold   from Westminster City Council prior to commencement of construction works and to allow time for this in the programme.

 

Asbestos Management

Comply with all statutory and regulatory requirements with respect to Asbestos. Ensure an asbestos R&D survey is carried out prior to any works being undertaken.

External decorations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

External decorations to all previously decorated surfaces. Including rainwater goods, bin storage rooms, storage sheds, railings and boundary walls.

 

Window Repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Chaucer House, Langdale House, Telford Terrace

 

Redecorate external and communal areas and carry out remedial repairs to windows/doors.

 

Joinery and resin repairs to all defective timber elements. Painting all previously painted timber surfaces, including strip and preparation where required.

 

Block: Russell House

 

Renew defective putties, Renew defective beading, Carry out conservation repairs. Cut out defective timber and scarf in new

Replace broken glazing where required, Replace jute cord and pulleys

Structural/concrete/ Brickwork Repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

Brick/Concrete repairs to be undertaken where necessary – Record keeping of location and extent of repairs undertaken to be supplied as part of QM process.

Cleaning of Brickwork and Concrete Surfaces also.

Concrete repairs to include exposed walkway areas

Cleaning of Brickwork, glazed brickwork and Concrete Surfaces

Asphalt repairs to communal walkways

 

Carry out concrete repairs to stairwell

 

Block: Russell House

Repoint coping stones to roof parapet

Isolated areas of brick repairs and repointing

Concrete repairs to balcony slab

Concrete repairs to internal stairwells and landing screeds (report of full scope included within appendix ….)

Remedial brick repairs to raised planters

 

Hack off concrete back to steal beams where blown concrete and spalling evident at leading edges to floor levels and half-landings, back to full length embedded steel beam. See appendix 2 for structural report and recommendations and appendix 8 for drawings of repair locations.

Thoroughly clean back to bright steel and give a coat of suitably protective paint, prior to making good with new sand/cement screed material. Timber formwork can be used where required.

Embedded vertical railings will also need to be thoroughly cleaned back and some require welding repairs.

 

Exposed Walkway and balcony renewal

Blocks: Selden House, Gifford House, Erskine House, Russell House, Chaucer House, Langdale House, De Quincey

 

Renew asphalt to communal and private balcony flooring where required

 

Patch repair asphalt where possible.

 

Roofing Works

Blocks: Chaucer House

 

Repair punctured felt to main roof and reinstate Sika guarantee.

Undertake feasibility study to alter insulation within box gutters to prevent ponding & lay to falls towards outlets

 

Blocks: Seldon House, Gifford House, Erskine House, Russell House, Langdale House

 

Renew roof coverings complete including upstands, lead flashings, outlets, grilles etc. An insurance backed guarantee for at least 20 year duration is to be provided for the installation. Include all main and secondary roofs and ancillary parapet walls and details. Using an approved contractor provide all associated works including all leadwork, new chases into brickwork, rendered and concrete upstands, counter-flashing, welted drip to external gutters, drip battens, parapet wall fixings, waterproofing works, new insulation  e.t.c.

 

Provide plastic or wire basket leaf guards to all pipes on completion.

Glazing/Windows

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Repair and replacement of communal glazing where required

Ease and adjust all moving parts on all timber, steel and aluminium windows

Timber repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Joinery and resin repairs to window frames where required

 

Painting all previously painted surfaces, including strip and rub down where required.

Metalwork repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

To include full preparation (strip where necessary) and replacement of missing or defective elements. All work to include all previously painted metalwork, boundary railings and gates.

 

Replace previously removed railing sections with new railing gates to and secure with ASSA key padlock.

Movement/expansion

/mastic joints

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Movement Joints / Mastic Works – rake out and replace with new where required

 

Internal decorations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

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

Redecoration of all previously decorated internal surfaces.

Class 0 performance to walls, ceilings and soffits including necessary preparations.

 

Install contrasting nosings

 

Roof Access/ Security works

Blocks: Chaucer house, Coleridge House

As per report and survey supplied by our consultants Playle and Partners, form a secure full height floor to ceiling fully glazed enclosure around the staircase together with a secured access door to the bottom of the roof access stairs at Chaucer House and Coleridge house.

Full report added to Appendix 12.

 

Water Tanks

Blocks: Chaucer House

Replace existing cold water storage tanks with new.

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.

The contractor to review the size of each tank and reduce where possible to help with stagnation etc.

 

Pipework, valves & Fittings associated with the tank works

Blocks: Chaucer House

Supply, install and connect all associated pipework, valves, fittings and overflow/ warning devices associated with water tank replacement.

Provide valve charts and labelling associated with the works.

 

Water Treatment

Blocks: Chaucer House

Water treatment, cleansing, power flushing and re-treatment of pipework systems throughout the whole system in accordance with CIBSE and BSRIA publications.

 

Thermal Insulation

Blocks: Chaucer House

Install new thermal insulation to all new water tanks and associated pipework, valves and fittings.

Ensure all pipework is labelled with direction flow arrows.

 

Electrical – Landlord Supply

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Full upgrade of landlord LV distribution to be designed, supplied and installed to comply with latest edition of BS 7671. Where new boards are installed, these will be of the MCB type, lockable and IP54 rated. All new boards to come complete with 25% spare capacity. All new final circuit cabling installed within containment will be LSF singles and sized according to breaker rating / load and supply.

Replace all lightning conductors

 

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 (EICR) 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.

 

 

Electrical - Lateral main supply

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Full upgrade of lateral main riser distribution will be designed, supplied and installed to comply with latest edition of BS7671 and BNO requirements. All riser cabling will be XLPE/SWA/LSF armoured and all main panels to be Ryefield. All fuses will be sized appropriately

 

Lightning protection

Blocks: Chaucer House

 

Contractor to design, supply and install new lightning protection system to comply with BS EN 62305 all parts. All metallic objects / plant on roof will be bonded to LP system. The designed system will comprise of Air termination network, down conductors, earth pits, test points. Etc

 

Work to

BT Cables

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Engage with BT to tidy and provide new containment which shall be metal powder coated.  Installed in line with BS EN 50085-1:2005 and shall be suitably earthed.

 

Electrical – Lighting

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Survey / 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.

 

Emergency Lighting to comply with BS 5266.  All new lighting installations will be re-wired from the landlord supply, complete with new lighting controls system and containment. Please ensure that EL install includes secondary means of escape staircases to rear elevations between 5th and 9th and within the under croft storage areas/ basement plant rooms where present. EL install must include the secondary means of escape staircases running to the rear elevations between 5th and 9th and within the under croft storage areas/ basement plant rooms where present.

 

Builders work in connection with the M&E installations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Carry out all builders work in connection with The Works including subsequent making good of all disturbed finishes to a standard acceptable by CWH.

 

Provide recommendations and for any builders-work style items felt necessary (such as any minor building-fabric style repairs or decorative items associated with The Works areas), for review and further instruction by CWH – a Provisional Sum in relation to any such works should be included at PEP stage;

Replace/ make good/ repair existing water tank bunds if required;

 

Maintaining the existing building services

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Maintain the building services systems during the duration of the contract.

 

Balcony Works (Shelley and Keats only)

Blocks: Shelley and Keats

Full details in appendix 12

Communal and private balconies included.

Communal:

Allow for corrosion treatment and making good where required.

Isolated replacement of Georgian wired glazed panels where cracked, replace putty/beading throughout.

Re-paint metal where exhibiting flaking

Localised concrete repairs, consider stair treads and risers.

Repair localised spalling of concrete and exposed corroded reinforcement

Private:

Overhauling of painted metal frame

Localised replacement of cracked, missing and damaged Georgian wired glazed panels.

Rub down, prepare and re-paint metal

 

FRA Works

Blocks: All

Fire Stopping: Landlord areas/riser and service rooms.

Fire doors: replacement of damaged fire riser doors

Compartmentation: Meter cupboards - upgrade meter doors with new ironmongery and signage.

Fire Seals: Staircase enclosures require combined smoke and intumescent seals.

Fire Signage: New directional signage across site where required

Note – All items above to be cross-checked against identified in appendix 3 fire risk assessment – final proposals to be submitted to Client for agreement

Blocks: Chaucer House

Replace external basement doors to match existing, provide new ironmongery

Replace all flat entrance doors as highlighted in the door inspection report.

Block: Russell House

The main communal stairwells are not protected fire escapes and a number of the lower floors have no fire rated flat entrance doors between the stairwells and the landings. Replace flat entrance doors with FD30s where there is no secondary means of escape.

Blocks: Selden House, Gifford House, Erskine House

Compartmentation issues within flat – SP to inspect within flats at the above blocks and recommend viable solution to “plywood partition riser”

 

Environmental works

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

Each tenanted scheduled property (to be agreed with CWH) is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom in accordance with the specification noted below, (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.

 

Design and flue runs to be designed as per part of the SP’s survey – properties require differing routes and extract fan locations so cannot have a blanket design.

 

Bathroom heating

Where not already installed a heated towel fed from the PDHU district heating systems and capable of accommodating a 10bar working pressure is to be installed.

Heat output to be sized to suit size of bathroom to be located in.

 

Full specification outlined in Appendix 12

 

Estate Works and Drainage

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Renew/replace older estate signage with new designs, to be agreed with housing officer/area surveyor.

 

Repair/replace estate notice boards where required.

 

“No bicycles to be chained to these railings” signs – where estate railings have been repaired and painted.

 

Replace all damaged/defective pidgeon spikes in communal areas.

 

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

 

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. During our initial scoping exercise, no other hazards were identified. However, other hazards may be present and may include but are not limited to:

  • Dust
  • Ventilation of Solvents and Fumes
  • Noise
  • Other Hazardous Substances

 

Undertake all surveys as necessary with approval from CWH to establish the existence of all potentially hazardous materials, substances and/ or environmental conditions. Procure and execute all works necessary to clear away any such hazards to the extent necessary in order to facilitate future surveys and execution of The Works. Provide recommendations for any additional measures that may be deemed necessary to prevent re-contamination.

O&M Manual

Develop and supply new Health and Safety File and Operating & Maintenance manuals for all elements of the block, in accordance with 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;
  • Future Replacement and maintenance Strategies, with estimated costs, for each property for further review/ consideration/ instruction as appropriate, by CWH;
  • As-built drawings, specifications, schematics, schedules etc. Manufacturers details and warranties (as applicable)
  • Details of risks and hazardous materials not eliminated through design
  • Site Investigation Reports
  • Any guarantees and warrantees for the works
  • Statutory authority consents and approvals

Langdale House

Element

Work required

Access Required

The Service Provider will need to acquaint themselves with the access arrangements available and provide an estate-specific proposal to facilitate the Works and any inspections necessary by the Client or their representatives.

The Service Provider is to provide a ‘site-access requirements appraisal’ within their Project Execution Plan (PEP), including estimated costs for each option considered. The Service Providers PEP is to identify the procedures to be adopted during the Pre-commencement stage to provide a best value access solution.

 

The contractor is to factor into the design all rear courtyard, ground, building and communal obstructions such as retail and restaurant area restrictions, uneven floor levels, boundary and retaining walls, railings, steps, ramps and other small structures.

Contractor to obtain all necessary licences in connection with the works including those relating to the  scaffold   from Westminster City Council prior to commencement of construction works and to allow time for this in the programme.

 

Asbestos Management

Comply with all statutory and regulatory requirements with respect to Asbestos. Ensure an asbestos R&D survey is carried out prior to any works being undertaken.

External decorations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

External decorations to all previously decorated surfaces. Including rainwater goods, bin storage rooms, storage sheds, railings and boundary walls.

 

Window Repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Chaucer House, Langdale House, Telford Terrace

 

Redecorate external and communal areas and carry out remedial repairs to windows/doors.

 

Joinery and resin repairs to all defective timber elements. Painting all previously painted timber surfaces, including strip and preparation where required.

 

Block: Russell House

 

Renew defective putties, Renew defective beading, Carry out conservation repairs. Cut out defective timber and scarf in new

Replace broken glazing where required, Replace jute cord and pulleys

Structural/concrete/ Brickwork Repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

Brick/Concrete repairs to be undertaken where necessary – Record keeping of location and extent of repairs undertaken to be supplied as part of QM process.

Cleaning of Brickwork and Concrete Surfaces also.

Concrete repairs to include exposed walkway areas

Cleaning of Brickwork, glazed brickwork and Concrete Surfaces

Asphalt repairs to communal walkways

 

Carry out concrete repairs to stairwell

 

Block: Russell House

Repoint coping stones to roof parapet

Isolated areas of brick repairs and repointing

Concrete repairs to balcony slab

Concrete repairs to internal stairwells and landing screeds (report of full scope included within appendix ….)

Remedial brick repairs to raised planters

 

Hack off concrete back to steal beams where blown concrete and spalling evident at leading edges to floor levels and half-landings, back to full length embedded steel beam. See appendix 2 for structural report and recommendations and appendix 8 for drawings of repair locations.

Thoroughly clean back to bright steel and give a coat of suitably protective paint, prior to making good with new sand/cement screed material. Timber formwork can be used where required.

Embedded vertical railings will also need to be thoroughly cleaned back and some require welding repairs.

 

Exposed Walkway and balcony renewal

Blocks: Selden House, Gifford House, Erskine House, Russell House, Chaucer House, Langdale House, De Quincey

 

Renew asphalt to communal and private balcony flooring where required

 

Patch repair asphalt where possible.

 

Roofing Works

Blocks: Chaucer House

 

Repair punctured felt to main roof and reinstate Sika guarantee.

Undertake feasibility study to alter insulation within box gutters to prevent ponding & lay to falls towards outlets

 

Blocks: Seldon House, Gifford House, Erskine House, Russell House, Langdale House

 

Renew roof coverings complete including upstands, lead flashings, outlets, grilles etc. An insurance backed guarantee for at least 20 year duration is to be provided for the installation. Include all main and secondary roofs and ancillary parapet walls and details. Using an approved contractor provide all associated works including all leadwork, new chases into brickwork, rendered and concrete upstands, counter-flashing, welted drip to external gutters, drip battens, parapet wall fixings, waterproofing works, new insulation  e.t.c.

 

Provide plastic or wire basket leaf guards to all pipes on completion.

Glazing/Windows

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Repair and replacement of communal glazing where required

Ease and adjust all moving parts on all timber, steel and aluminium windows

Timber repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Joinery and resin repairs to window frames where required

 

Painting all previously painted surfaces, including strip and rub down where required.

Metalwork repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

To include full preparation (strip where necessary) and replacement of missing or defective elements. All work to include all previously painted metalwork, boundary railings and gates.

 

Replace previously removed railing sections with new railing gates to and secure with ASSA key padlock.

Movement/expansion

/mastic joints

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Movement Joints / Mastic Works – rake out and replace with new where required

 

Internal decorations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

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

Redecoration of all previously decorated internal surfaces.

Class 0 performance to walls, ceilings and soffits including necessary preparations.

 

Install contrasting nosings

 

Roof Access/ Security works

Blocks: Chaucer house, Coleridge House

As per report and survey supplied by our consultants Playle and Partners, form a secure full height floor to ceiling fully glazed enclosure around the staircase together with a secured access door to the bottom of the roof access stairs at Chaucer House and Coleridge house.

Full report added to Appendix 12.

 

Water Tanks

Blocks: Chaucer House

Replace existing cold water storage tanks with new.

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.

The contractor to review the size of each tank and reduce where possible to help with stagnation etc.

 

Pipework, valves & Fittings associated with the tank works

Blocks: Chaucer House

Supply, install and connect all associated pipework, valves, fittings and overflow/ warning devices associated with water tank replacement.

Provide valve charts and labelling associated with the works.

 

Water Treatment

Blocks: Chaucer House

Water treatment, cleansing, power flushing and re-treatment of pipework systems throughout the whole system in accordance with CIBSE and BSRIA publications.

 

Thermal Insulation

Blocks: Chaucer House

Install new thermal insulation to all new water tanks and associated pipework, valves and fittings.

Ensure all pipework is labelled with direction flow arrows.

 

Electrical – Landlord Supply

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Full upgrade of landlord LV distribution to be designed, supplied and installed to comply with latest edition of BS 7671. Where new boards are installed, these will be of the MCB type, lockable and IP54 rated. All new boards to come complete with 25% spare capacity. All new final circuit cabling installed within containment will be LSF singles and sized according to breaker rating / load and supply.

Replace all lightning conductors

 

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 (EICR) 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.

 

 

Electrical - Lateral main supply

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Full upgrade of lateral main riser distribution will be designed, supplied and installed to comply with latest edition of BS7671 and BNO requirements. All riser cabling will be XLPE/SWA/LSF armoured and all main panels to be Ryefield. All fuses will be sized appropriately

 

Lightning protection

Blocks: Chaucer House

 

Contractor to design, supply and install new lightning protection system to comply with BS EN 62305 all parts. All metallic objects / plant on roof will be bonded to LP system. The designed system will comprise of Air termination network, down conductors, earth pits, test points. Etc

 

Work to

BT Cables

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Engage with BT to tidy and provide new containment which shall be metal powder coated.  Installed in line with BS EN 50085-1:2005 and shall be suitably earthed.

 

Electrical – Lighting

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Survey / 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.

 

Emergency Lighting to comply with BS 5266.  All new lighting installations will be re-wired from the landlord supply, complete with new lighting controls system and containment. Please ensure that EL install includes secondary means of escape staircases to rear elevations between 5th and 9th and within the under croft storage areas/ basement plant rooms where present. EL install must include the secondary means of escape staircases running to the rear elevations between 5th and 9th and within the under croft storage areas/ basement plant rooms where present.

 

Builders work in connection with the M&E installations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Carry out all builders work in connection with The Works including subsequent making good of all disturbed finishes to a standard acceptable by CWH.

 

Provide recommendations and for any builders-work style items felt necessary (such as any minor building-fabric style repairs or decorative items associated with The Works areas), for review and further instruction by CWH – a Provisional Sum in relation to any such works should be included at PEP stage;

Replace/ make good/ repair existing water tank bunds if required;

 

Maintaining the existing building services

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Maintain the building services systems during the duration of the contract.

 

Balcony Works (Shelley and Keats only)

Blocks: Shelley and Keats

Full details in appendix 12

Communal and private balconies included.

Communal:

Allow for corrosion treatment and making good where required.

Isolated replacement of Georgian wired glazed panels where cracked, replace putty/beading throughout.

Re-paint metal where exhibiting flaking

Localised concrete repairs, consider stair treads and risers.

Repair localised spalling of concrete and exposed corroded reinforcement

Private:

Overhauling of painted metal frame

Localised replacement of cracked, missing and damaged Georgian wired glazed panels.

Rub down, prepare and re-paint metal

 

FRA Works

Blocks: All

Fire Stopping: Landlord areas/riser and service rooms.

Fire doors: replacement of damaged fire riser doors

Compartmentation: Meter cupboards - upgrade meter doors with new ironmongery and signage.

Fire Seals: Staircase enclosures require combined smoke and intumescent seals.

Fire Signage: New directional signage across site where required

Note – All items above to be cross-checked against identified in appendix 3 fire risk assessment – final proposals to be submitted to Client for agreement

Blocks: Chaucer House

Replace external basement doors to match existing, provide new ironmongery

Replace all flat entrance doors as highlighted in the door inspection report.

Block: Russell House

The main communal stairwells are not protected fire escapes and a number of the lower floors have no fire rated flat entrance doors between the stairwells and the landings. Replace flat entrance doors with FD30s where there is no secondary means of escape.

Blocks: Selden House, Gifford House, Erskine House

Compartmentation issues within flat – SP to inspect within flats at the above blocks and recommend viable solution to “plywood partition riser”

 

Environmental works

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

Each tenanted scheduled property (to be agreed with CWH) is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom in accordance with the specification noted below, (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.

 

Design and flue runs to be designed as per part of the SP’s survey – properties require differing routes and extract fan locations so cannot have a blanket design.

 

Bathroom heating

Where not already installed a heated towel fed from the PDHU district heating systems and capable of accommodating a 10bar working pressure is to be installed.

Heat output to be sized to suit size of bathroom to be located in.

 

Full specification outlined in Appendix 12

 

Estate Works and Drainage

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Renew/replace older estate signage with new designs, to be agreed with housing officer/area surveyor.

 

Repair/replace estate notice boards where required.

 

“No bicycles to be chained to these railings” signs – where estate railings have been repaired and painted.

 

Replace all damaged/defective pidgeon spikes in communal areas.

 

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

 

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. During our initial scoping exercise, no other hazards were identified. However, other hazards may be present and may include but are not limited to:

  • Dust
  • Ventilation of Solvents and Fumes
  • Noise
  • Other Hazardous Substances

 

Undertake all surveys as necessary with approval from CWH to establish the existence of all potentially hazardous materials, substances and/ or environmental conditions. Procure and execute all works necessary to clear away any such hazards to the extent necessary in order to facilitate future surveys and execution of The Works. Provide recommendations for any additional measures that may be deemed necessary to prevent re-contamination.

O&M Manual

Develop and supply new Health and Safety File and Operating & Maintenance manuals for all elements of the block, in accordance with 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;
  • Future Replacement and maintenance Strategies, with estimated costs, for each property for further review/ consideration/ instruction as appropriate, by CWH;
  • As-built drawings, specifications, schematics, schedules etc. Manufacturers details and warranties (as applicable)
  • Details of risks and hazardous materials not eliminated through design
  • Site Investigation Reports
  • Any guarantees and warrantees for the works
  • Statutory authority consents and approvals

Russell House

Element

Work required

Access Required

The Service Provider will need to acquaint themselves with the access arrangements available and provide an estate-specific proposal to facilitate the Works and any inspections necessary by the Client or their representatives.

The Service Provider is to provide a ‘site-access requirements appraisal’ within their Project Execution Plan (PEP), including estimated costs for each option considered. The Service Providers PEP is to identify the procedures to be adopted during the Pre-commencement stage to provide a best value access solution.

 

The contractor is to factor into the design all rear courtyard, ground, building and communal obstructions such as retail and restaurant area restrictions, uneven floor levels, boundary and retaining walls, railings, steps, ramps and other small structures.

Contractor to obtain all necessary licences in connection with the works including those relating to the  scaffold   from Westminster City Council prior to commencement of construction works and to allow time for this in the programme.

 

Asbestos Management

Comply with all statutory and regulatory requirements with respect to Asbestos. Ensure an asbestos R&D survey is carried out prior to any works being undertaken.

External decorations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

External decorations to all previously decorated surfaces. Including rainwater goods, bin storage rooms, storage sheds, railings and boundary walls.

 

Window Repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Chaucer House, Langdale House, Telford Terrace

 

Redecorate external and communal areas and carry out remedial repairs to windows/doors.

 

Joinery and resin repairs to all defective timber elements. Painting all previously painted timber surfaces, including strip and preparation where required.

 

Block: Russell House

 

Renew defective putties, Renew defective beading, Carry out conservation repairs. Cut out defective timber and scarf in new

Replace broken glazing where required, Replace jute cord and pulleys

Structural/concrete/ Brickwork Repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

Brick/Concrete repairs to be undertaken where necessary – Record keeping of location and extent of repairs undertaken to be supplied as part of QM process.

Cleaning of Brickwork and Concrete Surfaces also.

Concrete repairs to include exposed walkway areas

Cleaning of Brickwork, glazed brickwork and Concrete Surfaces

Asphalt repairs to communal walkways

 

Carry out concrete repairs to stairwell

 

Block: Russell House

Repoint coping stones to roof parapet

Isolated areas of brick repairs and repointing

Concrete repairs to balcony slab

Concrete repairs to internal stairwells and landing screeds (report of full scope included within appendix ….)

Remedial brick repairs to raised planters

 

Hack off concrete back to steal beams where blown concrete and spalling evident at leading edges to floor levels and half-landings, back to full length embedded steel beam. See appendix 2 for structural report and recommendations and appendix 8 for drawings of repair locations.

Thoroughly clean back to bright steel and give a coat of suitably protective paint, prior to making good with new sand/cement screed material. Timber formwork can be used where required.

Embedded vertical railings will also need to be thoroughly cleaned back and some require welding repairs.

 

Exposed Walkway and balcony renewal

Blocks: Selden House, Gifford House, Erskine House, Russell House, Chaucer House, Langdale House, De Quincey

 

Renew asphalt to communal and private balcony flooring where required

 

Patch repair asphalt where possible.

 

Roofing Works

Blocks: Chaucer House

 

Repair punctured felt to main roof and reinstate Sika guarantee.

Undertake feasibility study to alter insulation within box gutters to prevent ponding & lay to falls towards outlets

 

Blocks: Seldon House, Gifford House, Erskine House, Russell House, Langdale House

 

Renew roof coverings complete including upstands, lead flashings, outlets, grilles etc. An insurance backed guarantee for at least 20 year duration is to be provided for the installation. Include all main and secondary roofs and ancillary parapet walls and details. Using an approved contractor provide all associated works including all leadwork, new chases into brickwork, rendered and concrete upstands, counter-flashing, welted drip to external gutters, drip battens, parapet wall fixings, waterproofing works, new insulation  e.t.c.

 

Provide plastic or wire basket leaf guards to all pipes on completion.

Glazing/Windows

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Repair and replacement of communal glazing where required

Ease and adjust all moving parts on all timber, steel and aluminium windows

Timber repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Joinery and resin repairs to window frames where required

 

Painting all previously painted surfaces, including strip and rub down where required.

Metalwork repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

To include full preparation (strip where necessary) and replacement of missing or defective elements. All work to include all previously painted metalwork, boundary railings and gates.

 

Replace previously removed railing sections with new railing gates to and secure with ASSA key padlock.

Movement/expansion

/mastic joints

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Movement Joints / Mastic Works – rake out and replace with new where required

 

Internal decorations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

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

Redecoration of all previously decorated internal surfaces.

Class 0 performance to walls, ceilings and soffits including necessary preparations.

 

Install contrasting nosings

 

Roof Access/ Security works

Blocks: Chaucer house, Coleridge House

As per report and survey supplied by our consultants Playle and Partners, form a secure full height floor to ceiling fully glazed enclosure around the staircase together with a secured access door to the bottom of the roof access stairs at Chaucer House and Coleridge house.

Full report added to Appendix 12.

 

Water Tanks

Blocks: Chaucer House

Replace existing cold water storage tanks with new.

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.

The contractor to review the size of each tank and reduce where possible to help with stagnation etc.

 

Pipework, valves & Fittings associated with the tank works

Blocks: Chaucer House

Supply, install and connect all associated pipework, valves, fittings and overflow/ warning devices associated with water tank replacement.

Provide valve charts and labelling associated with the works.

 

Water Treatment

Blocks: Chaucer House

Water treatment, cleansing, power flushing and re-treatment of pipework systems throughout the whole system in accordance with CIBSE and BSRIA publications.

 

Thermal Insulation

Blocks: Chaucer House

Install new thermal insulation to all new water tanks and associated pipework, valves and fittings.

Ensure all pipework is labelled with direction flow arrows.

 

Electrical – Landlord Supply

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Full upgrade of landlord LV distribution to be designed, supplied and installed to comply with latest edition of BS 7671. Where new boards are installed, these will be of the MCB type, lockable and IP54 rated. All new boards to come complete with 25% spare capacity. All new final circuit cabling installed within containment will be LSF singles and sized according to breaker rating / load and supply.

Replace all lightning conductors

 

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 (EICR) 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.

 

 

Electrical - Lateral main supply

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Full upgrade of lateral main riser distribution will be designed, supplied and installed to comply with latest edition of BS7671 and BNO requirements. All riser cabling will be XLPE/SWA/LSF armoured and all main panels to be Ryefield. All fuses will be sized appropriately

 

Lightning protection

Blocks: Chaucer House

 

Contractor to design, supply and install new lightning protection system to comply with BS EN 62305 all parts. All metallic objects / plant on roof will be bonded to LP system. The designed system will comprise of Air termination network, down conductors, earth pits, test points. Etc

 

Work to

BT Cables

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Engage with BT to tidy and provide new containment which shall be metal powder coated.  Installed in line with BS EN 50085-1:2005 and shall be suitably earthed.

 

Electrical – Lighting

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Survey / 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.

 

Emergency Lighting to comply with BS 5266.  All new lighting installations will be re-wired from the landlord supply, complete with new lighting controls system and containment. Please ensure that EL install includes secondary means of escape staircases to rear elevations between 5th and 9th and within the under croft storage areas/ basement plant rooms where present. EL install must include the secondary means of escape staircases running to the rear elevations between 5th and 9th and within the under croft storage areas/ basement plant rooms where present.

 

Builders work in connection with the M&E installations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Carry out all builders work in connection with The Works including subsequent making good of all disturbed finishes to a standard acceptable by CWH.

 

Provide recommendations and for any builders-work style items felt necessary (such as any minor building-fabric style repairs or decorative items associated with The Works areas), for review and further instruction by CWH – a Provisional Sum in relation to any such works should be included at PEP stage;

Replace/ make good/ repair existing water tank bunds if required;

 

Maintaining the existing building services

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Maintain the building services systems during the duration of the contract.

 

Balcony Works (Shelley and Keats only)

Blocks: Shelley and Keats

Full details in appendix 12

Communal and private balconies included.

Communal:

Allow for corrosion treatment and making good where required.

Isolated replacement of Georgian wired glazed panels where cracked, replace putty/beading throughout.

Re-paint metal where exhibiting flaking

Localised concrete repairs, consider stair treads and risers.

Repair localised spalling of concrete and exposed corroded reinforcement

Private:

Overhauling of painted metal frame

Localised replacement of cracked, missing and damaged Georgian wired glazed panels.

Rub down, prepare and re-paint metal

 

FRA Works

Blocks: All

Fire Stopping: Landlord areas/riser and service rooms.

Fire doors: replacement of damaged fire riser doors

Compartmentation: Meter cupboards - upgrade meter doors with new ironmongery and signage.

Fire Seals: Staircase enclosures require combined smoke and intumescent seals.

Fire Signage: New directional signage across site where required

Note – All items above to be cross-checked against identified in appendix 3 fire risk assessment – final proposals to be submitted to Client for agreement

Blocks: Chaucer House

Replace external basement doors to match existing, provide new ironmongery

Replace all flat entrance doors as highlighted in the door inspection report.

Block: Russell House

The main communal stairwells are not protected fire escapes and a number of the lower floors have no fire rated flat entrance doors between the stairwells and the landings. Replace flat entrance doors with FD30s where there is no secondary means of escape.

Blocks: Selden House, Gifford House, Erskine House

Compartmentation issues within flat – SP to inspect within flats at the above blocks and recommend viable solution to “plywood partition riser”

 

Environmental works

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

Each tenanted scheduled property (to be agreed with CWH) is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom in accordance with the specification noted below, (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.

 

Design and flue runs to be designed as per part of the SP’s survey – properties require differing routes and extract fan locations so cannot have a blanket design.

 

Bathroom heating

Where not already installed a heated towel fed from the PDHU district heating systems and capable of accommodating a 10bar working pressure is to be installed.

Heat output to be sized to suit size of bathroom to be located in.

 

Full specification outlined in Appendix 12

 

Estate Works and Drainage

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Renew/replace older estate signage with new designs, to be agreed with housing officer/area surveyor.

 

Repair/replace estate notice boards where required.

 

“No bicycles to be chained to these railings” signs – where estate railings have been repaired and painted.

 

Replace all damaged/defective pidgeon spikes in communal areas.

 

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

 

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. During our initial scoping exercise, no other hazards were identified. However, other hazards may be present and may include but are not limited to:

  • Dust
  • Ventilation of Solvents and Fumes
  • Noise
  • Other Hazardous Substances

 

Undertake all surveys as necessary with approval from CWH to establish the existence of all potentially hazardous materials, substances and/ or environmental conditions. Procure and execute all works necessary to clear away any such hazards to the extent necessary in order to facilitate future surveys and execution of The Works. Provide recommendations for any additional measures that may be deemed necessary to prevent re-contamination.

O&M Manual

Develop and supply new Health and Safety File and Operating & Maintenance manuals for all elements of the block, in accordance with 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;
  • Future Replacement and maintenance Strategies, with estimated costs, for each property for further review/ consideration/ instruction as appropriate, by CWH;
  • As-built drawings, specifications, schematics, schedules etc. Manufacturers details and warranties (as applicable)
  • Details of risks and hazardous materials not eliminated through design
  • Site Investigation Reports
  • Any guarantees and warrantees for the works
  • Statutory authority consents and approvals

Selden House

Element

Work required

Access Required

The Service Provider will need to acquaint themselves with the access arrangements available and provide an estate-specific proposal to facilitate the Works and any inspections necessary by the Client or their representatives.

The Service Provider is to provide a ‘site-access requirements appraisal’ within their Project Execution Plan (PEP), including estimated costs for each option considered. The Service Providers PEP is to identify the procedures to be adopted during the Pre-commencement stage to provide a best value access solution.

 

The contractor is to factor into the design all rear courtyard, ground, building and communal obstructions such as retail and restaurant area restrictions, uneven floor levels, boundary and retaining walls, railings, steps, ramps and other small structures.

Contractor to obtain all necessary licences in connection with the works including those relating to the  scaffold   from Westminster City Council prior to commencement of construction works and to allow time for this in the programme.

 

Asbestos Management

Comply with all statutory and regulatory requirements with respect to Asbestos. Ensure an asbestos R&D survey is carried out prior to any works being undertaken.

External decorations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

External decorations to all previously decorated surfaces. Including rainwater goods, bin storage rooms, storage sheds, railings and boundary walls.

 

Window Repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Chaucer House, Langdale House, Telford Terrace

 

Redecorate external and communal areas and carry out remedial repairs to windows/doors.

 

Joinery and resin repairs to all defective timber elements. Painting all previously painted timber surfaces, including strip and preparation where required.

 

Block: Russell House

 

Renew defective putties, Renew defective beading, Carry out conservation repairs. Cut out defective timber and scarf in new

Replace broken glazing where required, Replace jute cord and pulleys

Structural/concrete/ Brickwork Repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

Brick/Concrete repairs to be undertaken where necessary – Record keeping of location and extent of repairs undertaken to be supplied as part of QM process.

Cleaning of Brickwork and Concrete Surfaces also.

Concrete repairs to include exposed walkway areas

Cleaning of Brickwork, glazed brickwork and Concrete Surfaces

Asphalt repairs to communal walkways

 

Carry out concrete repairs to stairwell

 

Block: Russell House

Repoint coping stones to roof parapet

Isolated areas of brick repairs and repointing

Concrete repairs to balcony slab

Concrete repairs to internal stairwells and landing screeds (report of full scope included within appendix ….)

Remedial brick repairs to raised planters

 

Hack off concrete back to steal beams where blown concrete and spalling evident at leading edges to floor levels and half-landings, back to full length embedded steel beam. See appendix 2 for structural report and recommendations and appendix 8 for drawings of repair locations.

Thoroughly clean back to bright steel and give a coat of suitably protective paint, prior to making good with new sand/cement screed material. Timber formwork can be used where required.

Embedded vertical railings will also need to be thoroughly cleaned back and some require welding repairs.

 

Exposed Walkway and balcony renewal

Blocks: Selden House, Gifford House, Erskine House, Russell House, Chaucer House, Langdale House, De Quincey

 

Renew asphalt to communal and private balcony flooring where required

 

Patch repair asphalt where possible.

 

Roofing Works

Blocks: Chaucer House

 

Repair punctured felt to main roof and reinstate Sika guarantee.

Undertake feasibility study to alter insulation within box gutters to prevent ponding & lay to falls towards outlets

 

Blocks: Seldon House, Gifford House, Erskine House, Russell House, Langdale House

 

Renew roof coverings complete including upstands, lead flashings, outlets, grilles etc. An insurance backed guarantee for at least 20 year duration is to be provided for the installation. Include all main and secondary roofs and ancillary parapet walls and details. Using an approved contractor provide all associated works including all leadwork, new chases into brickwork, rendered and concrete upstands, counter-flashing, welted drip to external gutters, drip battens, parapet wall fixings, waterproofing works, new insulation  e.t.c.

 

Provide plastic or wire basket leaf guards to all pipes on completion.

Glazing/Windows

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Repair and replacement of communal glazing where required

Ease and adjust all moving parts on all timber, steel and aluminium windows

Timber repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Joinery and resin repairs to window frames where required

 

Painting all previously painted surfaces, including strip and rub down where required.

Metalwork repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

To include full preparation (strip where necessary) and replacement of missing or defective elements. All work to include all previously painted metalwork, boundary railings and gates.

 

Replace previously removed railing sections with new railing gates to and secure with ASSA key padlock.

Movement/expansion

/mastic joints

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Movement Joints / Mastic Works – rake out and replace with new where required

 

Internal decorations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

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

Redecoration of all previously decorated internal surfaces.

Class 0 performance to walls, ceilings and soffits including necessary preparations.

 

Install contrasting nosings

 

Roof Access/ Security works

Blocks: Chaucer house, Coleridge House

As per report and survey supplied by our consultants Playle and Partners, form a secure full height floor to ceiling fully glazed enclosure around the staircase together with a secured access door to the bottom of the roof access stairs at Chaucer House and Coleridge house.

Full report added to Appendix 12.

 

Water Tanks

Blocks: Chaucer House

Replace existing cold water storage tanks with new.

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.

The contractor to review the size of each tank and reduce where possible to help with stagnation etc.

 

Pipework, valves & Fittings associated with the tank works

Blocks: Chaucer House

Supply, install and connect all associated pipework, valves, fittings and overflow/ warning devices associated with water tank replacement.

Provide valve charts and labelling associated with the works.

 

Water Treatment

Blocks: Chaucer House

Water treatment, cleansing, power flushing and re-treatment of pipework systems throughout the whole system in accordance with CIBSE and BSRIA publications.

 

Thermal Insulation

Blocks: Chaucer House

Install new thermal insulation to all new water tanks and associated pipework, valves and fittings.

Ensure all pipework is labelled with direction flow arrows.

 

Electrical – Landlord Supply

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Full upgrade of landlord LV distribution to be designed, supplied and installed to comply with latest edition of BS 7671. Where new boards are installed, these will be of the MCB type, lockable and IP54 rated. All new boards to come complete with 25% spare capacity. All new final circuit cabling installed within containment will be LSF singles and sized according to breaker rating / load and supply.

Replace all lightning conductors

 

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 (EICR) 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.

 

 

Electrical - Lateral main supply

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Full upgrade of lateral main riser distribution will be designed, supplied and installed to comply with latest edition of BS7671 and BNO requirements. All riser cabling will be XLPE/SWA/LSF armoured and all main panels to be Ryefield. All fuses will be sized appropriately

 

Lightning protection

Blocks: Chaucer House

 

Contractor to design, supply and install new lightning protection system to comply with BS EN 62305 all parts. All metallic objects / plant on roof will be bonded to LP system. The designed system will comprise of Air termination network, down conductors, earth pits, test points. Etc

 

Work to

BT Cables

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Engage with BT to tidy and provide new containment which shall be metal powder coated.  Installed in line with BS EN 50085-1:2005 and shall be suitably earthed.

 

Electrical – Lighting

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Survey / 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.

 

Emergency Lighting to comply with BS 5266.  All new lighting installations will be re-wired from the landlord supply, complete with new lighting controls system and containment. Please ensure that EL install includes secondary means of escape staircases to rear elevations between 5th and 9th and within the under croft storage areas/ basement plant rooms where present. EL install must include the secondary means of escape staircases running to the rear elevations between 5th and 9th and within the under croft storage areas/ basement plant rooms where present.

 

Builders work in connection with the M&E installations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Carry out all builders work in connection with The Works including subsequent making good of all disturbed finishes to a standard acceptable by CWH.

 

Provide recommendations and for any builders-work style items felt necessary (such as any minor building-fabric style repairs or decorative items associated with The Works areas), for review and further instruction by CWH – a Provisional Sum in relation to any such works should be included at PEP stage;

Replace/ make good/ repair existing water tank bunds if required;

 

Maintaining the existing building services

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Maintain the building services systems during the duration of the contract.

 

Balcony Works (Shelley and Keats only)

Blocks: Shelley and Keats

Full details in appendix 12

Communal and private balconies included.

Communal:

Allow for corrosion treatment and making good where required.

Isolated replacement of Georgian wired glazed panels where cracked, replace putty/beading throughout.

Re-paint metal where exhibiting flaking

Localised concrete repairs, consider stair treads and risers.

Repair localised spalling of concrete and exposed corroded reinforcement

Private:

Overhauling of painted metal frame

Localised replacement of cracked, missing and damaged Georgian wired glazed panels.

Rub down, prepare and re-paint metal

 

FRA Works

Blocks: All

Fire Stopping: Landlord areas/riser and service rooms.

Fire doors: replacement of damaged fire riser doors

Compartmentation: Meter cupboards - upgrade meter doors with new ironmongery and signage.

Fire Seals: Staircase enclosures require combined smoke and intumescent seals.

Fire Signage: New directional signage across site where required

Note – All items above to be cross-checked against identified in appendix 3 fire risk assessment – final proposals to be submitted to Client for agreement

Blocks: Chaucer House

Replace external basement doors to match existing, provide new ironmongery

Replace all flat entrance doors as highlighted in the door inspection report.

Block: Russell House

The main communal stairwells are not protected fire escapes and a number of the lower floors have no fire rated flat entrance doors between the stairwells and the landings. Replace flat entrance doors with FD30s where there is no secondary means of escape.

Blocks: Selden House, Gifford House, Erskine House

Compartmentation issues within flat – SP to inspect within flats at the above blocks and recommend viable solution to “plywood partition riser”

 

Environmental works

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

Each tenanted scheduled property (to be agreed with CWH) is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom in accordance with the specification noted below, (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.

 

Design and flue runs to be designed as per part of the SP’s survey – properties require differing routes and extract fan locations so cannot have a blanket design.

 

Bathroom heating

Where not already installed a heated towel fed from the PDHU district heating systems and capable of accommodating a 10bar working pressure is to be installed.

Heat output to be sized to suit size of bathroom to be located in.

 

Full specification outlined in Appendix 12

 

Estate Works and Drainage

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Renew/replace older estate signage with new designs, to be agreed with housing officer/area surveyor.

 

Repair/replace estate notice boards where required.

 

“No bicycles to be chained to these railings” signs – where estate railings have been repaired and painted.

 

Replace all damaged/defective pidgeon spikes in communal areas.

 

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

 

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. During our initial scoping exercise, no other hazards were identified. However, other hazards may be present and may include but are not limited to:

  • Dust
  • Ventilation of Solvents and Fumes
  • Noise
  • Other Hazardous Substances

 

Undertake all surveys as necessary with approval from CWH to establish the existence of all potentially hazardous materials, substances and/ or environmental conditions. Procure and execute all works necessary to clear away any such hazards to the extent necessary in order to facilitate future surveys and execution of The Works. Provide recommendations for any additional measures that may be deemed necessary to prevent re-contamination.

O&M Manual

Develop and supply new Health and Safety File and Operating & Maintenance manuals for all elements of the block, in accordance with 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;
  • Future Replacement and maintenance Strategies, with estimated costs, for each property for further review/ consideration/ instruction as appropriate, by CWH;
  • As-built drawings, specifications, schematics, schedules etc. Manufacturers details and warranties (as applicable)
  • Details of risks and hazardous materials not eliminated through design
  • Site Investigation Reports
  • Any guarantees and warrantees for the works
  • Statutory authority consents and approvals

Telford Terrace

Element

Work required

Access Required

The Service Provider will need to acquaint themselves with the access arrangements available and provide an estate-specific proposal to facilitate the Works and any inspections necessary by the Client or their representatives.

The Service Provider is to provide a ‘site-access requirements appraisal’ within their Project Execution Plan (PEP), including estimated costs for each option considered. The Service Providers PEP is to identify the procedures to be adopted during the Pre-commencement stage to provide a best value access solution.

 

The contractor is to factor into the design all rear courtyard, ground, building and communal obstructions such as retail and restaurant area restrictions, uneven floor levels, boundary and retaining walls, railings, steps, ramps and other small structures.

Contractor to obtain all necessary licences in connection with the works including those relating to the  scaffold   from Westminster City Council prior to commencement of construction works and to allow time for this in the programme.

 

Asbestos Management

Comply with all statutory and regulatory requirements with respect to Asbestos. Ensure an asbestos R&D survey is carried out prior to any works being undertaken.

External decorations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

External decorations to all previously decorated surfaces. Including rainwater goods, bin storage rooms, storage sheds, railings and boundary walls.

 

Window Repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Chaucer House, Langdale House, Telford Terrace

 

Redecorate external and communal areas and carry out remedial repairs to windows/doors.

 

Joinery and resin repairs to all defective timber elements. Painting all previously painted timber surfaces, including strip and preparation where required.

 

Block: Russell House

 

Renew defective putties, Renew defective beading, Carry out conservation repairs. Cut out defective timber and scarf in new

Replace broken glazing where required, Replace jute cord and pulleys

Structural/concrete/ Brickwork Repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

Brick/Concrete repairs to be undertaken where necessary – Record keeping of location and extent of repairs undertaken to be supplied as part of QM process.

Cleaning of Brickwork and Concrete Surfaces also.

Concrete repairs to include exposed walkway areas

Cleaning of Brickwork, glazed brickwork and Concrete Surfaces

Asphalt repairs to communal walkways

 

Carry out concrete repairs to stairwell

 

Block: Russell House

Repoint coping stones to roof parapet

Isolated areas of brick repairs and repointing

Concrete repairs to balcony slab

Concrete repairs to internal stairwells and landing screeds (report of full scope included within appendix ….)

Remedial brick repairs to raised planters

 

Hack off concrete back to steal beams where blown concrete and spalling evident at leading edges to floor levels and half-landings, back to full length embedded steel beam. See appendix 2 for structural report and recommendations and appendix 8 for drawings of repair locations.

Thoroughly clean back to bright steel and give a coat of suitably protective paint, prior to making good with new sand/cement screed material. Timber formwork can be used where required.

Embedded vertical railings will also need to be thoroughly cleaned back and some require welding repairs.

 

Exposed Walkway and balcony renewal

Blocks: Selden House, Gifford House, Erskine House, Russell House, Chaucer House, Langdale House, De Quincey

 

Renew asphalt to communal and private balcony flooring where required

 

Patch repair asphalt where possible.

 

Roofing Works

Blocks: Chaucer House

 

Repair punctured felt to main roof and reinstate Sika guarantee.

Undertake feasibility study to alter insulation within box gutters to prevent ponding & lay to falls towards outlets

 

Blocks: Seldon House, Gifford House, Erskine House, Russell House, Langdale House

 

Renew roof coverings complete including upstands, lead flashings, outlets, grilles etc. An insurance backed guarantee for at least 20 year duration is to be provided for the installation. Include all main and secondary roofs and ancillary parapet walls and details. Using an approved contractor provide all associated works including all leadwork, new chases into brickwork, rendered and concrete upstands, counter-flashing, welted drip to external gutters, drip battens, parapet wall fixings, waterproofing works, new insulation  e.t.c.

 

Provide plastic or wire basket leaf guards to all pipes on completion.

Glazing/Windows

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Repair and replacement of communal glazing where required

Ease and adjust all moving parts on all timber, steel and aluminium windows

Timber repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Joinery and resin repairs to window frames where required

 

Painting all previously painted surfaces, including strip and rub down where required.

Metalwork repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

To include full preparation (strip where necessary) and replacement of missing or defective elements. All work to include all previously painted metalwork, boundary railings and gates.

 

Replace previously removed railing sections with new railing gates to and secure with ASSA key padlock.

Movement/expansion

/mastic joints

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Movement Joints / Mastic Works – rake out and replace with new where required

 

Internal decorations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

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

Redecoration of all previously decorated internal surfaces.

Class 0 performance to walls, ceilings and soffits including necessary preparations.

 

Install contrasting nosings

 

Roof Access/ Security works

Blocks: Chaucer house, Coleridge House

As per report and survey supplied by our consultants Playle and Partners, form a secure full height floor to ceiling fully glazed enclosure around the staircase together with a secured access door to the bottom of the roof access stairs at Chaucer House and Coleridge house.

Full report added to Appendix 12.

 

Water Tanks

Blocks: Chaucer House

Replace existing cold water storage tanks with new.

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.

The contractor to review the size of each tank and reduce where possible to help with stagnation etc.

 

Pipework, valves & Fittings associated with the tank works

Blocks: Chaucer House

Supply, install and connect all associated pipework, valves, fittings and overflow/ warning devices associated with water tank replacement.

Provide valve charts and labelling associated with the works.

 

Water Treatment

Blocks: Chaucer House

Water treatment, cleansing, power flushing and re-treatment of pipework systems throughout the whole system in accordance with CIBSE and BSRIA publications.

 

Thermal Insulation

Blocks: Chaucer House

Install new thermal insulation to all new water tanks and associated pipework, valves and fittings.

Ensure all pipework is labelled with direction flow arrows.

 

Electrical – Landlord Supply

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Full upgrade of landlord LV distribution to be designed, supplied and installed to comply with latest edition of BS 7671. Where new boards are installed, these will be of the MCB type, lockable and IP54 rated. All new boards to come complete with 25% spare capacity. All new final circuit cabling installed within containment will be LSF singles and sized according to breaker rating / load and supply.

Replace all lightning conductors

 

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 (EICR) 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.

 

 

Electrical - Lateral main supply

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Full upgrade of lateral main riser distribution will be designed, supplied and installed to comply with latest edition of BS7671 and BNO requirements. All riser cabling will be XLPE/SWA/LSF armoured and all main panels to be Ryefield. All fuses will be sized appropriately

 

Lightning protection

Blocks: Chaucer House

 

Contractor to design, supply and install new lightning protection system to comply with BS EN 62305 all parts. All metallic objects / plant on roof will be bonded to LP system. The designed system will comprise of Air termination network, down conductors, earth pits, test points. Etc

 

Work to

BT Cables

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Engage with BT to tidy and provide new containment which shall be metal powder coated.  Installed in line with BS EN 50085-1:2005 and shall be suitably earthed.

 

Electrical – Lighting

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Survey / 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.

 

Emergency Lighting to comply with BS 5266.  All new lighting installations will be re-wired from the landlord supply, complete with new lighting controls system and containment. Please ensure that EL install includes secondary means of escape staircases to rear elevations between 5th and 9th and within the under croft storage areas/ basement plant rooms where present. EL install must include the secondary means of escape staircases running to the rear elevations between 5th and 9th and within the under croft storage areas/ basement plant rooms where present.

 

Builders work in connection with the M&E installations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Carry out all builders work in connection with The Works including subsequent making good of all disturbed finishes to a standard acceptable by CWH.

 

Provide recommendations and for any builders-work style items felt necessary (such as any minor building-fabric style repairs or decorative items associated with The Works areas), for review and further instruction by CWH – a Provisional Sum in relation to any such works should be included at PEP stage;

Replace/ make good/ repair existing water tank bunds if required;

 

Maintaining the existing building services

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Maintain the building services systems during the duration of the contract.

 

Balcony Works (Shelley and Keats only)

Blocks: Shelley and Keats

Full details in appendix 12

Communal and private balconies included.

Communal:

Allow for corrosion treatment and making good where required.

Isolated replacement of Georgian wired glazed panels where cracked, replace putty/beading throughout.

Re-paint metal where exhibiting flaking

Localised concrete repairs, consider stair treads and risers.

Repair localised spalling of concrete and exposed corroded reinforcement

Private:

Overhauling of painted metal frame

Localised replacement of cracked, missing and damaged Georgian wired glazed panels.

Rub down, prepare and re-paint metal

 

FRA Works

Blocks: All

Fire Stopping: Landlord areas/riser and service rooms.

Fire doors: replacement of damaged fire riser doors

Compartmentation: Meter cupboards - upgrade meter doors with new ironmongery and signage.

Fire Seals: Staircase enclosures require combined smoke and intumescent seals.

Fire Signage: New directional signage across site where required

Note – All items above to be cross-checked against identified in appendix 3 fire risk assessment – final proposals to be submitted to Client for agreement

Blocks: Chaucer House

Replace external basement doors to match existing, provide new ironmongery

Replace all flat entrance doors as highlighted in the door inspection report.

Block: Russell House

The main communal stairwells are not protected fire escapes and a number of the lower floors have no fire rated flat entrance doors between the stairwells and the landings. Replace flat entrance doors with FD30s where there is no secondary means of escape.

Blocks: Selden House, Gifford House, Erskine House

Compartmentation issues within flat – SP to inspect within flats at the above blocks and recommend viable solution to “plywood partition riser”

 

Environmental works

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

Each tenanted scheduled property (to be agreed with CWH) is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom in accordance with the specification noted below, (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.

 

Design and flue runs to be designed as per part of the SP’s survey – properties require differing routes and extract fan locations so cannot have a blanket design.

 

Bathroom heating

Where not already installed a heated towel fed from the PDHU district heating systems and capable of accommodating a 10bar working pressure is to be installed.

Heat output to be sized to suit size of bathroom to be located in.

 

Full specification outlined in Appendix 12

 

Estate Works and Drainage

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Renew/replace older estate signage with new designs, to be agreed with housing officer/area surveyor.

 

Repair/replace estate notice boards where required.

 

“No bicycles to be chained to these railings” signs – where estate railings have been repaired and painted.

 

Replace all damaged/defective pidgeon spikes in communal areas.

 

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

 

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. During our initial scoping exercise, no other hazards were identified. However, other hazards may be present and may include but are not limited to:

  • Dust
  • Ventilation of Solvents and Fumes
  • Noise
  • Other Hazardous Substances

 

Undertake all surveys as necessary with approval from CWH to establish the existence of all potentially hazardous materials, substances and/ or environmental conditions. Procure and execute all works necessary to clear away any such hazards to the extent necessary in order to facilitate future surveys and execution of The Works. Provide recommendations for any additional measures that may be deemed necessary to prevent re-contamination.

O&M Manual

Develop and supply new Health and Safety File and Operating & Maintenance manuals for all elements of the block, in accordance with 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;
  • Future Replacement and maintenance Strategies, with estimated costs, for each property for further review/ consideration/ instruction as appropriate, by CWH;
  • As-built drawings, specifications, schematics, schedules etc. Manufacturers details and warranties (as applicable)
  • Details of risks and hazardous materials not eliminated through design
  • Site Investigation Reports
  • Any guarantees and warrantees for the works
  • Statutory authority consents and approvals

Shelley House

Element

Work required

Access Required

The Service Provider will need to acquaint themselves with the access arrangements available and provide an estate-specific proposal to facilitate the Works and any inspections necessary by the Client or their representatives.

The Service Provider is to provide a ‘site-access requirements appraisal’ within their Project Execution Plan (PEP), including estimated costs for each option considered. The Service Providers PEP is to identify the procedures to be adopted during the Pre-commencement stage to provide a best value access solution.

 

The contractor is to factor into the design all rear courtyard, ground, building and communal obstructions such as retail and restaurant area restrictions, uneven floor levels, boundary and retaining walls, railings, steps, ramps and other small structures.

Contractor to obtain all necessary licences in connection with the works including those relating to the  scaffold   from Westminster City Council prior to commencement of construction works and to allow time for this in the programme.

 

Asbestos Management

Comply with all statutory and regulatory requirements with respect to Asbestos. Ensure an asbestos R&D survey is carried out prior to any works being undertaken.

External decorations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

External decorations to all previously decorated surfaces. Including rainwater goods, bin storage rooms, storage sheds, railings and boundary walls.

 

Window Repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Chaucer House, Langdale House, Telford Terrace

 

Redecorate external and communal areas and carry out remedial repairs to windows/doors.

 

Joinery and resin repairs to all defective timber elements. Painting all previously painted timber surfaces, including strip and preparation where required.

 

Block: Russell House

 

Renew defective putties, Renew defective beading, Carry out conservation repairs. Cut out defective timber and scarf in new

Replace broken glazing where required, Replace jute cord and pulleys

Structural/concrete/ Brickwork Repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

Brick/Concrete repairs to be undertaken where necessary – Record keeping of location and extent of repairs undertaken to be supplied as part of QM process.

Cleaning of Brickwork and Concrete Surfaces also.

Concrete repairs to include exposed walkway areas

Cleaning of Brickwork, glazed brickwork and Concrete Surfaces

Asphalt repairs to communal walkways

 

Carry out concrete repairs to stairwell

 

Block: Russell House

Repoint coping stones to roof parapet

Isolated areas of brick repairs and repointing

Concrete repairs to balcony slab

Concrete repairs to internal stairwells and landing screeds (report of full scope included within appendix ….)

Remedial brick repairs to raised planters

 

Hack off concrete back to steal beams where blown concrete and spalling evident at leading edges to floor levels and half-landings, back to full length embedded steel beam. See appendix 2 for structural report and recommendations and appendix 8 for drawings of repair locations.

Thoroughly clean back to bright steel and give a coat of suitably protective paint, prior to making good with new sand/cement screed material. Timber formwork can be used where required.

Embedded vertical railings will also need to be thoroughly cleaned back and some require welding repairs.

 

Exposed Walkway and balcony renewal

Blocks: Selden House, Gifford House, Erskine House, Russell House, Chaucer House, Langdale House, De Quincey

 

Renew asphalt to communal and private balcony flooring where required

 

Patch repair asphalt where possible.

 

Roofing Works

Blocks: Chaucer House

 

Repair punctured felt to main roof and reinstate Sika guarantee.

Undertake feasibility study to alter insulation within box gutters to prevent ponding & lay to falls towards outlets

 

Blocks: Seldon House, Gifford House, Erskine House, Russell House, Langdale House

 

Renew roof coverings complete including upstands, lead flashings, outlets, grilles etc. An insurance backed guarantee for at least 20 year duration is to be provided for the installation. Include all main and secondary roofs and ancillary parapet walls and details. Using an approved contractor provide all associated works including all leadwork, new chases into brickwork, rendered and concrete upstands, counter-flashing, welted drip to external gutters, drip battens, parapet wall fixings, waterproofing works, new insulation  e.t.c.

 

Provide plastic or wire basket leaf guards to all pipes on completion.

Glazing/Windows

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Repair and replacement of communal glazing where required

Ease and adjust all moving parts on all timber, steel and aluminium windows

Timber repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Joinery and resin repairs to window frames where required

 

Painting all previously painted surfaces, including strip and rub down where required.

Metalwork repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

To include full preparation (strip where necessary) and replacement of missing or defective elements. All work to include all previously painted metalwork, boundary railings and gates.

 

Replace previously removed railing sections with new railing gates to and secure with ASSA key padlock.

Movement/expansion

/mastic joints

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Movement Joints / Mastic Works – rake out and replace with new where required

 

Internal decorations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

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

Redecoration of all previously decorated internal surfaces.

Class 0 performance to walls, ceilings and soffits including necessary preparations.

 

Install contrasting nosings

 

Roof Access/ Security works

Blocks: Chaucer house, Coleridge House

As per report and survey supplied by our consultants Playle and Partners, form a secure full height floor to ceiling fully glazed enclosure around the staircase together with a secured access door to the bottom of the roof access stairs at Chaucer House and Coleridge house.

Full report added to Appendix 12.

 

Water Tanks

Blocks: Chaucer House

Replace existing cold water storage tanks with new.

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.

The contractor to review the size of each tank and reduce where possible to help with stagnation etc.

 

Pipework, valves & Fittings associated with the tank works

Blocks: Chaucer House

Supply, install and connect all associated pipework, valves, fittings and overflow/ warning devices associated with water tank replacement.

Provide valve charts and labelling associated with the works.

 

Water Treatment

Blocks: Chaucer House

Water treatment, cleansing, power flushing and re-treatment of pipework systems throughout the whole system in accordance with CIBSE and BSRIA publications.

 

Thermal Insulation

Blocks: Chaucer House

Install new thermal insulation to all new water tanks and associated pipework, valves and fittings.

Ensure all pipework is labelled with direction flow arrows.

 

Electrical – Landlord Supply

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Full upgrade of landlord LV distribution to be designed, supplied and installed to comply with latest edition of BS 7671. Where new boards are installed, these will be of the MCB type, lockable and IP54 rated. All new boards to come complete with 25% spare capacity. All new final circuit cabling installed within containment will be LSF singles and sized according to breaker rating / load and supply.

Replace all lightning conductors

 

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 (EICR) 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.

 

 

Electrical - Lateral main supply

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Full upgrade of lateral main riser distribution will be designed, supplied and installed to comply with latest edition of BS7671 and BNO requirements. All riser cabling will be XLPE/SWA/LSF armoured and all main panels to be Ryefield. All fuses will be sized appropriately

 

Lightning protection

Blocks: Chaucer House

 

Contractor to design, supply and install new lightning protection system to comply with BS EN 62305 all parts. All metallic objects / plant on roof will be bonded to LP system. The designed system will comprise of Air termination network, down conductors, earth pits, test points. Etc

 

Work to

BT Cables

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Engage with BT to tidy and provide new containment which shall be metal powder coated.  Installed in line with BS EN 50085-1:2005 and shall be suitably earthed.

 

Electrical – Lighting

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Survey / 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.

 

Emergency Lighting to comply with BS 5266.  All new lighting installations will be re-wired from the landlord supply, complete with new lighting controls system and containment. Please ensure that EL install includes secondary means of escape staircases to rear elevations between 5th and 9th and within the under croft storage areas/ basement plant rooms where present. EL install must include the secondary means of escape staircases running to the rear elevations between 5th and 9th and within the under croft storage areas/ basement plant rooms where present.

 

Builders work in connection with the M&E installations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Carry out all builders work in connection with The Works including subsequent making good of all disturbed finishes to a standard acceptable by CWH.

 

Provide recommendations and for any builders-work style items felt necessary (such as any minor building-fabric style repairs or decorative items associated with The Works areas), for review and further instruction by CWH – a Provisional Sum in relation to any such works should be included at PEP stage;

Replace/ make good/ repair existing water tank bunds if required;

 

Maintaining the existing building services

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Maintain the building services systems during the duration of the contract.

 

Balcony Works (Shelley and Keats only)

Blocks: Shelley and Keats

Full details in appendix 12

Communal and private balconies included.

Communal:

Allow for corrosion treatment and making good where required.

Isolated replacement of Georgian wired glazed panels where cracked, replace putty/beading throughout.

Re-paint metal where exhibiting flaking

Localised concrete repairs, consider stair treads and risers.

Repair localised spalling of concrete and exposed corroded reinforcement

Private:

Overhauling of painted metal frame

Localised replacement of cracked, missing and damaged Georgian wired glazed panels.

Rub down, prepare and re-paint metal

 

FRA Works

Blocks: All

Fire Stopping: Landlord areas/riser and service rooms.

Fire doors: replacement of damaged fire riser doors

Compartmentation: Meter cupboards - upgrade meter doors with new ironmongery and signage.

Fire Seals: Staircase enclosures require combined smoke and intumescent seals.

Fire Signage: New directional signage across site where required

Note – All items above to be cross-checked against identified in appendix 3 fire risk assessment – final proposals to be submitted to Client for agreement

Blocks: Chaucer House

Replace external basement doors to match existing, provide new ironmongery

Replace all flat entrance doors as highlighted in the door inspection report.

Block: Russell House

The main communal stairwells are not protected fire escapes and a number of the lower floors have no fire rated flat entrance doors between the stairwells and the landings. Replace flat entrance doors with FD30s where there is no secondary means of escape.

Blocks: Selden House, Gifford House, Erskine House

Compartmentation issues within flat – SP to inspect within flats at the above blocks and recommend viable solution to “plywood partition riser”

 

Environmental works

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

Each tenanted scheduled property (to be agreed with CWH) is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom in accordance with the specification noted below, (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.

 

Design and flue runs to be designed as per part of the SP’s survey – properties require differing routes and extract fan locations so cannot have a blanket design.

 

Bathroom heating

Where not already installed a heated towel fed from the PDHU district heating systems and capable of accommodating a 10bar working pressure is to be installed.

Heat output to be sized to suit size of bathroom to be located in.

 

Full specification outlined in Appendix 12

 

Estate Works and Drainage

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Renew/replace older estate signage with new designs, to be agreed with housing officer/area surveyor.

 

Repair/replace estate notice boards where required.

 

“No bicycles to be chained to these railings” signs – where estate railings have been repaired and painted.

 

Replace all damaged/defective pidgeon spikes in communal areas.

 

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

 

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. During our initial scoping exercise, no other hazards were identified. However, other hazards may be present and may include but are not limited to:

  • Dust
  • Ventilation of Solvents and Fumes
  • Noise
  • Other Hazardous Substances

 

Undertake all surveys as necessary with approval from CWH to establish the existence of all potentially hazardous materials, substances and/ or environmental conditions. Procure and execute all works necessary to clear away any such hazards to the extent necessary in order to facilitate future surveys and execution of The Works. Provide recommendations for any additional measures that may be deemed necessary to prevent re-contamination.

O&M Manual

Develop and supply new Health and Safety File and Operating & Maintenance manuals for all elements of the block, in accordance with 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;
  • Future Replacement and maintenance Strategies, with estimated costs, for each property for further review/ consideration/ instruction as appropriate, by CWH;
  • As-built drawings, specifications, schematics, schedules etc. Manufacturers details and warranties (as applicable)
  • Details of risks and hazardous materials not eliminated through design
  • Site Investigation Reports
  • Any guarantees and warrantees for the works
  • Statutory authority consents and approvals

Keats House

Element

Work required

Access Required

The Service Provider will need to acquaint themselves with the access arrangements available and provide an estate-specific proposal to facilitate the Works and any inspections necessary by the Client or their representatives.

The Service Provider is to provide a ‘site-access requirements appraisal’ within their Project Execution Plan (PEP), including estimated costs for each option considered. The Service Providers PEP is to identify the procedures to be adopted during the Pre-commencement stage to provide a best value access solution.

 

The contractor is to factor into the design all rear courtyard, ground, building and communal obstructions such as retail and restaurant area restrictions, uneven floor levels, boundary and retaining walls, railings, steps, ramps and other small structures.

Contractor to obtain all necessary licences in connection with the works including those relating to the  scaffold   from Westminster City Council prior to commencement of construction works and to allow time for this in the programme.

 

Asbestos Management

Comply with all statutory and regulatory requirements with respect to Asbestos. Ensure an asbestos R&D survey is carried out prior to any works being undertaken.

External decorations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

External decorations to all previously decorated surfaces. Including rainwater goods, bin storage rooms, storage sheds, railings and boundary walls.

 

Window Repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Chaucer House, Langdale House, Telford Terrace

 

Redecorate external and communal areas and carry out remedial repairs to windows/doors.

 

Joinery and resin repairs to all defective timber elements. Painting all previously painted timber surfaces, including strip and preparation where required.

 

Block: Russell House

 

Renew defective putties, Renew defective beading, Carry out conservation repairs. Cut out defective timber and scarf in new

Replace broken glazing where required, Replace jute cord and pulleys

Structural/concrete/ Brickwork Repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

Brick/Concrete repairs to be undertaken where necessary – Record keeping of location and extent of repairs undertaken to be supplied as part of QM process.

Cleaning of Brickwork and Concrete Surfaces also.

Concrete repairs to include exposed walkway areas

Cleaning of Brickwork, glazed brickwork and Concrete Surfaces

Asphalt repairs to communal walkways

 

Carry out concrete repairs to stairwell

 

Block: Russell House

Repoint coping stones to roof parapet

Isolated areas of brick repairs and repointing

Concrete repairs to balcony slab

Concrete repairs to internal stairwells and landing screeds (report of full scope included within appendix ….)

Remedial brick repairs to raised planters

 

Hack off concrete back to steal beams where blown concrete and spalling evident at leading edges to floor levels and half-landings, back to full length embedded steel beam. See appendix 2 for structural report and recommendations and appendix 8 for drawings of repair locations.

Thoroughly clean back to bright steel and give a coat of suitably protective paint, prior to making good with new sand/cement screed material. Timber formwork can be used where required.

Embedded vertical railings will also need to be thoroughly cleaned back and some require welding repairs.

 

Exposed Walkway and balcony renewal

Blocks: Selden House, Gifford House, Erskine House, Russell House, Chaucer House, Langdale House, De Quincey

 

Renew asphalt to communal and private balcony flooring where required

 

Patch repair asphalt where possible.

 

Roofing Works

Blocks: Chaucer House

 

Repair punctured felt to main roof and reinstate Sika guarantee.

Undertake feasibility study to alter insulation within box gutters to prevent ponding & lay to falls towards outlets

 

Blocks: Seldon House, Gifford House, Erskine House, Russell House, Langdale House

 

Renew roof coverings complete including upstands, lead flashings, outlets, grilles etc. An insurance backed guarantee for at least 20 year duration is to be provided for the installation. Include all main and secondary roofs and ancillary parapet walls and details. Using an approved contractor provide all associated works including all leadwork, new chases into brickwork, rendered and concrete upstands, counter-flashing, welted drip to external gutters, drip battens, parapet wall fixings, waterproofing works, new insulation  e.t.c.

 

Provide plastic or wire basket leaf guards to all pipes on completion.

Glazing/Windows

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Repair and replacement of communal glazing where required

Ease and adjust all moving parts on all timber, steel and aluminium windows

Timber repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Joinery and resin repairs to window frames where required

 

Painting all previously painted surfaces, including strip and rub down where required.

Metalwork repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

To include full preparation (strip where necessary) and replacement of missing or defective elements. All work to include all previously painted metalwork, boundary railings and gates.

 

Replace previously removed railing sections with new railing gates to and secure with ASSA key padlock.

Movement/expansion

/mastic joints

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Movement Joints / Mastic Works – rake out and replace with new where required

 

Internal decorations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

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

Redecoration of all previously decorated internal surfaces.

Class 0 performance to walls, ceilings and soffits including necessary preparations.

 

Install contrasting nosings

 

Roof Access/ Security works

Blocks: Chaucer house, Coleridge House

As per report and survey supplied by our consultants Playle and Partners, form a secure full height floor to ceiling fully glazed enclosure around the staircase together with a secured access door to the bottom of the roof access stairs at Chaucer House and Coleridge house.

Full report added to Appendix 12.

 

Water Tanks

Blocks: Chaucer House

Replace existing cold water storage tanks with new.

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.

The contractor to review the size of each tank and reduce where possible to help with stagnation etc.

 

Pipework, valves & Fittings associated with the tank works

Blocks: Chaucer House

Supply, install and connect all associated pipework, valves, fittings and overflow/ warning devices associated with water tank replacement.

Provide valve charts and labelling associated with the works.

 

Water Treatment

Blocks: Chaucer House

Water treatment, cleansing, power flushing and re-treatment of pipework systems throughout the whole system in accordance with CIBSE and BSRIA publications.

 

Thermal Insulation

Blocks: Chaucer House

Install new thermal insulation to all new water tanks and associated pipework, valves and fittings.

Ensure all pipework is labelled with direction flow arrows.

 

Electrical – Landlord Supply

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Full upgrade of landlord LV distribution to be designed, supplied and installed to comply with latest edition of BS 7671. Where new boards are installed, these will be of the MCB type, lockable and IP54 rated. All new boards to come complete with 25% spare capacity. All new final circuit cabling installed within containment will be LSF singles and sized according to breaker rating / load and supply.

Replace all lightning conductors

 

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 (EICR) 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.

 

 

Electrical - Lateral main supply

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Full upgrade of lateral main riser distribution will be designed, supplied and installed to comply with latest edition of BS7671 and BNO requirements. All riser cabling will be XLPE/SWA/LSF armoured and all main panels to be Ryefield. All fuses will be sized appropriately

 

Lightning protection

Blocks: Chaucer House

 

Contractor to design, supply and install new lightning protection system to comply with BS EN 62305 all parts. All metallic objects / plant on roof will be bonded to LP system. The designed system will comprise of Air termination network, down conductors, earth pits, test points. Etc

 

Work to

BT Cables

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Engage with BT to tidy and provide new containment which shall be metal powder coated.  Installed in line with BS EN 50085-1:2005 and shall be suitably earthed.

 

Electrical – Lighting

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Survey / 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.

 

Emergency Lighting to comply with BS 5266.  All new lighting installations will be re-wired from the landlord supply, complete with new lighting controls system and containment. Please ensure that EL install includes secondary means of escape staircases to rear elevations between 5th and 9th and within the under croft storage areas/ basement plant rooms where present. EL install must include the secondary means of escape staircases running to the rear elevations between 5th and 9th and within the under croft storage areas/ basement plant rooms where present.

 

Builders work in connection with the M&E installations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Carry out all builders work in connection with The Works including subsequent making good of all disturbed finishes to a standard acceptable by CWH.

 

Provide recommendations and for any builders-work style items felt necessary (such as any minor building-fabric style repairs or decorative items associated with The Works areas), for review and further instruction by CWH – a Provisional Sum in relation to any such works should be included at PEP stage;

Replace/ make good/ repair existing water tank bunds if required;

 

Maintaining the existing building services

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Maintain the building services systems during the duration of the contract.

 

Balcony Works (Shelley and Keats only)

Blocks: Shelley and Keats

Full details in appendix 12

Communal and private balconies included.

Communal:

Allow for corrosion treatment and making good where required.

Isolated replacement of Georgian wired glazed panels where cracked, replace putty/beading throughout.

Re-paint metal where exhibiting flaking

Localised concrete repairs, consider stair treads and risers.

Repair localised spalling of concrete and exposed corroded reinforcement

Private:

Overhauling of painted metal frame

Localised replacement of cracked, missing and damaged Georgian wired glazed panels.

Rub down, prepare and re-paint metal

 

FRA Works

Blocks: All

Fire Stopping: Landlord areas/riser and service rooms.

Fire doors: replacement of damaged fire riser doors

Compartmentation: Meter cupboards - upgrade meter doors with new ironmongery and signage.

Fire Seals: Staircase enclosures require combined smoke and intumescent seals.

Fire Signage: New directional signage across site where required

Note – All items above to be cross-checked against identified in appendix 3 fire risk assessment – final proposals to be submitted to Client for agreement

Blocks: Chaucer House

Replace external basement doors to match existing, provide new ironmongery

Replace all flat entrance doors as highlighted in the door inspection report.

Block: Russell House

The main communal stairwells are not protected fire escapes and a number of the lower floors have no fire rated flat entrance doors between the stairwells and the landings. Replace flat entrance doors with FD30s where there is no secondary means of escape.

Blocks: Selden House, Gifford House, Erskine House

Compartmentation issues within flat – SP to inspect within flats at the above blocks and recommend viable solution to “plywood partition riser”

 

Environmental works

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

Each tenanted scheduled property (to be agreed with CWH) is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom in accordance with the specification noted below, (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.

 

Design and flue runs to be designed as per part of the SP’s survey – properties require differing routes and extract fan locations so cannot have a blanket design.

 

Bathroom heating

Where not already installed a heated towel fed from the PDHU district heating systems and capable of accommodating a 10bar working pressure is to be installed.

Heat output to be sized to suit size of bathroom to be located in.

 

Full specification outlined in Appendix 12

 

Estate Works and Drainage

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Renew/replace older estate signage with new designs, to be agreed with housing officer/area surveyor.

 

Repair/replace estate notice boards where required.

 

“No bicycles to be chained to these railings” signs – where estate railings have been repaired and painted.

 

Replace all damaged/defective pidgeon spikes in communal areas.

 

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

 

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. During our initial scoping exercise, no other hazards were identified. However, other hazards may be present and may include but are not limited to:

  • Dust
  • Ventilation of Solvents and Fumes
  • Noise
  • Other Hazardous Substances

 

Undertake all surveys as necessary with approval from CWH to establish the existence of all potentially hazardous materials, substances and/ or environmental conditions. Procure and execute all works necessary to clear away any such hazards to the extent necessary in order to facilitate future surveys and execution of The Works. Provide recommendations for any additional measures that may be deemed necessary to prevent re-contamination.

O&M Manual

Develop and supply new Health and Safety File and Operating & Maintenance manuals for all elements of the block, in accordance with 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;
  • Future Replacement and maintenance Strategies, with estimated costs, for each property for further review/ consideration/ instruction as appropriate, by CWH;
  • As-built drawings, specifications, schematics, schedules etc. Manufacturers details and warranties (as applicable)
  • Details of risks and hazardous materials not eliminated through design
  • Site Investigation Reports
  • Any guarantees and warrantees for the works
  • Statutory authority consents and approvals

Coleridge House

Element

Work required

Access Required

The Service Provider will need to acquaint themselves with the access arrangements available and provide an estate-specific proposal to facilitate the Works and any inspections necessary by the Client or their representatives.

The Service Provider is to provide a ‘site-access requirements appraisal’ within their Project Execution Plan (PEP), including estimated costs for each option considered. The Service Providers PEP is to identify the procedures to be adopted during the Pre-commencement stage to provide a best value access solution.

 

The contractor is to factor into the design all rear courtyard, ground, building and communal obstructions such as retail and restaurant area restrictions, uneven floor levels, boundary and retaining walls, railings, steps, ramps and other small structures.

Contractor to obtain all necessary licences in connection with the works including those relating to the  scaffold   from Westminster City Council prior to commencement of construction works and to allow time for this in the programme.

 

Asbestos Management

Comply with all statutory and regulatory requirements with respect to Asbestos. Ensure an asbestos R&D survey is carried out prior to any works being undertaken.

External decorations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

External decorations to all previously decorated surfaces. Including rainwater goods, bin storage rooms, storage sheds, railings and boundary walls.

 

Window Repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Chaucer House, Langdale House, Telford Terrace

 

Redecorate external and communal areas and carry out remedial repairs to windows/doors.

 

Joinery and resin repairs to all defective timber elements. Painting all previously painted timber surfaces, including strip and preparation where required.

 

Block: Russell House

 

Renew defective putties, Renew defective beading, Carry out conservation repairs. Cut out defective timber and scarf in new

Replace broken glazing where required, Replace jute cord and pulleys

Structural/concrete/ Brickwork Repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

Brick/Concrete repairs to be undertaken where necessary – Record keeping of location and extent of repairs undertaken to be supplied as part of QM process.

Cleaning of Brickwork and Concrete Surfaces also.

Concrete repairs to include exposed walkway areas

Cleaning of Brickwork, glazed brickwork and Concrete Surfaces

Asphalt repairs to communal walkways

 

Carry out concrete repairs to stairwell

 

Block: Russell House

Repoint coping stones to roof parapet

Isolated areas of brick repairs and repointing

Concrete repairs to balcony slab

Concrete repairs to internal stairwells and landing screeds (report of full scope included within appendix ….)

Remedial brick repairs to raised planters

 

Hack off concrete back to steal beams where blown concrete and spalling evident at leading edges to floor levels and half-landings, back to full length embedded steel beam. See appendix 2 for structural report and recommendations and appendix 8 for drawings of repair locations.

Thoroughly clean back to bright steel and give a coat of suitably protective paint, prior to making good with new sand/cement screed material. Timber formwork can be used where required.

Embedded vertical railings will also need to be thoroughly cleaned back and some require welding repairs.

 

Exposed Walkway and balcony renewal

Blocks: Selden House, Gifford House, Erskine House, Russell House, Chaucer House, Langdale House, De Quincey

 

Renew asphalt to communal and private balcony flooring where required

 

Patch repair asphalt where possible.

 

Roofing Works

Blocks: Chaucer House

 

Repair punctured felt to main roof and reinstate Sika guarantee.

Undertake feasibility study to alter insulation within box gutters to prevent ponding & lay to falls towards outlets

 

Blocks: Seldon House, Gifford House, Erskine House, Russell House, Langdale House

 

Renew roof coverings complete including upstands, lead flashings, outlets, grilles etc. An insurance backed guarantee for at least 20 year duration is to be provided for the installation. Include all main and secondary roofs and ancillary parapet walls and details. Using an approved contractor provide all associated works including all leadwork, new chases into brickwork, rendered and concrete upstands, counter-flashing, welted drip to external gutters, drip battens, parapet wall fixings, waterproofing works, new insulation  e.t.c.

 

Provide plastic or wire basket leaf guards to all pipes on completion.

Glazing/Windows

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Repair and replacement of communal glazing where required

Ease and adjust all moving parts on all timber, steel and aluminium windows

Timber repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Joinery and resin repairs to window frames where required

 

Painting all previously painted surfaces, including strip and rub down where required.

Metalwork repairs

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

To include full preparation (strip where necessary) and replacement of missing or defective elements. All work to include all previously painted metalwork, boundary railings and gates.

 

Replace previously removed railing sections with new railing gates to and secure with ASSA key padlock.

Movement/expansion

/mastic joints

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Movement Joints / Mastic Works – rake out and replace with new where required

 

Internal decorations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

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

Redecoration of all previously decorated internal surfaces.

Class 0 performance to walls, ceilings and soffits including necessary preparations.

 

Install contrasting nosings

 

Roof Access/ Security works

Blocks: Chaucer house, Coleridge House

As per report and survey supplied by our consultants Playle and Partners, form a secure full height floor to ceiling fully glazed enclosure around the staircase together with a secured access door to the bottom of the roof access stairs at Chaucer House and Coleridge house.

Full report added to Appendix 12.

 

Water Tanks

Blocks: Chaucer House

Replace existing cold water storage tanks with new.

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.

The contractor to review the size of each tank and reduce where possible to help with stagnation etc.

 

Pipework, valves & Fittings associated with the tank works

Blocks: Chaucer House

Supply, install and connect all associated pipework, valves, fittings and overflow/ warning devices associated with water tank replacement.

Provide valve charts and labelling associated with the works.

 

Water Treatment

Blocks: Chaucer House

Water treatment, cleansing, power flushing and re-treatment of pipework systems throughout the whole system in accordance with CIBSE and BSRIA publications.

 

Thermal Insulation

Blocks: Chaucer House

Install new thermal insulation to all new water tanks and associated pipework, valves and fittings.

Ensure all pipework is labelled with direction flow arrows.

 

Electrical – Landlord Supply

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Full upgrade of landlord LV distribution to be designed, supplied and installed to comply with latest edition of BS 7671. Where new boards are installed, these will be of the MCB type, lockable and IP54 rated. All new boards to come complete with 25% spare capacity. All new final circuit cabling installed within containment will be LSF singles and sized according to breaker rating / load and supply.

Replace all lightning conductors

 

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 (EICR) 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.

 

 

Electrical - Lateral main supply

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Full upgrade of lateral main riser distribution will be designed, supplied and installed to comply with latest edition of BS7671 and BNO requirements. All riser cabling will be XLPE/SWA/LSF armoured and all main panels to be Ryefield. All fuses will be sized appropriately

 

Lightning protection

Blocks: Chaucer House

 

Contractor to design, supply and install new lightning protection system to comply with BS EN 62305 all parts. All metallic objects / plant on roof will be bonded to LP system. The designed system will comprise of Air termination network, down conductors, earth pits, test points. Etc

 

Work to

BT Cables

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Engage with BT to tidy and provide new containment which shall be metal powder coated.  Installed in line with BS EN 50085-1:2005 and shall be suitably earthed.

 

Electrical – Lighting

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Survey / 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.

 

Emergency Lighting to comply with BS 5266.  All new lighting installations will be re-wired from the landlord supply, complete with new lighting controls system and containment. Please ensure that EL install includes secondary means of escape staircases to rear elevations between 5th and 9th and within the under croft storage areas/ basement plant rooms where present. EL install must include the secondary means of escape staircases running to the rear elevations between 5th and 9th and within the under croft storage areas/ basement plant rooms where present.

 

Builders work in connection with the M&E installations

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Carry out all builders work in connection with The Works including subsequent making good of all disturbed finishes to a standard acceptable by CWH.

 

Provide recommendations and for any builders-work style items felt necessary (such as any minor building-fabric style repairs or decorative items associated with The Works areas), for review and further instruction by CWH – a Provisional Sum in relation to any such works should be included at PEP stage;

Replace/ make good/ repair existing water tank bunds if required;

 

Maintaining the existing building services

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

Maintain the building services systems during the duration of the contract.

 

Balcony Works (Shelley and Keats only)

Blocks: Shelley and Keats

Full details in appendix 12

Communal and private balconies included.

Communal:

Allow for corrosion treatment and making good where required.

Isolated replacement of Georgian wired glazed panels where cracked, replace putty/beading throughout.

Re-paint metal where exhibiting flaking

Localised concrete repairs, consider stair treads and risers.

Repair localised spalling of concrete and exposed corroded reinforcement

Private:

Overhauling of painted metal frame

Localised replacement of cracked, missing and damaged Georgian wired glazed panels.

Rub down, prepare and re-paint metal

 

FRA Works

Blocks: All

Fire Stopping: Landlord areas/riser and service rooms.

Fire doors: replacement of damaged fire riser doors

Compartmentation: Meter cupboards - upgrade meter doors with new ironmongery and signage.

Fire Seals: Staircase enclosures require combined smoke and intumescent seals.

Fire Signage: New directional signage across site where required

Note – All items above to be cross-checked against identified in appendix 3 fire risk assessment – final proposals to be submitted to Client for agreement

Blocks: Chaucer House

Replace external basement doors to match existing, provide new ironmongery

Replace all flat entrance doors as highlighted in the door inspection report.

Block: Russell House

The main communal stairwells are not protected fire escapes and a number of the lower floors have no fire rated flat entrance doors between the stairwells and the landings. Replace flat entrance doors with FD30s where there is no secondary means of escape.

Blocks: Selden House, Gifford House, Erskine House

Compartmentation issues within flat – SP to inspect within flats at the above blocks and recommend viable solution to “plywood partition riser”

 

Environmental works

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House, Telford Terrace

 

Each tenanted scheduled property (to be agreed with CWH) is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom in accordance with the specification noted below, (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.

 

Design and flue runs to be designed as per part of the SP’s survey – properties require differing routes and extract fan locations so cannot have a blanket design.

 

Bathroom heating

Where not already installed a heated towel fed from the PDHU district heating systems and capable of accommodating a 10bar working pressure is to be installed.

Heat output to be sized to suit size of bathroom to be located in.

 

Full specification outlined in Appendix 12

 

Estate Works and Drainage

Blocks: Selden House, Gifford House, Erskine House, De Quincey House, Russell House, Chaucer House, Langdale House

 

Renew/replace older estate signage with new designs, to be agreed with housing officer/area surveyor.

 

Repair/replace estate notice boards where required.

 

“No bicycles to be chained to these railings” signs – where estate railings have been repaired and painted.

 

Replace all damaged/defective pidgeon spikes in communal areas.

 

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

 

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. During our initial scoping exercise, no other hazards were identified. However, other hazards may be present and may include but are not limited to:

  • Dust
  • Ventilation of Solvents and Fumes
  • Noise
  • Other Hazardous Substances

 

Undertake all surveys as necessary with approval from CWH to establish the existence of all potentially hazardous materials, substances and/ or environmental conditions. Procure and execute all works necessary to clear away any such hazards to the extent necessary in order to facilitate future surveys and execution of The Works. Provide recommendations for any additional measures that may be deemed necessary to prevent re-contamination.

O&M Manual

Develop and supply new Health and Safety File and Operating & Maintenance manuals for all elements of the block, in accordance with 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;
  • Future Replacement and maintenance Strategies, with estimated costs, for each property for further review/ consideration/ instruction as appropriate, by CWH;
  • As-built drawings, specifications, schematics, schedules etc. Manufacturers details and warranties (as applicable)
  • Details of risks and hazardous materials not eliminated through design
  • Site Investigation Reports
  • Any guarantees and warrantees for the works
  • Statutory authority consents and approvals
No pictures avaliable on this project