Churchill Gardens Estate Phase 6 Major Works (project T168)

Work Element	Description of Works
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 newReplace 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 HouseRepoint coping stones to roof parapetIsolated areas of brick repairs and repointingConcrete repairs to balcony slabConcrete repairs to internal stairwells and landing screeds 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. 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 requiredEmbedded 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 QuinceyRenew 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 HouseRepair and replacement of communal glazing where requiredEase 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 HouseAs 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.
Water Tanks	Blocks: Chaucer HouseReplace 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.
Pipework, valves & Fittings associated with the tank works	Blocks: Chaucer HouseSupply, 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 HouseWater 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 HouseInstall 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 the Council. 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 the council– 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 KeatsFull details in appendix 12Communal 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.
Fire Safety Works	Blocks: AllFire 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.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 HouseThe 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 HouseCompartmentation 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 property is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom.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 heatingWhere 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.
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:DustVentilation of Solvents and FumesNoiseOther Hazardous Substances Undertake all surveys as necessary with approval from the council 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.
Operation and Maintenance Manuals	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 the council.As-built drawings, specifications, schematics, schedules etc. Manufacturers details and warranties (as applicable)Details of risks and hazardous materials not eliminated through designSite Investigation ReportsAny guarantees and warrantees for the worksStatutory authority consents and approvals

Work Element	Description of Works
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 newReplace 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 HouseRepoint coping stones to roof parapetIsolated areas of brick repairs and repointingConcrete repairs to balcony slabConcrete repairs to internal stairwells and landing screeds 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. 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 requiredEmbedded 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 QuinceyRenew 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 HouseRepair and replacement of communal glazing where requiredEase 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 HouseAs 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.
Water Tanks	Blocks: Chaucer HouseReplace 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.
Pipework, valves & Fittings associated with the tank works	Blocks: Chaucer HouseSupply, 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 HouseWater 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 HouseInstall 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 the Council. 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 the council– 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 KeatsFull details in appendix 12Communal 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.
Fire Safety Works	Blocks: AllFire 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.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 HouseThe 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 HouseCompartmentation 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 property is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom.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 heatingWhere 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.
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:DustVentilation of Solvents and FumesNoiseOther Hazardous Substances Undertake all surveys as necessary with approval from the council 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.
Operation and Maintenance Manuals	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 the council.As-built drawings, specifications, schematics, schedules etc. Manufacturers details and warranties (as applicable)Details of risks and hazardous materials not eliminated through designSite Investigation ReportsAny guarantees and warrantees for the worksStatutory authority consents and approvals

Work Element	Description of Works
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 newReplace 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 HouseRepoint coping stones to roof parapetIsolated areas of brick repairs and repointingConcrete repairs to balcony slabConcrete repairs to internal stairwells and landing screeds 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. 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 requiredEmbedded 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 QuinceyRenew 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 HouseRepair and replacement of communal glazing where requiredEase 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 HouseAs 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.
Water Tanks	Blocks: Chaucer HouseReplace 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.
Pipework, valves & Fittings associated with the tank works	Blocks: Chaucer HouseSupply, 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 HouseWater 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 HouseInstall 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 the Council. 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 the council– 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 KeatsFull details in appendix 12Communal 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.
Fire Safety Works	Blocks: AllFire 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.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 HouseThe 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 HouseCompartmentation 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 property is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom.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 heatingWhere 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.
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:DustVentilation of Solvents and FumesNoiseOther Hazardous Substances Undertake all surveys as necessary with approval from the council 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.
Operation and Maintenance Manuals	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 the council.As-built drawings, specifications, schematics, schedules etc. Manufacturers details and warranties (as applicable)Details of risks and hazardous materials not eliminated through designSite Investigation ReportsAny guarantees and warrantees for the worksStatutory authority consents and approvals

Work Element	Description of Works
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 newReplace 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 HouseRepoint coping stones to roof parapetIsolated areas of brick repairs and repointingConcrete repairs to balcony slabConcrete repairs to internal stairwells and landing screeds 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. 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 requiredEmbedded 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 QuinceyRenew 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 HouseRepair and replacement of communal glazing where requiredEase 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 HouseAs 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.
Water Tanks	Blocks: Chaucer HouseReplace 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.
Pipework, valves & Fittings associated with the tank works	Blocks: Chaucer HouseSupply, 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 HouseWater 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 HouseInstall 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 the Council. 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 the council– 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 KeatsFull details in appendix 12Communal 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.
Fire Safety Works	Blocks: AllFire 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.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 HouseThe 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 HouseCompartmentation 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 property is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom.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 heatingWhere 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.
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:DustVentilation of Solvents and FumesNoiseOther Hazardous Substances Undertake all surveys as necessary with approval from the council 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.
Operation and Maintenance Manuals	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 the council.As-built drawings, specifications, schematics, schedules etc. Manufacturers details and warranties (as applicable)Details of risks and hazardous materials not eliminated through designSite Investigation ReportsAny guarantees and warrantees for the worksStatutory authority consents and approvals

Work Element	Description of Works
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 newReplace 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 HouseRepoint coping stones to roof parapetIsolated areas of brick repairs and repointingConcrete repairs to balcony slabConcrete repairs to internal stairwells and landing screeds 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. 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 requiredEmbedded 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 QuinceyRenew 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 HouseRepair and replacement of communal glazing where requiredEase 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 HouseAs 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.
Water Tanks	Blocks: Chaucer HouseReplace 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.
Pipework, valves & Fittings associated with the tank works	Blocks: Chaucer HouseSupply, 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 HouseWater 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 HouseInstall 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 the Council. 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 the council– 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 KeatsFull details in appendix 12Communal 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.
Fire Safety Works	Blocks: AllFire 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.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 HouseThe 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 HouseCompartmentation 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 property is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom.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 heatingWhere 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.
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:DustVentilation of Solvents and FumesNoiseOther Hazardous Substances Undertake all surveys as necessary with approval from the council 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.
Operation and Maintenance Manuals	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 the council.As-built drawings, specifications, schematics, schedules etc. Manufacturers details and warranties (as applicable)Details of risks and hazardous materials not eliminated through designSite Investigation ReportsAny guarantees and warrantees for the worksStatutory authority consents and approvals

Work Element	Description of Works
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 newReplace 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 HouseRepoint coping stones to roof parapetIsolated areas of brick repairs and repointingConcrete repairs to balcony slabConcrete repairs to internal stairwells and landing screeds 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. 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 requiredEmbedded 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 QuinceyRenew 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 HouseRepair and replacement of communal glazing where requiredEase 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 HouseAs 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.
Water Tanks	Blocks: Chaucer HouseReplace 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.
Pipework, valves & Fittings associated with the tank works	Blocks: Chaucer HouseSupply, 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 HouseWater 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 HouseInstall 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 the Council. 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 the council– 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 KeatsFull details in appendix 12Communal 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.
Fire Safety Works	Blocks: AllFire 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.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 HouseThe 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 HouseCompartmentation 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 property is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom.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 heatingWhere 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.
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:DustVentilation of Solvents and FumesNoiseOther Hazardous Substances Undertake all surveys as necessary with approval from the council 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.
Operation and Maintenance Manuals	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 the council.As-built drawings, specifications, schematics, schedules etc. Manufacturers details and warranties (as applicable)Details of risks and hazardous materials not eliminated through designSite Investigation ReportsAny guarantees and warrantees for the worksStatutory authority consents and approvals

Work Element	Description of Works
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 newReplace 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 HouseRepoint coping stones to roof parapetIsolated areas of brick repairs and repointingConcrete repairs to balcony slabConcrete repairs to internal stairwells and landing screeds 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. 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 requiredEmbedded 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 QuinceyRenew 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 HouseRepair and replacement of communal glazing where requiredEase 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 HouseAs 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.
Water Tanks	Blocks: Chaucer HouseReplace 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.
Pipework, valves & Fittings associated with the tank works	Blocks: Chaucer HouseSupply, 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 HouseWater 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 HouseInstall 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 the Council. 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 the council– 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 KeatsFull details in appendix 12Communal 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.
Fire Safety Works	Blocks: AllFire 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.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 HouseThe 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 HouseCompartmentation 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 property is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom.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 heatingWhere 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.
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:DustVentilation of Solvents and FumesNoiseOther Hazardous Substances Undertake all surveys as necessary with approval from the council 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.
Operation and Maintenance Manuals	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 the council.As-built drawings, specifications, schematics, schedules etc. Manufacturers details and warranties (as applicable)Details of risks and hazardous materials not eliminated through designSite Investigation ReportsAny guarantees and warrantees for the worksStatutory authority consents and approvals

Work Element	Description of Works
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 newReplace 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 HouseRepoint coping stones to roof parapetIsolated areas of brick repairs and repointingConcrete repairs to balcony slabConcrete repairs to internal stairwells and landing screeds 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. 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 requiredEmbedded 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 QuinceyRenew 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 HouseRepair and replacement of communal glazing where requiredEase 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 HouseAs 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.
Water Tanks	Blocks: Chaucer HouseReplace 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.
Pipework, valves & Fittings associated with the tank works	Blocks: Chaucer HouseSupply, 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 HouseWater 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 HouseInstall 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 the Council. 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 the council– 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 KeatsFull details in appendix 12Communal 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.
Fire Safety Works	Blocks: AllFire 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.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 HouseThe 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 HouseCompartmentation 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 property is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom.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 heatingWhere 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.
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:DustVentilation of Solvents and FumesNoiseOther Hazardous Substances Undertake all surveys as necessary with approval from the council 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.
Operation and Maintenance Manuals	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 the council.As-built drawings, specifications, schematics, schedules etc. Manufacturers details and warranties (as applicable)Details of risks and hazardous materials not eliminated through designSite Investigation ReportsAny guarantees and warrantees for the worksStatutory authority consents and approvals

Work Element	Description of Works
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 newReplace 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 HouseRepoint coping stones to roof parapetIsolated areas of brick repairs and repointingConcrete repairs to balcony slabConcrete repairs to internal stairwells and landing screeds 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. 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 requiredEmbedded 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 QuinceyRenew 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 HouseRepair and replacement of communal glazing where requiredEase 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 HouseAs 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.
Water Tanks	Blocks: Chaucer HouseReplace 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.
Pipework, valves & Fittings associated with the tank works	Blocks: Chaucer HouseSupply, 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 HouseWater 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 HouseInstall 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 the Council. 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 the council– 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 KeatsFull details in appendix 12Communal 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.
Fire Safety Works	Blocks: AllFire 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.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 HouseThe 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 HouseCompartmentation 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 property is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom.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 heatingWhere 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.
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:DustVentilation of Solvents and FumesNoiseOther Hazardous Substances Undertake all surveys as necessary with approval from the council 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.
Operation and Maintenance Manuals	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 the council.As-built drawings, specifications, schematics, schedules etc. Manufacturers details and warranties (as applicable)Details of risks and hazardous materials not eliminated through designSite Investigation ReportsAny guarantees and warrantees for the worksStatutory authority consents and approvals

Work Element	Description of Works
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 newReplace 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 HouseRepoint coping stones to roof parapetIsolated areas of brick repairs and repointingConcrete repairs to balcony slabConcrete repairs to internal stairwells and landing screeds 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. 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 requiredEmbedded 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 QuinceyRenew 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 HouseRepair and replacement of communal glazing where requiredEase 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 HouseAs 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.
Water Tanks	Blocks: Chaucer HouseReplace 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.
Pipework, valves & Fittings associated with the tank works	Blocks: Chaucer HouseSupply, 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 HouseWater 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 HouseInstall 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 the Council. 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 the council– 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 KeatsFull details in appendix 12Communal 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.
Fire Safety Works	Blocks: AllFire 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.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 HouseThe 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 HouseCompartmentation 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 property is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom.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 heatingWhere 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.
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:DustVentilation of Solvents and FumesNoiseOther Hazardous Substances Undertake all surveys as necessary with approval from the council 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.
Operation and Maintenance Manuals	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 the council.As-built drawings, specifications, schematics, schedules etc. Manufacturers details and warranties (as applicable)Details of risks and hazardous materials not eliminated through designSite Investigation ReportsAny guarantees and warrantees for the worksStatutory authority consents and approvals

Churchill Gardens Estate Phase 6 Major Works (project T168)

Current status

Project details