Fisherton Estate - Window Replacement, Redecorations & Repairs (project S162)

Element 

Work Required 

Condition Survey 

Blocks: All 

Pre-existing information regarding the condition of the building and associated ancillary areas has been provided in the IPCI in Appendix 1. 

The PD where appointed (or PC where no PD duty holder is in place) is to inform the Client, where additional survey or inspections are required to develop the PCI and inform the design process. 

The PC is required to complete a pre-commencement condition survey within all areas likely to be affected by the works, which shall contain written and photographic evidence of the existing conditions.  

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

Access Required 

Blocks: All 

Work at height will be required to complete the window renewal works, repairs to the private balconies, external brickwork/pointing repairs and external decorating works. The PC is to ensure that all work at height activities is risk assessed and that the proposed method of access to facilitate the works is detailed in the CPP and fully costed in the PEP. 

Should there be any reason that specific access arrangements cannot be fully evaluated and costed for then the Service Provider should identify these together with a defined Provisional allowance within their PEP for each specific item/ area. 

Access will also be required into properties to undertake pre & post condition surveys and to carry out some elements of the works described in the survey report in Appendix 2. 

Pitched Roofs 

Blocks: All 

The roof coverings are believed to be generally in a good condition however repair works is required in certain areas. The service provider must identify additional required works through a condition survey arranged by the service provider and attended by WCC representative who will agree the scope of works. Works identified so far are:  

• Overhaul sections of roof components including roof tiles, ridge/ hip tiles, SVP’s, RWG’s.              

• Brick repointing on chimneys. 

• Clean all roof coverings using proprietary techniques including removal of all algae, moss and the like. 

Anticipated works may include but not limited to: 

• Renew chimney cowls 

• Inspection and minor repairs/replacement of damaged roof timber components (structural and non-structural); 

• Repairs/replacement to any damaged or missing flashings, soakers and the like, including repointing of same where necessary. 

The service provider will carry out the works in line with and in accordance with the Survey Report in Appendix 2. 

Rainwater Goods 

Blocks: All 

Renew the RWG’s on all blocks. Test upon completion to ensure all rainwater goods systems are free of leaks and are discharging correctly. 

Loft Space 

Blocks: All 

The Service Provider is to arrange loft inspections to check the adequacy of existing loft insulation and fire compartmentation. If upgrades are required to meet current building regulations, the Service Provider is to refer to the WCC standard specification document in Appendix 8. 

The service provider must engage with WCC before proceeding with any additional works.   

Below Ground Drainage 

Blocks: All 

CCTV drainage survey required with which an agreement will be made between contractor and WCC establishing the extent of associated works required.  The Contractor is to provide proposals that would allow access to all main drain runs on the site to ascertain locations and conditions.  The contractor is to review the proposal to install/allow for rodding eyes at the down service connections between the rainwater pipes and the fall to the drain.  

Private Balcony Works 

Blocks: All 

The Balustrades on the private balconies will require Grit blasting, redecorating and concrete repairs to the legs. 

The service provider must identify additional required works through a condition survey arranged by the service provider and attended by the WCC representative, who will agree the scope of works. 

Anticipated repair works may include but not limited to repairing or renewing the asphalt on the private balconies. 

Glazing & Windows 

Blocks: All excluding Selina House 

The renewal of individual property timber framed windows for six blocks except Selina House. The proposal is to renew in double glazing for the six blocks. All seven blocks are in the conservation area. The service provider must comply with the requirements set by planning. If for any reason the agreed design needs any amendments, the service provider must consult with WCC before putting forward any new design plans and requires planning to sign off the amendments.  

Selina House – This block will have isolated window repairs and overhaul works where required.  

Block Signage 

Blocks: All 

The service provider will carry out the works in line with and in accordance with the Survey Report in Appendix 2 and the performance specification located within Appendix 8. 

External Cables 

Blocks: All 

The service provider should ensure all services including TV aerial, satellite dishes and telephone lines remain active for the duration of the works. 

Anticipated works may include to tidy up BT cables and provide new containment which shall be metal powder coated.  The containment should be installed in line with BS EN 50085-1:2005 or any later amendments and shall be suitably earthed. The service provider should Engage with BT but must first consult with the WCC representative before proceeding with any additional works.  

External Repairs 

Blocks: All 

• Extensive brickwork facing and pointing repairs where necessary on all external areas. The service provider must identify the extent of the pointing work at high level across the blocks and arrange for the WCC representative to also inspect and agree the extent of pointing required. 

• Main entrance canopies – renew asphalt decking and repair plaster soffits. 

• Carry out render repair. 

• Renew broken flagstones in isolated areas.  

• Clean external facades. 

The service provider will provide a plan for potential phasing of pointing and external repairs work and align against working at height requirements and proposal. 

Out Buildings (Bin Stores) 

Blocks: All 

The service provider will carry out the works in line with and in accordance with the Survey Report in Appendix 2. 

Works identified but not limited to: 

• Brick repair works. 

• Brick repointing. 

• Overhaul roof. 

• Renew RWGs 

• Clean brick. 

• Timber repairs to wall plate, doors & frames. 

• Redecoration. 

External Decoration 

Blocks: All 

External decorations to all previously decorated surfaces. Including bin storage rooms.  

Timber Repairs 

Blocks: All 

Joinery and resin repairs to all defective timber elements including but not limited to the panels, frames and doors to the main entrance doors to the blocks and the doors. This also applies to the tank rooms and bin stores. Painting all previously painted timber surfaces, including strip and preparation where required. 

Internal Communal Repairs 

Blocks: All 

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

Investigate leak into electric intake cupboard and rectify. Intake cupboard should be made watertight. Capland, Landseer & Lilestone House. 

Internal Communal Decoration 

Blocks: All 

Redecoration of all previously decorated internal surfaces. 

Class 0 performance required to walls, ceilings, strings and soffits including necessary preparations, in accordance with Approved Document B requirements. 

As per the information on the FRA some blocks may have had the internal communal decorating works done. The service provider should inspect the internal communal areas on all blocks and liaise with the WCC representative before commencing with the works because some blocks may have had the redecoration works completed before the project starts. 

Communal Flooring 

Blocks: All 

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

Electrical Lighting 

Blocks: All 

Replace existing lighting in all communal areas with LED lighting to comply with current regulatory requirements. 

The Lighting installation is to include emergency lighting provisions in accordance with BS 5266 Emergency Lighting requirements. 

Provide Electrical Installation Certificate (EIC) and all appropriate certification associated with The Works undertaken. 

The service provider should liaise with the WCC representative and inspect the communal lightings on all blocks before proceeding with the works. The works may have been completed by the repairs team before the project starts. 

Communal Intake Cupboard 

Blocks: Capland, Landseer & Lilestone House 

Defects identified: 

• Water ingress into intake cupboard. Investigate and stop leak. Intake cupboard should be made watertight. 

• Existing MICC cables damaged by water ingress. Partial external rewire with FP200 cable to defective sections. 

The service provider should ensure the defective sections of the MICC cable is stripped back to the point of failure. Ensure any connection box, termination points and materials are equal to the fire rating of the cables. 

All electrical connections and wiring must be tested to ensure integrity of wiring and final circuit upon completion of any remedial works carried out. 

Extractor Fans 

Blocks: All 

Where possible, some extractor fans may need to be removed from the glazed windows and relocated. The service provider is to survey each property and advise. 

Boiler Flues 

Blocks: All 

The service provider should survey the existing locations of the boiler flues for each property and to make sure the flues are not too close any openings in the property. If any flue is identified to be too close to an opening, then the service provider should liaise with the WCC representative and arrange for the boiler flue to be extended to be in line with the current building regulations.  

Maintaining the Existing Building Services 

Blocks: All 

Maintain the building services systems during the duration of the contract. Where services may not be functioning or operational for a period of time, prior notice and resident notification shall take place.  

Service provider is to maintain the system fully (PPMs checks and remedials) under this scheme budget during the Defects Liability Period (DLP) and not via the term contracts PPM inclusive regime. It is essential that all newly installed or worked on services under this scheme are maintained through the scheme and the DLP.  

Fire Safety Works 

  Blocks: All 

Contractor to note that all live fire risk assessment information can be found on the Westminster City Council portal - Shine. Review the fire risk assessment report to ensure familiarisation with fire safety strategies for the properties in relation to all areas affected by the works. Identify all works deemed necessary and associated with the works to ensure all fire safety requirements are met. 

Report findings with respect to recommendations to WCC for any additional work that may be deemed appropriate with regard to fire protection matters for consideration and further direction/instruction. 

Ensure the works are fully compliant with all current regulatory requirements. 

Following recommendations from site survey and compartmentation report carry out all passive fire protection contained within the schedule of works (SOW). All passive fire protection must be undertaken by a Competent Person. The term competent person shall mean a person or business who has demonstrated to a Third Party that they have the expertise, skills and commitment in the identification and installation of passive fire protection. The term Third Party shall mean a Certification body accredited by the United Kingdom Accreditation Service (UKAS). 

All fire safety materials shall be Third Party certificated fire stopping products where Third Party shall mean a Certification body accredited by the United Kingdom Accreditation Service (UKAS). All products used shall be delivered with the relevant certification for inspection. 

Upon completion of the works Regulation 38 shall be complied with and this is a requirement under the Building Regulations for England and Wales to provide fire safety information to the 'responsible person' at the completion of a project, or where the building or extension is first occupied. 

Note – All fire safety works are to be undertaken by an accredited third party of an appropriate ‘industry recognised’ body. A full report should be provided on completion of the works, to include photos of pre and post condition as part of the ‘Condition Survey’ element of works. 

Planned Preventative Maintenance (PPM) of M&E Systems 

The Service Provider is to be responsible for the maintenance of all mechanical and electrical systems for the duration of the contract. The Service Provider is to make a budget allowance based on the annual M&E PPM items and associated prices listed below. Please Note: Examples below are not an exhaustive list and are for example purposes only. Service Provider to notify WCC of any additional systems not allowed for below. 

Any agreed PPM to be undertaken by the Service Provider must be removed from the Estate’s incumbent maintenance contractor’s PPM schedule until the element is commissioned / the contract is completed.  

Asbestos Management 

Blocks: All 

Contractor to note that all live asbestos information can be found on the Westminster City Council asbestos portal, Shine. The PD/PC is required to inform the client regarding the need to instruct any further R&D surveys as the design develops and the areas where intrusive works will be required are confirmed. The R&D survey will be instructed by the client through the asbestos management system and provided to the PD/PC as part of the PCI, to allow the CPP to be developed. The Service Providers Project Execution Plan needs to identify any further works, with estimated costs, for completing removal or encapsulation of ACMs to enable The Works. The SP is to ensure that any subcontractor undertaking asbestos removal works as part of The Works, fulfils the client’s requirements outlined in the WCC process and procedure documents and are deemed competent to undertake the required works. 

The SP is to ensure that any subcontractor undertaking asbestos removal works as part of The Works, fulfils the clients licence requirements and are deemed competent to undertake the required works. 

Other Potentially Hazardous Circumstances 

Blocks: All 

Where held the Client has provided relevant information regarding the existing structure(s) and materials in the IPCI. 

The PD/PC is to inform the client if during the design stage, it becomes evident that there is the potential for other deleterious materials or hazards to be present and further inspection or testing is required. 

Other materials that may be present or that need considering include but are not limited to: 

• Lead Paint 

• HAC 

• Horse hair plaster 

• Clay pot floors 

• Calcium silicate brickwork 

• RAAC planks 

• Tesserae 

• Vermiculite 

Other hazards that may be present: 

• Fragile roof materials 

• Unprotected roof lights 

• Unprotected fall risks (shafts/ sumps) 

• Confined spaces 

• Insufficient safe access provision to plant and equipment 

• Noise protection zones 

• Open water 

H&S File & O&M Manual 

Blocks: All 

These buildings do not currently have a H&S file: 

Create/provide a new Health and Safety File and Operating & Maintenance manuals for the building and also for all systems associated with The Works.  The file shall be in accordance with and as detailed within the Term Partnering Contract. This is to include but is not limited to; 

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

• As-built drawings, specifications, schematics, schedules etc. 

• Manufacturers details, guarantees and warranties (as applicable) 

• Details of risks and hazardous materials not eliminated through design 

• Site Investigation Reports 

• Statutory authority consents and approvals 

Asset Tagging 

Blocks: All  

Appoint an asset tagging company (Stics AMS or approved equivalent) to supply, install and carry out the installation, programming, and commissioning of asset tags to new items upon completion of works.   

All main plant & equipment components associated with the works are to be scheduled by the Service Provider within their PEP. The Service Provider is to provide a proposed Asset Tagging Register of all components for review and approval by WCC.