Hall and Braithwaite Towers Communal Ventilation and Fire Safety Works (project X254)

Current status

Initial planning

Deciding the scope of the works

Project design and approval

Finalising the project specification, budget and programme

Onsite

Work starts: 16/05/2025

Work ends: 17/11/2025

Completion

End of work and the defects process

Project details

Click on the block below for a summary of the planned work.

Braithwaite Tower

Work Element	Description of Works
Work Element Condition Survey	Description of Works Surveys necessary to establish scope of works.The Council has commissioned condition surveys in order to inform the scope of works in the project.The Contractor is to review this information and commission all and any further surveys as they believe appropriate to establish the full scope of works necessary. The Contractor's Project Execution Plan (PEP) must identify the full extent of additional surveys necessary together with costs for providing same.Pre-Construction Survey. Prior to commencing works on site a condition survey is to be carried out within all areas likely to be affected by the working areas which shall contain written and photographic evidence of the existing conditions. The Contractor is to identify any areas of concern that may result in additional works being necessary, together with proposed remedial recommendations, within the scope of works. The condition survey is to be agreed with the Council and upon conclusion of the works the Contractor is to ensure the condition of any areas affected by the works are handed over to the Council in no worse a condition than at pre-commencement stage.
Work Element Access Required	Description of Works Generally, current maintenance access is via existing plantroom doors, hatches and the like. The Contractor will need to acquaint themselves with the access arrangements available and provide block-specific proposals to facilitate the works necessary. It is anticipated that these proposals will be optimised to provide the best value-for-money project-wide access proposals.Access will also be required into the residents’ properties to undertake a number of the works elements described.All access proposals are to be identified and fully costed by the Contractor within their Project Execution Plan. Should there be any reason that specific access arrangements cannot be fully evaluated and costed for then the Contractor should identify these together with a defined Provisional allowance within their Project Execution Plan for each specific item/ area.
Work Element Access Hatches/Door(s)	Description of Works Survey/ review all current access doors/ hatch provisions, including any ladder access requirements.Optimised access solutions are to be proposed by the Contractor giving due consideration to the size, positioning and specification of any new access doors/ hatches/ ladders required in order to facilitate future access requirements for plant maintenance/ replacement in a safe and efficient manner. Recommendations and proposals, with estimated costs, are to be provided by the Contractor within their Project Execution Plan.
Work Element Ductwork Cleaning	Description of Works Specialist ductwork cleaning company to clean the existing ductwork system and in accordance with CIBSE/BSRIA and HVAC TR19 publications. All ductwork to be cleaned including the branch ductwork from inside each flat.Post clean report to be provided to include photos of pre and post condition.The Contractor is to also detail the provision/condition of any shunt ducts or other fire precautions where present in the system.
Work Element Extract Fans	Description of Works Replace existing extract fans, silencers, local ductwork, dampers and controls within the plantroom.The contractor is to ensure that there will be minimum down time and shall always be provided with extract ventilation.Works to comply with the current regulations.
Work Element Ductwork, dampers & fittings	Description of Works Supply, install and connect all associated ductwork, dampers and fittings involved with replacing the fans.
Work Element Electrical – Lighting	Description of Works Survey / review existing lighting systems in all areas associated with the works 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.
Work Element In flat works	Description of Works Clean local ductwork. Replace the grille and control damper and Install new/replace existing fire dampers.
Work Element Electrical – Power	Description of Works Survey/ review existing electrical power supply installations in all areas associated with the works and where necessary replace existing/ install new systems in compliance with current regulatory requirements.Small Power (240V) provision (minimum 1no double switched socket outlet) is to be provided in reasonably ‘close proximity’, and ideally ‘within’, all plant room spaces for future maintenance and essential repair operations.Provide a complete system of earthing and supplementary bonding installation to all items associated with the works to meet the current edition of the IEE wiring regulations.Provide Electrical Installation Condition Report (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.
Work Element Walkways/access	Description of Works Survey/ review all existing walkway/ access route provisions and where deemed necessary provide proposals, with estimated costs, for the design, supply, install and/ or replace, repair, renovate or renew:Designated walkways to provide access for the future safe and efficient maintenance and/ or plant replacement of all CWST’s and associated components.Protective covers/ step-overs to any associated components that may cross over/ under the designated routes where deemed to be susceptible to future degradation in the absence of any such protective measures.
Work Element Builders Work	Description of Works Carry out all builders work in connection with the works including subsequent making good of all disturbed finishes to a standard acceptable to the Council. Provide recommendations for any builders-work style items felt necessary (such as any minor building-fabric style repairs or decorative items associated with the works areas), for review and further instruction by the Council – a Provisional Sum in relation to any such works should be included at Project Execution Plan stage;
Work Element Maintaining	Description of Works Maintain the extract system during the duration of the contract.
Work Element Electrical Work	Description of Works Electrical works including EICR, Emergency Lighting Certificate, Emergency Lighting installation pursuant to BS5266.
Work Element Maintaining	Description of Works Maintain the extract system during the duration of the contract.
Work Element Associated Fire stopping Works	Description of Works Carry out all fire stopping associated with the works. All fire stopping works must be undertaken by a third party certified company who has been certified by an ‘industry-recognised’ body.Ensure The Works are fully compliant with current building regulation requirements.
Work Element Asbestos Survey	Description of Works The contractor shall comply with all statutory and regulatory requirements with respect to Asbestos. A refurbishment & demolition survey (R&D) has been undertaken to the areas of work affected. Asbestos has been identified and will be removed prior to any works being undertaken. As the design develops there maybe areas of work which were not anticipated at the time of the client brief production. If further R&D surveys are required, the contractor shall notify the client so further surveys can be undertaken. The Contractor's Project Execution Plan needs to identify any further works, with estimated costs, for assessing the information available and then for completing all necessary surveys/ works to identify and manage/ remove Asbestos hazards associated with the works.The contractor shall ensure that an asbestos R&D survey is carried out prior to any works being undertaken.
Work Element Other Potentially Hazardous Circumstances	Description of Works In addition to Asbestos management (as noted above) there may be other potentially hazardous circumstances that the contractor will need to address. Other hazards that may be present or that need considering include but not are limited to:• Lead Paint• Dust• Ventilation of Solvents and Fumes• Noise• Other Hazardous Substances The Contractor is not expected to come into contact with lead paint or any other hazardous materials/circumstances during this works but should this be the case the Contractor is to highlight the issue for the Council to investigate.Should an issue arise the Contractor is to recommend additional measures that may be deemed necessary to prevent re-contamination. The Contractor is to review the risk register for further information.
Work Element Health and Safety File Operating & Maintenance Manuals	Description of Works Provide Health and Safety File and Operating and Maintenance manuals for all systems associated with the works, to include (but not limited to);A detailed future Planned Preventative Maintenance (PPM) programme/ regime associated with the works;Future Plant Replacement Strategies, with estimated costs, for each property for further review/ consideration/ instruction as appropriate, by the Council.As-built drawings, specifications, schematics, schedules, valves charts, etcManufacturers details and warranties (as applicable)
Work Element Asset Tagging	Description of Works 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 is to be scheduled by the Contractor within their Project Execution Plan. The Contractor is to provide a proposed Asset Tagging Register of all components for review and approval by the Council.
Work Element Fire Safety Works	Description of Works Carry out all relevant works identified and set out in the Fire Risk Assessment. The Contractor is to arrange for a compartmentation survey to be undertaken, to identify all issues/breaches of fire stopping/compartmentation within the communal areas of the building.All fire stopping/ compartmentation works (including the initial survey) are to be undertaken by a certified member of an appropriate ‘industry-recognised’ third party certification scheme, e.g., BM TRADAA full compartmentation report should be provided on completion of the works, to include photos of pre and post condition.
Work Element Fire Door Works	Description of Works The Contractor is to carry out fire door works as set out in the fire door schedule of works located within Appendix 3. All fire door works are to be undertaken by an accredited third party installation company of an appropriate ‘industry-recognised’ body in accordance with the manufacturer’s instruction, industry recognised best practice and BS 8214. A full report should be provided on completion of the works, to include photos of the installation process to each propertyPlease note front entrance doors to fire door schedules in Appendix 3 include for tenanted and leasehold properties. The Contractor is to use the property list in appendix 7 to identify residency type. The Contractor and the Council are to agree upon consultation process for options of leaseholders to “opt in” for FED works.

Hall Tower

Work Element	Description of Works
Work Element Condition Survey	Description of Works Surveys necessary to establish scope of works.The Council has commissioned condition surveys in order to inform the scope of works in the project.The Contractor is to review this information and commission all and any further surveys as they believe appropriate to establish the full scope of works necessary. The Contractor's Project Execution Plan (PEP) must identify the full extent of additional surveys necessary together with costs for providing same.Pre-Construction Survey. Prior to commencing works on site a condition survey is to be carried out within all areas likely to be affected by the working areas which shall contain written and photographic evidence of the existing conditions. The Contractor is to identify any areas of concern that may result in additional works being necessary, together with proposed remedial recommendations, within the scope of works. The condition survey is to be agreed with the Council and upon conclusion of the works the Contractor is to ensure the condition of any areas affected by the works are handed over to the Council in no worse a condition than at pre-commencement stage.
Work Element Access Required	Description of Works Generally, current maintenance access is via existing plantroom doors, hatches and the like. The Contractor will need to acquaint themselves with the access arrangements available and provide block-specific proposals to facilitate the works necessary. It is anticipated that these proposals will be optimised to provide the best value-for-money project-wide access proposals.Access will also be required into the residents’ properties to undertake a number of the works elements described.All access proposals are to be identified and fully costed by the Contractor within their Project Execution Plan. Should there be any reason that specific access arrangements cannot be fully evaluated and costed for then the Contractor should identify these together with a defined Provisional allowance within their Project Execution Plan for each specific item/ area.
Work Element Access Hatches/Door(s)	Description of Works Survey/ review all current access doors/ hatch provisions, including any ladder access requirements.Optimised access solutions are to be proposed by the Contractor giving due consideration to the size, positioning and specification of any new access doors/ hatches/ ladders required in order to facilitate future access requirements for plant maintenance/ replacement in a safe and efficient manner. Recommendations and proposals, with estimated costs, are to be provided by the Contractor within their Project Execution Plan.
Work Element Ductwork Cleaning	Description of Works Specialist ductwork cleaning company to clean the existing ductwork system and in accordance with CIBSE/BSRIA and HVAC TR19 publications. All ductwork to be cleaned including the branch ductwork from inside each flat.Post clean report to be provided to include photos of pre and post condition.The Contractor is to also detail the provision/condition of any shunt ducts or other fire precautions where present in the system.
Work Element Extract Fans	Description of Works Replace existing extract fans, silencers, local ductwork, dampers and controls within the plantroom.The contractor is to ensure that there will be minimum down time and shall always be provided with extract ventilation.Works to comply with the current regulations.
Work Element Ductwork, dampers & fittings	Description of Works Supply, install and connect all associated ductwork, dampers and fittings involved with replacing the fans.
Work Element Electrical – Lighting	Description of Works Survey / review existing lighting systems in all areas associated with the works 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.
Work Element In flat works	Description of Works Clean local ductwork. Replace the grille and control damper and Install new/replace existing fire dampers.
Work Element Electrical – Power	Description of Works Survey/ review existing electrical power supply installations in all areas associated with the works and where necessary replace existing/ install new systems in compliance with current regulatory requirements.Small Power (240V) provision (minimum 1no double switched socket outlet) is to be provided in reasonably ‘close proximity’, and ideally ‘within’, all plant room spaces for future maintenance and essential repair operations.Provide a complete system of earthing and supplementary bonding installation to all items associated with the works to meet the current edition of the IEE wiring regulations.Provide Electrical Installation Condition Report (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.
Work Element Walkways/access	Description of Works Survey/ review all existing walkway/ access route provisions and where deemed necessary provide proposals, with estimated costs, for the design, supply, install and/ or replace, repair, renovate or renew:Designated walkways to provide access for the future safe and efficient maintenance and/ or plant replacement of all CWST’s and associated components.Protective covers/ step-overs to any associated components that may cross over/ under the designated routes where deemed to be susceptible to future degradation in the absence of any such protective measures.
Work Element Builders Work	Description of Works Carry out all builders work in connection with the works including subsequent making good of all disturbed finishes to a standard acceptable to the Council. Provide recommendations for any builders-work style items felt necessary (such as any minor building-fabric style repairs or decorative items associated with the works areas), for review and further instruction by the Council – a Provisional Sum in relation to any such works should be included at Project Execution Plan stage;
Work Element Maintaining	Description of Works Maintain the extract system during the duration of the contract.
Work Element Electrical Work	Description of Works Electrical works including EICR, Emergency Lighting Certificate, Emergency Lighting installation pursuant to BS5266.
Work Element Maintaining	Description of Works Maintain the extract system during the duration of the contract.
Work Element Associated Fire stopping Works	Description of Works Carry out all fire stopping associated with the works. All fire stopping works must be undertaken by a third party certified company who has been certified by an ‘industry-recognised’ body.Ensure The Works are fully compliant with current building regulation requirements.
Work Element Asbestos Survey	Description of Works The contractor shall comply with all statutory and regulatory requirements with respect to Asbestos. A refurbishment & demolition survey (R&D) has been undertaken to the areas of work affected. Asbestos has been identified and will be removed prior to any works being undertaken. As the design develops there maybe areas of work which were not anticipated at the time of the client brief production. If further R&D surveys are required, the contractor shall notify the client so further surveys can be undertaken. The Contractor's Project Execution Plan needs to identify any further works, with estimated costs, for assessing the information available and then for completing all necessary surveys/ works to identify and manage/ remove Asbestos hazards associated with the works.The contractor shall ensure that an asbestos R&D survey is carried out prior to any works being undertaken.
Work Element Other Potentially Hazardous Circumstances	Description of Works In addition to Asbestos management (as noted above) there may be other potentially hazardous circumstances that the contractor will need to address. Other hazards that may be present or that need considering include but not are limited to:• Lead Paint• Dust• Ventilation of Solvents and Fumes• Noise• Other Hazardous Substances The Contractor is not expected to come into contact with lead paint or any other hazardous materials/circumstances during this works but should this be the case the Contractor is to highlight the issue for the Council to investigate.Should an issue arise the Contractor is to recommend additional measures that may be deemed necessary to prevent re-contamination. The Contractor is to review the risk register for further information.
Work Element Health and Safety File Operating & Maintenance Manuals	Description of Works Provide Health and Safety File and Operating and Maintenance manuals for all systems associated with the works, to include (but not limited to);A detailed future Planned Preventative Maintenance (PPM) programme/ regime associated with the works;Future Plant Replacement Strategies, with estimated costs, for each property for further review/ consideration/ instruction as appropriate, by the Council.As-built drawings, specifications, schematics, schedules, valves charts, etcManufacturers details and warranties (as applicable)
Work Element Asset Tagging	Description of Works 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 is to be scheduled by the Contractor within their Project Execution Plan. The Contractor is to provide a proposed Asset Tagging Register of all components for review and approval by the Council.
Work Element Fire Safety Works	Description of Works Carry out all relevant works identified and set out in the Fire Risk Assessment. The Contractor is to arrange for a compartmentation survey to be undertaken, to identify all issues/breaches of fire stopping/compartmentation within the communal areas of the building.All fire stopping/ compartmentation works (including the initial survey) are to be undertaken by a certified member of an appropriate ‘industry-recognised’ third party certification scheme, e.g., BM TRADAA full compartmentation report should be provided on completion of the works, to include photos of pre and post condition.
Work Element Fire Door Works	Description of Works The Contractor is to carry out fire door works as set out in the fire door schedule of works located within Appendix 3. All fire door works are to be undertaken by an accredited third party installation company of an appropriate ‘industry-recognised’ body in accordance with the manufacturer’s instruction, industry recognised best practice and BS 8214. A full report should be provided on completion of the works, to include photos of the installation process to each propertyPlease note front entrance doors to fire door schedules in Appendix 3 include for tenanted and leasehold properties. The Contractor is to use the property list in appendix 7 to identify residency type. The Contractor and the Council are to agree upon consultation process for options of leaseholders to “opt in” for FED works.

Published: 25 March 2021

Last updated: 14 February 2025