Marylebone Major Works (Project X103) | Westminster City Council

Current status

Initial Planning

Deciding the scope of works

Project design and approval

Finalising the project specification, budget and programme

Onsite

Work starts: TBC

Work ends: TBC

Completion

End of works and defects period

Project details

Click on the blocks below for a summary of the works:

38-47 Chapel Street

Work Element	Description of Works
Work Element Condition Survey	Description of Works 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.
Work Element Access Required	Description of Works Blocks: AllWork at height will be required to complete roof repairs, window repairs and external brickwork/pointing repairs and cleaning. The PC is to ensure that all work at height activities are risk assessed and that the proposed method of access to facilitate the works is detailed 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 the residents’ properties to undertake a number of the works elements described.
Work Element Flat Roof Repairs	Description of Works No significant defects noted to flat roof areas at time of drone survey in 2018, however following further inspections, allow for repair of localised areas of roof and make good all splits and defects to asphalt covering flat roofs and tank room roofs where required. Re-apply solar reflective paint to all mastic asphalt surfaces and renew pigeon spikes where missing/defective.
Work Element Communal Walkways - asphalt	Description of Works Repair and localised replacement of mastic asphalt on balconies. Allow for corrosion treatment and making good where required. The service provider is to renew the waterproof granular paint system.
Work Element Rainwater Goods	Description of Works Test and undertake repairs and full cleaning of rainwater goods 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.
Work Element Below Ground Drainage	Description of Works 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 suggest proposals that would allow access to all main drain runs on the site to ascertain locations and condition. 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.
Work Element Movement Joints	Description of Works Movement joints and mastic sealant works – rake out and replace with new where required.
Work Element Glazing & Windows	Description of Works Repairs and overhauls to all internal and external communal and individual property windows, panels and glazing. All new glazing elements to comply with relevant Approved Documents.Where outward opening windows are installed adjacent to pedestrian access e.g. balcony walkways, Service Provider to adhere to Part K of building regulations and ensure all windows have restricted opening to 100mm. Where windows are not required for escape purposes and can be accessed for cleaning from ground floor or walkway, permanent 100mm restriction is required. Extent of work to be agreed pre-commencement. Replacement of damaged/missing window ironmongery where required.
Work Element External Decoration	Description of Works External decorations to all previously decorated surfaces. Including rainwater goods, bin storage rooms, storage sheds, railings and boundary walls.
Work Element External Repairs	Description of Works Extensive brickwork facing, pointing, concrete and render repairs where necessary on all external areas. The extent of the pointing at high level and across the blocks may require phasing of works. Provide a plan for potential phasing of pointing and external repairs work and align against working at height requirements and proposal.Clean external facades including grilles and areas of masonry.
Work Element Timber Repairs	Description of Works Joinery and resin repairs to all defective timber elements (including items such as windows, panels and doors). Painting all previously painted timber surfaces, including strip and preparation where required.Tank room and storage shed repairs to include wholesale carpentry repairs where necessary.
Work Element Metal Work Repairs	Description of Works Decoration of all previously painted metalwork including external boundary treatments. To include full preparation (strip where necessary) and repairs and replacement of missing or defective elements.
Work Element Communal Flooring	Description of Works No significant defects noted to internal communal floors. Contrasting nosing strips to be fitted to stairwells where required. Allow for localised repairs to existing non–covered flooring (including replacement of any components beyond repair) to ensure surfaces are safe, cleanable, maintainable and free of defects.
Work Element Internal Decoration	Description of Works 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.
Work Element Internal Repairs	Description of Works Repairs to internal fabric finishes ensuring they are sound, consistent and ready to receive redecoration.
Work Element Electrical Lighting	Description of Works 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 Certificate (EIC) and all appropriate certification associated with The Works undertaken.
Work Element Electrical Power	Description of Works Review existing electrical power supply installations associated with the works and where necessary replace existing/ install new systems in compliance with current regulatory requirements.Small Power (240V) provision (minimum 1no double switched socket outlet) is to be provided in reasonably ‘close proximity’, and ideally ‘within’, all plant room spaces for future maintenance and essential repair operations.Provide a complete system of earthing and supplementary bonding installation to all items associated with The Works to meet the current edition of the IEE wiring regulations.Provide Electrical Installation Condition Report (EIC) and all appropriate certification associated with The Works undertaken.Replace existing containment systems for both power and lighting wiring.Provide supplementary earth bonding to external metallic containment.
Work Element Lateral Mains	Description of Works Blocks: AllReview existing lateral mains installation across the blocks and to all dwellings and landlords supplies. The components shall be replaced in strict compliance with BS 7671 current edition and amendments and in accordance with IEE regulations and all relevant legislation.Provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 and/or later amendments and shall be suitably earthed.All new main cabling installed will be connected back to the incoming utility company’s earth bar.All labels and notices to be in conjunction with BS 7671 and BS EN 60073. Switchgear, sub main cables complete with BS 7671 current edition and amendments indication of danger notices.All final outgoing cables to be a minimum of 2.5mm² copper stranded, table 6491B, LSF sheathed with the CPC with the same CSA as the phase conductor. The circuits are to have the cables in the distribution board numbered using Critchly cable markers, white with black numbers to identify the circuit.Cables into the property are not to be routed through the door/window frame unless agreed with WCC.
Work Element BT Cables	Description of Works Engage with BT to tidy and provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 or any later amendments and shall be suitably earthed.
Work Element Boiler Flues	Description of Works Survey/review and identify existing boiler flues, which need to be extended to protect the building fabric. Extend the flues where required where required.
Work Element Builders Work in Connection with the M&E Installations	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 by WCC. Provide recommendations for any builders-work style items felt necessary (such as any minor building-fabric style repairs or decorative items associated with The Works areas), submit for review and further instruction by WCC – 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
Work Element Maintaining the Existing Building Services	Description of Works 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.
Work Element Fire Door Works	Description of Works The service provider is to carry out fire doorset works to all communal and flat entrance doors as set out in the budget summary. The service provider has carried out a further fire door inspection to every private flat entrance door that opens onto the communal area and escape route by a competent person suitably qualified to do so including, but not limited to, BM TRADA Q-Mark Installer Certificate, Fire Door Inspection Scheme (FDIS) Certificate and IFC Certification Ltd (IFCC). All fire doorset replacement are to be undertaken by an accredited third-party installation company of an appropriate ‘industry-recognised’ body in accordance with the manufacturer’s instruction, industry recognised best practice and BS 8214:2016. Gaps between the frame and aperture should be adequately filled with intumescent materials suitable for the task. A full report should be provided on completion of the works, to include photos of the installation process to each property. Leaseholders will be given the option to replace their front entrance door at an additional cost. It is expected that doors and doorsets will comply fully with the WCC Fire Door Performance Specification contained in Appendix 8. All fire doorsets and doors shall have FSC chain of custody or PERF COC certification.
Work Element Environmental Works	Description of Works Each tenanted scheduled property (to be agreed with WCC) is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom (usually located in glazing) and a Nuaire Flatmaster2000 PIV in the hallway in accordance with the specification noted below. 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.
Work Element Asbestos Management	Description of Works Live asbestos information can be found on the Westminster City Council asbestos portal, Shine (As of October 2021). 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.
Work Element Other Potentially Hazardous Circumstances	Description of Works 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• VermiculiteOther hazards that may be present:• Fragile roof materials• Unprotected roof lights• Unprotected flat roofs• Confined spaces• Insufficient safe access provision to plant and equipment
Work Element Planned Preventative Maintenance (PPM) of M&E Systems	Description of Works 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.Element Price/AnnumDoor entry £ 600.00CCTV £ 125.00Emergency Lighting £ 350.00Fire Alarms £ 800.00Fire Extinguishers £ 25.00AOVs £ 125.00
Work Element H&S File & O&M Manual	Description of Works 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
Work Element Asset Tagging	Description of Works Appoint an asset tagging company (Mitags 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.
Work Element	Description of Works

22-30 Balcombe Street

Work Element	Description of Works
Work Element Condition Survey	Description of Works 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.
Work Element Access Required	Description of Works Blocks: AllWork at height will be required to complete roof repairs, window repairs and external brickwork/pointing repairs and cleaning. The PC is to ensure that all work at height activities are risk assessed and that the proposed method of access to facilitate the works is detailed 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 the residents’ properties to undertake a number of the works elements described.
Work Element Flat Roof Repairs	Description of Works No significant defects noted to flat roof areas at time of drone survey in 2018, however following further inspections, allow for repair of localised areas of roof and make good all splits and defects to asphalt covering flat roofs and tank room roofs where required. Re-apply solar reflective paint to all mastic asphalt surfaces and renew pigeon spikes where missing/defective.
Work Element Communal Walkways - asphalt	Description of Works Repair and localised replacement of mastic asphalt on balconies. Allow for corrosion treatment and making good where required. The service provider is to renew the waterproof granular paint system.
Work Element Rainwater Goods	Description of Works Test and undertake repairs and full cleaning of rainwater goods 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.
Work Element Below Ground Drainage	Description of Works 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 suggest proposals that would allow access to all main drain runs on the site to ascertain locations and condition. 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.
Work Element Movement Joints	Description of Works Movement joints and mastic sealant works – rake out and replace with new where required.
Work Element Glazing & Windows	Description of Works Repairs and overhauls to all internal and external communal and individual property windows, panels and glazing. All new glazing elements to comply with relevant Approved Documents.Where outward opening windows are installed adjacent to pedestrian access e.g. balcony walkways, Service Provider to adhere to Part K of building regulations and ensure all windows have restricted opening to 100mm. Where windows are not required for escape purposes and can be accessed for cleaning from ground floor or walkway, permanent 100mm restriction is required. Extent of work to be agreed pre-commencement. Replacement of damaged/missing window ironmongery where required.
Work Element External Decoration	Description of Works External decorations to all previously decorated surfaces. Including rainwater goods, bin storage rooms, storage sheds, railings and boundary walls.
Work Element External Repairs	Description of Works Extensive brickwork facing, pointing, concrete and render repairs where necessary on all external areas. The extent of the pointing at high level and across the blocks may require phasing of works. Provide a plan for potential phasing of pointing and external repairs work and align against working at height requirements and proposal.Clean external facades including grilles and areas of masonry.
Work Element Timber Repairs	Description of Works Joinery and resin repairs to all defective timber elements (including items such as windows, panels and doors). Painting all previously painted timber surfaces, including strip and preparation where required.Tank room and storage shed repairs to include wholesale carpentry repairs where necessary.
Work Element Metal Work Repairs	Description of Works Decoration of all previously painted metalwork including external boundary treatments. To include full preparation (strip where necessary) and repairs and replacement of missing or defective elements.
Work Element Communal Flooring	Description of Works No significant defects noted to internal communal floors. Contrasting nosing strips to be fitted to stairwells where required. Allow for localised repairs to existing non–covered flooring (including replacement of any components beyond repair) to ensure surfaces are safe, cleanable, maintainable and free of defects.
Work Element Internal Decoration	Description of Works 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.
Work Element Internal Repairs	Description of Works Repairs to internal fabric finishes ensuring they are sound, consistent and ready to receive redecoration.
Work Element Electrical Lighting	Description of Works 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 Certificate (EIC) and all appropriate certification associated with The Works undertaken.
Work Element Electrical Power	Description of Works Review existing electrical power supply installations associated with the works and where necessary replace existing/ install new systems in compliance with current regulatory requirements.Small Power (240V) provision (minimum 1no double switched socket outlet) is to be provided in reasonably ‘close proximity’, and ideally ‘within’, all plant room spaces for future maintenance and essential repair operations.Provide a complete system of earthing and supplementary bonding installation to all items associated with The Works to meet the current edition of the IEE wiring regulations.Provide Electrical Installation Condition Report (EIC) and all appropriate certification associated with The Works undertaken.Replace existing containment systems for both power and lighting wiring.Provide supplementary earth bonding to external metallic containment.
Work Element Lateral Mains	Description of Works Blocks: AllReview existing lateral mains installation across the blocks and to all dwellings and landlords supplies. The components shall be replaced in strict compliance with BS 7671 current edition and amendments and in accordance with IEE regulations and all relevant legislation.Provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 and/or later amendments and shall be suitably earthed.All new main cabling installed will be connected back to the incoming utility company’s earth bar.All labels and notices to be in conjunction with BS 7671 and BS EN 60073. Switchgear, sub main cables complete with BS 7671 current edition and amendments indication of danger notices.All final outgoing cables to be a minimum of 2.5mm² copper stranded, table 6491B, LSF sheathed with the CPC with the same CSA as the phase conductor. The circuits are to have the cables in the distribution board numbered using Critchly cable markers, white with black numbers to identify the circuit.Cables into the property are not to be routed through the door/window frame unless agreed with WCC.
Work Element BT Cables	Description of Works Engage with BT to tidy and provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 or any later amendments and shall be suitably earthed.
Work Element Boiler Flues	Description of Works Survey/review and identify existing boiler flues, which need to be extended to protect the building fabric. Extend the flues where required where required.
Work Element Builders Work in Connection with the M&E Installations	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 by WCC. Provide recommendations for any builders-work style items felt necessary (such as any minor building-fabric style repairs or decorative items associated with The Works areas), submit for review and further instruction by WCC – 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
Work Element Maintaining the Existing Building Services	Description of Works 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.
Work Element Fire Door Works	Description of Works The service provider is to carry out fire doorset works to all communal and flat entrance doors as set out in the budget summary. The service provider has carried out a further fire door inspection to every private flat entrance door that opens onto the communal area and escape route by a competent person suitably qualified to do so including, but not limited to, BM TRADA Q-Mark Installer Certificate, Fire Door Inspection Scheme (FDIS) Certificate and IFC Certification Ltd (IFCC). All fire doorset replacement are to be undertaken by an accredited third-party installation company of an appropriate ‘industry-recognised’ body in accordance with the manufacturer’s instruction, industry recognised best practice and BS 8214:2016. Gaps between the frame and aperture should be adequately filled with intumescent materials suitable for the task. A full report should be provided on completion of the works, to include photos of the installation process to each property. Leaseholders will be given the option to replace their front entrance door at an additional cost. It is expected that doors and doorsets will comply fully with the WCC Fire Door Performance Specification contained in Appendix 8. All fire doorsets and doors shall have FSC chain of custody or PERF COC certification.
Work Element Environmental Works	Description of Works Each tenanted scheduled property (to be agreed with WCC) is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom (usually located in glazing) and a Nuaire Flatmaster2000 PIV in the hallway in accordance with the specification noted below. 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.
Work Element Asbestos Management	Description of Works Live asbestos information can be found on the Westminster City Council asbestos portal, Shine (As of October 2021). 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.
Work Element Other Potentially Hazardous Circumstances	Description of Works 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• VermiculiteOther hazards that may be present:• Fragile roof materials• Unprotected roof lights• Unprotected flat roofs• Confined spaces• Insufficient safe access provision to plant and equipment
Work Element Planned Preventative Maintenance (PPM) of M&E Systems	Description of Works 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.Element Price/AnnumDoor entry £ 600.00CCTV £ 125.00Emergency Lighting £ 350.00Fire Alarms £ 800.00Fire Extinguishers £ 25.00AOVs £ 125.00
Work Element H&S File & O&M Manual	Description of Works 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
Work Element Asset Tagging	Description of Works Appoint an asset tagging company (Mitags 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.
Work Element Lightning Protection	Description of Works Ensure existing lightning protection is operational throughout the course of the works. Ensure the roof termination network, bonding and down conductors are complete at all times during the works. If any lighting protection systems are required to be lifted or rerouted as part of the repairs to the existing roof systems, all lightning protection system works to comply with BS EN 62305

19 Balcombe Street

Work Element	Description of Works
Work Element Condition Survey	Description of Works 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.
Work Element Access Required	Description of Works Blocks: AllWork at height will be required to complete roof repairs, window repairs and external brickwork/pointing repairs and cleaning. The PC is to ensure that all work at height activities are risk assessed and that the proposed method of access to facilitate the works is detailed 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 the residents’ properties to undertake a number of the works elements described.
Work Element Flat Roof Repairs	Description of Works No significant defects noted to flat roof areas at time of drone survey in 2018, however following further inspections, allow for repair of localised areas of roof and make good all splits and defects to asphalt covering flat roofs and tank room roofs where required. Re-apply solar reflective paint to all mastic asphalt surfaces and renew pigeon spikes where missing/defective.
Work Element Pitched Roofs	Description of Works Numerous patch repairs to pitched roof including hipped/cracked tiles noted to 19 Balcombe Street in drone survey in 2018. Other blocks with pitched roofs were generally in good condition. Service provider must identify required works through a condition survey arranged by the service provider and attended by WCC, who will agree to scope of works. Anticipated that these works are likely to include:• Replacement of damaged and/or missing components including (but not limited to) roof tiles, ridge/ hip tiles, SVP’s, SVP cowls/ guards.• Inspection and minor repairs/ replacement of damaged roof timber components (structural and non-structural);• Repairs to box gutter coverings;• Repairs/ replacement to any damaged or missing flashings, soakers and the like, including repointing of same where necessary;• Clean all roof coverings using proprietary techniques including removal of all algae, moss and the like.
Work Element Rainwater Goods	Description of Works Test and undertake repairs and full cleaning of rainwater goods 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.
Work Element Below Ground Drainage	Description of Works 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 suggest proposals that would allow access to all main drain runs on the site to ascertain locations and condition. 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.
Work Element Movement Joints	Description of Works Movement joints and mastic sealant works – rake out and replace with new where required.
Work Element Glazing & Windows	Description of Works Repairs and overhauls to all internal and external communal and individual property windows, panels and glazing. All new glazing elements to comply with relevant Approved Documents.Where outward opening windows are installed adjacent to pedestrian access e.g. balcony walkways, Service Provider to adhere to Part K of building regulations and ensure all windows have restricted opening to 100mm. Where windows are not required for escape purposes and can be accessed for cleaning from ground floor or walkway, permanent 100mm restriction is required. Extent of work to be agreed pre-commencement. Replacement of damaged/missing window ironmongery where required.
Work Element External Decoration	Description of Works External decorations to all previously decorated surfaces. Including rainwater goods, bin storage rooms, storage sheds, railings and boundary walls.
Work Element External Repairs	Description of Works Extensive brickwork facing, pointing, concrete and render repairs where necessary on all external areas. The extent of the pointing at high level and across the blocks may require phasing of works. Provide a plan for potential phasing of pointing and external repairs work and align against working at height requirements and proposal.Clean external facades including grilles and areas of masonry.
Work Element Timber Repairs	Description of Works Joinery and resin repairs to all defective timber elements (including items such as windows, panels and doors). Painting all previously painted timber surfaces, including strip and preparation where required.Tank room and storage shed repairs to include wholesale carpentry repairs where necessary.
Work Element Metal Work Repairs	Description of Works Decoration of all previously painted metalwork including external boundary treatments. To include full preparation (strip where necessary) and repairs and replacement of missing or defective elements.
Work Element Communal Flooring	Description of Works No significant defects noted to internal communal floors. Contrasting nosing strips to be fitted to stairwells where required. Allow for localised repairs to existing non–covered flooring (including replacement of any components beyond repair) to ensure surfaces are safe, cleanable, maintainable and free of defects.
Work Element Internal Decoration	Description of Works 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.
Work Element Internal Repairs	Description of Works Repairs to internal fabric finishes ensuring they are sound, consistent and ready to receive redecoration.
Work Element Electrical Lighting	Description of Works 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 Certificate (EIC) and all appropriate certification associated with The Works undertaken.
Work Element Electrical Power	Description of Works Review existing electrical power supply installations associated with the works and where necessary replace existing/ install new systems in compliance with current regulatory requirements.Small Power (240V) provision (minimum 1no double switched socket outlet) is to be provided in reasonably ‘close proximity’, and ideally ‘within’, all plant room spaces for future maintenance and essential repair operations.Provide a complete system of earthing and supplementary bonding installation to all items associated with The Works to meet the current edition of the IEE wiring regulations.Provide Electrical Installation Condition Report (EIC) and all appropriate certification associated with The Works undertaken.Replace existing containment systems for both power and lighting wiring.Provide supplementary earth bonding to external metallic containment.
Work Element Lateral Mains	Description of Works Blocks: AllReview existing lateral mains installation across the blocks and to all dwellings and landlords supplies. The components shall be replaced in strict compliance with BS 7671 current edition and amendments and in accordance with IEE regulations and all relevant legislation.Provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 and/or later amendments and shall be suitably earthed.All new main cabling installed will be connected back to the incoming utility company’s earth bar.All labels and notices to be in conjunction with BS 7671 and BS EN 60073. Switchgear, sub main cables complete with BS 7671 current edition and amendments indication of danger notices.All final outgoing cables to be a minimum of 2.5mm² copper stranded, table 6491B, LSF sheathed with the CPC with the same CSA as the phase conductor. The circuits are to have the cables in the distribution board numbered using Critchly cable markers, white with black numbers to identify the circuit.Cables into the property are not to be routed through the door/window frame unless agreed with WCC.
Work Element BT Cables	Description of Works Engage with BT to tidy and provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 or any later amendments and shall be suitably earthed.
Work Element Boiler Flues	Description of Works Survey/review and identify existing boiler flues, which need to be extended to protect the building fabric. Extend the flues where required where required.
Work Element Builders Work in Connection with the M&E Installations	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 by WCC. Provide recommendations for any builders-work style items felt necessary (such as any minor building-fabric style repairs or decorative items associated with The Works areas), submit for review and further instruction by WCC – 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
Work Element Maintaining the Existing Building Services	Description of Works 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.
Work Element Fire Door Works	Description of Works The service provider is to carry out fire doorset works to all communal and flat entrance doors as set out in the budget summary. The service provider has carried out a further fire door inspection to every private flat entrance door that opens onto the communal area and escape route by a competent person suitably qualified to do so including, but not limited to, BM TRADA Q-Mark Installer Certificate, Fire Door Inspection Scheme (FDIS) Certificate and IFC Certification Ltd (IFCC). All fire doorset replacement are to be undertaken by an accredited third-party installation company of an appropriate ‘industry-recognised’ body in accordance with the manufacturer’s instruction, industry recognised best practice and BS 8214:2016. Gaps between the frame and aperture should be adequately filled with intumescent materials suitable for the task. A full report should be provided on completion of the works, to include photos of the installation process to each property. Leaseholders will be given the option to replace their front entrance door at an additional cost. It is expected that doors and doorsets will comply fully with the WCC Fire Door Performance Specification contained in Appendix 8. All fire doorsets and doors shall have FSC chain of custody or PERF COC certification.
Work Element Environmental Works	Description of Works Each tenanted scheduled property (to be agreed with WCC) is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom (usually located in glazing) and a Nuaire Flatmaster2000 PIV in the hallway in accordance with the specification noted below. 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.
Work Element Asbestos Management	Description of Works Live asbestos information can be found on the Westminster City Council asbestos portal, Shine (As of October 2021). 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.
Work Element Other Potentially Hazardous Circumstances	Description of Works 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• VermiculiteOther hazards that may be present:• Fragile roof materials• Unprotected roof lights• Unprotected flat roofs• Confined spaces• Insufficient safe access provision to plant and equipment
Work Element Planned Preventative Maintenance (PPM) of M&E Systems	Description of Works 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.Element Price/AnnumDoor entry £ 600.00CCTV £ 125.00Emergency Lighting £ 350.00Fire Alarms £ 800.00Fire Extinguishers £ 25.00AOVs £ 125.00
Work Element H&S File & O&M Manual	Description of Works 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
Work Element Asset Tagging	Description of Works Appoint an asset tagging company (Mitags 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.
Work Element	Description of Works

Crawford Mansions

Work Element	Description of Works
Work Element Condition Survey	Description of Works 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.
Work Element Access Required	Description of Works Blocks: AllWork at height will be required to complete roof repairs, window repairs and external brickwork/pointing repairs and cleaning. The PC is to ensure that all work at height activities are risk assessed and that the proposed method of access to facilitate the works is detailed 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 the residents’ properties to undertake a number of the works elements described.
Work Element Communal Walkways - asphalt	Description of Works Repair and localised replacement of mastic asphalt on balconies. Allow for corrosion treatment and making good where required. The service provider is to renew the waterproof granular paint system.
Work Element Lighting Protection	Description of Works Ensure existing lightning protection is operational throughout the course of the works. Ensure the roof termination network, bonding and down conductors are complete at all times during the works. If any lighting protection systems are required to be lifted or rerouted as part of the repairs to the existing roof systems, all lightning protection system works to comply with BS EN 62305
Work Element Rainwater Goods	Description of Works Test and undertake repairs and full cleaning of rainwater goods 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.
Work Element Below Ground Drainage	Description of Works 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 suggest proposals that would allow access to all main drain runs on the site to ascertain locations and condition. 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.
Work Element Movement Joints	Description of Works Movement joints and mastic sealant works – rake out and replace with new where required.
Work Element Glazing & Windows	Description of Works Repairs and overhauls to all internal and external communal and individual property windows, panels and glazing. All new glazing elements to comply with relevant Approved Documents.Where outward opening windows are installed adjacent to pedestrian access e.g. balcony walkways, Service Provider to adhere to Part K of building regulations and ensure all windows have restricted opening to 100mm. Where windows are not required for escape purposes and can be accessed for cleaning from ground floor or walkway, permanent 100mm restriction is required. Extent of work to be agreed pre-commencement. Replacement of damaged/missing window ironmongery where required.
Work Element External Decoration	Description of Works External decorations to all previously decorated surfaces. Including rainwater goods, bin storage rooms, storage sheds, railings and boundary walls.
Work Element External Repairs	Description of Works Extensive brickwork facing, pointing, concrete and render repairs where necessary on all external areas. The extent of the pointing at high level and across the blocks may require phasing of works. Provide a plan for potential phasing of pointing and external repairs work and align against working at height requirements and proposal.Clean external facades including grilles and areas of masonry.
Work Element Timber Repairs	Description of Works Joinery and resin repairs to all defective timber elements (including items such as windows, panels and doors). Painting all previously painted timber surfaces, including strip and preparation where required.Tank room and storage shed repairs to include wholesale carpentry repairs where necessary.
Work Element Metal Work Repairs	Description of Works Decoration of all previously painted metalwork including external boundary treatments. To include full preparation (strip where necessary) and repairs and replacement of missing or defective elements.
Work Element Communal Flooring	Description of Works No significant defects noted to internal communal floors. Contrasting nosing strips to be fitted to stairwells where required. Allow for localised repairs to existing non–covered flooring (including replacement of any components beyond repair) to ensure surfaces are safe, cleanable, maintainable and free of defects.
Work Element Internal Decoration	Description of Works 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.
Work Element Internal Repairs	Description of Works Repairs to internal fabric finishes ensuring they are sound, consistent and ready to receive redecoration.
Work Element Electrical Lighting	Description of Works 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 Certificate (EIC) and all appropriate certification associated with The Works undertaken.
Work Element Electrical Power	Description of Works Review existing electrical power supply installations associated with the works and where necessary replace existing/ install new systems in compliance with current regulatory requirements.Small Power (240V) provision (minimum 1no double switched socket outlet) is to be provided in reasonably ‘close proximity’, and ideally ‘within’, all plant room spaces for future maintenance and essential repair operations.Provide a complete system of earthing and supplementary bonding installation to all items associated with The Works to meet the current edition of the IEE wiring regulations.Provide Electrical Installation Condition Report (EIC) and all appropriate certification associated with The Works undertaken.Replace existing containment systems for both power and lighting wiring.Provide supplementary earth bonding to external metallic containment.
Work Element Lateral Mains	Description of Works Blocks: AllReview existing lateral mains installation across the blocks and to all dwellings and landlords supplies. The components shall be replaced in strict compliance with BS 7671 current edition and amendments and in accordance with IEE regulations and all relevant legislation.Provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 and/or later amendments and shall be suitably earthed.All new main cabling installed will be connected back to the incoming utility company’s earth bar.All labels and notices to be in conjunction with BS 7671 and BS EN 60073. Switchgear, sub main cables complete with BS 7671 current edition and amendments indication of danger notices.All final outgoing cables to be a minimum of 2.5mm² copper stranded, table 6491B, LSF sheathed with the CPC with the same CSA as the phase conductor. The circuits are to have the cables in the distribution board numbered using Critchly cable markers, white with black numbers to identify the circuit.Cables into the property are not to be routed through the door/window frame unless agreed with WCC.
Work Element BT Cables	Description of Works Engage with BT to tidy and provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 or any later amendments and shall be suitably earthed.
Work Element Boiler Flues	Description of Works Survey/review and identify existing boiler flues, which need to be extended to protect the building fabric. Extend the flues where required where required.
Work Element Builders Work in Connection with the M&E Installations	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 by WCC. Provide recommendations for any builders-work style items felt necessary (such as any minor building-fabric style repairs or decorative items associated with The Works areas), submit for review and further instruction by WCC – 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
Work Element Maintaining the Existing Building Services	Description of Works 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.
Work Element Fire Door Works	Description of Works The service provider is to carry out fire doorset works to all communal and flat entrance doors as set out in the budget summary. The service provider has carried out a further fire door inspection to every private flat entrance door that opens onto the communal area and escape route by a competent person suitably qualified to do so including, but not limited to, BM TRADA Q-Mark Installer Certificate, Fire Door Inspection Scheme (FDIS) Certificate and IFC Certification Ltd (IFCC). All fire doorset replacement are to be undertaken by an accredited third-party installation company of an appropriate ‘industry-recognised’ body in accordance with the manufacturer’s instruction, industry recognised best practice and BS 8214:2016. Gaps between the frame and aperture should be adequately filled with intumescent materials suitable for the task. A full report should be provided on completion of the works, to include photos of the installation process to each property. Leaseholders will be given the option to replace their front entrance door at an additional cost. It is expected that doors and doorsets will comply fully with the WCC Fire Door Performance Specification contained in Appendix 8. All fire doorsets and doors shall have FSC chain of custody or PERF COC certification.
Work Element Environmental Works	Description of Works Each tenanted scheduled property (to be agreed with WCC) is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom (usually located in glazing) and a Nuaire Flatmaster2000 PIV in the hallway in accordance with the specification noted below. 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.
Work Element Asbestos Management	Description of Works Live asbestos information can be found on the Westminster City Council asbestos portal, Shine (As of October 2021). 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.
Work Element Other Potentially Hazardous Circumstances	Description of Works 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• VermiculiteOther hazards that may be present:• Fragile roof materials• Unprotected roof lights• Unprotected flat roofs• Confined spaces• Insufficient safe access provision to plant and equipment
Work Element Planned Preventative Maintenance (PPM) of M&E Systems	Description of Works 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.Element Price/AnnumDoor entry £ 600.00CCTV £ 125.00Emergency Lighting £ 350.00Fire Alarms £ 800.00Fire Extinguishers £ 25.00AOVs £ 125.00
Work Element H&S File & O&M Manual	Description of Works 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
Work Element Asset Tagging	Description of Works Appoint an asset tagging company (Mitags 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.
Work Element Door Entry System	Description of Works Provide new door entry system as per WCC standard Specification as located within Appendix 12. The components shall be replaced in strict compliance with BS 7671 17th edition and amendments and in accordance with IEE regulations and all relevant legislation.Provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 or later amendments and shall be suitably earthed.Cables into the property are not to be routed through the door/window frame unless agreed with WCC.
Work Element	Description of Works

Sidmouth House

Work Element	Description of Works
Work Element Condition Survey	Description of Works 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.
Work Element Access Required	Description of Works Blocks: AllWork at height will be required to complete roof repairs, window repairs and external brickwork/pointing repairs and cleaning. The PC is to ensure that all work at height activities are risk assessed and that the proposed method of access to facilitate the works is detailed 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 the residents’ properties to undertake a number of the works elements described.
Work Element Communal Walkways - asphalt	Description of Works Repair and localised replacement of mastic asphalt on balconies. Allow for corrosion treatment and making good where required. The service provider is to renew the waterproof granular paint system.
Work Element Pitched Roofs	Description of Works Numerous patch repairs to pitched roof including hipped/cracked tiles noted to 19 Balcombe Street in drone survey in 2018. Other blocks with pitched roofs were generally in good condition. Service provider must identify required works through a condition survey arranged by the service provider and attended by WCC, who will agree to scope of works. Anticipated that these works are likely to include:• Replacement of damaged and/or missing components including (but not limited to) roof tiles, ridge/ hip tiles, SVP’s, SVP cowls/ guards.• Inspection and minor repairs/ replacement of damaged roof timber components (structural and non-structural);• Repairs to box gutter coverings;• Repairs/ replacement to any damaged or missing flashings, soakers and the like, including repointing of same where necessary;• Clean all roof coverings using proprietary techniques including removal of all algae, moss and the like.
Work Element Rainwater Goods	Description of Works Test and undertake repairs and full cleaning of rainwater goods 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.
Work Element Below Ground Drainage	Description of Works 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 suggest proposals that would allow access to all main drain runs on the site to ascertain locations and condition. 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.
Work Element Movement Joints	Description of Works Movement joints and mastic sealant works – rake out and replace with new where required.
Work Element Glazing & Windows	Description of Works Repairs and overhauls to all internal and external communal and individual property windows, panels and glazing. All new glazing elements to comply with relevant Approved Documents.Where outward opening windows are installed adjacent to pedestrian access e.g. balcony walkways, Service Provider to adhere to Part K of building regulations and ensure all windows have restricted opening to 100mm. Where windows are not required for escape purposes and can be accessed for cleaning from ground floor or walkway, permanent 100mm restriction is required. Extent of work to be agreed pre-commencement. Replacement of damaged/missing window ironmongery where required.
Work Element External Decoration	Description of Works External decorations to all previously decorated surfaces. Including rainwater goods, bin storage rooms, storage sheds, railings and boundary walls.
Work Element External Repairs	Description of Works Extensive brickwork facing, pointing, concrete and render repairs where necessary on all external areas. The extent of the pointing at high level and across the blocks may require phasing of works. Provide a plan for potential phasing of pointing and external repairs work and align against working at height requirements and proposal.Clean external facades including grilles and areas of masonry.
Work Element Timber Repairs	Description of Works Joinery and resin repairs to all defective timber elements (including items such as windows, panels and doors). Painting all previously painted timber surfaces, including strip and preparation where required.Tank room and storage shed repairs to include wholesale carpentry repairs where necessary.
Work Element Metal Work Repairs	Description of Works Decoration of all previously painted metalwork including external boundary treatments. To include full preparation (strip where necessary) and repairs and replacement of missing or defective elements.
Work Element Communal Flooring	Description of Works No significant defects noted to internal communal floors. Contrasting nosing strips to be fitted to stairwells where required. Allow for localised repairs to existing non–covered flooring (including replacement of any components beyond repair) to ensure surfaces are safe, cleanable, maintainable and free of defects.
Work Element Internal Decoration	Description of Works 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.
Work Element Internal Repairs	Description of Works Repairs to internal fabric finishes ensuring they are sound, consistent and ready to receive redecoration.
Work Element Electrical Lighting	Description of Works 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 Certificate (EIC) and all appropriate certification associated with The Works undertaken.
Work Element Electrical Power	Description of Works Review existing electrical power supply installations associated with the works and where necessary replace existing/ install new systems in compliance with current regulatory requirements.Small Power (240V) provision (minimum 1no double switched socket outlet) is to be provided in reasonably ‘close proximity’, and ideally ‘within’, all plant room spaces for future maintenance and essential repair operations.Provide a complete system of earthing and supplementary bonding installation to all items associated with The Works to meet the current edition of the IEE wiring regulations.Provide Electrical Installation Condition Report (EIC) and all appropriate certification associated with The Works undertaken.Replace existing containment systems for both power and lighting wiring.Provide supplementary earth bonding to external metallic containment.
Work Element Lateral Mains	Description of Works Blocks: AllReview existing lateral mains installation across the blocks and to all dwellings and landlords supplies. The components shall be replaced in strict compliance with BS 7671 current edition and amendments and in accordance with IEE regulations and all relevant legislation.Provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 and/or later amendments and shall be suitably earthed.All new main cabling installed will be connected back to the incoming utility company’s earth bar.All labels and notices to be in conjunction with BS 7671 and BS EN 60073. Switchgear, sub main cables complete with BS 7671 current edition and amendments indication of danger notices.All final outgoing cables to be a minimum of 2.5mm² copper stranded, table 6491B, LSF sheathed with the CPC with the same CSA as the phase conductor. The circuits are to have the cables in the distribution board numbered using Critchly cable markers, white with black numbers to identify the circuit.Cables into the property are not to be routed through the door/window frame unless agreed with WCC.
Work Element BT Cables	Description of Works Engage with BT to tidy and provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 or any later amendments and shall be suitably earthed.
Work Element Boiler Flues	Description of Works Survey/review and identify existing boiler flues, which need to be extended to protect the building fabric. Extend the flues where required where required.
Work Element Builders Work in Connection with the M&E Installations	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 by WCC. Provide recommendations for any builders-work style items felt necessary (such as any minor building-fabric style repairs or decorative items associated with The Works areas), submit for review and further instruction by WCC – 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
Work Element Maintaining the Existing Building Services	Description of Works 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.
Work Element Fire Door Works	Description of Works The service provider is to carry out fire doorset works to all communal and flat entrance doors as set out in the budget summary. The service provider has carried out a further fire door inspection to every private flat entrance door that opens onto the communal area and escape route by a competent person suitably qualified to do so including, but not limited to, BM TRADA Q-Mark Installer Certificate, Fire Door Inspection Scheme (FDIS) Certificate and IFC Certification Ltd (IFCC). All fire doorset replacement are to be undertaken by an accredited third-party installation company of an appropriate ‘industry-recognised’ body in accordance with the manufacturer’s instruction, industry recognised best practice and BS 8214:2016. Gaps between the frame and aperture should be adequately filled with intumescent materials suitable for the task. A full report should be provided on completion of the works, to include photos of the installation process to each property. Leaseholders will be given the option to replace their front entrance door at an additional cost. It is expected that doors and doorsets will comply fully with the WCC Fire Door Performance Specification contained in Appendix 8. All fire doorsets and doors shall have FSC chain of custody or PERF COC certification.
Work Element Environmental Works	Description of Works Each tenanted scheduled property (to be agreed with WCC) is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom (usually located in glazing) and a Nuaire Flatmaster2000 PIV in the hallway in accordance with the specification noted below. 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.
Work Element Asbestos Management	Description of Works Live asbestos information can be found on the Westminster City Council asbestos portal, Shine (As of October 2021). 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.
Work Element Other Potentially Hazardous Circumstances	Description of Works 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• VermiculiteOther hazards that may be present:• Fragile roof materials• Unprotected roof lights• Unprotected flat roofs• Confined spaces• Insufficient safe access provision to plant and equipment
Work Element Planned Preventative Maintenance (PPM) of M&E Systems	Description of Works 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.Element Price/AnnumDoor entry £ 600.00CCTV £ 125.00Emergency Lighting £ 350.00Fire Alarms £ 800.00Fire Extinguishers £ 25.00AOVs £ 125.00
Work Element H&S File & O&M Manual	Description of Works 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
Work Element Asset Tagging	Description of Works Appoint an asset tagging company (Mitags 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.
Work Element Door Entry System	Description of Works Provide new door entry system as per WCC standard Specification as located within Appendix 12. The components shall be replaced in strict compliance with BS 7671 17th edition and amendments and in accordance with IEE regulations and all relevant legislation.Provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 or later amendments and shall be suitably earthed.Cables into the property are not to be routed through the door/window frame unless agreed with WCC.
Work Element Edge protection	Description of Works Existing parapet wall does not adhere to Part K Building Regulations. Service Provider to install fixed edge protection to eliminate requirement for scaffold handrail system.
Work Element Flat Roof Repairs	Description of Works No significant defects noted to flat roof areas at time of drone survey in 2018, however following further inspections, allow for repair of localised areas of roof and make good all splits and defects to asphalt covering flat roofs and tank room roofs where required. Re-apply solar reflective paint to all mastic asphalt surfaces and renew pigeon spikes where missing/defective.

Homer Row

Work Element	Description of Works
Work Element Condition Survey	Description of Works 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.
Work Element Access Required	Description of Works Blocks: AllWork at height will be required to complete roof repairs, window repairs and external brickwork/pointing repairs and cleaning. The PC is to ensure that all work at height activities are risk assessed and that the proposed method of access to facilitate the works is detailed 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 the residents’ properties to undertake a number of the works elements described.
Work Element Communal Walkways - asphalt	Description of Works Repair and localised replacement of mastic asphalt on balconies. Allow for corrosion treatment and making good where required. The service provider is to renew the waterproof granular paint system.
Work Element Lighting Protection	Description of Works Ensure existing lightning protection is operational throughout the course of the works. Ensure the roof termination network, bonding and down conductors are complete at all times during the works. If any lighting protection systems are required to be lifted or rerouted as part of the repairs to the existing roof systems, all lightning protection system works to comply with BS EN 62305
Work Element Rainwater Goods	Description of Works Test and undertake repairs and full cleaning of rainwater goods 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.
Work Element Below Ground Drainage	Description of Works 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 suggest proposals that would allow access to all main drain runs on the site to ascertain locations and condition. 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.
Work Element Movement Joints	Description of Works Movement joints and mastic sealant works – rake out and replace with new where required.
Work Element Glazing & Windows	Description of Works Repairs and overhauls to all internal and external communal and individual property windows, panels and glazing. All new glazing elements to comply with relevant Approved Documents.Where outward opening windows are installed adjacent to pedestrian access e.g. balcony walkways, Service Provider to adhere to Part K of building regulations and ensure all windows have restricted opening to 100mm. Where windows are not required for escape purposes and can be accessed for cleaning from ground floor or walkway, permanent 100mm restriction is required. Extent of work to be agreed pre-commencement. Replacement of damaged/missing window ironmongery where required.
Work Element External Decoration	Description of Works External decorations to all previously decorated surfaces. Including rainwater goods, bin storage rooms, storage sheds, railings and boundary walls.
Work Element External Repairs	Description of Works Extensive brickwork facing, pointing, concrete and render repairs where necessary on all external areas. The extent of the pointing at high level and across the blocks may require phasing of works. Provide a plan for potential phasing of pointing and external repairs work and align against working at height requirements and proposal.Clean external facades including grilles and areas of masonry.
Work Element Timber Repairs	Description of Works Joinery and resin repairs to all defective timber elements (including items such as windows, panels and doors). Painting all previously painted timber surfaces, including strip and preparation where required.Tank room and storage shed repairs to include wholesale carpentry repairs where necessary.
Work Element Metal Work Repairs	Description of Works Decoration of all previously painted metalwork including external boundary treatments. To include full preparation (strip where necessary) and repairs and replacement of missing or defective elements.
Work Element Communal Flooring	Description of Works No significant defects noted to internal communal floors. Contrasting nosing strips to be fitted to stairwells where required. Allow for localised repairs to existing non–covered flooring (including replacement of any components beyond repair) to ensure surfaces are safe, cleanable, maintainable and free of defects.
Work Element Internal Decoration	Description of Works 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.
Work Element Internal Repairs	Description of Works Repairs to internal fabric finishes ensuring they are sound, consistent and ready to receive redecoration.
Work Element Electrical Lighting	Description of Works 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 Certificate (EIC) and all appropriate certification associated with The Works undertaken.
Work Element Electrical Power	Description of Works Review existing electrical power supply installations associated with the works and where necessary replace existing/ install new systems in compliance with current regulatory requirements.Small Power (240V) provision (minimum 1no double switched socket outlet) is to be provided in reasonably ‘close proximity’, and ideally ‘within’, all plant room spaces for future maintenance and essential repair operations.Provide a complete system of earthing and supplementary bonding installation to all items associated with The Works to meet the current edition of the IEE wiring regulations.Provide Electrical Installation Condition Report (EIC) and all appropriate certification associated with The Works undertaken.Replace existing containment systems for both power and lighting wiring.Provide supplementary earth bonding to external metallic containment.
Work Element Lateral Mains	Description of Works Blocks: AllReview existing lateral mains installation across the blocks and to all dwellings and landlords supplies. The components shall be replaced in strict compliance with BS 7671 current edition and amendments and in accordance with IEE regulations and all relevant legislation.Provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 and/or later amendments and shall be suitably earthed.All new main cabling installed will be connected back to the incoming utility company’s earth bar.All labels and notices to be in conjunction with BS 7671 and BS EN 60073. Switchgear, sub main cables complete with BS 7671 current edition and amendments indication of danger notices.All final outgoing cables to be a minimum of 2.5mm² copper stranded, table 6491B, LSF sheathed with the CPC with the same CSA as the phase conductor. The circuits are to have the cables in the distribution board numbered using Critchly cable markers, white with black numbers to identify the circuit.Cables into the property are not to be routed through the door/window frame unless agreed with WCC.
Work Element BT Cables	Description of Works Engage with BT to tidy and provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 or any later amendments and shall be suitably earthed.
Work Element Boiler Flues	Description of Works Survey/review and identify existing boiler flues, which need to be extended to protect the building fabric. Extend the flues where required where required.
Work Element Builders Work in Connection with the M&E Installations	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 by WCC. Provide recommendations for any builders-work style items felt necessary (such as any minor building-fabric style repairs or decorative items associated with The Works areas), submit for review and further instruction by WCC – 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
Work Element Maintaining the Existing Building Services	Description of Works 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.
Work Element Fire Door Works	Description of Works The service provider is to carry out fire doorset works to all communal and flat entrance doors as set out in the budget summary. The service provider has carried out a further fire door inspection to every private flat entrance door that opens onto the communal area and escape route by a competent person suitably qualified to do so including, but not limited to, BM TRADA Q-Mark Installer Certificate, Fire Door Inspection Scheme (FDIS) Certificate and IFC Certification Ltd (IFCC). All fire doorset replacement are to be undertaken by an accredited third-party installation company of an appropriate ‘industry-recognised’ body in accordance with the manufacturer’s instruction, industry recognised best practice and BS 8214:2016. Gaps between the frame and aperture should be adequately filled with intumescent materials suitable for the task. A full report should be provided on completion of the works, to include photos of the installation process to each property. Leaseholders will be given the option to replace their front entrance door at an additional cost. It is expected that doors and doorsets will comply fully with the WCC Fire Door Performance Specification contained in Appendix 8. All fire doorsets and doors shall have FSC chain of custody or PERF COC certification.
Work Element Environmental Works	Description of Works Each tenanted scheduled property (to be agreed with WCC) is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom (usually located in glazing) and a Nuaire Flatmaster2000 PIV in the hallway in accordance with the specification noted below. 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.
Work Element Asbestos Management	Description of Works Live asbestos information can be found on the Westminster City Council asbestos portal, Shine (As of October 2021). 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.
Work Element Other Potentially Hazardous Circumstances	Description of Works 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• VermiculiteOther hazards that may be present:• Fragile roof materials• Unprotected roof lights• Unprotected flat roofs• Confined spaces• Insufficient safe access provision to plant and equipment
Work Element Planned Preventative Maintenance (PPM) of M&E Systems	Description of Works 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.Element Price/AnnumDoor entry £ 600.00CCTV £ 125.00Emergency Lighting £ 350.00Fire Alarms £ 800.00Fire Extinguishers £ 25.00AOVs £ 125.00
Work Element H&S File & O&M Manual	Description of Works 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
Work Element Asset Tagging	Description of Works Appoint an asset tagging company (Mitags 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.
Work Element Communal Walkways - asphalt	Description of Works Repair and localised replacement of mastic asphalt on balconies. Allow for corrosion treatment and making good where required. The service provider is to renew the waterproof granular paint system.
Work Element	Description of Works
Work Element	Description of Works

52a - 56a Crawford Street

Work Element	Description of Works
Work Element Condition Survey	Description of Works 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.
Work Element Access Required	Description of Works Blocks: AllWork at height will be required to complete roof repairs, window repairs and external brickwork/pointing repairs and cleaning. The PC is to ensure that all work at height activities are risk assessed and that the proposed method of access to facilitate the works is detailed 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 the residents’ properties to undertake a number of the works elements described.
Work Element Door Entry System	Description of Works Provide new door entry system as per WCC standard Specification as located within Appendix 12. The components shall be replaced in strict compliance with BS 7671 17th edition and amendments and in accordance with IEE regulations and all relevant legislation.Provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 or later amendments and shall be suitably earthed.Cables into the property are not to be routed through the door/window frame unless agreed with WCC.
Work Element Pitched Roofs	Description of Works Numerous patch repairs to pitched roof including hipped/cracked tiles noted to 19 Balcombe Street in drone survey in 2018. Other blocks with pitched roofs were generally in good condition. Service provider must identify required works through a condition survey arranged by the service provider and attended by WCC, who will agree to scope of works. Anticipated that these works are likely to include:• Replacement of damaged and/or missing components including (but not limited to) roof tiles, ridge/ hip tiles, SVP’s, SVP cowls/ guards.• Inspection and minor repairs/ replacement of damaged roof timber components (structural and non-structural);• Repairs to box gutter coverings;• Repairs/ replacement to any damaged or missing flashings, soakers and the like, including repointing of same where necessary;• Clean all roof coverings using proprietary techniques including removal of all algae, moss and the like.
Work Element Rainwater Goods	Description of Works Test and undertake repairs and full cleaning of rainwater goods 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.
Work Element Below Ground Drainage	Description of Works 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 suggest proposals that would allow access to all main drain runs on the site to ascertain locations and condition. 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.
Work Element Movement Joints	Description of Works Movement joints and mastic sealant works – rake out and replace with new where required.
Work Element Glazing & Windows	Description of Works Repairs and overhauls to all internal and external communal and individual property windows, panels and glazing. All new glazing elements to comply with relevant Approved Documents.Where outward opening windows are installed adjacent to pedestrian access e.g. balcony walkways, Service Provider to adhere to Part K of building regulations and ensure all windows have restricted opening to 100mm. Where windows are not required for escape purposes and can be accessed for cleaning from ground floor or walkway, permanent 100mm restriction is required. Extent of work to be agreed pre-commencement. Replacement of damaged/missing window ironmongery where required.
Work Element External Decoration	Description of Works External decorations to all previously decorated surfaces. Including rainwater goods, bin storage rooms, storage sheds, railings and boundary walls.
Work Element External Repairs	Description of Works Extensive brickwork facing, pointing, concrete and render repairs where necessary on all external areas. The extent of the pointing at high level and across the blocks may require phasing of works. Provide a plan for potential phasing of pointing and external repairs work and align against working at height requirements and proposal.Clean external facades including grilles and areas of masonry.
Work Element Timber Repairs	Description of Works Joinery and resin repairs to all defective timber elements (including items such as windows, panels and doors). Painting all previously painted timber surfaces, including strip and preparation where required.Tank room and storage shed repairs to include wholesale carpentry repairs where necessary.
Work Element Metal Work Repairs	Description of Works Decoration of all previously painted metalwork including external boundary treatments. To include full preparation (strip where necessary) and repairs and replacement of missing or defective elements.
Work Element Communal Flooring	Description of Works No significant defects noted to internal communal floors. Contrasting nosing strips to be fitted to stairwells where required. Allow for localised repairs to existing non–covered flooring (including replacement of any components beyond repair) to ensure surfaces are safe, cleanable, maintainable and free of defects.
Work Element Internal Decoration	Description of Works 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.
Work Element Internal Repairs	Description of Works Repairs to internal fabric finishes ensuring they are sound, consistent and ready to receive redecoration.
Work Element Electrical Lighting	Description of Works 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 Certificate (EIC) and all appropriate certification associated with The Works undertaken.
Work Element Electrical Power	Description of Works Review existing electrical power supply installations associated with the works and where necessary replace existing/ install new systems in compliance with current regulatory requirements.Small Power (240V) provision (minimum 1no double switched socket outlet) is to be provided in reasonably ‘close proximity’, and ideally ‘within’, all plant room spaces for future maintenance and essential repair operations.Provide a complete system of earthing and supplementary bonding installation to all items associated with The Works to meet the current edition of the IEE wiring regulations.Provide Electrical Installation Condition Report (EIC) and all appropriate certification associated with The Works undertaken.Replace existing containment systems for both power and lighting wiring.Provide supplementary earth bonding to external metallic containment.
Work Element Lateral Mains	Description of Works Blocks: AllReview existing lateral mains installation across the blocks and to all dwellings and landlords supplies. The components shall be replaced in strict compliance with BS 7671 current edition and amendments and in accordance with IEE regulations and all relevant legislation.Provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 and/or later amendments and shall be suitably earthed.All new main cabling installed will be connected back to the incoming utility company’s earth bar.All labels and notices to be in conjunction with BS 7671 and BS EN 60073. Switchgear, sub main cables complete with BS 7671 current edition and amendments indication of danger notices.All final outgoing cables to be a minimum of 2.5mm² copper stranded, table 6491B, LSF sheathed with the CPC with the same CSA as the phase conductor. The circuits are to have the cables in the distribution board numbered using Critchly cable markers, white with black numbers to identify the circuit.Cables into the property are not to be routed through the door/window frame unless agreed with WCC.
Work Element BT Cables	Description of Works Engage with BT to tidy and provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 or any later amendments and shall be suitably earthed.
Work Element Boiler Flues	Description of Works Survey/review and identify existing boiler flues, which need to be extended to protect the building fabric. Extend the flues where required where required.
Work Element Builders Work in Connection with the M&E Installations	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 by WCC. Provide recommendations for any builders-work style items felt necessary (such as any minor building-fabric style repairs or decorative items associated with The Works areas), submit for review and further instruction by WCC – 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
Work Element Maintaining the Existing Building Services	Description of Works 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.
Work Element Fire Door Works	Description of Works The service provider is to carry out fire doorset works to all communal and flat entrance doors as set out in the budget summary. The service provider has carried out a further fire door inspection to every private flat entrance door that opens onto the communal area and escape route by a competent person suitably qualified to do so including, but not limited to, BM TRADA Q-Mark Installer Certificate, Fire Door Inspection Scheme (FDIS) Certificate and IFC Certification Ltd (IFCC). All fire doorset replacement are to be undertaken by an accredited third-party installation company of an appropriate ‘industry-recognised’ body in accordance with the manufacturer’s instruction, industry recognised best practice and BS 8214:2016. Gaps between the frame and aperture should be adequately filled with intumescent materials suitable for the task. A full report should be provided on completion of the works, to include photos of the installation process to each property. Leaseholders will be given the option to replace their front entrance door at an additional cost. It is expected that doors and doorsets will comply fully with the WCC Fire Door Performance Specification contained in Appendix 8. All fire doorsets and doors shall have FSC chain of custody or PERF COC certification.
Work Element Environmental Works	Description of Works Each tenanted scheduled property (to be agreed with WCC) is to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom (usually located in glazing) and a Nuaire Flatmaster2000 PIV in the hallway in accordance with the specification noted below. 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.
Work Element Asbestos Management	Description of Works Live asbestos information can be found on the Westminster City Council asbestos portal, Shine (As of October 2021). 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.
Work Element Other Potentially Hazardous Circumstances	Description of Works 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• VermiculiteOther hazards that may be present:• Fragile roof materials• Unprotected roof lights• Unprotected flat roofs• Confined spaces• Insufficient safe access provision to plant and equipment
Work Element Planned Preventative Maintenance (PPM) of M&E Systems	Description of Works 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.Element Price/AnnumDoor entry £ 600.00CCTV £ 125.00Emergency Lighting £ 350.00Fire Alarms £ 800.00Fire Extinguishers £ 25.00AOVs £ 125.00
Work Element H&S File & O&M Manual	Description of Works 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
Work Element Asset Tagging	Description of Works Appoint an asset tagging company (Mitags 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.
Work Element Door Entry System	Description of Works Provide new door entry system as per WCC standard Specification as located within Appendix 12. The components shall be replaced in strict compliance with BS 7671 17th edition and amendments and in accordance with IEE regulations and all relevant legislation.Provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 or later amendments and shall be suitably earthed.Cables into the property are not to be routed through the door/window frame unless agreed with WCC.

Published: 13 June 2023

Last updated: 17 February 2025