SCHEME PROPOSAL DUCIE STREET RENOVATION PROJECT LIVERPOOL L8 2UT PARKFIELD PROPERTIES 1 WINDSOR VIEW LIVERPOOL MERSEYSIDE L8 0UN 0151 709 9741 WWW.PARKFIELDPROPERTIES.COM
1.0 ABOUT PARKFIELD PROPERTIES 1.1 COMPANY DETAILS
2.0 METHOD STATEMENT AND PROJECT PLAN 2.1 OVERVIEW 2.2 TIMETABLE 2.3 MANAGEMENT OF THE SITE 2.4 WIDER SOCIAL, ECONOMIC AND ENVIRONMENTAL BENEFITS 2.5 DEVELOPMENT APPRAISAL 2.6 ASSESSMENT OF RISKS AND MITIGATION 2.7 DESIGN PRINCIPLES AND DESIGN ASSESSMENT REPORT 2.8 DETAILS OF TRADE OR PROFESSIONAL BODY 2.9 APPROACH TO WORKING WITH COUNCIL AND KEY STAKEHOLDERS IN THE AREA 2.10 APPROACH TO DEALING WITH COMPLAINTS 2.11 REFERENCES 2.12 CLARIFICATION OF SURVEYS UNDERTAKEN
3.0 TECHNICAL DRAWINGS 3.1 PROPOSED BLOCK PLAN 3.2 TYPICAL HOUSE SECTION 3.3 TENURE TYPE
4.1 TYPE 1 APARTMENTS 4.2 LARGE DWELLING HOUSE 4.3 CONVERSION TO 2 DWELLINGS
PARKFIELD PROPERTIES HEALTH AND SAFETY POLICY BUILDING SURVEY REPORT
5.0 DETAILS OF PROJECT TEAM 6.0 FINANCIAL EVALUATION 6.1 FINANCIAL OFFER FOR THE SITE 6.2 DETAILS OF FINANCIAL ARRANGEMENTS 6.3 NAME AND CONTACT DETAILS OF PERSON RESPONSIBLE FOR FINANCE 6.4 DETAILS OF SIMILAR SCHEMES 6.5 EVIDENCE OF FUNDS
7.0 APPENDIX I
ABOUT PARKFIELD PROPERTIES
COMPANY DETAILS Parkfield Properties (North West) Limited Parkfield Properties (North West) Limited is a private limited company, registration number 04519010 with a date of formation 27/08/2002 Rizk Saleh Parkfield Properties 1 Windsor View Liverpool Merseyside L8 0UN 0151 709 9741 Rzk6@hotmail.co.uk www.parkfieldproperties.com
COMPANY DIRECTORS & ASSOCIATES Director - Mr. B. A. Saleh (Rizk), 38 Cleveley Road, Allerton, Liverpool, Merseyside, L18 9UW Director - Mr. A. Chudary, C/O 1 Windsor View, Liverpool, Merseyside L8 0UN Associate – Mr. M. A. Salim, 16 Bittern Close, Bamford, Rochdale, OL11 5QX Associate – Mr. Wahab Ahmed C/O 1 Windsor View, Liverpool, Merseyside L8 0UN Associate – Mr. M. Hussain C/O 1 Windsor View, Liverpool, Merseyside L8 0UN NRH Properties Limited. – Sister company of Mr. B. A. Saleh. Parkhills Hire Limited – Sister company of Mr M. Hussain Manchester Book Keeping Service Limited – Sister company for Mr M.A. Salim
Parkfield Properties is a successful development company operating mainly in Liverpool, refurbishing properties, constructing new ones and providing investment and commercial opportunities. Founded in 2002 by Rizk Saleh the company cut its teeth by refurbishing terrace properties for rent. The company began to grow as its portfolio expanded into developing commercial as well as residential properties. The demand for a quality, sustainable rental product saw the organisation outshine its competitors in providing a product that was tenant-centric in its approach. One of Parkfield Properties’ main objectives is to invest in communities and areas that need it. It is important before any investment is made that we acquire a feeling for the community, understand the issues that are being faced and begin to try and find solutions which sometimes go beyond buildings, with previous outcomes including helping the youth community through opportunity and employment through to projects with the elderly. This has been one of Parkfield Properties’ core values; the belief that regeneration and construction are about a great deal more than bricks and mortar. The improvement and maintenance of properties and buildings is an opportunity to invest in sustainability, skills as well as a much broader range of economic and social benefits to the localities. Parkfield Properties has developed programmes with respect to local labour, employment, apprenticeships, workplace training and the use of local suppliers and contractors. Since the company’s formation in 2002 there is a belief that it is a fundamental social virtue to employ local people to build and maintain the fabric of their community. There are equally strong social, economic and environmental benefits ensuring that our local approach is one of the means by which
we can help build vibrant sustainable communities. One of our success stories is the work we have undertaken in Lodge Lane. Having acquired and refurbished a small number of residential properties in the area the Directors of Parkfield Properties realised there was a need and a demand for commercial units. Lodge Lane has always had a diverse commercial offer but since the 80’s that commercial offer had been on the decline, as the number of suitable commercial units decreased. The directors at Parkfield Properties had a vision to invest in commercial units with residential above that would bring a distinctive ethnic commercial and food offer to the area to meet the need not just for the local Liverpool 8 community but for all parts of the city. Having seen the growth of areas like Rusholme in Manchester the directors at Parkfield Properties wanted to kick start a long term project that would get local entrepreneurs, the city council and other local stakeholders thinking about Lodge Lane and how much of a commercial jewel in the city’s crown it can become. Parkfield Properties was able to work alongside local entrepreneurs to lure one of the fastest growing and largest Asian food chains in Keebabish Original, as well as successfully attracting the first UK franchise of world-wide brand Broaster. As well as attracting national and international brands to Lodge Lane, Parkfield Properties has also developed commercial units for local entrepreneurs including the specialist barber shop Pappy’s whose clients include locals, celebrities and footballers who have then also sampled some of the other businesses in the area which has led to them becoming regulars to shopping in the Liverpool 8 Supermarket, dining in Keebbabish Original as well as Broaster. Lodge Lane has seen a revival not
only thanks to our initial investment but also to the other entrepreneurs who have seen the success we have had and begun to invest in the area providing complementary commercial enterprises. This has all led to an increase of visitors to the area and an improvement to the perception of Lodge Lane and Liverpool 8. So far Parkfield Properties has invested just over £2m in the area and we even located the company’s head office in one of the developments. Parkfield Properties has a number of local suppliers and partners it works alongside depending on each project and the specific requirements. For the project on Ducie Street Liverpool architects Areeba Architecture will provide their services helping reimagine the properties and bringing them back into the best possible use.
Certificate of incorporation is attached in Appendix i
METHOD STATEMENT AND PROJECT PLAN
Parkfield Properties believes that the refurbishment of the Ducie Street houses is a viable and deliverable option for Liverpool City Council. We feel our proposal will complement the wider vision Liverpool City Council has to create diverse and sustainable neighbourhoods across the city. The Directors of Parkfield Properties are passionate about the Liverpool 8 area and have played an active role in the regeneration of Lodge Lane, investing just short of £2m which has seen Lodge Lane flourish into one of the most vibrant, commercially fertile and active High Streets in the north of England. We believe we can add value to the regeneration of the Granby Four Streets area and the wider community by: • Helping to meet local housing demand • Improving the physical fabric and retaining the heritage character of the area • Supporting local economic development and the viability of local businesses as part of the supply chain • Acting as a catalyst for further investment and building confidence in the local housing market • Providing specific employment and training opportunities for local people Our approach is built on the strengths and expertise of our organisation but also on our values and objectives. Parkfield Properties is passionately committed to the city of Liverpool and specifically Liverpool 8. Having already committed substantial investment in the area which has delivered high quality commercial
and residential properties as well as sustainable jobs for local people we are continuously working to devise new and imaginative ways to rebuild the area’s community and enrich the lives of its citizens. Parkfield Properties has previously demonstrated its capacity to deliver quality developments in Liverpool 8 including the refurbishment of properties elsewhere in Liverpool, notably around Sefton Park. The company has a strong commitment to restoring and renewing the built fabric of communities. The key aim is to deliver a solution that complements other investment in the area and contributes specifically to the creation of diverse, sustainable neighbourhoods by utilising mixed tenures that respect the area’s unique history and personality. Our aim is to ensure sustainability by contributing to the development of the mixed tenure neighbourhood directly through the refurbishment of the 13 properties creating 6 large family homes with the 4 properties converted into 3 sets of 2 bedroom apartments and the final 3 properties into 6 triplex town houses (2 town houses from each property). These properties would be available for market rent, shared ownership (for first time buyers) and owner occupation. The properties will be refurbished to a high quality Decent Homes standard. This would include the currently vacant property listed as 118 Kingsley Road which sits on the end of Ducie St. Parkfield Properties will also ‘green off’ the land opposite (2-16 Ducie St) which would be used to develop new build homes as part of a second phase at a later date. Parkfield Properties would like to enter into discussions with the council in the summer of 2014 about 2-16 Ducie St and the type of housing and the possible partnerships we have in place with various Registered Providers (housing associations) and the different options available to us. In the short term we wish to focus on delivering the
refurbishment of the 13 properties on Ducie St and will ensure that the land opposite can act a community garden which will be maintained by ourselves. If the community would like to use the space for community events and the residents were happy to do so we would of course provide use of the land for such events. It is our understanding these 13 properties had been earmarked for demolition. Our approach offers a fully self-financed and deliverable means to refurbish these properties. Saving them from demolition and saving the Council any demolition costs. Following a non-intrusive site visit we estimate that the refurbishment of the 13 properties will cost in the region of £1.3m. In return the City would be offered £100,000 for the freehold of the land, subject to survey and contract. The management of the refurbished properties would be done by Parkfield Properties, a respected landlord in the city. Parkfield Properties takes a long-term, sustainable view to the “whole neighbourhood” approach to the refurbishment and management of the properties. With Parkfield Properties seeking to receive a market rent for the majority of the properties which would provide a yield per annum over a number of years, the directors recognise there is a requirement to ensure and secure the long-term sustainability of the area. The Directors of Parkfield Properties understand there are critical success factors that need to be met to provide the desired outcomes which include this sustainability. Having already carried out a Housing Market Assessment to look at potential sale values and rental incomes, Parkfield Properties understands that there needs to be a housing market created for the long-term sustainability of the area. As the housing marketing in the Granby Four Streets is very much in its infancy, Parkfield Properties
representatives will work alongside Liverpool City Council to devise a PR and marketing campaign to showcase the development and ensure there is excitement and a buzz around the new improved properties available for sale and rent as well as identifying Liverpool City Council’s and the Mayor’s commitment to build more homes, or in this case bring empty homes back into use. With the relationships the organisation has with local stakeholders in the community including with Granby Four Streets residents, community groups, the Mosque, Liverpool 1578 business forum and steering group, as well as the Somali Centre based just round the corner from Ducie St, Parkfield Properties is a familiar, understood and respected organisation. One of Parkfield Properties’ distinguishing attributes is the understanding of working in challenging neighbourhoods and it has demonstrated its ability to make positive and sustainable impact in Liverpool 8 communities. The long term vision and community involvement of Parkfield Properties means that each of the refurbished houses needs to meet the yield requirement, therefore there is an appreciation of the requirement to create a quality product, a product that is going to entice economically active families and households to move into Granby and Ducie St. The quality of the refurbishment has to be of a high standard and that is why all the homes will exceed the Decent Homes standard. The homes will be part of an ongoing maintenance plan ensuring that there is a long lifetime to the properties. Parkfield Properties already meets the requirements of the City Landlord Accreditation Safety Scheme.
LODGE LANE DEVELOPMENTS
MANAGEMENT OF THE SITE KEY ROLES AND RESPONSIBILITIES Parkfield Properties is consortium of companies based in the South of Liverpool who can draw on several years’ experience in providing specialist construction and refurbishment solutions for private and commercial clients around the local area. Their focus is on excellence, from the materials and skilled workforce they use, through to customer service. Customer satisfaction is their priority, from the moment of contact through to the companies’ after care service. Project Management: The Project Management team will have overall responsibility for the successful planning, execution, monitoring, control and closure of this project. The Project Management Team will act as an internal vehicle for the communication of pertinent and essential information relative to the development, implementation and ongoing activities of this project. The purpose of these guidelines is to provide clarity to the concept of project teams and the roles and responsibilities of various project team members. Project Public Relations Officer; The Public Relations Officer for the project will aim to forge and establish a good relationship with residents, businesses etc. in the surrounding area by;
Ensuring residents are informed of progress, and advise of any changes within the work. Managing and resolving any difficulties/complaints, through liaising with all parties involved. Ensuring disruption is kept to a minimum, and customer satisfaction is achieved. Ensuring Health and Safety compliance at all times. Architect; The Architects duties and responsibility on this project will be to interpret and develop the project teams brief during the various stages of the project. The Architect will define the Project team’s requirements, identifying constraints, advise in terms of feasibility studies and option appraisals, arrange site investigations, establish the preferred solution, advise on sustainability, manage health and safety issues, develop the design, prepare room data sheets, obtain Project team sign off of the design at appropriate stages, advise on materials selection, provide space planning services, prepare construction drawings and specifications, etc. and with due respect to the project team’s brief , prepare a design which meets all the project teams requirements, including budget and timescale. The Architect acts as the leader of the rest of the Design Team and coordinates their specialist input with their own. The Architect will prepare and
submit the Planning Application and Building Warrants in co-ordination with the rest of the Team. During the works on site, the Architect will assist the Clerk of Works in observing quality on site. At handover the Architect will assist in ensuring that the works are complete and that the project teams needs have been met, and will continue their involvement through the Defects Liability period, and the final resolving of defects. Structural Engineer; The Structural Engineer (SE) has the responsibility to design the structure of the building, including drainage installation. The SE must ensure that their design coordinates with that of the Architect and other members of the project team. The SE will advise the Project Team on the most appropriate form of structure for the building, and will provide cost advice to the Quantity Surveyor in respect to all aspects of the building structure. The CDM Coordinator; The CDM Coordinator will provide guidance and advice to the Project team on their duties and the implementation of the CDM regulations for the project. They co-ordinate the Health & Safety aspects of the design work, and cooperate with the other consultants employed on the project. They prepare the Pre- Contract Health and Safety information pack and work with all the other consultants to ensure that Safety is high on this project’s agenda. The CDM Coordinator assists in assessing the contractor’s Health and Safety documentation and will check his competence at time of tender and
will check that the requirements of the CDM regulations are taken on board by the contractor. The CDM Coordinator will notify the Health and Safety Executive of the works by preparing and lodging the notification to the HSE (F10 form). At completion, the CDM Coordinator will prepare the Healthy and Safety file and pass this to the project team. The Quantity Surveyors; The Quantity Surveyors (QS) roles will be primarily in connection with providing cost advice to the Project team throughout all stages of the project. During the pre-contract stage, the QS will assist the project management team in providing advice on procurement routes, preparing the tender documentation, receiving and analysing tenders and preparing the tender report for the Project team and recommendations for approval. The QS will prepare the contract documentation on behalf of the Project team. During the contract period the QS monitors the project spend, providing regular reports to the Project team, and will receive monthly valuations from the Site Team and will check these, before authorising the Architect to approve payment in the form of an Architect’s Certificate. The QS will also assist with negotiations with the Site Team if any variations (changes) occur during the project, which have a financial impact. Following completion of the Construction Works, the QS will liaise with the Site Team in agreeing the Final Account.
Party Wall/ building Surveyor; Our Building surveyor/s will provide professional advice on the properties prior to and during the construction phase of the project. Temporary works co- ordinator; Duties and responsibilities will be to manage and supervise the temporary works process and is designed for those involved with the planning, procurement & managing of temporary works. On-site team; The On-site team duties will be to deliver the project to the project team’s requirements- that is to the brief, budget and to programme. The On-site team will subcontract various parts of the construction works, and will be responsible for their performance, and will co- ordinate the work of all the subcontractors accordingly. They are also responsible for Health and Safety on site and ensuring that all persons on site are aware of their responsibilities. Sub-contractors; Deliver their selected work packages, in coordination with the On- site team and other subcontractors particularly in the case of Electrical and Mechanical subcontractors whose work is generally inter-related.
WIDER SOCIAL, ECONOMICAL AND ENVIRONMENTAL BENEFITS
One of Parkfield Properties’ core values for the renewal of areas is the belief that regeneration and construction are about a great deal more than bricks and mortar. The improvement and maintenance of properties and buildings is an opportunity to invest in sustainability and skills as well as a much broader range of economic and social benefits to the localities and wider communities of Granby Triangle and Liverpool 8. Parkfield Properties has developed an acknowledged reputation for innovation and success with respect to local labour employment, apprenticeships, workplace training and the use of local suppliers and contractors. Parkfield Properties believes that there is a fundamental social virtue in employing local people to build and maintain the fabric of their community. There are equally strong social, economic and environmental benefits ensuring that Parkfield Properties’ local approach is one of the means by which we can help to build vibrant, sustainable communities. Our approach will be to work alongside partners and key local stakeholders to maximise the positive impacts for local families, communities and specific target groups. We will therefore set out, through a bespoke community strategy, a clear action plan as to how we will develop and manage relationships with partners and stakeholders to achieve targets and explore opportunities for further innovation. The Community Impact Strategy (CIS) will follow from a comprehensive audit of local partners and stakeholders. In previous contracts Parkfield Properties has utilised its own CIS to build up a comprehensive audit of local partners and stakeholders identifying
all potential partners with links into the local long term unemployed and training opportunities some of these stakeholders include: • Council • Employment Services (JET, Connexions Job Centre Plus, Powerhouse etc) • Local colleges and other training providers • Chambers of Commerce and business organisations • CAB and other advice agencies interacting with local unemployed and young people • Trade Unions • Tenant organisations, local community forums, and local parish/religious councils One of Parkfield Properties’ key aims is to ensure there is an offer of a unique apprenticeship programme. With an increase in NEET (not in education, employment or training) young people in the area, as well as the UK as a whole, we feel that having a programme aimed at ensuring there is an apprenticeship programme for ‘new entrant trainees’ and investment made in young people to not only help them acquire skills and trade qualifications, but also develop as people. The management and mentoring of apprentices therefore focuses on a much broader range of outcomes helping them to develop their communication skills and both their self-confidence and self-esteem. The company ethos is based on positive encouragement and an approach that values apprentices as individuals and not just prospective employees. Parkfield Properties’ aim is to help apprentices play a productive and fulfilling role in their communities and families and not just in their place of work. Parkfield Properties believes that this approach ensures a higher return on the time and energy invested during the apprenticeship process. Our
approach and success is based on three key elements • A strong corporate ethos founded on family values which is practiced and not just preached • Targeted support and encouragement from a dedicated staff investment team, headed up by director Rizk Salah • Promoting positive role models for apprentices through one to one mentoring with experienced staff who can demonstrate the financial, social and personal fulfilment that flows from secure and rewarding employment It is our aim to ensure that employment and training opportunities are provided to local people from the area. Parkfield Properties already has a formal collaboration with Blackburne House, Women’s Technology Centre aimed at supporting its efforts to open up career opportunities for women in construction giving us the chance to deliver integrated on site experience for their trainees and apprentices. Parkfield Properties is happy to work alongside any of the agencies recommended by the council. Working with local suppliers is something that Parkfield Properties is very committed to and already has strong commitments in place to ensure a strong local supply chain. This will be highlighted in the CIS setting out how Parkfield Properties will work with local building merchants, plant hire organisations and sub-contractors to source and procure locally. As part of Parkfield Properties’ Environmental Policy’s Statement of Intent is a bold commitment to try and ensure at least 70% of the materials or plant hire required for the project are sourced locally. Using locally-sourced materials and plant will help to reduce vehicle miles for deliveries, therefore reducing the project’s impact upon the environment in terms of CO2 emissions
and other environmental impacts. This would also lead to significant cost savings for Parkfield Properties. We wish to work alongside the council in an open and transparent way and therefore will be happy to provide information on the number of tenders / prices obtained from all firms including those listed on the council-named sites and the number of these that obtained the contract.
DUCIE STREET DEVELOPMENT £
TYPE OF REDEVELOPMENT
EXPECTED SALE PRICE
FLATS COST OF SITE
Rental Return from Properties TOTAL RENT PCM
GROSS RENT YIELD 10% NOT ACCOUNTING FOR GROUND RENT MANAGEMENT FEES & INSURANCES DUCIE STREET DEVELOPMENT £
QUANTITY VICTORIAN HOUSE REDEVELOPE INTO 6 FLATS
RENT PCM VICTORIAN HOUSE REDEVELOPE INTO 6 FLATS
TOTAL RENT PCM
GROSS RENT YIELD 12% NOT ACCOUNTING FOR GROUND RENT MANAGEMENT FEES & INSURANCES
ASSESSMENT OF RISKS AND LITIGATION
Parkfield Properties have a clear understanding of our roles and responsibilities within this project. We have extensive experience of delivering schemes similar this. Initial internal risk assessments calculated alongside our funding model have already taken place to ensure that this process would be worthwhile and could achieve a real difference in the community. Throughout this process the figures provided have been based on a worst case scenario due to the nature of the properties and the difficulty in gaining access due to health and safety. This has meant that not all properties have been able to receive an intrusive survey allowing us to fully analyse the requirements for each property. With regards to the rentals and sales of the properties this area is always a risk but a risk that comes with its reward. Parkfield Properties have the experience and know how in lettings and sales as well as developing, building, supporting and helping nurture a community. With an in depth understanding of Liverpool 8 and its unique history we really do feel we can provide added value and less risk in being able to be involved in this project.
ASSESSMENT OF RISKS AND LITIGATION
ASSESSMENT OF RISKS AND MITIGATION
DESIGN PRINCIPLES AND DESIGN ASSESSMENT REPORT
The following is a Design Assessment Report compiled by our Sustainability Consultants:
Classification: There are several categories that existing dwellings can fall under:
The materials used will be sympathetic and complimentary to the surrounding environment and the use of architectural stone features will further enhance the overall development. We will retain the original engineering brick. Further information on the SAP 2009 L1B Design Assessment Report design aesthetics of each dwelling type is available in the technical 12th L1B June 2013DESIGN ASSESSMENT SAPWednesday 2009 drawings section. Colours and textures will be chosen carefully to ensure the closest possible match to the existing materials. The external areas to each property will have yards / gardens to the front and rear and will be secured by a minimum 1.80m high timber fence, thus creating an outdoor amenity to each property.
Description of Site: Renovation and material change of use of the existing properties on Ducies Street in to a mix of apartments and houses.
Refurbishment - would apply to a building that has had one of the following or more applied. A material change of use can be applied which is limited to certain applications below.
Material Change of use - This would be a dwelling that is created from another type of building e.g. a flat is added to a building type or the number of dwellings in a building changes. Provision, renovation or retained would fall under this category.
RENOVATION OF DUCIE STREET, LIVERPOOL
Material alteration - This would apply to replaced, renovated or retained categories
REPORT Reference: S859
Renovation of Ducie Street, Liverpool
WEDNESDAY 12TH JUNE 2013 Revision: 0
1. General Information As requested, SAP 2009 assessments and Energy Performance Certificates (EPC’s) have been carried out on the above developments. In contrast to L1A new build property, the properties have been assessed by L1B guideline for existing buildings for the conservation of fuel and power. Below is the information on how to demonstrate compliance with L1B and the performance of the buildings compared with the standards set out by L1B.
This report may not be reproduced other than in full, except with the prior written approval of SHGL
Site Address: Ducie Street Renovation Project Liverpool. Client instructing Assessment: Parkfield Properties 1 Windsor View, Liverpool. L8 Energy Assessor: Peter P Kinsella BSc (Hons), OCDEA (Dip)
There are then classifications which can fall into one of the above catergories:
falls under, in this case a “renovation”. Classification of Site: The property falls under certain building regulations for part L1B and ‘material change of use’ applies. The property has been materially changed from a house in to three flats and have been renovated for domestic purposes and therefore falls under certain requirements for the thermal elements (U-values for external walls, ground floor and roof); controlled fittings (windows and doors); controlled services (heating, hot water, ventilation and lights). In Section 2: Paragraph 45 of Part L1B, a renovated thermal element is one that has had 25% or more of its area treated. If there has been less than 25% treatment then there is reasonable provision to do nothing to improve energy performance. Building Properties Thermal Elements Table 1. U-values for the externally insulated fabric of the building
Renovation - any new thermal element is added or replaced > 25%. Retained - any existing element that becomes apart of the external insulated fabric. Replacement - any thermal element that is being rebuilt during the refurbishment. Provision - where new elements are added (in extensions). To calculate the energy efficiency of the dwellings each dwelling is compared with a notional dwelling of the same size, shape and set values for the thermal elements, controlled fittings and services which are applicable to the category the dwelling
* Roof – insulated at the rafters. Openings Table 2. U-values for the windows and doors of the building
Heating Fuel: gas System: boiler Manufacturer and model type: Combi condensing to be confirmed Efficeincy of the primary heating appliance needs to be no less than 88% efficient for a gas boiler and have an efficiency not worse than that of 2% lower than that of the original system. The heating needs to comply with the standards set out by domestic heating compliance guide
Carbon dioxide emissions The table below shows the CO2 emissions for the dwellings in comparison with notional buildings of the same area with the standards set out by the building regulations part L1B 2010. These calculations are based on the criteria above and meet the current Part L 2010 building regulations, using SAP 2009. Table 4. Carbon dioxide emissions rate Kg / year
Efficiency: Heating controls and hot water system are to meet the minimum set out by the guidance in the domestic heating and complaince guide: Heating controls: Programmer, Thermostat and TRVâ€™s Hot water Insulation of pipes and ducts: Yes Mechanical Ventilation None present Lighting: Fixed energy efficient lighting is required that numbers no less than the greater of: (i) 75% dedicated low energy light fittings Table 3. Lighting to comply with building regulations
Table 5. Option to improved dwellings over Part L building regulations
To gain a 10% improvement over building regulations, we have the following suggestions. The following energy efficient measures will give a 10% reduction in CO2 emissions over building regulations Part L1B. > All low energy lights > Weather compensator added to the primary heating controls > Shower heat recovery system, example Power Pipe R220 > Reduce opening u-values to 1.5W/ m2k
Conclusions: In conclusion the properties have passed the SAP assessment and comply with part L1B 2009 conservation of fuel and power in existing dwellings. Energy Assessor: Peter P Kinsella BSc (Hons), OCDEA (Dip)
DETAILS OF TRADE OR PROFESSIONAL BODY
Parkfield Properties are members of the following trade and or professional bodies:
NHBC is a not for profit standard, leading warranty and insurance provider as well as standards setter for UK house-building for new and newly converted homes.
Considerate Constructors Scheme - since launching in 1997 the scheme has continued to grow and develop, sharing best practice and helping raise standards of construction sites’ performance across the UK.
The Federation of Master Builders FMB Online - The Federation of Master Builders web site - The UK’s leading building trade association.
CLASS – Liverpool City Council is a landlord accreditation scheme which gives public recognition for being a good landlord and a range of benefits otherwise not available.
APPROACH TO WORKING WITH COUNCIL AND KEY STAKEHOLDERS IN THE AREA
Parkfield Properties has an ethos of collaboration extending throughout its organisation and together our partnering philosophy lies at the heart of our business activities. Parkfield Properties has found that the higher the degree in collaborative working the more successful projects are. Through long-term collaborative working we have found our clients have gained a higher level of satisfaction and better project quality. As an organisation we have vast experience in partnership working with local authorities to deliver the required services. Parkfield Properties has developed, built, refurbished, managed and maintained properties and has successfully worked in partnership with councils in Lancashire, Cheshire West and East, Congleton, Halton, Wirral, Sefton, West Lancs, Wigan, Warrington, Greater Manchester, Staffordshire Moorlands as well as Liverpool. Parkfield Properties philosophy is not only to guarantee quality output but also quality thinking. Our approach and methodology proceed from a thorough understanding of the council, its core values, its key audiences, its communication objectives. Parkfield Properties’ previous knowledge of working in the sector alongside local authorities ensures there is an understanding of the brief and a flexible approach to account liaison and meetings with the council and stakeholders. Parkfield Properties’ flexibility and account protocols will ensure that only the best possible service will be given. Therefore our first task in ensuring positive partnership working is to
agree clear account protocols. The protocols would set out issues such as an identified primary point of contact, clear programme for team meetings, agreed timelines, methodology, clear budgeting and agreed evaluation / KPI criteria. Having a close working relationship with the Council and other stakeholders will play an important part in the success of this project. Our approach to working with the Council will be separate to our plans to working with key stakeholders in the area. Parkfield Properties is already an established name in the area but if we were to be successful then one of the first tasks we would undertake would be to devise a Community Impact Strategy (CIS). This will follow from a comprehensive audit of local partners and stakeholders. With a heightened sensitivity of recent events and initiatives from investors that have failed to deliver we feel that with the Liverpool 8 / Granby community it is important that an engaging consultation occurs about the potential work that is to be undertaken. We understand that various consultation attempts have take place and Liverpool City Council has been engaged in holding meetings in the area advising the residents of potential developments. Prior to submission of this tender we have held informal consultations with residents in the Granby Area and most notably the Granby Four Streets. The informal consultation has allowed us to assess the feelings of the residents and the level of engagement and consultation required. From the informal and formal consultation the residents understood the requirement for refurbishment and were delighted with the fact there would be no demolition but wanted there to be a plan that respected the locality and the façades of the refurbished homes to retain the character the ‘old buildings’ had.
The residents were reassured to hear the background of Parkfield Properties and the work the organisation has carried out in the area as well as how we have previously managed mixed tenure properties with high environmental standards and our strong track record in local employment, apprenticeships and community involvement. The first phase of consultation would be to hold meetings with key stakeholders from the area including but not limited to: • Council (economic development, youth service and other relevant departments) • Employment services • Colleges and other local training providers • Chambers of Commerce and other local business organisations representing prospective suppliers and contractors • Local schools and voluntary youth organisations • CAB and other advice agencies interacting with local unemployed and young people • Trade unions • Tenants’ organisations, local community forums • Faith groups The meetings will inform the various parties of the plans of work but also highlight opportunities for the local community with regards to consultation, employment, apprenticeships and trade. This consultation will be carried by Parkfield Properties alongside our retained communications agency. The second phase of consultation will include a series of open community events which will be held showcasing the plans for Ducie St to the communities and the potential community involvement that could be available as well as the channels
they are available through. The open community events will be attended by Parkfield Propertiesâ€™ Directors and if the council wished to attend they would be more than welcome. This will be an opportunity for the community to ask any questions directly to us in relation to the scheme. The third phase of consultation following the open community events, will involve each home and business in the renewal area neighbourhoods receiving a newsletter making them aware of the works and showing the ongoing plans as well as providing a reference point (from Parkfield Properties) for any questions or queries residents or local businesses may have. The newsletter will also state any levels of disruption to the area, the working hours, the types of vehicles in the area and a timetable of works. To support the newsletters a microsite for the Ducie St development will be available for the community to view and understand the works that are being undertaken.
SCHEME PROPOSAL LP/107_06_2013_v_8
Parkfield Properties has employed a CIS on previous schemes. Each CIS is bespoke to the area and works to the sensitivities of the community. During a contract in Lodge Lane we provided a CIS when handling the refurbishment of void properties in the area. There were a number of residents in the area where English was not their first language and our staff were trained in using translation books to help communicate with them. During a refurbishment process Parkfield Properties always ensures that the organisation communicates with the wider community making them aware of the plan of works, what kind of disruption, if any, is involved and the kind of vehicles residents should be expecting in and around their area.
DUCIE STREET RENOVATION PROJECT. DUCIE STREET LIVERPOOL L8 2UT
APPROACH TO DEALING WITH COMPLAINTS
Customer or client complaints are always dealt with promptly and treated very seriously. Parkfield Properties always welcomes feedback from customers and stakeholders on the quality of the projects delivered so that improvements can be made when required. Parkfield Properties receives very few complaints however, in accordance with company procedure, all serious customer / client / third party complaints are reported to the board of directors. The Project Manager provides a report with the details of the complaint, the outcome and what steps have been put in place to ensure that the incident is not repeated.
Billy Maxwell Liverpool City Council Neighbourhoods Team Leader South Edge Hill Customer Focus Centre, 80 to 82 Wavertree Road.Liverpool, L7 6PT T:(0151) 225 8693 M: 07801 453981 William.Maxwell@liverpool.gov.uk
Parkfield Properties has a streamlined and straightforward approach to dealing with complaints that is applicable for complaints from either the Council or customers or members of the public.
Liverpool Muslim Society, Al Rahma Mosque and Cultural Centre
Stage 1; a complaint is received and the relevant Project / Site Manager investigates the complaint, responds back to the complainant and informs the Directors of the complaint.
T: (0151) 709 2560
Stage 2; when a complaint cannot be resolved at Stage 1 it is escalated to Stage 2 where the complaint is investigated by the Directors. Stage 3; where it is not possible to resolve a complaint at Stage 2 the complaint is then passed to the Managing Director who will then investigate the complaint personally.
29-31 Hatherley St, Liverpool, Merseyside L8 2TJ
CLARIFICATION OF SURVEY WORKS UNDERTAKEN
Over the past six months we have had the properties at Ducie St inspected twice. For health and safety reasons the surveys carried out where not as intrusive as we would have liked. The survey was carried out by MacLachlan Associates and their latest report is attached to this tender under separate cover. An overview of the report showed: The front elevation walls to the entire terrace are in a reasonable condition, as are the end gable walls. The rear elevation walls are more dilapidated with considerable damage at joints to outriggers, with some of the outriggers having collapsed. The party walls are in various degrees of disrepair, with some unrestrained for their full height by any buttressing walls, intermediate floors or roof structure. A considerable proportion of the internal walls is missing.
construction, adequately bonded / tied to the external and party walls. The existing basements are to be backfilled with inert material. New ground floor, upper floors and roof structures will be required throughout. These will be adequately strapped to their supporting walls, ensuring their stability. These works will be carried out in a staged sequence moving along the terrace, allowing the structural work on two or three units to be carried out concurrently before moving on to the next units. Attached to this document is a building survey that has been undertaken by McLachlan Associates. FRONT ELEVATION
The properties have partial basements. The ground floor structure over these basements is missing in the majority of cases, as are the upper floor structures. The roof structure is in various degrees of disrepairs with large portions missing. The proposals retain the buildingsâ€™ original external appearance. This can be achieved by retaining the front elevation and gable walls and approximately 50% of the rear elevation walls. The remaining portion, including the outriggers, will need to be rebuilt. These will require temporary supports for the duration of the relevant works. The situation with the party walls will need to be reviewed as the works progress and closer safe inspection is possible, but some are likely to require complete reconstruction. The internal walls will need to be of new
PROPSED BLOCK PLAN
TYPICAL HOUSE SECTION
The typical house section illustrates the arrangement of the property over the three floors . Essentially only the external and internal load-bearing walls will be retained with complete new internal refurbishment of all the properties which will include new floors and roof structure. The basic principals of a â€˜Passive Houseâ€™ will be adopted that will give the refurbished properties excellent thermal performance. Passive House thermal comfort will be achieved to the greatest practical extent through the use of passive measures listed below: 1. High levels of insulation to the new roof and internal insulation to the external walls with minimal thermal bridges. Insulation to the existing suspended timber floor. 2. Passive solar gains with the retention of the large external south facing windows and further gains from the new roof windows. 3. Excellent level of air tightness to prevent infiltration heat losses. 4. Good indoor air quality, provided by a whole house mechanical ventilation system with highly efficient heat recovery. 5. The south facing roof will also provide opportunity to accommodate solar panels which will create free electricity.
TENURE TYPE The current housing offer is clearly extremely limited due to the significant number of void properties. Although there are a number of initiatives in place at the moment seeking to change this we think our proposal will further contribute and provide the opportunity for extensive refurbishment and remodelling of the distressed properties on Ducie St. This in turn will provide good quality housing to a range of potential buyers and tenants. Affordable family housing will be delivered through this proposal, with the refurbishment of the 13 properties. A mixed tenure is at the heart of sustainable communities and this proposal will provide a person/family the opportunity to buy their own home, buy part of their own home through shared ownership, market rent their home or rent their home at ‘affordable rent.’ The tenure types have been defined in response to this document. Increasing the number of market rent is essential as it allows the increase in diverse economically active households into the area. Having owner occupiers in the area is essential but the proposal recognises that this will be challenging in an area were the sale housing market has failed. The area currently has 12% of the current residents living in the area as Owner Occupiers and Parkfield Properties would be seeking to increase this over time. Initially we will be looking at market rent and shared ownership units. This again would contribute to the fabric of the existing and the developing community. The proposal also recognises the need to increase the provision of social rented units and will provide rented affordable housing. Parkfield Properties will be seeking to ensure that the model and tenures provided will be flexible enough to react to the housing market and therefore mechanisms will be in
place to allow market renters to be able to purchase their property in time. Therefore whilst sale options will be available and marketed, a potential buyer will have the opportunity to ‘rent to buy.’ This allows the property to be rented whilst making provision for the tenant to save for a deposit and ultimately buy their homes. It is understood there is a requirement in the Granby area for larger housing to cater for the demand of larger families seeking to live in affordable accommodation. This proposal is seeking to help with that demand with a number of larger properties being made available. Following our initial public consultation the community commented on the requirement and demand for commercial / retail units in Granby. Parkfield Properties plans to work with residents, local entrepreneurs and Liverpool City Council to refurbish units into commercial / retail units with living space above. An area we have been successful in throughout our work in Ducie St. It is felt by Parkfield Properties that a marketing strategy will need to be implemented to promote the area and the properties available. The strategy will aim to empower the area as somewhere that is desirable to live with close access to employment, education, health, retail and leisure services and facilities. So in summary Parkfield Properties will be looking to contribute to the local housing offer by refurbishing the properties on Ducie St, with different house types and tenures. The majority of the properties will be available on a market rent tenure with the aim of ensuring an increase of economically active households to the area. With the social issues that the area has previously faced we felt the requirement to try and keep the social rent element down.
TYPE 1: APARTMENTS
The proposal will see the property being converted into 3 apartments. Each apartment occupying an entire floor providing large two bedrooms with generous living and kitchen space. The entrance into the building will be via the existing main entrance. A shared communal entrance hall will provide direct access into the Ground floor apartment. The new communal stairs will provide access to the upper floor apartments.
TYPE 1: APARTMENTS
TYPE 1: GROUND FLOOR - APARTMENT 1
The floor plan illustrates the main entrance into the building which brings you into the main internal hall. The two bedroom ground floor apartment 1 is accessed via this hall and the new stairs lead up to the apartments on the upper floors. As you enter the apartment the hall and the corridor link all the spaces together. The main living space, dining room & the Kitchen provide a generous modern open plan layout. The apartment accommodates two generous bedrooms with the bathroom situated towards the rear of the property. All the external walls of the property will be internally lined with insulated plasterboards and will exceed the minimum requirement of the current Building Regulations. The new traditional style sash windows will provide excellent U.values and air tightness reducing the heat losses associated with traditional glazing.
TYPE 1: APARTMENTS
TYPE 1: FIRST FLOOR - APARTMENT 2
The First floor Apartment is accessed via the communal entrance hall on the Ground floor. The entrance to Apartment 3 on the second floor is also on this floor. The two bedroom First floor Apartment benefits from a similar arrangement to the Ground floor flat.
TYPE 1: APARTMENTS
TYPE 1: ROOF/SECOND FLOOR - APARTMENT 3
The Two bedroom second floor Apartment 3 is accessed via the communal hall on first floor with stairs leading up to the generous internal hall. The high pitch of the roof structure allows the creation of an equally generous two bedroom apartment. The property will benefit from the new roof-windows which will provide generous amounts of natural daylight and excellent views of the outside. The new roof structure will be insulated to provide high levels of thermal insulation and will exceed the requirements of the building regulations. The south facing roof will also provide opportunity to accommodate solar panels which will create free electricity.
TYPE 1 APARTMENTS FINANCIAL RETURN Large 2 bedroom apartments Selling features: en-suites, chrome sockets, fully tiled bathrooms, CCTV, intercom, fully carpeted, LED spotlights, oak doors, large skirting boards. Sale price starting from - £47,500 Rental price starting from - £400pcm
TYPE 2: LARGE DWELLING HOUSE
The proposal will see the property being renovated to its original glory. The property will provide a generous living accommodation with 6 bedrooms. All the main structural walls will be made good and retained. A new flexible sliding wall will be introduced between the Dining & kitchen area to provide a modern open plan living space.
TYPE 2: LARGE DWELLING HOUSE
TYPE 2: GROUND FLOOR PLAN - 6 BEDROOM HOUSE
The proposal will see the property being renovated to its original glory. The property will provide a generous living accommodation with 6 bedrooms. Access to the house will be via the original main entrance located centrally to the double fronted property. The ground floor will accommodate generous Living spaces with separate kitchen and dining room with flexible partitions to provide an open plan arrangement. The ground floor will also benefit from a generous bathroom located towards the rear of the property. All the external walls of the property will be internally lined with insulated plasterboards and will exceed the minimum requirement of the current Building Regulations. The new traditional style sash windows will provide excellent U.values and air tightness reducing the heat losses associated with traditional glazing.
TYPE 2: LARGE DWELLING HOUSE
TYPE 2: FIRST FLOOR PLAN - 6 BEDROOM HOUSE
The first Floor plan accommodates four spacious bedrooms with the master bedroom benefitting from an en-suite. A generous bathroom is positioned above the bathroom on the ground floor. The wide staircase continues to the second floor which accommodates a further two bedrooms and a large games room.
TYPE 2: LARGE DWELLING HOUSE
TYPE 2: ROOF/SECOND FLOOR PLAN - 6 BEDROOM HOUSE.
Two spacious bedrooms have been accommodated on this floor together with a small bathroom and a large games-room. The property will benefit from the new roof-windows which will provide generous amounts of natural daylight and excellent views of the outside. The new roof structure will be insulated to provide high levels of thermal insulation and will exceed the requirements of the building regulations. The south facing roof will also provide opportunity to accommodate solar panels which will create free electricity.
TYPE 2 LARGE DWELLING HOUSE FINANCIAL RETURN 6/7 bedroom dwelling house Selling features: en-suites, chrome sockets, fully tiled bathrooms, CCTV, intercom, fully carpeted, LED spotlights, oak doors, large skirting boards. larger than average house, eco, fitted kitchens, decked yard, study/play rooms. Sale price starting from - £95,000 Rental price starting from - £600pcm
TYPE 3: CONVERSION TO 2 DWELLINGS
The proposal will see the property being converted into 2 duplex apartments. The scheme effectively divides the existing property into two halfâ€™s along its centre. The duplex apartment will provide a generous four bedroom accommodation over the three stories.
A shared communal entrance hall will provide direct access into each apartment at ground floor level. New internal private stairs will provide access onto the upper floors. The scheme will involve some structural alterations.
TYPE 3: CONVERSION TO 2 DWELLINGS
TYPE 3: GROUND FLOOR PLAN - CONVERSION TO 2 DWELLINGS The proposal will see the property being converted into 2 Duplex apartments. The scheme effectively divides the existing property into two halfâ€™s along its centre. The duplex apartment will provide a generous four bedroom accommodation over the three stories. A shared communal entrance hall will provide direct access into each apartment at ground floor level. New internal private stairs will provide access onto the upper floors. The scheme will involve some structural alterations. The ground floor will accommodate generous Living spaces with separate kitchen and Living room. The rear of the property will benefit from a new extension which will accommodate the Kitchen & dining area overlooking the garden through generous amounts of glazing. The extension will also benefit from roof windows which will provide generous amounts of natural daylight deep into the rooms. All the external walls of the property will be internally lined with insulated plasterboards and will exceed the minimum requirement of the current Building Regulations. The new traditional style sash windows will provide excellent U.values and air tightness reducing the heat losses associated with traditional glazing.
TYPE 3: CONVERSION TO 2 DWELLINGS
TYPE 3: FIRST FLOOR PLAN - CONVERSION TO 2 DWELLINGS
The First floor accommodates 2 spacious bedrooms, family bathroom and en-suite to one of the bedrooms. The stairs continue to the second floor which accommodates further two bedrooms.
TYPE 3: CONVERSION TO 2 DWELLINGS
TYPE 3: ROOF/SECOND FLOOR PLAN CONVERSION TO 2 DWELLINGS The Second floor accommodates 2 spacious bedrooms, another family bathroom and en-suite to one of the bedrooms. The property will benefit from the new roof-windows which will provide generous amounts of natural daylight and excellent views of the outside. The new roof structure will be insulated to provide high levels of thermal insulation and will exceed the requirements of the building regulations. The south facing roof will also provide opportunity to accommodate solar panels which will create free electricity.
TYPE 3 CONVERSION TO 2 DWELLINGS FINANCIAL RETURN 4 bedroom dwelling house Selling feautres: en-suites, chrome sockets, fully tiled bathrooms, CCTV, intercom, fully carpeted, LED spotlights, oak doors, large skirting boards. larger than average house, eco, fitted kitchens, decked yard, study/play rooms. Sale price starting from - £70,000 Rental price starting from - £500pcm
DETAILS OF PROJECT TEAM
Ducie Street, Liverpool 8 Regeneration Project
Project Management Team PARKFIELD PROPERTIES PROJECT MANAGEMENT
DETAILS OF PROJECT TEAM
Rizk Saleh /Abed Chudary /Rafiq Mogra.
Project Public Relations Officer Mo Maghazchi
CDMC R. Ledger CMIOSH MIIRSM DipSHE, DipRSA
Rafiq Mogra BA
Emile Sanan M Eng C Eng
Party Wall Surveyor
Peter Mclachlan FRICS
On Site Management Site Manager Naseer Alkash
Assistant Site Manager
Temporary Works Coordinator Rafiq Mogra
On-site Health , Safety & Welfare Advisors Safety Risk Management Ltd
Trades (not exhaustive)
FINANCIAL OFFER FOR THE SITE
An offer of £100,000 is made to Liverpool City Council for the Ducie Street site and 118 Kingsley Road. Offer is subject to survey and contract.
DETAILS OF FINANCIAL ARRANGMENTS
Arrangements have been made for this project to be undertaken with all funding to be provided jointly by Parkfield Properties (North West) Limited, NRH Properties Limited, Mr. M. According to costings A. Salim and Mr. W. Ahmed undertaken we estimate that and Mr M Hussain and their cost of redevelopment of associated companies. the existing properties shall be in the region of £1.3 Detail of funding is million. Refurbishment shall enclosed. Funding is to be undertaken to restore be private funds of the properties to flats, 2 into 1 company’s mentioned and dwellings and large family the associates. Parkfield homes. Properies has over £2m of equity in developments and We anticipate that works it is envisaged that equity will be able to commence from other developments immediately subject to all will be released to help fund legal arrangements and this development. agreements being in place. Attached to these documents are bank statements showing availability of funds in our account as well as our associates.
NAME AND CONTACT DETAILS FOR PERSON RESPONSIBLE FOR FINANCE M. B. A. SALEH (RIZK). MAIN TRADING ADDRESS – 1 WINDSOR VIEW, LIVERPOOL, L8 0UN. TEL – 0151 709 9741 EMAIL – parkfieldproperties@hotmail. co.uk
DETAILS OF SIMILAR SCHEMES
Parkfield Properties has been involved numerous projects similar to the refurbishment in Ducie St. As a company we have been very active in trying to redevelop the Liverpool 8 area and have worked closely with Liverpool City Councilâ€™s neighbourhoods team and the 1578 group to help clear grot spots in and around the Lodge Lane area. Liverpool 8 is an area we are passionate about and have undertaken a numerous refurbishment / redevelopment works in streets such as Wordsworth St, Lime Grove and Moss Grove. The work we undertook was to focus on refurbishing the homes to exceed a decent homes standard that would allow economically active families to move in to the area. In all of those streets we carried out full refurbishments in consultation with the local community. Away from Liverpool 8 we have refurbished residential properties on Parkfield Road, Liverpool 17. Purchasing a void properties we undertook the restoration of the buildings and converted the properties into luxury apartments. Working the community is important to us and we have carried out several community based projects of redevelopment in the North West for over last ten years. Examples include Al Rahma Masjid (mosque) in Liverpool 8 , Manzil Banqueting Hall & Restaurant Limited , Felicity House, Northdale, Liverpool, L15 , several sites on lodge lane have been redeveloped in mix use commercial and residential property which have had extremely positive effect on the surrounding areas as highlighted in the About Parkfield Properties section of this document.
LIME GROVE KITCHEN BEFORE
LIME GROVE KITCHEN AFTER
AL RAHMA MOSQUE BEFORE
AL RAHMA MOSQUE AFTER
75-79 LODGE LANE BEFORE
75-79 LODGE LANE AFTER
EVIDENCE OF FUNDS
EVIDENCE OF FUNDS
EVIDENCE OF FUNDS
EVIDENCE OF FUNDS
APPENDIX I CERTIFICATE OF INCORPORATION