PROPERTY AND CONSTRUCTION CONSULTANCY 1
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CONTENTS
INTRODUCTION 1 OUR TEAM
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SERVICES
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CLIENT FEEDBACK
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CSR
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CONTACT
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We have wide range of experience… whatever challenge you face ,we will have the solution.
INTRODUCTION Consult Construct Ltd are a multi-disciplinary independent firm of professional Building Surveyors and Construction Consultants, Regulated by The Royal Institution of Chartered Surveyors (RICS), providing a range of surveying, project management, architectural design, and associated services. We pride ourselves on maintaining a high level of customer service and timely delivery, driven by the desire to build excellent working relationships with our existing and future clients. We provide a comprehensive range of construction consultancy services, all underpinned by the vast experience of our specialist teams, who all work together and strive to deliver outstanding construction projects for a broad range of public and private clients in the following sectors: • • • • • • • •
Commercial Education Higher Education Local Authority Block Management Health Care & Care Homes Heritage Residential
Our professional services include: • • • • • • • •
Professional Building Surveying Project Management Health & Safety and CDM Services Architectural Design Cladding Services / EWS1s Contract Administration Party Wall and Dilapidations Energy & Sustainability
Core Values Respect
Respect and value our clients, associates, and the wider community.
Collaboration
Encourage collaboration and mutual respect to reinforce a one-team approach to projects.
Reward
Reward staff for their continued commitment to meeting our clients’ needs.
Environment
Promote environmental and sustainable practices, through the advice we provide and across all our business activities. 1
OUR TEAM Our team comprises Chartered Building Surveyors, Architects, Quantity Surveyors, Sustainability Surveyors, Energy Assessors, Electrical, Mechanical and Environmental Engineers and Project Managers.
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PETER MUNNS Managing Director
DAN DODSON Director
Peter founded the business in 2012 and focuses on consistent service delivery and business matters. Peter’s main area of expertise is within the Commercial and Domestic Sectors, focusing on Building Pathology, Legal Disputes, Procurement and Health & Safety matters. As a working Director, Peter still undertakes project delivery on a day to day basis, whilst assisting and training the team.
Daniel joined Consult Construct in 2015 as an equity Director. Daniel has continued to grow the business, within the Education & Public sectors and possesses a broad range of experience in the Public, Health and Education sectors. Working closely with several key Home Counties Councils & Health Authorities, over a period of 15 years. High quality project delivery continues to be Daniel’s aim, alongside supporting, assisting and training the team here at CC.
FADEEL BAURTALLY Associate Director
NIAL MCKEOWN Associate Director
Fadeel has around 10 years experience and has broad experience of Building Surveying, Project Management and Architectural Design. With both residential and commercial consultancy experience Fadeel has been responsible for delivery of a wide range of projects. Fadeel has had responsibility of delivering new build, alterations and refurbishments within a number of sectors including, Healthcare, Higher Education, Commercial, Local Government and Residential. Within all sectors, Fadeel has been responsible for all types of repair and maintenance of Client estates, ranging from minor maintenance through to large scale repair projects.
Nial specialises in Project Management, Defect Analysis, Cladding Inspections and Building Pathology. He has a wide range of experience with Block Management clients, including careful management of quality, cost and programme.
Stuart Searle Director Stuart is a Chartered Surveyor and Energy Assessor, with over 25 years’ experience in the construction industry. He established SRS Partnership in 2007 and recently merged with Consult Construct to add an Energy & Sustainability Department to the business. Stuart Heads the Sustainability Team to provide practical consultancy on energy efficiency and sustainability in all buildings.
JENNIFER HUGHES Senior Architectural Technologist Jennifer’s key role within the business is to provide Architectural Services. Jennifer has worked within the construction industry, as an Architectural Technician, for over 15 years. Jennifer particularly enjoys working on heritage sites, including extensions and refurbishments, however has also successfully delivered many commercial projects.
Jonathan Cooper Senior Building Surveyor Jonathan is an experienced Senior Building Surveying, who has worked in the construction industry for over 15 years. His experience spans both public and private sectors, including Education, Local Authority, and Insurance works. He has many core Building Surveying skills, including Contract Administration, Specifications, Building Pathology and is a Party Wall matters specialist.
TOM FOSTER Senior Building Surveyor Tom specialises in professional services, such as Party Wall Matters, Dilapidations and Defect Analysis. His specialty is Landlord and Tenant matters, advising Tenants / Landlords with management of negotiations. Tom has previously worked for two well-known Kent firms and has over 6 years’ experience within the industry.
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SERVICES BUILDING SURVEYING SERVICES
We offer a full range of Professional Building Surveying Services, including: Building Specifications Whether it be for a small scale refurbishment, extensive remodelling, or new build. We can handle the whole process, including preparation of Building Specification, going out to tender and obtaining quotations from Contractors, running quality and arithmetical checks to ensure all items are included and presenting Tender Reports for clients to review. With or without project drawings, the specification given a point by point breakdown of the requirements for workmanship and materials to be utilised and sets down prerequisites for the organisation of the works, including site administration, wellbeing facilities, security and the general behaviour of the contractor once on site. Consult Construct has extensive experience of providing building specifications for a wide variety of clients, across private public sectors and development projects. 4
Feasibility Reports A Feasibility Study will provide a complete picture as to the viability of a project from various perspectives, practical, financial and compliance. From a commercial point of view, this initial feasibility assessment is essential to ensure that you know, from the start whether or not a project is viable. Also what the likely cost and timescales will be and any potential obstacles you may face progressing the project.
Without proper planning and assessment, even small projects have the potential to exceed budgets and timescales; the potential implications of an overrun or overspend on commercial projects could be massive. Our Team of Building Surveyors will undertake a thorough Feasibility Study, to the relevant level for your project and report on the viability and provide cost information and any potential areas of concern, such as whether Planning Permission is required etc.
PROJECT MANAGEMENT
Our Project Managers have a high level of expertise and technical knowledge and we will engage with all stakeholders, at an early stage, thus ensuring risks are managed and strong links of communication are maintained with all parties involved with your project on site. We fully understand the complexities of the works and strive to ensure the process is driven through with efficiency and compliance at all stages. Our Project Management Team provided a single point of contact for clients and contractors. We drive down project costs using our knowledge of key markets and by ensuring that we have a detailed understanding of the client’s brief. Our Project Management Team comprises experienced multiskilled professionals, with wide ranging experience of many different clients and properties. As a result we understand all aspects of the design process.
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CLADDING
In late 2017 our surveyors began diversifying their existing skill set into the remediation of external wall systems. Our team have cultivated a large knowledge base in the industry and now offer a variety of services to clients throughout the United Kingdom. Our teams specialise in the production of EWS1 forms, PAS9980 assessments, inhouse intrusive opening up works, remedial works specifications and collaboration with our consultant fire engineers. We offer a complete solution from the initial survey of the building through to completion, whether the project is Government funded, insurance warranty funded, privately funded or a hybrid of the aforementioned. PAS 9980 / FRAEW Assessments This is a recent update to the ongoing topic around cladding remediation and fire safety in multistorey, multi occupancy residential buildings. This survey is an assessment of the external façade of the building in accordance with the new PAS9980 guidance. Our surveyors will attend the site and undertake significant opening up works and then provide the client 6
with a five-stage risk assessment including mitigation measures required to improve the rating given to a building. The FRAEW is now required to inform the decisions made on all new EWS1 forms. Façade Remedial Specifications Working from the recommendations of the FRAEW and/or intrusive inspections our team will produce a specification of works to ensure the external wall system is remediated to current building regulations and industry standards. This is undertaken in collaboration with our partnered fire engineers, structural and acoustic engineers. The specification is then tendered to the market to ensure a competitive tending process and compliance with legislation such as Section 20 of the Landlord and Tennant Act 1987. Consult Construct will then provide the client with a detailed tender analysis and production of contract documents. We generally continue with the management of these works onsite due to the complexity of the design to ensure contractor compliance with our design.
Instructive Inspections Our team are well equipped, with both the tools and knowledge to undertake intrusive opening up works of the external wall system in order to identify issues or in contrast to provide reassurance of building regulation compliance. By undertaking this work inhouse we collect all the required information onsite rather then relying on a third-party contractor, giving us a better insight into the issues and/ or construction details. Our team are fully trained in working at height and we regularly partner with a Kent based access equipment supplier to ensure reliability and safety of our inspection equipment. Services we offer; • • • • • • • • •
EWS1 Reports PAS 9980 / FRAEW Assessments Building Scanning/Measuring Construction drawings Remedial Specifications Warranty Claim Reports Project Management of cladding works Employers Agent – Design and Build BSF Funding Technical Advice
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ARCHITECTURAL DESIGN
Transforming your vision into a reality and bringing your project to life can be a very complex process. We listen to our clients’ expectations and aim always to deliver quality projects, on budget and on time, regardless of the size. We have undertaken projects from £50k to £2m, across the South of England and Wales. All types of projects from new builds to complete refurbishments, in a variety of buildings and construction areas. Including projects within the health care, education, commercial and residential sectors. We offer a full supporting service on design projects, backed up by our in-depth knowledge of Planning and Building Regulations which enables us to ensure the process is smooth and seamless, from concept design through to final completion. This requires balancing the practicalities of construction with costs, programme and quality of finishes. We can provide support with planning, budgeting and design, programming advice. On large schemes, we also offer project management and contract administration services. Planning permission is a very important part of the majority of larger scale building works. We also provide Pre-Planning Advice. As the rules are often complex, it is prudent to seek the help of a experienced company, who have a good understanding of the ins and outs of planning a project, such as Consult Construct, who will help you get your project off the ground. 8
CDM ADVICE PRINCIPAL DESIGNER - HEALTH & SAFETY ADVICE
CDM Advice / Principal Designer By choosing us to act as your Principal Designer ensures that your project will run successfully from start to finish. As members of the Association for Project Safety, RICS and as experienced Health & Safety professionals, we are able to advise our clients on compliance under the Construction (Design and Management) Regulations 2015 (CDM Regulations). Put simply, the role of a Principal Designer is to manage health and safety during the pre-construction phase, including working with other contractors during the project to minimise health and safety risks. To advise the client and assist with bringing all the pre-build information together and understand the relevant regulations necessary when dealing with a building project. We are highly experienced in the prebuild phase of a development and we can assist with any size project, from a small extension through to a more complex, larger scale building renovation. 9
CARE
In addition to their work in the Residential and Educational sectors the Architectural Design Team at Consult Construct has expanded their knowledge base in recent years and are now proficient in the delivery of Supported Living accommodation and care homes in all corners of the UK. The team offer a complete point to point service for these projects, which incorporates all the RIBA work stages. Feasibility Often prior to acquisition Clients require a high level feasibility study and cost plans for possible existing residential property or new build site purchases. Site visits, planning research and sketch designs accompanied by in house cost data and BCIS figures, inform these Development Appraisals, that are often then used by Clients in the preparation of business cases for internal approval and in ongoing discussion with local housing care commissioners and social services.
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Concept Should schemes proceed a key role is to provide Concept design layout planning, these are more often than not with specific care needs in mind and can meet varying accessibility requirements dependant on local referral requests. The team are sensitive designers at this stage using key design standards from the CQC and CIW to inform the design process. At this stage a Budget Estimate is prepared by our in house Quantity Surveying team to ensure cost planning is up to date and the Client is fully informed. Planning Dependant on the scale and level of care that is required of the property sometimes the pre app advice process is accessed to lead the next stage towards purchase, it is equally often clear that a Change of Use planning application is required and/or Lawful Development application. All of which are handled by the CC Ltd team. These applications can be challenging and complex because the Use Class system is complicated within this field and
conversions of this type can be met with local objection. Detailed design, specification and tendering With planning approval secured and concept designs agreed with Care Commissioners the detailed design stage is undertaken. Out team have technical expertise to ensure the scheme meet with Building Regulation and Fire Safety regulations and progress the detailed design to provide drawings, specifications and schedules of work appropriate to each project and suitable for use within the tender process. This involves utilising our inhouse Mechanical and Electrical Engineers and external Structural Engineers. If required a pre tender cost estimate is undertaken to ensure budgets are being adhered to. Tender process. Our team have the expertise to deliver schemes through the Construction stage and have experience in both traditional and design and build contract procurement methods, advising the Client as to the most appropriate.
Where the traditional route is decided upon, and to ensure best value for money to our client the team manage a competitive tender to the market, generally tendering to contractors that are familiar with the needs of this type of Client. A clear Tender analysis is provided to the Client to enable contractor choice to be made and a timely start on site achieved. Delivery of Construction stage Our input does not stop at this point – once the scheme is commenced on site the team Project Manage the scheme providing contract administration, principal designer and cost control services. The delivery of these projects are not only interesting and engaging for the team but also increase awareness of the wider social responsibility to provide appropriate care settings in the UK for people with additional needs - it is a rewarding sector to be involved in.
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ENERGY & SUSTAINABILITY
Professional and knowledgeable, with extensive experience in construction, Consult Construct are focused on providing Developers, Architects and Landlords with a practical approach to achieving low energy and sustainable developments. We offer a wide range of building consultancy services focused on promoting sustainability and low energy use in both residential and commercial sectors. Our indepth knowledge attained through extensive experience enable us to provide pragmatic advice from the planning stage through to building completion and beyond. SAP & SBEM Calculations At Consult Construct we undertake energy assessments following the Government Standard Assessment Procedure (SAP) and Simplified Building Energy Model (SBEM). Our assessors are registered with Elmhurst Energy Systems Ltd, the UK’s largest accreditation scheme, and uses software tools to determine CO2 emission rates for buildings and compliance with Part L of the Building Regulations (England and Wales) and equivalent Regulations 12
throughout the UK. It is also used to generate Energy Performance Certificates, essential for the sale or rent of properties.
solutions to reduce a property’s emissions and advise on low carbon/renewable technologies to meet your objectives.
Achieving compliance with Approved Document L can be complicated and often conflict with other drivers such as overheating; at Consult Construct we aim to provide fast and efficient assessments, clearly identifying your pathway to meeting compliance with specific regulatory targets.
Energy & Sustainability Consultancy With the Government’s proposed Future Homes Standard and net Zero Carbon by 2050, there has never been a more critical time for you to employ the expertise of professionals in Energy & Sustainability.
Energy Performance Certificates (EPC’s) EPC’s are a legal requirement for whenever a property is built, sold, or rented. At Consult Construct, our experienced assessors are able to undertake building survey and EPC’s together with recommendations for improvements to enhance your energy ratings.
At Consult Construct, we’re able to provide practical and cost-effective advice on how our clients can achieve compliance with the everchanging regulatory standards.
Energy Statements The majority of new developments are required to demonstrate compliance with national, regional, and local planning policy objectives to achieve low carbon buildings. We work with our clients to identify the most suitable and cost-effective
Decarbonisation Plans At Consult Construct we can help organisations to develop heat decarbonisation plans, identifying the feasibility of reducing energy demand and CO2 emissions through efficiency measures, including replacement of fossil fuel reliant systems with low carbon alternatives.
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LISTED BUILDING CONSENT & SCHEDULED MONUMENT CONSENT
If you wish to make alterations to a Listed Building, in a way which ultimately changes the character or look of the building it may be necessary to seek permission through the relevant Local Authority. We can offer guidance and support at every step of the way. Listed Building Consent is sought through the Local Planning Authority and covers any works undertaken to the internal or external parts of the building (which affect the character). These alterations can be small, such as painting walls. Sometimes the consent is even required for works within the grounds of a Listed Building. If you were to undertake works on a Listed Building, without having gained the appropriate consent, the penalties imposed can be very severe – it is actually a criminal offence to make changes to a Listed Building without gaining consent!
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We understand how to work with listed buildings and all the relevant paperwork which must be organised prior to starting a project. Scheduled Monument Consent is required for most works and other activities that physically affect a scheduled monument. In practice this is a very strict regime under which very little, if any, disturbance of the monument is possible without consent. Carrying out an activity without consent where it was needed is a criminal offence. Consent must be obtained from the Secretary of State for Digital, Culture, Media and Sport through Historic England for any of the following: • •
works resulting in the demolition or destruction or any damage to a scheduled monument. works for the purpose of removing, repairing, adding to or altering a scheduled monument.
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flooding or tipping operations on land in, on or under which there is a scheduled monument.
Unlike the listed building consent regime, the need for consent is not based on a judgment as to whether the works or activity will affect the heritage significance of the scheduled monument. The question is solely whether the proposed works or operations fall into the above categories. If a scheduled monument is also a listed building, listed building consent is not required. However, planning permission may be required in addition to scheduled monument consent for the works if they also amount to development and are not permitted development.
LANDLORD & TENANT MATTERS
Schedules of Condition Our team are highly experienced in the production of Schedule of Condition and have prepared these on a wide range of projects from entire University Campus, Local Authority commercial properties to central London residential blocks. .
commercial angle, to deal with the readiness of dilapidation assessments, the ensuing transactions and supervision of the compliance works. We have accomplished great results for landlords enabling the property to be returned in a tenantable condition, constraining vacant periods
These are an item-by-item written report describing the elements of the building and their condition, with photographic support. A Schedule of Condition is useful in many situations but is particularly important to commercial tenants with repairing liabilities.
Licence to Alter Licence to Alter is the term given to the consent that a leaseholder requires before making certain alterations to a leasehold property.
Dilapidations Dilapidations Both Landlords and tenants have certain repairing, statutory, decorating and reinstatement commitments in their Leases. Either party can serve a dilapidation schedule should these obligations have been ruptured. We will address these from a purely
This is a formal, legal binding document which sets out the terms and conditions under which any alterations may be carried out. It ensures that no unexpected complications or conflicts will arise because of the work being undertaken. Whether you are a landlord or a leaseholder, our Team have the expertise to guide you smoothly through every step of this complicated process.
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LEASE PLANS
A large part of today’s property business dealings relates to the leasing of buildings and land. The Lease is a written agreement, which generally needs a Land Registry Compliant Plan of the property (Lease Plan). This will identify the total perimeter of the leased area, together with any areas shared on the premises, these are the “communal areas”. The Land Registry check out all the plans admitted, confirm they are correct, and the plans are then registered. Current requirements state that plans must be clearly and, critically, drawn to scale, with this indicated in a clear manner on the context location section of the map. Another important requirement is that orientation, which has to be identified with inclusion of the scale bar. All relevant floors, together with their access routes must be clearly marked. The property has to be easily identifiable using suitable colouring, hatching and edging matching the terms of the lease. Consult Construct can take existing paper plans and convert to digital formats and will produce Lease Plans with the correct specifications. These plans are then recreated in CAD with consistency and neatness, as paramount.
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REINSTATEMENT COST ASSESSMENTS
A Reinstatement Cost Assessment (RCA) is undertaken to calculate the potential cost to rebuild a structure, thus ensuring property owners are correctly insured with adequate cover to facilitate a full rebuild to the same standard. Our experienced Team has many years’ experience surveying all types of properties, across public and private sectors. We can carry out professional inspections, in line with the latest guidance from RICS using information from the Building Cost Information Service to ensure the most up to date information is provided. We recommend RCAs are carried out every three years, with a review annually in between. It is of paramount importance that accurate RCAs are carried out, without one you could be prevented from receiving full funds to cover reinstatement, in the event of any claims.
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PLANNED PREVENTATIVE MAINTENANCE
Our Team of Building Surveyors can produce detailed Planned Preventative Maintenance Surveys to ensure that potential issues are dealt with effectively and before maintenance of items is no longer an option, leaving full replacement as the only economical option. These surveys are used to keep properties in a good state of repair, balancing cash flow for the client. Ultimately, if implemented correctly, reactive works should be reduced, allowing funds to be focused on competitively priced, cyclical repairs. Consult Construct can also create planned maintenance schedules, specifically tailored, to assist with ensuring properties are correctly maintained, as well as providing budget costs for works, allowing clients to budget for future maintenance and repair costs. A Planned Preventative Maintenance Schedule will prevent the degradation of properties, allowing clients to maintain and improve the value and attractiveness of their assets. Finally, Planned Preventative Maintenance will make sure that all Health and Safety, and fire safety requirements are met effectively.
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PROFESSIONAL MATTERS
Consult Construct, can assist with any professional property matter, such as Boundary Disputes, Dilapidations and Party Wall matters. Party Wall Matters As Surveyors regulated by RICS and member of the Faculty of Party Wall Surveyors (FPWS), we have the technical expertise on notifiable construction matters and will use our experience to safeguard the interests of concerned property owners. We can be engaged to work for the building owner, adjoining owner, or as an agreed surveyor for both parties. Boundary Disputes We are experienced in working with the parties involved in boundary disputes but when matters cannot be mutually agreed, then we can advise on alternative dispute resolution procedures, such as expert determination, mediation and arbitration.
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BUILDING SURVEYS
A Building Survey will detail the general condition of a building, including any building defects. Whether prior to purchase commitment or to gain an insight into ongoing liabilities, a Building Survey provides an understanding of how any defects have occurred, their impact on the future use of the building and the cost to remedy. There are two main types of report: One previously known as a ‘Structural Survey’ is now known as a ‘Full Building Survey’. This is the most comprehensive survey and recommended for large properties or properties built prior to 1900. The more common survey, which is considered to be a lighter inspection is known as a Home Buyers Survey. At Consult Construct we offer both report formats.
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CLIENT FEEDBACK
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Thanking PM for his attendance at Court and for his assistance throughout the case. Counsel commented that PMs assistance was instrumental in the client’s success. Brethertons LLP
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We have worked with CC for several years on different kinds of projects. We are pleased with the work, flexibility and commercial support received. CC always ensure project are completed on time and that the client’s best interests are met. Not only are our prices competitive but we as a company are really reactive. Lycee Francais School
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Hat’s off to the team of late working like troopers! Really grateful to the team for pushing this work out “super quick” Achieve Together
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Huge thank you for responding superfast and for the action taken so far. Kent County Council
General thanks for professional support and effort in getting the scheme agreed to design stage. Great demonstration of collaborative working and she sees the future of these relationships extending into a really positive delivery experience for the client. Amey
Certificate Number EES/022737
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CSR
RICS Members Charity Abseil of the ArcelorMittal Orbit 24
Sponsorship of Local Rainham Youth Football Team
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CONTACT US
Consult Construct Ltd Gunpowder Works Off Bysing Wood Road Faversham Kent ME13 7UD 01227 767770 info@consultconstruct.co.uk www.consultconstruct.co.uk What three words: thankful.stated.speaking
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Consult Construct Ltd Gunpowder Works Off Bysing Wood Road Faversham Kent ME13 7UD T: 01227 767770 info@consultconstruct.co.uk www.consultconstruct.co.uk 30