15.0 lookahead – key activities in the next reporting period
appendices
appendix a - AfL completion deliverables tracker
appendix b– LoR & warranties tracker
appendix c – McLH update report
appendix d – McLH construction programme
appendix e – outline programme
appendix f – G&T progress report
appendix g – latest Buildzone tracker/report
appendix h – commissioning meeting notes
appendix i – Plowman Craven latest measure
appendix j – guarantee schedule
appendix k – Notice of Relevant Event 06
appendix l – Notice of Relevant Event 07
appendix m – RIDDOR Report 06.08.24
project: Surrey House Island Site, Project Honey
client: Globe Kingston Ltd/Cube Advisers Ltd r eport: summarised progress report – August 2024
distribution: Mace/ KF
1.0 executive summary
The purpose of this summary statement, is to provide a periodic update of activities undertaken by the developer’s project team, currently engaged to implement the redevelopment of Surrey House Island Site and to discharge Hathaway Opportunity Fund/Globe Kingston’s obligations under the Agreement for Development and Lease dated 9 December 2020 (and it’s Deed of Variations dated 8 April 2021 and 25 May 2022) with Unilever; and the Development Funding Agreement with LCN exchanged on 25 May 2022 and completed on the 14 June 2022.
The Main Contractor, Mclaughlin & Harvey Construction are appointed under a JCT Design & Build Contract dated 25 May 2022. The Contract has been signed based on a fixed price for Buildings A and B, and a guaranteed maximum price (Provisional Sum) for Building C.
MCLH are reporting that works on site are currently 4 weeks behind on Building A, 1 week behind on Building B (taking into account the EoT) and 2 weeks behind programme on Building C The MCLH construction programme has now been issued, and progress is being tracked against this updated programme (R16)
On Building A – MEP install is progressing throughout Unitised façade works are now almost complete The stick system continues on the ground and first floor. Otis have completed their installation of lifts Feature stair install is ongoing on all floors. Raised access floor is now complete on all floors.
On Building B - MEP install is progressing up to level 10 The stick system glazing is ongoing on the ground and first floor, with air tests complete Otis have installed all lifts Raised access floor has been installed on all floors
On Building C – Façade is complete with green brick ongoing at ground floor The changing area fit out is ongoing Landscape works on the roof are ongoing with all PVs now installed.
The key risk previously reported relating to UKPN and Thames Water has now been fully resolved. All three buildings have power and water on The impact on programme has been realised with Notice of Relevant Event 06 and 07 being raised due to late Utility (both water and power) connections. MCLH are currently reporting a 4-week delay to PC, which is under review.
The façade continues to be a risk on the project due to programme challenges and issues with alignment The majority of remaining works relate to the Equitone core cladding on Building A and B and resolving alignment issues.
A further key risk is the S278 works, which due to a significantly elongated technical approval period is being carried out far later than envisaged. The S278 agreement has now been agreed with Highways/ Council, with a Highways Contractor selected (Rineys) Two road closures are due to commence on the 9th September until mid-November. This is subject to the S278 being completed and LOI being issued a week prior to commencement of works on site. The remaining Eden Street and line painting works will commence in January 2025 due to the Christmas moratorium.
some key activities that have been undertaken in the current reporting period include.
• Agree LOI and Contract terms with S278 Contractor (Rineys)
• Continue to review design packages received from MCLH and progress the approval process with UL and LCN in line with the programme.
• Condition 49 – Booked meeting with Park Mark on site mid-September
• Complete Building A façade (unitised)
• Snagged 2nd 3rd and 4th floors of Building B
• Completed measurement of Building B
• Commenced measurement of Building A (levels 2,3,4 and 5)
some key activities that will be undertaken within the next reporting period include.
• S278 – Put in place Bond for the S278 works
• Execute Contracts with S278 Contractor
• Continue to review design packages received from MCLH and progress the approval process with UL and LCN in line with the programme
• Complete Building B façade (ground and first)
• Com plete Building A façade (unitised)
• Snag all floors of Building B
• Commence snagging of Building A
• Remove remaining tower crane TC3
• Place contract for FLOW artwork to commence fabrication
high level financials
• Contract Sum - £122,962,469.66
• Contract variations to date - -£927,401.05 (net)
• Projected Final Account - £122,035,068.61
2.0 programme
Following the Unconditional date being confirmed on the 14 June 2022, which has commenced the 27-month construction Longstop period the below schedule reflects the latest programme attached to this report in Appendix E and follows the issue of the Possession Notice on 4 July 2022 and Deferment of Possession commencing works on the 20th September 2022
MCLH are now reporting against their Construction programme July 2024 Rev 16, which we are reporting against.
Following a review of MCLH programme and MCLH progress on site, FHPM’s current view on programme is as follows;
- Building A – 4 weeks behind
- Building B – 3 days behind (taking into account EoT 04)
- Building C – 2 weeks and 1 day behind
The key risks to MCLH programme are as follows;
- Thames Water – Works now completed however this has impacted commissioning as MCLH had to work off temporary water for an extended period of time. This has resulted in Notice of Relevant Event 06. MCLH have highlighted a critical delay to the scheme leading to a completion date of Section 1 and 2 of 18th November 2024.
- UKPN – Live testing of the m ain LV panel is 4 weeks in delay and now a critical path activity affecting the end date. This is directly related to the lateness of the power-on date and has led to Notice of Relevant Event 07 being issued by MCLH with a critical delay leading to completion of Section 1 and 2 of 18th November 2024.
- Access to site – External works being carried out within site and the S278 works are likely to impact access to site. This is being closely co-ordinated and monitored.
- S278 works – Works will need to commence prior to PC, and this is likely to impact on the site logistics. This will need to be managed closely and co-ordinated with MCLH to minimise any impact.
- Fit-out of the changing village in Building C – Now on critical path and likely to overrun.
- Equitone Cladding – Delay to Equitone cladding has led to a delay in being able to remove the two mast climbers on site as well as TC3. This has had a knock-on impact on the ability of MCLH to progress the External Works.
Both mast climbers and TC3 are due to be removed before the end of September.
*Following instruction of SMART infrastructure.
3.0 planning update
3.1 general update
All pre-occupation conditions that can be submitted, have been. Please see Condition Tracker for further detail. In the last reporting period, a rejection to Conditions 43 and 44 was received due to insufficient information. These will be resubmitted by 6 September 2024.
3.2 planning conditions & S278 agreements
Highways have now agreed the scope of the S278 works, with the S278 agreement itself agreed and ready for engrossment. Riney have been selected as the S278 Contractor and are under a letter of instruction to progress long lead items and traffic management. Works are to start on site on the 9 th September 2024, where both Brook Street and St James’s Road will be closed for 8 weeks.
The scope of the Secure by Design requirements for Building C have now been agreed with the DOCO. The updated pack has been issued to the DOCO. Once external doors are in place, the DOCO and Park Mark will inspect and sign off works. Outstanding conditions set out below;
3.3 progress against S106 employment and procurement requirement
MCLH have now issued to the Council confirmation of their procurement of 15% of works in the local area as well as their current status of local employment. We have had several queries from the Council which have been responded to.
There are now monthly meetings in place with representatives of the Council to demonstrate the team’s willingness to meet the set targets.
4.1 AfDL conditions update
The AfDL is now Unconditional, and therefore conditionality will not be reported on going forward.
4.2 appointments and warranties
Terms have been agreed with all principal consultants together with all relevant fees and cash flows based upon the current programme A schedule of appointments and warranties has been agreed with both the Fund and the Occupier.
A full schedule of appointments and contracts is being managed and monitored by Francis Hunter, a copy of which is included within the appendix.
It has been 12 months since Unconditional and therefore additional pressure is being put on MCLH and Gowlings to resolve the outstanding Warranties. Regarding Lender Warranties, the majority of current significant designers/ subcontractors have now been signed
The additional warranties requested by the Lender have been provided and are currently being executed
4.3 construction documents
The JCT D&B Contract was signed and dated on the 25th May 2022, with all terms agreed with the Contractor, Funder and Occupier. A Possession Notice was signed and issued on the 4th July 2022 to enact the Contract confirming a possession date of 12th September 2022 Following a number of obstructions and issues found on site during demolition, the Date of Possession was deferred to the 20th September 2022.
Buildings B and C were deferred until 26th September 2022, although MCLH have since confirmed the second deferment had no impact on the overall programme
A breakdown of extensions of time and expected relevant events is shown in the programme section of this report.
The Employer’s Requirements are back-to-back with drawings and specifications within the DOV and DFA.
5.0 design and project updat e
MEPH, Architectural and Structural Stage 5 design is progressing
Throughout the process, information will be shared with the Occupier and Funder so that this review process can happen alongside the Developers in order to achieve the timescales noted above.
It should be noted that variations going forward are likely to have a significant impact on the design, procurement and construction programme due to the stage the project is at. These will need to be considered when contemplating any further variations.
5 1 k ey design changes/ issues under consideration
Fire Curtains/ Shutters – The revised proposal is for UL to provide a formal letter confirming that they will not occupy until the works set out in the base build fire strategy and in particular the fire curtain around the feature stair of level 6 and 7 are completed. On this basis SWECO are willing to give a full Final Certificate for the works of Building A. We await formal confirmation of this.
Public Art design – Detailed design and damper design is now underway. Due to the Public Art interface with the façade and the structure of three separate buildings it continues to cause complications. Detailed design of the connections to and through the façade of the buildings is being completed by CMF (MCLH sub-contractor)
Fire escape doors GF – Due to lack of tested systems on the market, the Contractor has proposed a double door for the fire escape doors that sit beside the lift lobby on the Ground Floor. This has been presented to UL for review and acceptance and now needs formally closing.
6.0 procurement update
Following lengthy negotiations with MCLH, the JCT D&B Contract was signed with a Contract Sum of £122,962,469.66 dated 25th May 2022.
MCLH have issued a revised procurement schedule This will be tracked by FHPM going forward.
The G&T Report is appended in Appendix F.
7.0 construction works update
Below is an update on progress in the last reporting period:
• Continuing MEPH works throughout A and B
• Continued roofing works to the roof of all buildings
• Completion of Building A unitised façade
• Completed lift installation to Buildings A and B
• Continued ceiling works in Building A and B
• Completed raised access floor installation in Building A and B
• Continuing steelwork to the feature stair, reception steel, balustrades
• Continuing green brick at ground floor of Building C
• Commenced external works in Woodland Walk
8.0 health and safety matters
ORSA, as Principal Designer, are progressing key design risk assessments with the team as the design develops and continue to keep the professional team informed at all stages. ORSA are carrying out monthly site inspections of works being undertaken by MCLH and providing reports.
ORSA carried out a site inspection on the 30th August 2024
A RIDDOR event occurred in the last reporting period on the 6th August 2024. The details, conclusions and actions/ recommendations from this event are appended to this report. ORSA are currently reviewing.
9.0 tenant variations and approvals update
Variations instructed in the last reporting period are set out below
- EAI 142 – 9-Aug-24 - MSCP Provisional Sum Expenditure - Fire Stopping/ Roller Shutter
There are a number of expected upcoming tenant/ developer variations requests, which are as follows;
• Terrace power/ lighting/ water
• Building A 7th Floor East Riser Ductwork
• FLOW artwork connections
As noted earlier in the report, given the stage the project is at, variations are becoming more impactful and will potentially result in abortive design costs, cancellation charges and programme delays.
The below table sets out in more detail the variations in the last reporting period. This is the capital cost of the variation and does not include any finance costs;
MSCP Provisional Sum Expenditure - Fire Stopping/ Roller Shutter EAI 142 Prov Sum Expenditure of Provisional Sum
MSCP Provisional Sum Expenditure - Wayfinding EAI 143 Prov Sum Expenditure of Provisional Sum
Bollard revised layouts EAI 144 TBC Occupier
Cancellation of EAI 136 EAI 145 TBC Occupier
TOTAL for the reporting period £0
10.0 sustainability/ Net Zero Carbon
In line with undertakings within the AfDL the developer team continue to follow the sustainability commitments. All members of the design team are specifically charged with supporting the objectives and developing the design accordingly. Design is progressing based on achieving BREEAM Excellent and EPC A. Currently ac hieving 79.54% which is the same projected figure as the previous month.
11.0 environmental status update
As it stands, there are no environmental issues identified on site. This will continue to be monitored as the project progresses.
12.0 measured surveys update
Below table sets out the NIA of each floor as set out in DFA and DOV compared to actual measures currently being carried out by Plowman Craven (see appendix I). These numbers are inclusive of tenant variation changes.
B - 9 Office 8,957 9,333 15 August 2024
B - 8 Office 8,957 9.321 15 August 2024
B - 7 Office 8,963 9,310 15 August 2024
B - 6 Office 8,963 9,299 10 July 2024
B - 5 Office 8,963 9,306 10 July 2024
B - 4 Office 8,961 9,293 06 June 2024
B - 3 Office 8,961 9,290 06 June 2024
B - 2 Office 8,961 9,296 06 June 2024
B - 1 Office 7,557 7,822 15 August 2024
B - G (Office) Office 2,707 2,865 15 August 2024
B - G (Reception) Reception 3,422 3,515 15 August 2024
Ground FloorShared Reception 852
6th Floor - Link Reception 469
NPC Parking 1
Car Parking 354
13.0 key risks
Principal risks during the immediate next phases that could impact on the deliverability of the scheme are as follows;
of
of
R1 Health & Safety The Principal Designer (ORSA) are fully integrated into the team and providing regular updates, as well as carrying out monthly site inspections during the construction contract RIDDOR event occurred on site in the last reporting period. Its findings are appended to this report.
R2 Programme delays due to COVID 19
R3 Construction (Contractor) delays
R4 Planning Condition Delays
R5 Contractor/ sub-contractor insolvency
No programme impact as yet and risk mitigated within AfDL.
Tight town centre site with complex logistics will increase risks of delay significantly. This is now primarily a contractor risk item S278 works will impact logistics on site and these works/ road closures will need to be co-ordinated with MCLH and the Highways Contractor L M
The planning conditions are being tracked on a weekly basis, with Chartplan in discussions with RBKT. The pre-occupation conditions are currently being submitted
The financial status of the Main Contractor and its key supply chain is checked on a quarterly basis. The financial stability of all sub-contractors is the Contractor’s risk. The latest checks were carried out in March 2024, which raised no significant concerns.
R6 Impact of the Ukraine War There is a ‘carve out’ in the JCT for the impact of the Ukraine War on programme. This will be monitored going forward to ensure packages are procured early enough to mitigate.
R7 Brexit import delay
There is a ‘carve out’ in the JCT for Brexit import delay on programme. This will be monitored going forward to ensure packages are procured early enough to mitigate. It is worth noting that the façade is now being procured from Northern Ireland, this further reduces the potential of this risk.
R8 Achieving areas To ensure the targeted areas are achieved, these will be checked at each design stage and as Construction progresses to ensure the development is falling within the min/max area brackets.
and Developer
R9 Cost Overrun
R10 Twin Wall
R11 Utilities –UKPN/ Thames Water
R12 S278 Agreement
Section 12 outlines the measures to date. Further measures were carried out on the 15th August 2024 The final measure is taking place on the 4th September
The Contract has been signed on a fixed price, however there are Provisional Sums which could lead to an overspend and require expenditure of the contingency. These are reported on each month by G&T and the Provisional Sums are to be closed out as early as possible.
An alternative LDI policy with Build-Zone has been agreed, and the Deed of Variation to replace the Aviva policy has been agreed and signed. The cost and programme impact of the twin-wall has been closed with the signing of the DOV. It should be noted that delays during resolving the issue have impacted the programme and resulted in delays beyond the current reported delay.
The UKPN works are complete with substations in place and highway works complete. Power-on is now on in all three buildings, however this is later than planned and has impacted the Commissioning programme. Notice of Relevant Event 06 and 07 have now been issued by MCLH for delay to Power and Water on. These are currently being reviewed.
Highways have now agreed to the scope of the S278 works and the S278 agreement itself has been agreed with the Council although not completed A bond is ready to be put in place and a contractor has been selected to carry out these works (Riney). Works are due to commence on the 9th September 2024. This is at risk, due to S278 not being completed and Contractor not formally instructed.
R13 Clarkes façade programme
Clarkes façade manufacturing and installation programme is behind. MCLH have put forward a recovery programme which will be updated weekly. Majority of unitised works complete. Work now focused on stick at Ground and First, as well as the Equitone cladding on core walls of Building A and B
R14 MEPH weather damage
MEPH works are progressing on floors prior to the façade being installed. This is not necessarily an issue; however, a concern has been raised by Aecom and the tenant team. MCLH have provided an uplifted testing regime to deal with these out of sequence works. This is under review
R15 LFB Sign off LFB have been formally responded to however MCLH confirmed at the reporting meeting that all points have been responded back to SWECO who have raised no significant concerns.
Risk Register Key
14.0 areas of concern
Façade - The façade manufacturing and installation programme is currently behind Meetings are being held on a weekly basis to discuss progress and a tracker will be circulated to all parties Progress has been improved in the last reporting period however there are still significant concerns regarding the façade that has been installed, particularly regarding alignment. These are now being closed out, with Building B alignment repairs complete A solution for Building A vertical gaps has been agreed and are waiting on a final report from MCLH/ Clarkes to close this.
S278 Agreement -
Highways have now agreed to the scope of the S278 works and the S278 agreement itself has been agreed with the Council (although not engrossed) A bond is awaiting surety prior to being put in place and Riney have been selected to carry out the works. These works are due to commence on the 9th September.
Fire Curtains/ Shutters – Still awaiting instruction to proceed with the 6th and 7th floor fire curtain. An alternative proposal is under review which will negate the requirement for these works to form part of the base build development works.
15.0 k ey activities in the reporting period
I. Completed Building A unitised facade.
II. Progress tenant variations.
III. Review design release packages issued by MCLH.
IV. Continue to look at options of reducing the carbon impact of the development.
V. Agreed form of appointment with Highways Contractor
VI. Closed out Early Access Protocol with UL
VII. Arranged Park Mark inspection for mid-September
VIII. Submit further conditions as per 3.2
IX. Snagged levels 1 – 4 of Building B
X. Continued to progress Commissioning of systems to Building A and B
XI. Completed measure for all of Building B
XII. Progress ed measures on Building A
lookahead
– k ey activities in the next reporting period
I. Complete façade works
II. Progress tenant variations
III. Review design release packages issued by MCLH.
IV. Continue to look at options of reducing the carbon impact of the development.
V. Formally appoint Highways Contractor to carry out S278 works
VI. Remove mast climber and crane from site.
VII. Close out Park Mark with Car Park Operator
VIII. Close out conditions as per 3.2
IX. Formally agree proposal to resolve Building A façade issue
X. Instruct connection details and cables for the public art to Buildings A, B and C.
XI. Complete measure for all of Building A
XII. Commence highway works
appendices
A. AfL completion deliverables tracker
B. LoR & warranties track er
C. McLH Update Report
D. McLH Construction Programme
E. Outline Programme
F. G&T Update Report
G. Buildzone tracker/ report
H. Commissioning Meeting Notes
I. Plowman Craven latest measure
J. Guarantee Schedule
K. Notice of Relevant Event 06
L. Notice of Relevant Event 07
M. RIDDOR Report 06.08.24
AfL completion deliverables tracker
project Honey completion deliverables -AFL
project Honey completion deliverables -AFL
-
Access
IR:Note this is tenant wayleaves for Unilever so NOT satisfied unless all your wayleaves are in place.LN : Confiirmed all our wayleaves are in place. No further wayleaves required for Developer. What else is required from us to satisfy? DG this is for LCN/Unilever and is not a deliverable for PC but there is an obligation for us to help them do it so keep on this list and ask Unilever what they are doing re this.UL t fi tiitd
In progress….agreed with Nick. Formalised and will be saitisfied. UL have confirmed no Early Access being taken….so clause satisfied. Contract Protocol being used as agreed.
Anticipated 9th September 2024. Not an issue atm but leave on list. Early access not happening so satisfied. Confirmation email inc in folder dated 16.08.24
project Honey completion deliverables -AFL
Snagging /defects lists (13.8 & 17) Ongoing. Need list by sectional completion.
4 Licence for Alterations (tenant works) and Tenants Drawings
4 Variations to the building contract - Signed RFCs
9.3 DRAFT H&S files
9.6 O&M manuals (9.6 (b)) SEE 9.3
Also clause 12. No LTA required at point of lease signature, updated LTA programme to be agreed between Unilever and KF.
48 of 68 variations have been signed by Unilever. In progress. FHPM/ Mace to close out outstanding RFCs
Draft H & S File to be provided 2 weeks before PCD . FHPM have requested them from MCLH. …drafts received. Ongoing. Awaiting confirmation of date of draft issue
One set of maintenance & operation manuals to be provided 2 weeks before PCD. They have been requested from MCLH. Drafts received. Targetready for review end of August. LN: Access given to Unilever's Team plus Colliers, in draft format.
(Client Monitoring Team)
project Honey completion deliverables -AFL
4.6 Tenant CAT A Works payments and Tenant Invoice
4.7 Final Lease Plans (Buildings A/B) (4.7 & 22)
4.7 Final licence plan (car park) (4.7 & 22)
To be closed out by the end of the month so that invoicing can de done at the end of the month with payment 10 days before PC. Total view inc contributions, finance charges and rent
Sent to GWL 27.08.24 for issue FHPM/Mace then GWlngs to MB
Car Park Meeting to be arranged with all parties to close out and agree. DAA to produce plans
15 Measured surveys. The following floors have been confirmed by P & C: All of Building B and 2, 3, 4 and 5 of A. These have been submitted to LCN and UL
In progress. See P & C schedule to be attached to monthly report. Issued on 02/09/24 to UL and LCN for review and comment P & C/FHPM 2.1-PCD(-5days)
18 Agreed rents Building A/B/Ground Floor Link rent Await Plowman Craven (P&C) measure . Ongoing. FHPM
project Honey completion deliverables -AFL
Engrossment leases/Licences to Alter/Estate Deed (and Defects Deed) plus Current lease surrender Unilever House/new lease Unilever House
6.2 A certified copy of each Professional Appointment (covered in clause 5) plus copy of current PII certificate
Needs review and update following change in Unilever strategy re Lever House - KF/ LCN to provide sign off on acceptance of a delay to the Lease Surrender. GWL to advise on next steps and Cube to issue with summary
TA to send over to FHPM for filing on Centrodoc. Full certified copies received but awaiting redacted ones. TA to send over.
6.2 Professional Team/Subcontractors and Contractor Warranties/ Third Party Rights….the following have warranties that are not completed: (6.2 & 6.3)
TA- some warranties still circulating. ….TA will chase BCLP. Need to keep pressure on. Again redacted copies to be uploaded.
TA:no response from BCLP re sub-sub-contractors. TA: we must include all sub-subcontractors providing any element of material design. She assumes not necessary for the Lender but will check when everyone back from holidays.
FHPM/Gwlngs
-PCD
project Honey completion deliverables -AFL
Copy of each sub-contract and current PII certificate of each Principal Sub-Contractor
In progress…will be moved across before PC. Check that none run out before PC. Sub-Contractor insurances not expiring before PC moved across. Those renewing between September and December to be noted.
6.4 Product guarantees (separate schedule to be attached) to include those identified at RIBA stage 4/ plus for Tenant Variations.
9.8 Site meeting minutes and monthly project and costs reports provided N/A
LN -KF happy with list…Mace have provided list of guarantees required. MCLH confirming these are being provided. UL and LCN to provide any required wording for Guarantees
Minutes, variations, progress reports, costs etc all provided before PCD. Circulated to all parties on an ongoing basis and therefore not included as a hyperlink. Ongoing. FHPM to upload minutes/ reports from Start on Site
project Honey completion deliverables -AFL
Commissioning Certificates/Validation Reports
17.3 Schedule of Defects delivered to Unilever
In progress… list of Certificates to be be provided are in PC Checklist
Can't be done yet. Ongoing. FHPM
Notices of Completion of Making Good Defects
18.5 Actual Construction Costs figure (as per assumptions and exclusions in AFL definition) IR: Cost Savings to be paid to Unilever by way of rent free adjustment.
18.5 Car Park Works updated Construction Costs figure
4.3 Tenants building contracts/warranties
DL sent over to Unilever to review. UL to confirm acceptance. G&T and Mace QS to meet next week
G&T issued to UL for review and acceptance. Await comment from UL. G&T and Mace QS to meet next week
In progress. LN: Mace have full access to PI certs. Copies of all required consents have been shared to date. Cube have approved all appointments to date. DG- Mace to provide to LCN/KF.
and Mace to agree.
20 working days before the expiry of the rectification period in the building contract
KF/Unilever Not relevant until fit-out. Not relevant to Developer works and only required for fit-out
project Honey completion deliverables -AFL
5 Appointments and novations (5 & 6)
9.6 DRAFT As built drawings (CAD) Buildings A/B and Estate including installations and services (9.6 (a)) including O&Ms
Environmental
All main appointments completed ..BRE (L of R) and P&C (Appointment) plus various Contractor Appts outstanding. FHPM to check with Gowlings to ensure all are complete/being completed. . LN: Mace have full access to Centrodoc folder containing all PI certs and kept up to date. Mecserve drafted. Not yet signed. TA to issue redacted appointments
Ongoing..to be reviewed with MCLH at the start of August. Starting to be issued. Ongoing.
8 - Environmental Consultant DEmail sent 18/6/24. IR: We have reliance letters from GEA dated 22 December 2022. TA to provide FHPM with copy for filing.
Gwlngs to confirm….Appointment and Lender and Funder warranty with Client for signature. Tracker notes "Reliance letters (for Tenant) to be issued once reports are prepared" FHPM checking with Gowlings. Cannot be done until all measurements are completed
8
Consultant Duty of Care letters
8 Measurement Surveyor Duty of Care letters
project Honey completion deliverables -AFL
Latent Defects Policy
9.2 s 278 Agreement and any highways licences
9.2/9.6 Copies of Building Regulations and certificates confirming compliance
9.2/9.6 Evidence of ALL planning permissions (including pre-commencement and pre-demolition) 9.2/9.6 - Evidence of all Planning Permissions
Policy on cover from PCD…wording to be agreed.Revised proposal expected from Towergate…to be chased w/c 8/7/24. IR16/07/2024 ey outstanding. LN: Chasing Buildzone for response. Meeting with Buildzone 2/8/24. Progress being made…not in place until PC. Is due this week - FHPM to check process of putting in place at PC
Signed by all parties. Awaiting surety to complete.
To be done at
uploading decision notices as and when…to be copied over to appropriate folder when completed. In progress No decision notice/ council confirmation to be provided for informative conditions. UL/ LCN to comment.
project Honey completion deliverables -AFL
9.2/9.6 Evidence of discharge of planning conditions (discharge notices). The following have not yet been discharged:
5 Detailed landscape and planting plan
18 S278 scope
24 Delivery and Servicing Plan
37 Sustainable Drainage Scheme
43 Flood Void Maintenance Plan
44 Flood Resistance measures
46 Car Park Management Plan
49 Park Mark/ SBD
50 Retail Management Plan
51 Woodland Walk Management Plan
H58 Thames Water
64 GLA Whole Life Carbon Assessment
66 Circular Economy Statement
9.6 As built drawings (CAD) Buildings A/B and Estate including installations and services (9.6 (a))IR: Should include testing and commissioning certificates for machinery.
List of planning conditions that have not been discharged….list circulated by Chartplan. Progressing.
Chartplan
D to provide to T no later than 2 months following PCD. Ongoing
9.6 Copies of consents etc (9.6 (d)) - SEE 9.2 All conditions and approvals contained in
9.6 EPCs (9.6 (e)) Ongoing …not completed yet.
9.6 BREEAM within 6 months of PC/drafts?
23.7 Copies of any consents needed to grant/register the Leases
100 Note - Warranties - See Warranty Tracker
Currently at 79.54%. Not completed until PC.
LN- includes anything not picked up above. DS- need consent of bank as soon as have engrossments. Will follow... Gwlng/Cube
Warranty tracker provided on a monthly basis to Mace and UL
project
project: Surrey House
awaiting confirmation to send to funder. Gwlng August Tracker…signed by consultant and contractor, awaiting confirmation to send to lender.
Redacted subcontract order dated 4/5/23 received and filed on Centrodoc.. 6/3/24 Certified copy required.
McCann £10m aggregate expires 31/01/25 Fully executed subcontract order dated 26/7/23 received and saved on Centrodoc.. 6/3/24 Certified copy
Gwlng May TrackerDraft received. 30/4/24 email…Client Warranty sent to Consultant by Docusign
Gwlng August TrackerSigned by the subcontractor and contractor, arrangin signature by employer.
Not required Gwlng May Trackerissued to Consultant for signature.
Gwlng May Tracker- with Consultant for signature
Completed- Gwlng May Tracker
Gwlng August Tracker…signed by the subcontractor and contractor, awaiting confirmation to send to funder for signature.
Gwlng August tracker….signed by subcontractor and contractor, awaiting confirmation to send to lender for signature.
Signed by subcontractor and contractor, arranging signature by employer. Signed by the subcontractor….sen to the tenanat. Signed by sub-contrator and contractor…with funder for signature. Signed by sub-contractor and contrator,
project: Surrey House
project: Surrey House
6.04
1. CDM / Health and Safety
• Construction Phase and Environmental plans are in place and updated as required.
• All risk assessments / method statements and COSHH assessments currently up to date for the work activities on site.
2. List of sub-contractors on site:
• O’Neill & Brennan – Logistics/Waste Management
• Trident – Temporary Electrics & Water
• LTC – Tower Cranes
• ATJ – Partitions/Ceilings
• Halsion – MEP
• RECO – Hoists
• CMF – Metalwork
• Clarkes – Façade
• AYM – Roofing & Cladding
• Swiftcrafted – Core fit out/Joinery.
• Kingspan – Raised Access Flooring
• Original Joinery – Building C Fitout
• OWS – Glazed Doors
• Riney – External Works
• Serna – Cleaning
• Coopers - Concertina Fire Curtains
• A1S – Lift Lobby Fire Curtains
• Contrasol – Louvres
• Charter Global – Service Yard Gate
• Koyda – External Metalwork
3. Construction Update
• Partitions and ceilings are complete in both blocks
• CAT A - Ceilings ongoing to all floors (Snagging)
• MEP is progressing up to level 8 building A and complete in Building B
• AYM Roofing complete on Buildings A, B & C. Paving ongoing.
• Swift crafted progressing with joinery/tiling/vanity units/doors to Building A & B cores.
• Car park fit out ongoing.
• Otis have completed Block A & B lifts (excluding final commissioning), Block A
• Raised Access Flooring complete in Building B & Building A (Level 7 outstanding)
• Link bridge unitised installed
• Feature Stair Fire Curtains complete
• Riney external works ongoing
4. Progress/Programme Dropline
• Block A – 4 weeks behind programme
• Block B – 1 week behind programme
• Block C – 2 weeks behind programme
- 28.08.24
5. Lookahead Activities
• Commissioning ongoing to A,B & C
• Building B PC
• Clarkes Façade completion to buildings A & B
• Completion of Lift installations
• Building C Fitout complete
• Kingspan complete in Blocks A&B
• Riney external works ongoing
• Koyda external metalwork ongoing
6. Key Risk Schedule
• Any Future client variations; MCLH using best endeavours to incorporate recent EAI’s into current programme
• Twin Wall Core impact
• MSCP Provisional Sum
• LFB ‘sign off’
o CAT A Omissions / Temporary Measures – discussions ongoing regarding Building Control Final Certification
o Building C Façade – LFB submission agreed on current Maple proposal
o Building C Sprinkler Requirements – Insurance Acceptance issued via email from client
• Building Control Certification
o Discussions ongoing with SWECO / Shore regarding Final Cert and Letter of Comfort
o MCLH responded to Shore Comments (12th May 24)
o Final signoff procedure agreed in principle between MCLH, Sweco, Francis Hunter and Mace
o Francis Hunter to instruct Sweco to change inspections to from CAT A to Shell & Core
• Tenant Fit-Out design potentially not aligned with MCLH ER’s / Instructed works (e.g. Modified CAT A / Omissions)
7. Outstanding Instructions/Tenant Variations
• Inspection Procedure for Building Control; change from CAT A to Shell & Core
• EAI 29 Rev 1 to be reviewed and comments updated: Anti Drumming, Reverberation etc
• EOT 3 to be updated – Removal of Early Access Dates Schedule
• EAI 036 Rev1 Structural Penetrations – Instruction to be revised to remove the Building B Roof Penetrations as now confirmed not required.
• EAI 116 Building A Post Room Ventilation– Client Team to review Halsion’s design intent. Construction costs/programme impact to be assessed once design intent approved.
• EAI 127 Service Notch – Client Team to review DAA design intent. Further design co-ordination required with Façade/MEP/Structural sub-contractors following approval of design intent Construction costs/programme impact to be assessed once design intent approved.
• EAI 144 Service Yard Amendments – MCLH design team reviewing client brief. Construction costs/programme impact to be assessed once design intent approved.
8. Site Wide Issues / Matters Affecting Progress
• Twin Wall impact
• Wayleaves
• Water and power connected later than programmed
- 28.08.24
9. Quality and Environmental
• Environmental plan in place
• Section 61 approved
• CPDs carried out: Pudlo Waterproofing, quelfire (fire collars), CCL (post tensioning), Imperial Ductwork, British Gypsum and Wicona.
Progress Report 28 - 28.08.24
BREEAM (Tracker attached)
11. Utility Tracker
Progress Report 28 - 28.08.24
13 Civils & Structures Report
*No report issued
Progress Report 28 - 28.08.24
Progress Report 28 - 28.08.24
Progress Report 28 - 28.08.24
Progress Report 28 - 28.08.24
26(MW)
£71,465,514.00
£80,352,413.00
£89,386,835.00
£98,103,844.00
£106,028,997.00
£111,880,976.00
31(TV)
15.1 Valuation
- Valuation Nr 32 to be submitted on the 28th August 2024 - Next payment Cert. due on the 6th September 2024
15.2 Projected Final Account
£122,007,723
15.3 Provisional Sums
• Statutory Authorities £735,000
o £735,000 Omitted (under EAI 063)
o £461,993.51 Addition (under EAI 063)
• Bird Deterrent to Facades £50,000 – to be omitted
• Fibre Backbone Cabling for Wired Score £180,000 (instructed under EAI 132)
• Public Art Works £50,000 (design instructed under EAI 096 & EAI 125)
• Asbestos £5,000 (Omitted under EAI 063)
• Newts, bats & bat roosts, Japanese knotweed and hogweed. £5,000 (Omitted under EAI 063)
• UXO £5,000 (Omitted under EAI 063)
• Cycle Path Works including Green Wall to Carpark £295,000 – (instructed under EAI 031 and EAI 134)
• EAI 129 - External Lighting to Car Park Roof Terrace
• EAI 130 - S278 Setting Out
• EAI 132 - Fibre Backbone Cabling
• EAI 133 - Tobermore Paving
Progress Report 28 - 28.08.24
• EAI 134 - Cycle Works Temp Path
• EAI 135 - Water Testing
• EAI 136 - Building B Louvres Construction Rev1
• EAI 137 - Woodland Walk Lighting Ducting
• EAI 138 - Building A Louvres Construction
• EAI 139 - Woodland Walk Lighting R1
• EAI 140 - Ramps and External Works
• EAI 141 - Cancellation of EAI 131 Retention of Temp Services
• EAI 142 - Building C Packages (Firestopping, Channels and Roller Shutter)
• EAI 143 - MSCP Wayfinding Prov Sum (Wayfinding Signage)
• EAI 144 - Service Yard Bollards
• EAI 145 -
• EAI 146 - Cancellation of Building B Louvres
15.5 Project Cash Flow
• Cashflow issued on 1st December 22 in line with Townhall Instruction
• Cashflow Rev 1 issued on 8th August 23
• Cashflow Rev 2 issued on 6th February 24
• Cashflow Rev 3 issued on 6th March 24
16 Warranty / Sub-Contract / Appointment Tracker
• See attached
• Key Changes in the period
o Warranties – Francis Hunter have issued client version as a REV E Tracker
o Certified Sub-Contracts
▪ Sub-Sub-Contracts – clarity needed around certifying of these
▪ MCLH to issue any further redacted Sub-Contracts upon signing
▪ MCLH to issue Charter Global; currently being certified
17 Procurement schedule
Key Changes in the Period
• Building A & B - see attached
• Building C - see attached
18 Commercial and Contractual
• Early Access Protocol
Progress Report 28 - 28.08.24
o DRAFT issued to Francis Hunter
o Early Access Protocol meetings ongoing with Overbury & Mace
▪ MCLH awaiting Mace comments
o Point cloud Survey Parameters issued by MCLH
• Early Warnings
o EWN 001 – Brooke Street Closure; issued on 24/03/23
o EWN 002 – Thames Water; issued on 18/10/23
o EWN 003 – UKPN Wayleaves; issued on 19/03/24
o EWN 004 – G99 Application; issued on 02/04/24
o EWN 005 – Thames Water Permanent Connection; issued on 13/06/24
• Relevant Events
o RE 001 – Deferment – EOT 01 issued
o RE 002 – Deferment – EOT 01 issued
o RE 003 – Townhall Design – EOT 02 issued
o RE 004 – Townhall Construction – EOT 3 issued
o RE 005 – Smart Buildings – EOT 4 issued
o RE 006 – Thames Water Connection
o RE 007 – UKPN Wayleaves
Progress Report 28 - 28.08.24
Progress Photos
Report 28 - 28.08.24
Block B Toilet
Lift Lobby
Progress Report 28 - 28.08.24
Car Park
McLH construction programme
e outline programme
15/06/2022
15/07/2022
15/07/2022
15/07/2022
07/06/2024
23/08/2024
12/09/2022
09/09/2024
12/09/2022
09/09/2024
20/10/2024
20/09/2022
20/09/2022 07/10/2022
31/07/2023
18/08/2023
29/08/2023
18/09/2023
08/11/2023
21/11/2023
30/05/2024
09/07/2024
08/01/2024
25/06/2024
02/06/2024
02/06/2024
23/08/2024
18/06/2024
03/09/2024
01/07/2024
16/09/2024
04/08/2024
16/09/2024
09/11/2024
15/09/2022
15/07/2022
15/09/2022
07/06/2024
23/08/2024
09/09/2024
21/10/2024
21/10/2024
21/10/2024
09/11/2024
15/08/2024
20/09/2022
07/10/2022
30/05/2024
14/08/2024
08/01/2024
15/08/2024
21/10/2024
12/06/2024
02/09/2024
01/07/2024
16/09/2024
04/08/2024
21/10/2024
09/09/2024
21/10/2024
G&T progress report
Project Honey
Gardiner & Theobald Progress Report at 28 August 2024
General Update
Building fit out continues to progress and valuations have been broadly in line with anticipated cashflow. Small number of variation costs remain to be agreed to finalise the account.
Activities & Progress in Period
Contractor
Valuation and recommendation no 31 of MCLH works for July 2024.
Finalisation of general & tenant variations
Interface with tenant team
Ongoing dialogue with MACE cost team in relation tenant changes
Reconciliation of viability costs.
Interface with funder team
None in the period
Cost Status
Gardiner & Theobald Cost Report 26 issued 31 July 2024 and Report 27 to be issued 29 August 2024
Procurement
None in the period.
Design Development
None in the period.
Project Honey
Gardiner & Theobald Progress Report at 28 August 2024
Future Works
Continuing valuation of the works. Valuation 32 due date 2 September 2024.
Agreement of final tenant changes and developer changes.
Agreement of costs with MACE against AFL position.
Prepare & agree CAT A reconciliation.
Information Required
MCLH response to outstanding variations by 28 August
•Provide images of works before visitincluding pile caps,foundations before concrete pour, floor slab before concrete pour,Core twin wall installations.
•Provide pile integritytests certificates.
•Provide pre-pour QAinspection records for foundations,slabs,columns and core wall installations.
Provide structural engineer’s solution or approval for the low concrete coverage for steel over precastslab at Block A ground floor.
Provide structural engineer’s solution or approval for the low concrete coverage for steel over precastslab at Block B ground floor.
Provide structural engineer’s solution or approval for the low concrete coverage for steel over precastslab at Block C ground floor.
For Block B,provide structural engineer’s written approval of fire door opening core wall cutting works.
Provide repair method statementand images of repairs at Block C precast elements.
Client is advised to provide repair methodologyand images of repair applications to floor concrete at Block C roof level.
Client is advised to provide repair methodologyand images of repair applications to floor concrete at Block C 1st level.
2.04 Full RIBA Stage 5 Structural Drawings and Calcs
2.05 Pile integritytest results
2.06 Cube testresults
2.07 Heat soak and impacttestglass specifications
2.08 Terrace and flat roof IBG
2.09 List of full cladding materials proposed
2.10 Windows & external door manufacture guarantees
2.11 Provide QA records for precast elements from manufacturer
3.00Othermattersarising(attimeofinspection)
3.01 Provide all statutoryand certification documentation at projectcompletion inline with technical reporting
Pre-pour inspection records from site engineer
Building Control site inspection reports
Fire consultant QA records
Basementwaterproofing QA records
Pile integritytest certs
Bolt checking QA records
Weld testcerts
Cube testcerts
Static load testcerts
Terrace and Flat roof IBG
BBA certification for anyrainscreen cladding or brick slips
Glazing / curtain walling heat soak and impacttesting certs
Building Control Completion Cert(s)
EPC
As built SAPS
Mechanical Ventilation certification
Chlorination certs
Gas/water/elec certs
Fire door compliance commissioning
Fire suppression,alarm commissioning
Sound tests
Air tests
Lift Commissioning
Drainage pressure testing (written confirmation from AI) & or CCTV
commissioning meeting notes
PROJECT HONEY
CLIENT COMMISSIONINGMEETING
Document No. Revision 5
Date/Time 20/08/24
Place Microsoft Teams / Project Office
Prepared / Chaired by Sam Jeffries
Date of Issue 21/08/24
Allen Nash MCLH (AN)
Ian Goodwin AACM (IG)
Giuseppe Vaccaro Unilever (GV)
Sam Jeffries AACM (SJ)
Andy Tichopad Knight Frank (AT)
Attendees
Joanna Swidzinska Mecserve (JS)
Adrian Lavendar
Talent Ncube
Piyush Patel Inhabit Group (PP)
Gary Gee Hoarelea(GG)
Jeremy Pollard Unilever (JP)
Andrew Finnegan (AF) MCLH
Joanna Harris (Sodexo)
Gavin Toman MCLH (GT)
Apologies
David Lunt Francis Hunter (DL)
Luke Nurser Francis Hunter (LN)
Feran Olanrewaju Mace (FO)
Phil Lewins AECOM (PL)
David Stephens Francis Hunter (DS)
Copies to All Attendees,
NOTE
Purpose of meeting is to align client and delivery teams expectations of commissioning and integration requirements, delivery strategies and confirm roles and responsibilities across all stakeholders
1.2 Documentation
Current Progress and tracker run through and appended with minutes
PROJECT HONEY
- PP comments addressed 10/07/24 via email response
o PP confirms that no items have been satisfactorily closed
o SJ confirms all commissioning data has been taken from the approved stage 5 design
o PP references client bible
o Rev 4 of schedule (issued with minutes) answered by Hoare lea, AECOM and halsion to be further reviewed
o Meeting required before this next meeting (1pm Tuesday 27th)
o Stage 5 approved design
- CTPs / trackers located within client commissioning folder
- Any further personnel needing access to folder, please send request to ian goodwin AACM
- Dashboard appended to minutes
1.3 Programme Key activities
BUILIDNG B
LTHW CHW (B)
- Flushing complete
- Commissioning / set up 90% progressed, riser balance to complete
o Discussed discrepancy of PICV to Riser Commissioning sets recording circa 20% lower on riser CS than summation of PICV FCUs
o Issue has persisted theremay be the need to introduce metering stations to each FCU to confirm system distribution and tally volumes against branch and riser valves
o MCLH AACM will confirm on review of halsion latest test results
Electrical Building (B)
- Submain testing complete
- ATS function testing on-going
PROJECT HONEY
- DB secondary distribution
o 100% Installed
o 96% Dead / Live Tested
o 31%documentedtoAACMremainingdocstobeissued WC19/08
- Emergency light testing complete 12/08
o Neon led to be rewired on some luminaires
o Client / sweco invited to witness, did not attend
o Will re demo a limited number of emergencies on BB IST
o Full test will not be done again
Ventilation systems (B)
- General ventilation 90% progressed / commissioning
- Toilet extract complete will be on next issue of WLAS
- FCU sec air circa 75% complete, generally perimeter FCUs to complete
- Smoke system complete to 1st floor Specialist contractor in 23/08/24 to complete system
Fire Alarm System (B)
- Device testing on-going (PMN 100% witnessed to AACM 14/08/24)
- Integration / interface testing to be completed WC19/08
- Internal C&E latter part WC19/08
- AACM C&E 23/08
- Client C&E 05/09
BMS (B)
- Static / point to point testing complete
- OnavailabilityofcommissionedsystemsS&Stoset /commission into auto control
- All to be complete for IST
Building A
- power available
- LTHW/CHW system flushing commenced on programme 17/07.
- Dead testing progressing throughout the building.
Building C
- power available
PROJECT HONEY
- Static testing underway in line with programme
Witnessing
Inhabit confirmed they would witness complete systems as per previously issued mail. Completed CTPE’s to be issued prior to witnessing.
- Confirmation ofcompleted andvalidatedsystems will be offered to client teams
- Aim to issue WLA with completed systems WC 26/08
- Outlook invites to be sent on confirmation
- All tests will be notified via Witness Look Ahead (WLA)
Reporting
AACM maintain both equipment and documentation trackers which will form part of the bi-weekly commissioning report
Meetings / Workshops
- Client meeting agreed to go weekly predominantly will be held over teams
- IST workshop date TBC.
o Discussed in last two meetings
o Document issued no comment to date
o Building B primary isolation only as no generator
- IST document run through Note, Generator will not be available for Building B.
IST
- Draft document run through
- Document written as all power supplies available though generator will not be available for building B
- Noted buildings are design stand alone with sprinkler and life safety supplies fed from C
- Document within client commissioning folder
- Following client review IST workshop to be set up to run through and agree test procedure
- SJ will email when updated intro re generator
Client Training
- GVstatesthat client trainingwillbebettercarriedoutlaterinthe programme circa mid-oct
o To be agreed and formally communicated
PROJECT HONEY
o It was noted that when teams are identified they can be on witness notifications for familiarisation of systems / site
o Note these will be demonstrations not training opportunities
- Schedule received from DS
- Noted some dates are slightly premature
- Dates / programme will become clear through the next weeks progress of Integration and close out testing
- Personnel to be invited to demonstrations of systems which could be recorded as familiarisation
- Confirmed T&F required before PC though as above could be reduced sessions
- Francis Hunter to share client training document to Adrian Lavender
- Francis Hunter (DS) MCLH (AN) AACM SJ IG) to meet 21/08/24 to confirm requirements / action
- PMN meeting held AA to confirm T&F day to familiarise FM teams in advance full client training as detailed in previously issued CT Training document
AOB
Section to be included for upcoming witnessing to client.
- Piyush Query schedule – stated as majority of items closed DS to close on V4P
AREA MEASUREMENT REPORT (RICS Code of Measuring Practice)
EDEN CAMPUS
(Buildings A & B)
St James's Road
KINGSTON-UPON- THAMES KT1
Project Number
45323-005 Contents
Report Issue Status
Survey Report
Summary of Areas
Reference Plans
EDEN CAMPUS
(Buildings A & B) St James's Road
KINGSTON-UPON- THAMES KT1
Report Issue Status
ACC1 06 June 2024 FOR REVIEW ISSUED FOR COMMENTS
ACC2 12 June 2024 FOR REVIEW 4TH, 3RD & 2ND FLOOR AREAS AMENDED
ACC3 10 July 2024 FOR REVIEW BUILING A 2ND & BUILDING B 1ST,5TH, 6TH ADDED
ACC4 22 July 2024 FOR REVIEW BUILDING B AREAS AMENDED
ACC5 22 August 2024 FOR REVIEW BUILDING A 3RD , 4TH , 5TH & BUILDING A 10th -7th & 1stG ADDED & 2nd FLOOR AMENDED
ACC6 28 August 2024 FOR REVIEW CLIENT AMENDMENTS TO ALL FLOORS
ACC7 29 August 2024 FOR REVIEW CLIENT AMENDMENTS TO ALL FLOORS
Survey Report
Introduction
This Area Measurement Survey was undertaken by Plowman Craven between June and August 2024, in accordance with the guidelines as described in the Sixth Edition (September 2007) of the Code of Measuring Practice and the Globally applicable 6th Edition (May 2015), published by the Royal Institution of Chartered Surveyors (RICS).
The measurement was undertaken by Plowman Craven’s representative at the date of survey, under site conditions at that time and in line with Plowman Craven's standard conditions of contract.
Scope of Work
In preparing this measurement report, Plowman Craven has relied upon supplied information. The areas to be measured were defined by the instructing client through floor or lease plans with appropriate areas outlined, and/or as instructed on site by the client or client’s representative.
Any undefined areas were measured as found on site in accordance with the Sixth Edition (September 2007) of the Code of Measuring Practice and the Globally applicable 6th Edition (May 2015).
Site Survey
Measurements were taken to the internal face of perimeter walls and to the face of walls enclosing toilets, stairs and other core areas.
Areas and wall lines with limited access at the time of survey are denoted on drawings by dashed lines. Any areas that were not accessible, due to either building construction, tenant imposed restrictions or wall lines obscured by fixtures and fittings, have required professional estimations based upon similar layouts on adjacent floors and on information derived from supplied drawings.
A 3D Laser scanner was used to observe the geometrical framework of the area surveyed. The point cloud data was downloaded and stored onto a laptop, and later downloaded directly to office servers. Dimensions were taken of overall distances and, where necessary, diagonals and check measurements, using a “Leica Disto” laser device. These were recorded on to a laptop running relevant software.
Area Calculation
Site survey work and corresponding accuracy levels are constrained by the methods adopted to capture relevant site data given the nature of access afforded and the time allocated to complete the work. The accuracy of the area figures reported is commensurate with the measurement methodology applied.
All site observations and dimensions were checked and any discrepancies exceeding the required tolerance were, if necessary, verified on site.
Computer-Aided Design (CAD) software has been used to construct accurate area drawings from the information collected. The area values derived have been calculated using commands and routines built into the CAD software.
The drawings have been retained as digital CAD files comprising accurate data of area extents and configurations and have been produced in compliance with the measurement reporting standard of the RICS Code of Measuring Practice. All areas have been calculated in square metres and converted into square feet using a conversion factor of 1 sq. m = 10.7639 sq. ft. Caution should be used when working with hard copy paper prints generated from digital data files. These drawings have been produced for area referencing purposes and must not be used for any architectural or construction/engineering purposes or for any other purpose other than that for which they were originally intended.
The drawings contained within the report reflect the site configuration at the time of survey. As such Plowman Craven cannot be held responsible for any changes made to the site, that may affect the area, after the date of the original survey.
Report Production
This report includes copies of:
- Property Photographs - illustrating the condition of site at the time of survey
- A Summary of Areas
- Area Plans - showing the extent of the area measured, identifying specific areas of inclusion/exclusion and quoting area values in square metres and square feet.
Should this report be distributed to other parties it should be done so in it’s entirety. The “Summary of Areas” and the “Area Plans” should be read in conjunction with each other and should not be separated from this report.
Quality Control
All figures and drawings are checked as part of our standard works procedures in accordance with the company's certification to BS EN ISO 9001:2015.
Following on from Early Warning 005, issued on the 12/06/2024, and the ongoing emails and correspondence that followed, the deferment of the Permanent Thames Water Connection, until the 1st July 2024, due to reasons unknown to Thames Water, has critically impactedMCLH’s ability tocompleteourContractWorks.This has impacted,more specifically,flushingactivities and has cause delays to theassociatedcommissioningworks.
Following on from Early Warning 003, issued on the 19/03/2024, and the ongoing emails and correspondence that followed, the deferment of the Wayleave Agreements until the 20th May 2024, due to reasons unknown, has critically impacted MCLH’s ability to completeourContractWorks.
This issue is critically delaying the overall progress of the Construction Works and will affect the overall completion of the Works and this isdemonstratedbelow.
The I.P. (Hernando Enrique Paternina Se La Ossa) was injured when a stillage containing panes of glass became unstable and fell onto him. The stillage was in the process of being moved to another location using a pallet truck. This stillage struck the I.P. and trapped him against a trolley to the rear of him.
The I.P. was one of two operatives from Clarke Facades (Clarkes) in the process of moving the stillage. The pallet truck operator (Oscar Fabran) had asked the I.P. to stand at the opposite end and steady the stillage whilst moving it. When the I.P. saw it beginning to fall he took it upon himself to try and stop it, putting himself between it and the trolley.
Root Cause: Inadequate risk assessment
Clarkes management failed to adequately plan / risk assess these works and provide suitable work equipment. The RAMS failed to identify a safe system of work for transporting glass stillages in Building A. They also do not address the risk of transporting stillages with uneven weight distributions. This method of transporting glass stillages had become the norm on the project and was unsafe as it was not in accordance with the glass manufacturer’s safety instructions. This was not identified or addressed by Clarkes supervision or management.
Secondary Cause: Poor or wrong equipment
The pallet truck was not suitable for the task of transporting these glass stillages.
Other contributing causes: Inadequate training / instruction – Due to insufficient risk assessment and supervision the I.P. or pallet truck operator did not receive sufficient information / instruction / training on what risks to be aware of and how this task was to be carried out safely. The I.P. was working on the project for less than 2 weeks.
Corrective actions / recommendations:
Action
Clarkes were immediately stood down and all their operatives re-briefed on their RAMS. Works involving the transport of glass stillages placed on hold.
Clarkes RAMS to undergo a general review to ensure they are relevant / specific to the current works and stage of the project.
Clarkes RAMS to be updated for distribution of glass stillages to detail a changed methodology. A mini glass lifting buoy is planned to move the panes of glass to a location where the tower crane can remove them from the building and store them externally. They will then be installed by the tower crane.
Meeting held with Clarkes / McLH Senior management to discuss the accident, other safety concerns and improvement measures. A required increase in safety standards was reiterated. A SOR is to be issued to Clarkes Contracts Manager for failing to ensure works were adequately planned / risk assessed and RAMS updated.
Clarkes have committed to their Safety department being on site daily and focusing on enhancing Black Hat Supervisor standards for the remainder of their contract works.
McLH project management to ensure RAMS are reviewed / updated as work activities change.
3 Clarkes supervisor’s will be booked onto the Black Hat Academy and Clarkes are releasing a safety bulletin internally within their company on the accident learnings.
McLH will distribute an internal Safety Alert with the learning outcomes from this accident.
By Whom
Matthew Garey (Clarkes Head of Health and Safety)
Matthew Garey / Junho Sung (McLH Façade Manager)
Matthew Garey / Jordan Anderson (Clarkes Contracts Manager)
Sam Peach (McLH Senior PM)
Matthew Garey
Sam Peach / McLH Project team
Matthew Garey
Sam Sufferin
McLaughlin & Harvey
Background Information:
Clarkes are contracted to install the building façade at Project Honey The majority of façade panels come prefabricated and ready to install. However, in the first and ground floor of Building A, the installation is ‘stick curtain wall’. This requires panes of glass and façade components to be delivered to site in a ‘flat-pack’ configuration and then assembled on site. The glass panes are delivered to site banded to a stillage. Stillages can have multiple glass panes on them.
The glass was being stored on the ground floor of Block A at the south elevation. The stillage was being moved to an alternative location so that the operatives could install fire barrier on the Block A South Elevation.
The I.P. (Hernando Enrique Paternina Se La Ossa) is employed by ES Facades, who are a sub-contractor of Clarkes. ES Facades operatives are signed onto Clarkes RAMS.
The I.P / pallet truck operator are both trained to CSCS labourer (green card) standard The I.P was inducted to the project on 22nd July 2024. The pallet truck operator on 15th April 2024.
Investigation Findings:
The I.P. was injured when a stillage containing panes of glass became unstable and fell onto him. The stillage was in the process of being moved to another location using a pallet truck. This stillage struck the I.P. and trapped him against a trolley to the rear of him.
The I.P. was one of two operatives in the process of moving the stillage. The pallet truck operator (Oscar Fabran) had asked the I.P. to stand at the opposite end and steady the stillage whilst moving it. When the I.P. saw it beginning to fall he took it upon himself to try and stop it, putting himself between it and the trolley.
The stillage was loaded with 3 panes of glass weighing circa 1075kg. These were ratchet strapped to secure them in place on the stillage One large pane of glass was stored on one side of the stillage weighing 446.40kg and two smaller panes of 298.80kg and 330.60kg (totalling 629.40kg) on the other. This heavier side (by approx. 183kg) was the side that tilted and fell onto the I.P.
The trolley to the rear of the I.P. also toppled onto a pallet of frame components behind it (see below left picture). This took some of the weight of the stillage and trolley, and stopped the full weight of the stillage coming down on top of him on the ground. The I.P was however left stuck between the stillage and trolley.
Other operatives in the area then assisted with removing the stillage off the I.P. An ambulance was called and the I.P. was described as being in a state of shock. Paramedics arrived approximately 10 minutes later and the I.P was taken to hospital where he was treated for wrist pain, an upper leg muscle injury, chest pain, and lacerations to the face. He was discharged on the day of the accident at approximately 17.30pm and has a sick note signing him off work until 27th August.
His rear left leg sustained bruising around the knee and hamstring area – see the photo below No update has been provided from the I.P. on the initial wrist and chest pain reported.
Work equipment - the pallet truck was being used in the narrow end of the stillage to lift and transport it (as per the below left photo), rather than the prefabricated central fork points on the wider side (as per the below right photo) AGC Interpane Architectural Glass is the company that supplies the panes of glass / stillages. Their user manual details that the ‘Tilt protection slots’ must always be used (as per the photo below right) and that only a forklift or crane should lift the stillage using these points. These are prefabricated on the stillage for this purpose.
McLaughlin & Harvey
Process Objective: To establish, implement, control and maintain the processes needed to meet requirements for the provision of products and services.
Process Owner: Group SHEQ Director
The stillage should not have been transported with this pallet truck. It should not have been transported by entering the narrow end of the stillage due to the uneven weight distribution on either side and height of the stillage leaving the centre of gravity difficult to determine. The pallet truck provided by Clarkes could not physically have fitted in the prefabricated fork points. The pallet truck provided was therefore not suitable for this task.
The way the pallet truck was utilised had a high likelihood not to be sufficiently aligned along the length of the stillage base to lift it. It can be assumed that at the time of the accident it was not sufficiently aligned, and that this along with the difference in weight on each side caused it to tilt and topple over.
Storage – the panes of glass on the stillage were not the panes of glass originally delivered on the stillage. Some of the panes had been removed and other panes transferred onto it from other stillages, in order to access the panes of glass needed. This is likely to have resulted in the weight difference on each of the stillage of approx. 183kg. The glass manufacturer safety instructions detail that ‘the centre of gravity of the racks should always be centred on the rack’ and that if not, a warning sign to highlight a risk of tipping should be displayed. No warning signage of this nature was in place. All images in the instructions also depict even loads on each side of the stillage.
Due to other materials in the area it would have been difficult to transport the stillage using the tilt protection slots and this could be an attributing reason as to why the stillage was being moved this way (side-on).
Clarkes have detailed that the stillages were brought internally to be installed as there was a lack of safe storage externally. Installing them internally would also be quicker, as they would require the use of the Tower Crane for installation externally in most areas. However, due to the building being substantially enclosed and with the internal partitioning nearing completion, this meant that a forklift could not be utilised to transport stillages.
Risk assessment / method statement (RAMS) - Clarkes safe system of work for the movement of glass stillages is the Offloading and Distribution RAMS EDC-MCF-XX-XX-MS-X-0002. The pallet truck operator was briefed on this during his induction on 15/04/2024. The I.P. is employed as an on-site labourer and his day to day task consists of assisting in moving and distributing materials. He was briefed on manual handling RAMS MCFXX-XX-MS-X-0012 on 22nd July.
The Offloading and Distribution RAMS were last reviewed / amended by Clarke’s in October 2023, and McLH reviewed these in November 2023.
The I.P. was not signed onto the ‘Offloading and Distribution’ RAMS, and these RAMS failed to address a safe system of work for transporting glass stillages within Building A Pallet trucks are referenced for transporting stillages, which is not in accordance with the glass manufacturer’s instructions i.e. that a forklift or crane should be utilised, using the designated tilt protection slots. They also did not address the risk of transporting stillages with uneven weight distributions.
McLaughlin & Harvey
Approx. location of the I.P
Pallet truck entered the narrow end of the stillage.
Trolley that the I.P. was trapped against
Arrows depicting the only lifting points to be used for transport.
Materials the trolley toppled over onto.
The manual handling RAMS which the I.P. was signed onto state that a forklift should be used to transport stillages on the ground floor to reduce manual handling. This is not aligned with the details within the offloading and distribution RAMS. A forklift could not physically access this area at this stage of the project due to the building being substantially enclosed and the internal partitioning, and so the RAMS are not accurate and required updating.
Supervision – the pallet truck operator details that he was instructed by the Supervisor of ES Facades (Besmir Beluli) to move the stillages and to get help to do so The supervisor however has detailed that this was not the case, and that the pallet truck operator decided to move the stillages himself.
This method of distributing the glass stillages however appears to have become the norm based on discussions with Clarkes senior management and this equipment was the only equipment provided and available to do so. This was not addressed by Clarkes supervision or management at any point
There is no information on Clarkes morning briefing regarding the transport of glass stillages.
Conclusions:
Root Cause: Inadequate risk assessment
Clarkes management failed to adequately plan / risk assess these works and provide suitable work equipment. The RAMS failed to identify a safe system of work for transporting glass stillages in Building A. They also did not address the risk of transporting stillages with uneven weight distributions. This method of transporting glass stillages had become the norm on the project and was unsafe as it was not in accordance with the glass manufacturer’s safety instructions This was not identified or addressed by Clarkes supervision or management.
Secondary Cause: Poor or wrong equipment
The pallet truck was not suitable for the task of transporting these glass stillages
Other contributing causes:
Inadequate training / instruction – Due to insufficient risk assessment and supervision the I.P. or pallet truck operator did not receive sufficient information / instruction / training on what risks to be aware of and how this task was to be carried out safely. The I.P. was working on the project for less than 2 weeks.
Actions / Recommendations:
Clarkes were immediately stood down and all their operatives re-briefed on their RAMS. Works involving the transport of glass stillages placed on hold.
Clarkes RAMS to undergo a general review to ensure they are relevant / specific to the current works and stage of the project.
Clarkes RAMS to be updated for distribution of glass stillages to detail a changed methodology. A mini glass lifting buoy is proposed to move the panes of glass to a location where the tower crane can remove them from the building and store them externally. They will then be installed by the tower crane.
Matthew Garey (Clarkes Head of Health and Safety)
Matthew Garey / Junho Sung (McLH Façade Manager) 13/08/2024 Awaiting confirmation of completion
Matthew Garey / Jordan Anderson (Clarkes Contracts Manager) 13/08/2024 Awaiting confirmation of completion
McLaughlin & Harvey
Process Objective: To establish, implement, control and maintain the processes needed to meet requirements for the provision of products and services.
Process Owner: Group SHEQ Director
Meeting held with Clarkes / McLH Senior management to discuss the accident, other safety concerns and improvement measures. A required increase in safety standards was reiterated A SOR is to be issued to Clarkes Contracts Manager for failing to ensure works were adequately planned / risk assessed and RAMS updated.
Clarkes have committed to their Safety department being on site daily and focusing on enhancing Black Hat Supervisor standards for the remainder of their contract works.
McLH project management to ensure RAMS are reviewed / updated as work activities change.
3 Clarkes supervisor’s will be booked onto the Black Hat Academy and Clarkes are releasing a safety bulletin internally within their company on the accident learnings.
McLH will distribute an internal Safety Alert with the learning outcomes from this accident.
Investigator:
SHEQ Advisor: (PRINT)
Sam Sufferin
Completion Date: 13/08/2024
Sam Peach (McLH Senior PM) 13/08/2024 Awaiting confirmation of completion
Matthew Garey Ongoing Ongoing action required
Sam Peach / McLH Project team Ongoing Ongoing action required
