Issuu

summarisedprogress report

prepared for Globe Kingston Limited

Surrey House Island Site, Project Honey

July 2024

summarised progress report

Surrey House Island Site – Project Honey (10372)

contents

1.0 executive summary

2.0 programme

3.0 planning update

4.0 legals

5.0 design and project update

6.0 procurement update

7.0 construction works update

8.0 health and safety matters

9.0 tenant variations and approvals update

10.0 sustainability / Net Zero Carbon

11.0 environmental status update

12.0 key risks

13.0 areas of concern

14.0 key activities in the reporting period

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 – LFB response status

project: Surrey House Island Site, Project Honey

client: Globe Kingston Ltd/Cube Advisers Ltd report: summarised progress report – July 2024

distribution: Cube

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 3 weeks and 4 days behind on Building A, on programme on Building B (taking into account the EoT) and 1 week 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 Façade works have commenced on the 8th floor The stick system continues on the ground and first floor. Otis have installed 3no. lifts. Feature stair install is ongoing on all floors. Raised access floor is now complete on the 3rd and 4th floor and has commenced on 5th floor

On Building B - MEP install is progressing up to level 10 Unitised façade works have been completed with only the external doors to be installed. The stick system glazing is ongoing on the ground and first floor although the building is now weathertight Otis have installed 3no. 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.

LFB responded on 13th May 2024 to the scheme fire strategy. MCLH have issued their response to each comment to SWECO for acceptance. These responses have been formally issued back to LFB.

The key risk previously reported relating to the UKPN has now been fully resolved. All three buildings now have poweron The impact on programme is under review however, the MCLH latest programme shows the main LV panel live testing now impacting the critical path which is directly related to the late power-on. MCLH are working on mitigating this.

The façade continues to be a risk on the project due to programme challenges and issues with alignment Building B façade was completed on the 5th July 2024 with Building A being completed early August.

Thames Water works were completed on the 10th June 2024, however due to the lateness of the installation this has had an impact on the commissioning programme. MCLH are currently reviewing this with Halsion to minimise the impact of this delay.

Another 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) FHPM are engaging with Statutory providers to ascertain whether any services in the pavement/ road

need to be relocated as a result of the S278 works. The planned commencement date for the S278 works is beginning of September 2024, with road closure notices installed across Kingston

some key activities that have been undertaken in the current reporting period include.

• S278 negotiations – Received technical approval

• S278 – Bond agreed and ready to put in place

• Procured S278 works and issued letter of instruction to Rineys.

• Continue to review design packages received from MCLH and progress the approval process with UL and LCN in line with the programme.

• Submitted pre-occupation conditions (37, 43, 44, 46, and 58)

• Completed Building B façade (Unitised)

• Completed Building A 5th and 6th floor facade

• Reviewed CAT A benchmark area and issued comments

• Formally responded to LFB

• Removed remaining tower cranes TC2

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

• Submit pre-occupation conditions 49

• Complete Building B façade (ground and first)

• Complete Building A façade (unitised)

• Snag 2nd 3rd and 4th floors of Building B

• Remove remaining tower cranes TC3

• Place contract for FLOW artwork to commence fabrication

high level financials

• Contract Sum - £122,974,925.66

• Contract variations to date - -£927,401.05 (net)

• Projected Final Account - £122,047,524.61

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 – 3.5 weeks behind - Building B – 0 days behind (taking into account EoT 04)

- Building C – 1 week behind The key risks to MCLH programme are as follows;

- Thames Water – Works now completed however this has impacted commissioning as MCLH have had to work off temporary water to date.

- UKPN – Live testing of the main 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.

- Access to site – Due to works required in service yard, brickwork to Building C and the works in Woodland Walk, site logistics will be significantly impacted

- 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.

3.0

Over the next reporting period a number of the pre-occupation conditions outlined in the condition tracker will be submitted to the Council for approval. A breakdown of outstanding conditions is set out below.

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 9th September 2024, where both Brook Street and St James’s Road will be closed for 6 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.

Outstanding conditions set out below;

49 Park Mark/ SBD

To be submitted in August Park Mark will inspect site in September to provide Park Mark Certificate.

NMA submitted to amend this to a post-occupation condition.

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 a number of 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. 4.0

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 of the 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 update

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 key 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 basebuild 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.

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 site beside the lift lobby on the Ground Floor. This is to be presented to UL for review and acceptance.

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, which is appended to this report 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 B façade works

• Continued lift installation to Building A and B

• Continued ceiling works in Building A and B

• Continued raised access floor installation in Building A and B

• Continuing steelwork to the feature stair, reception steel, balustrades

• Commencement of green brick at ground floor of Building C

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. Two areas were highlighted in their last report, noting improvement required on work areas tidiness and tools and equipment suitable for task. MCLH have taken actions to resolve issues. ORSA carried out a site inspection on the 23rd July 2024, and their findings are appended to this report.

9.0 tenant variations and approvals update

Variations instructed in the last reporting period are set out below (and set out in more detail in the variation tracker within the appendix).

• EAI 136 – Building B External Louvres Construction

• EAI 137 – Woodland Walk External Lighting Containment

• EAI 138 – Building A Louvres Construction

• EAI 139 – Woodland Walk Lighting

• EAI 140 – Revised layouts to external ramps

• EAI 141 - Cancellation of EAI 131

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;

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 on the basis of achieving BREEAM Excellent and EPC A. Currently achieving 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 R). These numbers are inclusive of tenant variation changes.

B-10 Office 7,062

B - 9 Office 8,957

B - 8 Office 8,957

B - 7 Office 8,963

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

B - G (Office) Office 2,707

B - G (Reception) Reception 3,422

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;

ref. risk item status update likelihood of risk impact of risk contractor or developer risk

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

R2 Programme delays due to COVID 19 No programme impact as yet and risk mitigated within AfDL.

R3 Construction (Contractor) delays

R4 Planning Condition Delays

R5 Contractor/ sub-contractor insolvency

R6 Impact of the Ukraine War

R7 Brexit import delay

Tight town centre site with complex logistics will increase risks of delay significantly. This is now primarily a contractor risk item

The planning conditions are being tracked on a weekly basis, with Chartplan in discussions with RBKT. The pre-occupation conditions are currently being submitted with one more remaining.

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.

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.

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.

Section 12 outlines the measures to date. Further measures are planned for the 15th August 2024

R9 Cost Overrun

R10 Twin Wall

R11 Utilities –UKPN

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.

MCLH are working on mitigating this.

R12 S278 Agreement Highways have now agreed to the scope of the S278 works and the S278 agreement itself has been agreed with the Council. 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

R13 Clarkes façade programme

Clarkes façade manufacturing and installation programme is behind. MCLH have put forward a recovery programme which will be updated weekly. Building B has been completed, and focus is now primarly on Building A

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

and Developer

and

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 are 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. A bond is ready to be 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 basebuild development works.

15.0 key activities in the reporting period

i. Completed Building B facade. II. Progressed tenant variations.

III. Engrossed S278 Agreement

IV. Review design release packages issued by MCLH.

V. Continue to look at options of reducing the carbon impact of the development.

VI. Appointed Highways Contractor (Riney) to carry out S278 works

VII. Issued updated SBD document to RBKT.

VIII. Measured 5 floors of Building B and 1 floor of Building A

IX. Agreed proposal to resolve Building A façade issue

X. Commenced commissioning on both buildings

XI. Submitted further conditions as per 3.2

XII. Progressed design for connection details and cables for the public art to Buildings A, B and C.

lookahead – key activities in the next reporting period

I. Complete Building A 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. Formally appoint Highways Contractor to carry out S278 works

VI. Agree early access protocol with Unilever and their fit-out Contractor.

VII. Close out Park Mark with Car Park Operator

VIII. Submit further 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 B

XII. Progress measures on Building A appendices

A. AfL completion deliverables tracker

B LoR & warranties tracker

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. LFB response summary

AfL completion deliverables tracker

project Honey completion deliverables -AFL

Iain Roberts (IA) : letter dated 1st May 2024. Gwlngs to provide copy .

Policy provided on 20/6/22 with a start date of 25/5/22

Gwlngs to confirm. 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?

project Honey completion deliverables -AFL

14.1 Early Access Protocol - Early Access Notice (8th July)In progress…meeting w/c 5/8/24. Target 9/8/24.

12Copies of all Developer AFL approvals to tenant request/consents (Licence to Alter)In progress with KF. LN chased. Email 2/7/24 from Simon Beeley…."not identified anything contentious regarding proposals. " Mace progressing things with lawyers. No response from KF.

13Early Access certificates Anticipated 9th September 2024

13.8Snagging /defects lists (13.8 & 17)

OngoingCMT (Client Monitoring Team)

4Licence for Alterations (tenant works) and Tenants DrawingsOngoing…in progress. Simon Beely email of 2/7/24…progressing. See 12 above.

4Variations to the building contract

40 of 92 variations have been signed by Unilever. In progress. KB continuing to chase Unilever to sign Variations and re-issue variations with updated costs.

-EA

project Honey completion deliverables -AFL

9.3DRAFT H&S files

9.6O&M manuals (9.6 (b)) SEE 9.3

Draft H & S File to be provided 2 weeks before PCD . FHPM have requested them from MCLH. …drafts received. Ongoing. Target is drafts by end of August.

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.

MCLH2.0 -PCD(-10days)

project Honey completion deliverables -AFL

4.6Tenant CAT A Works payments and Tenant InvoiceUnilever to invoice 10 days before PCD. Gwlng commented "Note any contributions for omissions and CAT A contributions payable at lease completion under the AFL are separate and should be agreed with MACE/KF so invoices are prepared in good time at completion stage. Agree sum with G &T /Mace by end of August. G & T being nudged constantly. IT: Also query if any contributions now given the agreement leading to the rent adjustment? LN:. FHPM/ G&T to confirm to Gowlings final contribution for CAT A. Awaiting agreement of figure. Actioned.

4.7Final Lease Plans (Buildings A/B) (4.7 & 22)

4.7Final licence plan (car park) (4.7 & 22)

15Measured surveys. The following floors have been confirmed by P & C: 2,3,4,5, and 6 of B plus 2 of A.

Agree by end of August …call arranged for 11/07/2024. LN chasing Darlings…....to go to BCLP and IT.

Agree by end of August …call later today 2/7/24. Expect first drafts in 2 weeks. As 4.7 above.

In progress. See P & C schedule to be attached to monthly report. P

project Honey completion deliverables -AFL

18Agreed rents Building A/B/Ground Floor Link rentAwait Plowman Craven (P&C) measure . Ongoing….follows 15.

23Engrossment leases/Licences to Alter/Estate Deed (and Defects Deed) plus Current lease surrender Unilever House/new lease Unilever House

6.2A certified copy of each Professional Appointment (covered in clause 5) plus copy of current PII certificate

6.2Professional Team/Subcontractors and Contractor Warranties/ Third Party Rights….the following have warranties that are not completed: (6.2 & 6.3)

Check with Gowlings at the start of July as to progress. 2/7/24..email sent. DG explained that cannot start leases until they have plans. Updated him re progress….

Email to TA sent 26/6/24…3/7/24 TA confirmed they have been sent to BCLP/MB. Requested that we are sent copies for saving on Centrodoc. FHPM would like to file certified copies in Centrodoc…. TA to confirm if satisfied

Majority are complete. Mace to agree list. ….by the end of July . Ongoing.IR query. LN: PI Certs are kept on Centrodoc which Mace have access to. These will be uploaded to AFL shared folder prior to PC. Gowlings have copies of certified copies of sub-contracts.

6.3Copy of each sub-contract and current PII certificate of each Principal Sub-ContractorIn progress

project Honey completion deliverables -AFL

6.4Product guarantees (separate schedule to be attached) to include those identified at RIBA stage 4/ plus for Tenant Variations.

All to be in Unilever's name. List to be agreed with Mace. …by the end of July. 2/7/24 updated list received from MCLH. Schedule/ tracker to be included in FHPM monthly report. LN to chase Nick again.

9.8Site meeting minutes and monthly project and costs reports providedN/AMinutes, variations, progress reports, costs etc all provided before PCD. Circulated to all parties on an ongoing basis and therefore not included as a hyperlink.

17.3Schedule of Defects delivered to Unilever

17.4Notices of Completion of Making Good Defects

18.5Actual 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.

working days before the expiry of the rectification period in the building contract

issue

G & T to draft by the end of of July. To conclude in August. Meeting held between FH and G&T on 27/06, and draft will be ready end of July. G & T have drafted reconciliations

project Honey completion deliverables -AFL

18.5Car Park Works updated Construction Costs figureG & T to draft by the end ofend of July. To conclude in August. Meeting held between FH and G&T on 27/06, and draft will be ready end of July. LN: Confirmation of Car Park actual cost vs Prov Sum due early August. Done. With Mace to agree

4.3Tenants building contracts/warranties

5Appointments and novations (5 & 6)

9.6DRAFT As built drawings (CAD) Buildings A/B and Estate including installations and services (9.6 (a)) including O&Ms

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.

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. Email sent 18/6/24 and chased 2/7/24. LN: Mace have full access to Centrodoc folder containing all PI certs and kept up to date. Mecserve to be completed.

Ongoing..to be reviewed with MCLH at the start of August. In progress.

project Honey completion deliverables -AFL

8Environmental Consultant Duty of Care letters

8Measurement Surveyor Duty of Care letters

Gwlngs Tracker shows "Awaiting details" for Appt but that Funder, Tenant and Lender Warranty are completed. Gwlngs to confirm. FHPM to contact. Email sent 18/6/24. IR: We have reliance letters from GEA dated 22 December 2022

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. Email sent 18/6/24 Gwlngs to confirm

8Validation Engineer Duty of Care letters Gwlng provided.

7Latent Defects Policy 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.

9.2s 278 Agreement and any highways licences

Agreement with LCN for acceptance . Still with LCN.

project Honey completion deliverables -AFL

9.2/9.6Copies of Building Regulations and certificates confirming complianceOngoing.

9.2/9.6Evidence of ALL planning permissions (including pre-commencement and pre-demolition)s73 agreed. ..report to be provided detailing. Link to be added. We are uploading decision notices as and when…to be copied over to appropriate folder when completed. In progress.

9.2/9.6 Evidence of discharge of planning conditions (discharge notices). The following have not yet been discharged:

5Detailed landscape and planting plan

18S278 scope

21Pedestrian Environment Review Study

24Delivery and Servicing Plan

37Sustainable Drainage Scheme

43Flood Void Maintenance Plan

44Flood Resistance measures

46Car Park Management Plan

49Park Mark/ SBD

50Retail Management Plan

51Woodland Walk Management Plan

H58Thames Water

64GLA Whole Life Carbon Assessment

66Cil E Sttt

9.6As 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.

D to provide to T no later than 2 months following PCD. No further action atm.

project Honey completion deliverables -AFL

9.6Copies of consents etc (9.6 (d)) - SEE 9.2 plus evidence of satisfaction of any conditions attached to each Required Consent . No further action atm. See 9.2.

3.4-PCD(+2months)

9.6EPCs (9.6 (e)) Ongoing MCLH3.4-PCD(+2months)

9.6BREEAM within 6 months of PC/drafts? Currently at 79.54%MCLH3.6-PCD(+6 months)

23.7Copies of any consents needed to grant/register the Leases GWLNG/Cube

100 Note - Warranties - See Warranty Tracker Warranty tracker provided on a monthly basis to Mace and UL.

project: Surrey House

x 2 (one direct/retained and one with contractor) ….see below for contractor appointment

2.11 Piling Bored.Sheet subcontractor

Van Elle £5m aggregate expires 29/04/25

Redacted order signed and dated 2/11/22 received and filed on Centrodoc.

Concrete frame subcontractor Mitchellson £10m aggregate expires 18/11/24 Redacted subcontract order dated 5/1/23 received …saved on Centrodoc.

11/10/24

certified copy required.

2.14 MEPH subcontractor Halsion £10m AOC expires 11/12/24 Redacted order dated 21/11/22 received and saved on Centrodoc. Certified copy required.

with Consultant

29/11/24 TA to be issued. ….Gwlng May Trackerissued to Consultant for signature . July …still with Consultant for signature.

GOWLINGS

project: Surrey House

date: 30/07/24

2.15 Façade, cladding and curtain walling Clarkes £10m aggregate expires 28/02/25 Fully executed order dated 30/5/23 received and filed on Centrodoc. redacted . 6/3/24 Certified copy required.

2.16 Acoustic consultantContractor Appointment Hann Tucker £1m expires 24/7/24

Gwlng May TrackerDraft received. 30/4/24

email…Client Warranty sent to Consultant by Docusign Not required

2.17 Lift subcontractor Otis £5m aggregate expires 30/11/24 Redacted subcontract order dated 4/5/23 received and filed on Centrodoc.. 6/3/24 Certified copy required.

2.18 Car Park Contractor (if separate)

Gwlng May Trackerissued to Consultant for signature.

Gwlng May Tracker- with Consultant for signature

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

29/1/24 Signed by subcontractor, to be sent to the contactor with Funder and Lemder warranties

Completed- Gwlng May Tracker .June 2024 Signed by the sub-contractor. Sent to the Tenant. 12/4/24 Issued to Otis again by GWLNGS

June 2024 Still with subcontractor. Issued to Otis by Docusign by GWLNGS ….12/4/24

project: Surrey House

6.01

6.02

sub-sub contractor)

6.04 Design and manufacture (Mitchelson sub-sub contractor)

6.05 Design and manufacture(Mitchelson sub-sub contractor)

6.06 Sub-sub-contractor (Halsion)

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

• CMF – Metalwork

• Clarkes – Façade

• AYM – Roofing & Cladding

• Swiftcrafted – Core fit out/Joinery.

• Kingspan – Raised Access Flooring

• Original Joinery – Building C Fitout

• OWS – Glazed Doors

• Frost – Car Park Landscaping

• Coopers - Concertina Fire Curtains

• A1S – Lift Lobby Fire Curtains

• Riney – External works

3. Construction Update

• Partitions are complete up to level 8 building A, and level 10 building B.

• CAT A - Ceilings ongoing to all floors.

• MEP is progressing up to level 8 building A, and level 10 building B

• Building B Power and water on – commissioning ongoing

• UKPN have completed their installations.

• Clarke Façades currently progressing:

Block A: Unitised progressing to level 7. Stick CW from GF – Level 1 ongoing. Block B: Unitised complete. Stick CW from GF- Level 1 ongoing.

• AYM Roofing complete on Buildings A, B & C.

• Swift crafted progressing with joinery/tiling/vanity units/doors to Building A & B cores.

• Car park fit out ongoing.

• Car park roof complete

• Otis have completed Block B lifts (excluding final commissioning), Block A

• Raised Access Flooring complete in Building B to levels 1,2,3,4,5,6 & 8. Building A Levels 2,3 & 4 are complete with 5 commenced.

• Link bridge steel complete

• Feature stair steelwork complete

• Feature Stair Fire Curtains complete

• TC3 has been removed

• Riney external works has commenced

4. Progress/Programme Dropline

• Block A – 3 weeks and 4 days behind programme

• Block B – On programme

• Block C – 1 week behind programme

Report

- 25.07.24

5. Lookahead Activities

• CAT A ceilings complete

• Commissioning ongoing

• CMF steelwork ongoing (Reception steel, balustrades etc)

• Clarkes Façade progressing to buildings A & B

• Lift installations ongoing

• Building C Fitout ongoing

• Kingspan progressing in Blocks A&B

• Riney external works ongoing

• Koyda external metalwork due to start

• Mast climber to be dismantled

• TC2 to be dismantled

6. Key Risk Schedule

• Any Future client variations; MCLH using best endeavours to incorporate recent EAI’s

• 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)

• EAI 104 Rev 3 – Blind Boxes have been instructed including recommencement of Curved Grill procurement. Potential Programme impact as already advised

• EAI 117 – Building B GF Changing Layout; reduced Scope instructed, potential risk to Programme.

7. Outstanding Instructions/Tenant Variations

• Woodland Walk Lighting – Ducting instructed under EAI 137. MCLH have requested this is updated to reflect the omission of lighting as per ER’s and clarification on ducting scope. Client to instruct construction of new lighting scheme and construction impact to be advised.

• 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

• Building A Façade Louvres – Construction Costs issued for instruction. Works to be completed post Practical Completion.

• Omission of Landscaping works outside of site boundary line

• Eden Street Ramp Re-design due to S278 levels

8. Instructions to be completed post Sectional Completion

• EAI 036 Rev1 – Building B Roof Penetrations

• EAI 127 – Service Notch Design : Design issued for client review prior to detailed design. Construction impact to be advised following completion of design.

• EAI 136 – Building B Louvres

9. Site Wide Issues / Matters Affecting Progress

• Twin Wall impact

• Water and power connected later than programmed

10. 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.

BREEAM (Tracker attached)

Progress Report 27 - 25.07.24

report

Progress Report 27 - 25.07.24

30(MW)

30(TV)

30(UTV)

£71,465,514.00

£80,352,413.00

£89,386,835.00

£98,103,844.00

£106,028,997.00

£106,028,997.00 £102,848,127.00

15.1 Valuation

- Valuation Nr 31 to be submitted on the 31st July 2024 - Next payment Cert. due on the 8th August 2024

15.2 Projected Final Account

£122,070,016

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 – to be omitted

15.4 Employer Instructions

• EAI 001 – BIM Level 2

• EAI 002 – Townhall design feasibility

• EAI 003 – Gym design feasibility

• EAI 004 – Drop kerb

• EAI 005 – S106

• EAI 006 – Townhall & Gym additional piles (only)

• EAI 007 – ASHRAE

• EAI 008 – Below ground drainage

• EAI 009 – CAT A Omission

• EAI 010 – Bridge Link Widening

• EAI 011 – Townhall & Gym

• EAI 012 – MER and SER Loading Design

• EAI 013 – S73 Façade and Plant Screen Amendment Rev1

• EAI 014 – MER and SER Loading Changes - 6th Floor Building B

• EAI 015 – Building B Column Sizes

• EAI 016 – Above Ground Drainage

• EAI 017 – Greywater and Rainwater Design

• EAI 018 – Additional Pile Mat

• EAI 019 – Change in RAL Colours

• EAI 020 – Gym Structural Changes

• EAI 021 – Building C Fees

• EAI 022 – Building A Ground Floor Amendments

• EAI 023 – Signage Design Costs

• EAI 024 – Rainwater Harvesting Tank (Supply Only)

• EAI 025 – CHW and LTHW Design

• EAI 026 – Ventilation Uplift Design

• EAI 027 – Splice Details

• EAI 028 – Green and White Brick Confirmation

• EAI 029 – GRC Alternative

• EAI 030 – Expenditure of FP McCann MSCP Structure

• EAI 031 – Green Wall Design

• EAI 032 – Town Hall Design Amendments

• EAI 033 – Building C Below Ground Obstruction

• EAI 034 – LV Design

• EAI 035 – Domestic Water

• EAI 036 – Structural Penetrations Rev1

Progress Report 27 - 25.07.24

• EAI 037 - Wicona

• EAI 038 – Rainwater Harvesting Tank

• EAI 039 – New Sewer Connection & Manhole

• EAI 040 – Internal Ramps

• EAI 041 – Townhall Amendments

• EAI 042 – Spandrel Panels

• EAI 043 – Terrace Doors

• EAI 044 – SMART Buildings Design

• EAI 045 – Building A – Slab Penetrations for Future MEP

• EAI 046 – Building B Slab Penetrations

• EAI 047 – MSCP Cast In Channels

• EAI 048 – WC Corridor RCPs

• EAI 049 – Secondary CAT A Omissions

• EAI 050 – CCTV and Access Control Omissions

• EAI 051 – Terrace Finishes

• EAI 052 – Building A and B Spandrels

• EAI 053 – Building C Ramp Ducts

• EAI 054 – Building A Column Sizes

• EAI 055 – Building A Soffit to Retail Entrance

• EAI 056 – Expenditure of Building C Lifts

• EAI 057 – Circleslide Doors

• EAI 058 – Generator Uplift TVR Construction Works

• EAI 059 – Domestic Water TVR Construction Works

• EAI 060 – Gym Floor Design

• EAI 061 – Building B Stair Glazed Screen/Fire Curtain Omission (Levels 1-10)

• EAI 062 – Expenditure of Utilities Prov Sum

• EAI 063 – Omission of Undefined Provisional Sums

• EAI 064 – Service Yard Door

• EAI 065 – Mullion Cover Strips

• EAI 066 – Ventilation TVR Construction Works

• EAI 067 – LV Panel Enhancement Construction Works

• EAI 068 – Modified CAT A

• EAI 069 – Maple & Halsion MSCP Construction Works

Progress Report 27 - 25.07.24

• EAI 070 – Gym Floor Dead Load Increase

• EAI 071 – Omission of Soap Dispensers

• EAI 072 – MSCP Additional Fire Alarm Protection

• EAI 073 – CHW & LTHW Uplift

• EAI 074 – RAL 9010

• EAI 075 – BOH Corridor Ceilings

• EAI 076 – Building A & B Shell and Core Sockets

• EAI 077 – Rainwater Above Ground

• EAI 078 – WC Hand Driers

• EAI 079 – Building B Opening

• EAI 080 – Corian Alternative

• EAI 081 – Building C Packages (Brick, Block, Roof)

• EAI 082 – Bridge Link Design

• EAI 083 – Building A Feature Stair Nosing

• EAI 084 – Omission of Toilet Roll Holders

• EAI 085 – CAT A Temporary Measures

• EAI 086 – Façade Lighting

• EAI 087 – Internal & External Doors (Design)

• EAI 088 – Building B Changing Places (Design)

• EAI 089 – External Louvres (Design)

• EAI 090 – Door Vision Panel Beads

• EAI 091 – Building A & B GF Screed and RAF Omission

• EAI 092 – Building C Planning Approval

• EAI 093 – BREEAM MAN02 Credit omission

• EAI 094 – Building C Fitout and Metalwork Packages

• EAI 095 – Town Hall Intumescent paint

• EAI 096 – Public Art Design

• EAI 097 – Feature Stair Curtains

• EAI 098 – MSCP Access Control/Park Mark/CCTV

• EAI 099 – Blind Box Design

• EAI 100 – Woodland Walk Widening Design

• EAI 101 – WC Frameless Grilles

• EAI 102 – Omission of Tea Point Fans & Ducts

Progress Report 27 - 25.07.24

• EAI 103 – Wiring Accessories

• EAI 104 – Blind Box Construction Rev3

• EAI 105 – Disabled Refuge Phone Recess

• EAI 106 – Public Art Schematic & Connection

• EAI 107 – RAF Omissions

• EAI 108 – Galv Brackets

• EAI 109 – Building A Baby Changing

• EAI 110 – Building C roof Landscaping

• EAI 111 – Building A Level 9 AHU Clash

• EAI 112 – Service Yard Door

• EAI 113 – Building A & B Manifestation

• EAI 114 – Building C Shower Shelf

• EAI 115 – SMART Network Infrastructure

• EAI 116 – BOH Door

• EAI 117 – Building B Changing Places Instruction

• EAI 118 – Access Control Hardware & CCTV Mounts Rev2

• EAI 119 – Brook Street Trees

• EAI 120 – Water Reduction

• EAI 121 – Floor Screed

• EAI 122 – Irrigation to Building C

• EAI 123 – RAF Levels

• EAI 124 – Terrazzo Benching (Building C)

• EAI 125 – Public Art Detailed Design

• EAI 126 – MSCP Expenditure (Ext. Doors, Louvres, Vinyl, Cycle Storage)

• EAI 127 – Service Notch Design

• EAI 128 - Soffit Lighting and Cable Tray Rev 1

• EAI 129 - External Lighting to Car Park Roof Terrace

• EAI 130 - S278 Setting Out

• EAI 132 - Fibre Backbone Cabling

• EAI 133 - Tobermore Paving

• EAI 134 - Cycle Works Temp Path

• EAI 135 - Water Testing

• EAI 136 – Building B Louvres Construction

Progress Report 27 - 25.07.24

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 Frost Landscaping and Riney; 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 27 - 25.07.24 • EAI 137 – Woodland

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

Progress Photos

Progress Report 27 - 25.07.24

McLH construction programme

e outline programme

15/06/2022

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

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

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

15/06/2022

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

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

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 25 July 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 finalised.

Activities & Progress in Period

Contractor

Valuation and recommendation no 30 of MCLH works for June 2024

Ongoing review of general & tenant variations

Interface with tenant team

Ongoing dialogue with MACE cost team in relation tenant changes

Interface with funder team

None in the period

Cost Status

Gardiner & Theobald Cost Report 25 issued 27 June 2024 and Report 26 to be issued 31 July 2024

Procurement

S278 reviewed.

Design Development

None in the period

Project Honey

Gardiner & Theobald Progress Report at 25 July 2024

Future Works

Continuing valuation of the works. Valuation 31 due date 5 August 2024.

Agreement of final tenant changes and developer changes.

Agreement of costs with MACE against AFL position.

Information Required

MCLH response to outstanding variations by 31 July.

Team No changes

Buildzone tracker/report

TECHNICAL AUDIT REMEDIATION TRACKER

BuildzoneRef Number: BZ9084931

Address: ProjectHoney

InspectionsRequired: 27 (Twentyseven)

InspectionNo: 17 of 27 Eden Street DateofInspection: 12.07.2024 Kingston KT1 1ER

Surveyor: Ahmet Ozcagli

Key: UrgentRemediation

Client is advised to provide belowinformation for works before site visit:

•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.

Repairs observed on site. Repair method statement required. 1.14 Provide images of Block C car park floors before concrete pours.

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.

1.20 Provide waterproofing leak tests for Block A.

1.21 Provide waterproofing leak tests for Block B.

1.23 Provide waterproofing leak tests for Block C. 2.00TechnicalSubmissions

2.01 Pre-pour QA inspection reports

2.02

2.03 Full RIBA Stage 5 Architectural Drawings

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.

Date/Time 01/08/24

Place Microsoft Teams / Project Office

Prepared / Chaired by Sam Jeffries

Date of Issue 02/08/24

Allen Nash MCLH (AN)

Ian Goodwin AACM (IG)

David Stephens Francis Hunter (DS)

Giuseppe Vaccaro Unilever (GV)

Sam Jeffries AACM (SJ)

Attendees

Apologies

Andy Tichopad Knight Frank (AT)

Joanna Swidzinska Mecserve (JS)

Purpose

Phil Lewins AECOM (PL)

Gary Gee Hoarelea(GG)

Jeremy Pollard Unilever (JP)

Feran Olanrewaju Mace (FO)

Andrew Finnegan (AF) MCLH

Joanna Harris (Sodexo)

Gavin Toman MCLH (GT)

David Lunt Francis Hunter (DL)

Piyush Patel Inhabit Group (PP)

Luke Nurser Francis Hunter (LN)

PROJECT HONEY

PP comments addressed 10/07/24 via email response

CTPs located within client commissioning folder

Any further personnel needing access to folder, please send request to ian goodwin AACM

57 CTPEs to be completed for Building B

1.3 Programme

Commissioning activity schedule run through

Key activities

Building B

- FlushingBuildingB LTHW/CHW complete.Sampling undertaken

- Power distribution around building approx. 90%.

- DB secondary distribution, on-going against programme validated by AACM

- Ventilation system commissioning has commenced.

- LPHW and CHW commissioning has commenced.

- ASHP/WSHP commissioning complete. Heating and Cooling available.

- Fire Alarm addressing has commenced. Internal C & E schedule to commence w/c 29/07. WC05/08/24

- Sprinkler Pump commissioning due w/c 29/07 complete

- BMS progress is good. Final Des of Ops dependant on plant commissioning by others.

- Client loggin requested IG will communicate when received

Building A

- power available

- LTHW/CHW system flushing commenced on programme 17/07.

- Dead testing progressing throughout the building.

PROJECT HONEY

Building C

- power available

- Static testing underway in line with programme

Witnessing

Inhabit no longer involved withthe project

Inhabitconfirmedtheywouldwitnesscompletesystemsasperpreviously issuedmail.CompletedCTPE’stobeissuedpriortowitnessing.

- AACM states same principal will apply to witnessing as noted above completed systems

- All tests will be notified via Witness Look Ahead (WLA)

- AA confirm WLA is gaining traction with us teams achieving circa 90% of proposed tests

- As above will be shared with client team when full systems are being offered, as still currently sectional tests / part systems

- Internal C&E WC05/08/24 will discuss final next week

- Programme on Rev 16

BMSpresentationcarriedout by Safe andSoundand Halsion

- ASHP and FCU (filter alarm) queries.

o FCU manufacturer (ability) states that due to the low PD of 30pa at the back of unit, filter alarms cannot be generated. to discuss and close vie query schedule noted below

o FCUschedulefiltermonitoringTBCwithS&S940hrrun alarm (Ability meeting to be arranged)

- Alarm table to be shared as part of presentation for agreed categorisations –

- PMN. IG spoke to S & S regarding alarms. Until packaged units are commissioned, a definitive list of alarms will not be available. These should be available within the next 7-10 days. It was discussed in the BMS demonstration that generally critical alarms would be those that stop heating, cooling, ventilation, hot water and cold water. Additionally, any noncritical alarms can be elevated to critical if not actioned are a pre-determinedtime, to be agreed.

Reporting

AACM maintain both equipment and documentation trackers which will form part of the bi-weekly commissioning report – reports will go weekly.

PROJECT HONEY

Appended to minutes and run through in meeting

Commissioning key issue tracker will drive internal commissioning meetings/discussion.TwiceweeklymeetingsareoccurringbetweenMcLH and Halsion, chaired and administered by AACM

Meetings / Workshops

- Client meeting agreed to go weekly predominantly will be held over teams

- New day agreed within meeting for client commissioning meeting to be held on Tuesdays 1pm -SJ to update invite

- IST workshop date TBC.

- IST document run through Note, Generator will not be available for Building B.

Workshops as required against key issue tracker or report

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 beset up to runthrough and agree test procedure

- SJ will email when updated intro re generator

ClientTraining

-Draftdocumentandschedulespresented,issuedtoMCLHto forwardontoLN

- LN to confirm attendees and confirm timings against issued schedule DS to update

- GVstatesthatclienttrainingwillbebettercarriedoutlaterinthe programme circa mid-oct

o To be agreed and formally communicated

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

AOB

Section to be included for upcoming witnessing to client.

- Piyush Query schedule

PROJECT HONEY

- IG to confirm halsion response

- Joint effort to get all associated personnel in a room early next week (utilise Tuesday slot) to close out items as all agree document is dragging on

NEXT MEETING

06/08/24

- Agenda - IST - Query Schedule

Project Honey Building A

Progress Charts

Plowman Craven latest measure

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

Survey Report

Summary of Areas

Reference Plans

EDEN CAMPUS

(Buildings A & B) St James's Road

KINGSTON-UPON- THAMES KT1

Report Issue Status

Survey Report

Introduction

This Area Measurement Survey was undertaken by Plowman Craven in June 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.

Property Photographs

BROOKSTREET

BaselineFeatureStairsareahasbeenderivedfromDarlingAssociatesdigitaldataDrawingNo.-EDC-DAA-AXX001-02-DR-A-8000,IssueDate-20/01/23,Revision-P04. ThebackgrounddatashowningreyhasbeenproducedbyaThird-Partyandisshownforreferencepurposesonly.Thisdatamaynotcoincidewiththeextentsoftheon-sitemeasurements.

BROOKSTREET

ThisdrawingcomplieswiththeRICSCodeofMeasuringPractice,6thedition(September2007)andtheGloballyapplicable6thEdition(May2015).Itindicatestheextentoftheareasquoted,producedtoan accuracycommensuratewithstandardpresentationscales.ItisheldinascaleddigitalCADformat. LossofAreasarepre-agreedwithUnileverandmaynotcoincidewiththeabovedrawingdetail. Dashedlinedenotesassumedwalllineinaccessibleatthetimeofsurvey. ThebackgrounddatashowningreyhasbeenproducedbyaThird-Partyandisshownforreferencepurposesonly.Thisdatamaynotcoincidewiththeextentsoftheon-sitemeasurements.

BROOKSTREET

ThebackgrounddatashowningreyhasbeenproducedbyaThird-Partyandisshownforreferencepurposesonly.Thisdatamaynotcoincidewiththeextentsoftheon-sitemeasurements.

ASHP

Lighting

Lighting controls systemHalsionProduct

Ceiling raft panelsATJ (Buildings A and B),

Ceiling raft panelsOJL (Building C)Product

Internal doors (Timber)Swiftcrafted (Buildings A and B)

Internal doors (Timber)

Internal doors (Glazed)

(Building C)Product

(Buildings A and B)

Internal doors (Glazed)OJL (Building C)Product

Internal ironmongerySwiftcrafted (Buildings A and B), OJL (Building C)Product

GeneratorsHalsionProduct

Air handling unitsHalsionProduct

EV ChargersHalsionProduct

External

Glass

https://transmit.mclh.co.uk/index.php/s/KTRtrrEKXbZgHX8

LFB response status

Project

Responses to comments received by LFB, Ref.23/161090/LR dated 14/05/2024

Project Honey Response to LFB Comments

Author

Daniel Taylor BSc (Hons)

LFB would expect to be consulted further in relation to matters under The Order and/or Building Regulations. In our view further information should be provided in regard to the following:

Comments numbered 3, 4, 6, 8, 9, 11, 13, 19, 21, 23, 24, 25

3. We note the travel distance within the mezzanine level exceeds the minimum allowable travel distance for a retail space. As the layout is unknown this distance should not exceed 13.2m. We question how a 32.65m travel distance is considered acceptable and are of the opinion further justification is required for this significant deviation from guidance.

3.2.2 Horizontal Means of Escape –Door Widths

4. We note a single firefighting core serves the 8th storey of building A which is a clear deviation from guidance. As a single stair office design over 11m (31.7 m in this case) is such a significant departure from fire safety guidance such as ADB and BS 9999, in our opinion a fully fire engineered approach following a framework such as that outlined in BS 7974 and the supporting PD 7974 series should be followed. Included within the BS 7974 framework is the expectation to undertake a qualitative design review (QDR). We would expect the QDR to consider and agree the key considerations relating to a tall single stair, such as:

a) How a potential fire will be controlled and suppressed (such as by compartmentation and a suitable automatic fire suppression system);

b) How the single stair will be fundamentally protected for means of escape, and how provisions for safe working for attending fire crews will be provided. This will require demonstration that the stair and lobby will be protected from the ingress of smoke throughout both the means of escape and firefighting phases, and that the smoke control system proposed will direct the air path direction from the stair to the lobby and from the lobby to the fire compartment. Air paths in the reverse direction are potentially unsafe for attending fire crews.

c) Consider the number of both evacuation lifts (see BS 9999:2017 Annex G) and firefighters lifts to ensure there is sufficient numbers of lifts provided so that if a lift is out of service (e.g. as a result of breakdown or maintenance), there is at least one of each lift type (evacuation and firefighters) that is still available for use from all areas of the building.

d) How it will be demonstrated that all occupants, including any that require assistance from the building’s fire safety management personnel, can evacuate prior to the arrival of the fire and rescue service.

Marshall Fire Initial Response

Comment acknowledged and the Design Team have previously been made aware of this extended travel distance in the mezzanine store. The basebuild does not serve this area as it will be fallow and kept locked. The current FS report, Clause 3.2.2 states 'The retail store at mezzanine floor level in Building A will not be occupied and will have restricted access until fitout design and requires an increase in the lobby to achieve compliant travel distance. Upon fitout design, this space will have occasionally use by retail staff only and limited to 60 people, hence a 850mm door is deemed acceptable. The mezzanine is served by Stair 2 having a protected lobby but without smoke control due to space limitations/structural constraints '.

Clause 7.7 also states This space is currently closed off until fitout design is completed and will only be used if retail is adopted as a future use case but currently deemed as office at ground floor. As part of the future‐proofing works, a larger lobby is necessary to support the single direction of travel and which will also be ventilated using the external wall of the service yard given it is a double‐height space. The design team will allow for 1.5m2 free area external wall vent at high level (either fitted as part of the initial design works or fitout design)'

Since this space has not accessible, and should it be used in the future, we have highlighted the need for a large lobby to satisfy the travel distance and that lobby to have smoke control to protect the stair, whilst also being sprinkler protected.

Comment acknowledged but as there are two vertical escape routes serving the topmost storey (Level 8 of Building A) then this is not defined as a single stair building. So that is not an actual departure from guidance.

We are also of the opinion that particular aspects in this scheme are not compatible with a single stair approach, for example the dual entry firefighter’s lift, fire curtain. These aspects should be addressed as part of the overall fire safety engineering approach. Closed

We acknowledge the firefighting shaft (Stair 02) does not serve every storey (excluded from Level 8) but this has been widely discussed in the FS report and has supporting CFD analysis having 3rd party approval.

Noting this, the additional stair serving level 8 is also 120 mins FR and is lobby protected with mechanical smoke control and a dry riser within the FF lobby on Level 8 (i.e. Corridor 02 and Lift lobby 08‐002), with a 2m2 AOV to the head of the stair, hence we are of the opinion that it covers all basis of what a firefighting shaft is and meets the functional requirements for B5.

A deterministic CFD modelling approach has been adopted using mechanical smoke control to demonstrate the firefighting stairs/Level 8 stair remains free of smoke in the event of a fire, with doors open.

Evacuation lifts + FF lifts are available for dignified escape, with refuge points in protected lobbies. Management procedures will be in place to manage this with appropriate training and awareness/PEEPs to be in place.

Dual‐entry FF lifts are lobbied on both sides as per the guidance recommendations and have a greater fire rating to the lobby than what BS 9999 requires, See Clasue 5.2.2 of the FS report. The departure is not the dual lift in itself but that we exceed 50% of firefighting shafts having dual access which we had a robust strategy in place to satisfy the smoke leakage issues.

We are of the opinion that a robust strategy is in place to protect the fire service since the lift bank lobby is sterile and enclosed in fire rated construction with smoke seal doors to the accommodation. The lift is also provided with a fire and smoke curtain to prevent smoke leakage giving a further degree of protection (Guidance does not show dual‐entry lifts having smoke sealed lift doors so this is an enhancement) + sprinkler protected building so there is a very low risk to the firefighting shaft. The firefighting lobby side is provided with smoke control, and will function as intended.

3.2.3

6. All occupants from the Eighth floor of building A must pass through the lift lobby (08‐002 Lift Lobby) to reach a place of relative safety. This is highlighted in the CFD report which shows the whole lift lobby (08‐002) and corridor (08‐001) filled with smoke. We do not feel it appropriate to consider the storey exit at the lobby door as this is not a place of relative safety. We therefore are of the opinion the travel distances for the 8th storey should be reconsidered and measured to a place of relative safety.

The CFD is based on a fully developed fire, with all doors open and therefore is not a true representation of the MOE phase. We highlight the various protected escape spaces such as the FF lobby to Stair 1 or Corridor 02 serving the Evac Lift will be combined due to the power open doors, this will then act as the FF lobby for the secondary escape route.

The office having an A1 risk profile allows for a 65m travel distance when having an alternative escape route, and therefore the travel distance is not an issue. Please refer to the Fire Strategy Plan for Level 8 showing the travel distance.

8. We note the total anticipated occupancy on upper floor levels is within the maximum numbers according to the total achievable occupancy load. However, as noted in the comment 7, above we do not feel a 15% reduction in the stair width per person is appropriate. We refer this to you the BCB and approving authority for review. If you do not agree with the 15% reduction in stair width then the maximum allowable occupancy will be reduced and the total anticipated occupancy will exceed this. Therefore, considerations will need to be made as to how the occupancy numbers will not exceed the maximum allowable occupancy.

3.5 Open Spatial Void9. We note that active fire curtain barrier assemblies (hereafter referred to as the “fire curtain(s)”) are proposed to be used to enclose the open spatial voids created by the feature stair. In our opinion, the use of fire curtains for the proposed application does not provide equivalence to traditional passive fire protection, composed of fire resisting walls and protected openings. This is in part due to the increased maintenance and testing expectations placed upon the responsible person by fire curtains. We recommend that the proposed use of fire curtains for this application be reconsidered. Where it is proposed to continue to use fire curtains, we request that further suitable justification be provided.

Comment acknowledged and whilst the FS report has adopted 1:6 for occupancy, the common architectural breakdown is 1:8 or 1:10 which significantly reduces the occupancy numbers.

We are also of the opinion that the proposal is in line with guidance and that it is satisfactory so no changes proposed.

Please note the Fire Strategy Report has been 3rd party reviewed and that Building Control has not had any issues with the approach to date. The Design Team will acknowledge the occupancy limitations within the FS report and have expressed this limit with the client/end users.

The proposal cannot be reconsidered as it is the key design request and so a fire engineered solution has been implentmented within the design since RIBA Stage 1 and currently well into RIBA Stage 5. The proposal is to maintain a level of safety around the feature stair by having the fire curtains deploy on every storey to maximise compartment.

A sterile zone around the void and sprinkler protection to limit radiation/heat transfer whilst also having concrete floor plates.

We highlight that the Building A office is 31.7m tall, so that is 1.7m over the 30m mark. If it was under 30m, no sprinklers, no fire curtains and no compartment floors would be necessary whilst the void would be acceptable. It is our opinion that a robust strategy is in place to mitgiate fire spread, with the agreement from the client to maintain and monitor the fire curtains within the development as part of the Responsible Person Duties to maintain the propsed engineered solution.

3.6 Provision of Refuges

5.2.2 Compartmentation

11. Refuge spaces have not been clearly identified on the plans or within the fire strategy. We note the comment ‘a disabled refuge positioned in a place of safety’ however we question where this may be in each building. The mechanical smoke extraction from the lobbies will cause smoke to enter them eliminating them as an option as a place of safety. This is further demonstrated in the CFD reports. We therefore assume the only place of safety is considered to be within the staircase however we question how the minimum area (900mm x 1400mm) for the refuge space is satisfied as it appears there is not the space to have the refuge space without impeding on the stair width.

13. We feel there are significant increased risks with the proposed arrangements for the glazing on the stair core 2 in building B. We refer you to our commentary in comment 9 above.

Please refer to the Fire Strategy Plans, refuge points are shown to be within the protected lobby core areas.

No refuges within stairs since there is no available space and this would create other departures.

A refuge must be in a place of safety which is a fire‐rated enclosure. The refuge location does not require smoke control or to be smoke free and the proposed development has evacuation lifts to support continous evacuation without the need to await assistance/evac chairs etc. We are of the opinion that we have satisfied the functional requirements.

Current proposals is for the escape stair in Building B to have glazing in the wall of the stair on the ground floor only. This is at least 30EI glazing and further protected by a fire curtain. This stair is solely for MOE which would be completed prior to fire service arrival. Should the glazing fail, it would have no effects since the stair is a sterile core, no fire load, not for FF use and the fire would have to be on the ground floor which would be easily accessible. No further action proposed since a robust strategy is current defined in the FS report. Refer to Section 5.2.2.

(2) Observations on proposed scheme primarily relating to the Building Regulations

19. We note the dry riser inlet for stair 2 of building A is located in a position that is not intuitive for firefighter access. It is our expectation the dry riser inlet is located on the external wall next to the access point for a firefighting shaft. With the current arrangements there may be confusion with the dry riser inlet for stair 1. Clear signage should be considered to ensure this confusion is restricted.

This is acknowledged and has been discussed in great detail. Approprate mapping/wayfinding will be provided to the inside of the dry riser inlet boxes, and a site visit by the local fire service is welcomed to add familiarity and additional comments to the fire service systems. Security will be available onsite to support the fire service in the event of a fire.

We acknoweldge that our proposals have been that Building A is simplified so that the firefighting entry is on the back service road only and linked to the FF stairs having a shorter travel route. This is also linked with the MSCP as the primary access point for the fire service.

7.3 Firefighting Shaft21. We disagree with the inappropriate method undertaken to measure the floor plate of building B. The firefighting facilities clearly form part of the floor plate and are intended to be low risk in order to provide protection to firefighters and in our opinion must part of the calculated floor size. Further, it is our expectation and that of guidance such as Approved Document B and BS 9999 that building B should be served by two firefighting shafts. as the stated floor area is >900m2 It should be noted that hose coverage is not the sole determinant of the number of firefighting shafts but just one factor. Consideration also needs to be given to aspects such as the impact of tenancy splits, the ability for firefighters to approach the fire from a different direction, carrying out firefighting and search and rescue activities simultaneously, and the ability to switch to another firefighting shaft if one is compromised. It is our view that the benefits of two firefighting shafts and the options these give attending fire crews are not met in this instance.

Comment acknowledged, and whilst we disagree with using the complete plan area as actual floor area given the level of compartmentation, sterile spaces having no fire load and as per the FS report, the actual risk area is less than 900m2 so a single FF shaft is appropriate to satisfy B5 Firefighting Provisions, including the 60m hose coverage, a FF lobby for a place of retreat, refuge, and smoke controlled to prevent smoke getting into the FF stair (having CFD) and Building B is deemed to be a well‐designed building with a 2m2 AOV which is above minimum requirements and an OH3 sprinkler system (OH2 required for an office under BS EN12845). Refer to Section 7.1 for more detail.

The proposals are not to split the floor plate and should such provisions be introduced, they require review and appropriate channels to be followed, this would likely require a 2hr lobby for access etc but this is outside of the design remit and would have to comply. This would reduce the fire load further and remain simultaneous evac so would be no less satisfactory than the current design. For clarity, the building is built, and nearing completion in October, there will be no scope for 2 firefighting shafts and Building Regulations require ' reasonable measures in place for firefighting' and a suitable approach to the building. We deem to be satisfactory with this.

We are of the opinion that the design intent meets the functional requirements and appropriate considerations have been made, with supporting QDRs, detailed fire strategy reports, and CFD analysis.

Cont.23. We note commentary stating ‘the mezzanine floor is served solely by stair 1 and is not provided with a firefighting lift due to building constraints’ however we do not feel justification has been made for the deviation from clause 20.1.3 of BS 9999:2017.

Hose coverage is not an issue as the dry riser is provided in the lobby. The mezz floor is fallow and out of access as it is not part of the basebuild floor area but must be considered which it has been. This floor was introduced later in the design hence the issues and risk mitigate proposed. We acknowledge as a design team that this has formed multiple comments/departures and we have proposed strict management controls upon fitout designs within our FS report (i.e. large lobby, + AOV vent to external wall of the service yard).

We are of the opinion, the fire service would not use the FF lift to reach the mezzanine floor plate, so the lift access is not necessarily a design issue. There is also no works on this floor but should it get developed into a storage room, it will have 2 lobbies (FR) and ventilated with the service yard.

7.5 Fire Control Centre

7.7 Smoke ventilation

24. The fire control centre for building B is located through a back of house corridor which has an unventilated bin store connected to it. It is our expectations that 0.2m2 of permanent ventilation or a suitable mechanical alternative is provided as per clause 15.10 of BS 9999:2017. We question how the proposed arrangements can be considered acceptable and assume you, the BCB and approving authority will ensure the proposed arrangements do not negatively impact the access to the fire control centre.

Comment acknowledged, the bin store is a 60 mins FR room under guidance but in the FS plans is shown as having 120 mins FR and should it be on fire, the fire service will manual open the external doors to the corridor exceeding the 0.2m2 vent requirement and will intervene with the fire without the need of the fire muster point.

Design Team has confirmed that this lobby has a 0.2m2 duct to the external wall venting to atmosphere as required in the FS report, Section 7.7.

As per the latest revision of the fire strategy report, the fire control centre text and annotation has been tweaked as not applicable under the guidance of BS 9999 and a fire muster point with key building information provided to support firefighting. The location is identified on the FS Plans and also refer to Section 7.5 for more detail. (This has been renamed to suit the initial proposals).

25. It is unclear from the documents provided whether ventilation is provided to the lobby of the firefighting shaft at the mezzanine level of building A. It is our expectation all levels accessed from the firefighting shaft should have the necessary provisions outlined in clause 20 and 27 of BS 9999:2017. Please provide further justification as to the ventilation provisions for the mezzanine level.

The lobby adjacent to the FF stair will not be ventilated but as per the above comments, a future lobby is required and will be ventilated on the external wall of the service yard. Hence the stair is protected if it is in future use. Currently this is a fallow space and with no risks so no ventilation proposed.

Closed