Project Honey - May Dashboard Report R1 240603 comb

summarisedprogress report

prepared for Globe Kingston Limited

Surrey House Island Site, Project Honey

May 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 – LoR & warranties tracker

appendix b – McLH update report

appendix c – McLH construction programme

appendix d – outline programme

appendix e – G&T progress report

appendix f – Clarke’s manufacturing update

appendix g – LFB response

appendix h – latest Buildzone tracker/report

project: Surrey House Island Site, Project Honey

client: Globe Kingston Ltd/Cube Advisers Ltd r eport: summarised progress report – May 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 3 weeks behind on Building A, 4 weeks behind on Building B 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 Following instruction of SMART buildings (EAI 115), it is anticipated that there will be a 5-week delay to Building B (Sectional Completion). The previous Sectional completion date was 05 August 2024 and following the 5-week delay this will now be 09 September 2024. McLH have confirmed that this does not have an impact on early access dates and will also have no impact on Building A and C ( Practical Completion). This is under review currently.

On Building A – MEP install is progressing up to level 8 Façade works have commenced on the 5th floor . The stick system continues on the ground and first floor. All major roof plant has been delivered Otis have installed 3no. lifts. Feature stair install is ongoing on all floors. The main structure to the link buildings is now in place closing off the Brook Street entrance to site.

On Building B - MEP install is progressing up to level 10 Façade works are ongoing on the 8th and 9th floor and complete on the 7th floor The stick system glazing is ongoing on the ground and first floor All major plant has now been delivered to site and in place. Otis have installed the first 3no. lifts. Power is now in Building B.

On Building C – Façade now complete above ground floor. The green brick at ground floor will commence in June The changing area fit out is ongoing with 1st fix MEPH complete. Landscape works on roof have commenced and 50% of PVs have been installed.

LFB responded on 13th May 2024 to the scheme fire strategy. This has been reviewed by the team and no critical issues have been raised. MCLH are to respond to LFB in the next reporting period with an updated Fire Strategy picking up the queries raised.

The key risk previously reported relating to the UKPN leases has now been resolved with all three signed. Building B now has power-on, with Building A and C planned for the 5th June. The impact on programme is currently being reviewed, and initial indication is that this will not impact the Practical Completion Date.

A further risk is the SMART buildings integration incurring a potential 5-week delay to Sectional Completion. This is due to the late instruction of the network infrastructure. MCLH continue to review the impact and are to provide a detailed report justifying 5-week delay impact.

The façade continues to be a risk on the project due to programme challenges and issues with alignment. The programme is being reported to us on a weekly basis and the latest manufacturing/ installation tracker is appended to this report. Clarkes continue to have supply issues; however, their manufacturing numbers are getting back to the target numbers.

Thames Water have installed the first phase of their works in the public highway. The second phase is currently being programmed between MCLH and RBKT as it was not installed under the previous road closure. This is to install the three branches from the trunk main to the to the site boundary. The water on date is currently scheduled for 10th June 2024.

Another key risk is the S278 works, which due to significantly elongated technical approval period is being carried out far later than envisaged. The S278 agreement has now been agreed with Highways/ Council, and tenders received from two Highway Contractors. 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.

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

• S278 negotiations – Agreed S278 agreement ready for engrossment

• Receive tenders to carry out S278 works

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

• Continue to close out planning conditions as required.

• Completed Building B 8th floor façade.

• Completed Building A 3rd floor façade.

• Agreed UKPN leases to allow ‘Power-On’

• Completed installation of reception link structure.

• Commenced Building C roof landscaping works.

• Power-on for Building B

• Commenced snagging of Building B level 2 and 3

• Received LFB response

some key activities that will be undertaken within the next reporting period include.

• S278 negotiations – Receive technical approval

• S278 – Put in place Bond for the S278 works

• Procure S278 works

• 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

• Complete Building B 9th floor façade

• Com plete Building A 4th floor façade.

• Complete second phase of Thames Water works on St James’s Road

• Power-on for Building A and C

• Review CAT A benchmark area

• Formally respond to LFB

high level financials

• Contract Sum - £122,974,925.66

• Contract variations to date - -£959,230.75 (net)

• Projected Final Account - £122,015,694.91

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 D 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 May 2024 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 – 2 weeks and 2 days behind

- Building B – 4 weeks behind

- Building C – 1 week behind

The key risks to MCLH programme is as follows;

- Thames Water – Due to for install on 10th June, however a delay to this will impact commissioning

- 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

- Blind boxes – Due to late instruction by tenant, there is now a significant complication to the perimeter margin detail.

- 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.

3.0 planning update

3.1 general update

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 condition 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. Tenders have been returned for the works and are currently under review.

The scope of the Secure by Design requirements for Building C have now been agreed with the DOCO. The updated pack is being prepared to be issued to the RBKT.

Outstanding conditions set out below;

5 Detailed landscape and planting plan

To be submitted by 21/06/24

18 S278 scope Pre-Occupation Submitted to Council

21 Pedestrian Environment Review Study Pre-Occupation To be submitted by 14/06/24

24 Delivery and Servicing Plan

37 Sustainable Drainage Scheme

Pre-Occupation To be submitted by 21/06/24, awaiting information for UL

Pre-Occupation To be submitted once drainage system complete. End of July

43 Flood Void Maintenance Plan Pre-Occupation To be submitted by 21/06/24

44 Flood Resistance measures Pre-Occupation To be submitted by 21/06/24

46 Car Park Management Plan

49 Park Mark/ SBD

50 Retail Management Plan

51 Woodland Walk Management Plan

Pre-Occupation To be submitted in July. Await input from Car Park Operator

Pre-Occupation To be submitted in July. Await input from Car Park Operator

Pre-Use To be submitted by 21/06/24, awaiting information for UL

Pre-Occupation To be submitted by 21/06/24, awaiting information for UL

58 Thames Water No timing Awaiting report from MCLH. To be submitted in July

64 GLA Whole Life Carbon Assessment Pre-Occupation Awaiting report from MCLH. To be submitted in July

66 Circular Economy Statement

Pre-Occupation Awaiting report from MCLH. To be submitted in July

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 await feedback from the Council.

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 legals

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. FHPM prepared and issued a Contract Report on the 5th May 2022 giving an outline of the JCT Contract and its key terms.

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 – A proposal is under review whereby MCLH will only be issued a Final Certificate from SWECO on the shell & core and not the CAT A for Building A. This may remove the requirement for this to be required at PC. With Unilever fit-out then certifying the CAT A/ B. Currently reviewing whether SWECO are able to provide a letter of comfort for the CAT A works carried out by MCLH.

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.

Reception link pipework routes – A route has now been agreed, which require a notch in the slab of Building A and B in the reception link to allow services to pass at high level.

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 E

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

• Continued Building A and 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 B

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

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. No issued were raised in the report

ORSA carried out a site inspection on the 24th May 2024

9.0 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)

10.0 variations and approvals update

Variations instructed in the last reporting period are set out below

• EAI 123 - RAF

• EAI 124 – Terrazzo benches

• EAI 125 – Public Art Cable and Damper Design

• EAI 126 – MSCP Prov Sum

• EAI 127 – Service Notch

• EAI 128 – Soffit Lighting

• EAI 129 – External Lighting to Car Park Roof Terrace

• EAI 130 – S278 Setting Out

There are a number of expected upcoming tenant/ developer variations requests, which are as follows;

• Construction cost of louvres in façade

• Terrace power/ lighting/ water

• Building A 7th Floor East Riser Ductwork

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; variation reference variation

TBC Developer CO-155 External Lighting to Car Park Roof Terrace

11.0 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.

12.0 environmental status update

As it stands, there are no environmental issues identified on site. This will continue to be monitored as the project progresses.

Principal risks during the immediate next phases that could impact on the deliverability of the scheme are as follows;

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

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

The planning conditions are being tracked on a weekly basis, with Chartplan in discussions with RBKT. The key conditions currently with the council for review is the District Heat Network Condition

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 December 2023, 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.

The first measure of Building B 2nd, 3rd and 4th floors has been carried out. We are awaiting results

R9 Cost Overrun

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.

R10 Twin Wall 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.

R11 Utilities –UKPN Leases

The UKPN works are complete with substations in place and highway works complete. Legal agreements have now been signed, and power-on in Building B. Building A and C are due to have power-on 5th June 2024. Programme impact is currently under review.

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 the tender returns for the S278 works are currently being reviewed.

R12 Clarkes façade programme Clarkes façade manufacturing and installation programme is behind. MCLH have put forward a recovery programme which will be updated weekly. The last 4 weeks, Clarkes have met or exceeded their planned manufacturing This is still being tracked on a weekly basis, but it is likely their programme can be improved on this basis.

R13 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

R14 Building A –Feature Stair Finish

and

and

Unilever have raised some concerns regarding the timber finish of the tread on the feature stair not matching the timber finish of the handrail An alternative is being reviewed currently.

R15 LFB Sign off LFB response was received in the previous reporting period with no critical issues raised. MCLH have summarised the response which has been circulated.

R16 Network Infrastructure McLH to issue a detailed narrative this week confirming the main issues in relation to the 5-week delay of Sectional Completion due to the late instruction of the network infrastructure This is under review

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.

UKPN leases and works – Power-on for B and power-on for A and C is due on the 5th June. The programme impact of this delay is being reviewed.

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 the tender returns for the S278 works are currently being reviewed.

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 k ey activities in the reporting period

I UKPN Lease agreements signed

II. Progress tenant variations.

III. Concluded S278 legal discussions.

IV. Review design release packages issued by MCLH.

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

VI. Issued S106 Procurement Targets to RBKT.

VII. Received LFB response to scheme

VIII. Received tenders for S278 works

IX. Achieve power on for Building B

X. Completed Thames Water works outside of site

XI. Submitted Condition 11

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

XIII. G99 application signed by LCN for Building A and B.

lookahead

– k ey activities in the next reporting period

I. Complete Building B facade

II. Progress tenant variations

III. Engross 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. Appoint Highways Contractor to carry out S278 works

VII. Issue updated SBD document to RBKT

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

IX. Achieve power on for Buildings A and C

X. Complete Thames Water works inside site

XI. Submit further conditions as per 3.2

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

XIII. Close out Park Mark with Car Park Operator

appendices

A. LoR & warranties tracker

B MCLH Update Report

C McLH Construction Programme

D Outline Programme

E G&T Update Report

F Clarkes Manufacturing Update

G LFB Response

H Buildzone tracker/ report

project: Surrey House

£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

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) FP McCann £10m aggregate expires 31/01/25

2024- Issued to the sub-contactor

Gwlng May TrackerDraft received. 30/4/24 email…Client Warranty sent to Consultant by Docusign

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

Fully executed subcontract order dated 26/7/23 received and saved on Centrodoc.. 6/3/24 Certified copy

June 2024- Issued to the sub-contactor

Not required Gwlng May Trackerissued to Consultant for signature. Gwlng May Tracker- with Consultant for signature

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

June 2024- Issued to the sub-contactor

June 2024- Issued to the sub-contactor

June 2024- Issued to the sub-contactor

project: Surrey House

project: Surrey House

sub-sub contractor)

6.02 Design of PT slabs (Mitchelson sub-sub contractor)

6.03 Design, manufacture, installation (Mitchelson sub-sub contractor)

contractor)

6.05 Design and manufacture(Mitchelson sub-sub contractor)

6.06 Sub-sub-contractor (Halsion)

23/2/24 TA confirmed that she has sent a draft form of warranty to BCLP for all 5 of these sub-subbies…....and will arrange for these to be issued once approved.

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

• Frost – Car Park Landscaping

• Coopers - Concertina Fire Curtains

• A1S – Lift Lobby Fire Curtains

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 on – Live commissioning has commenced.

• UKPN have completed their installations.

• Clarke Façades currently progressing:

Block A: Unitised progressing to level 5. Stick CW from GF – Level 2 ongoing. Block B: Unitised complete to level 7, level 8 & 9 ongoing Stick CW from GF- Level 2 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.

• All Key plant positioned on to the roof.

• Otis have completed 6No. lifts (Tested). Currently working on the next batch of lifts.

• Raised Access Flooring complete in Building B to levels 2,3,4, 5 and progressing with 6 Building A Level 2 has commenced

• Link bridge steelwork and metal decking installed.

• Feature stair steelwork complete

• Feature Stair Fire Curtains

4. Progress/Programme Dropline

• Block A – 3 weeks behind programme due to Twin wall delay

• Block B – 4 weeks behind programme due to Twin wall delay

• Block C – 1 week behind programme

Report

- 30.05.24

5. Lookahead Activities

• CAT A ceilings ongoing

• MEP works ongoing.

• Commissioning ongoing

• CMF steelwork ongoing (Reception steel, balustrades etc)

• Frost Landscaping to Block C roof

• Clarkes Façade progressing to buildings A & B

• Lift installations ongoing

• Power on to A & C

• Building C Fitout ongoing

• Kingspan progressing in Blocks A&B

6. Key Risk Schedule

• Future client variations/TVR’s

• Twin Wall Core impact

• MSCP Provisional Sum

• Planning

o Building A & B Spandrel Panel – NMA Granted 7th September 23

o Building A & B Equitone – NMA Granted 24th April 24

o Building C Façade – NMA Granted 24th April 24

• 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 regarding Final Cert and Letter of Comfort

o MCLH responded to Shore Comments (12st May 24)

• Building C Parkmark Accreditation – instruction issued in part

• Tenant Fit-Out design potentially not aligned with MCLH ER’s / Instructed works (e.g. Modified CAT A / Omissions)

• Access Control – Omitted from MCLH Contract – EAI 118 Issued

• S278 Works

o Tender Pack issued for pricing. Quotations received.

o Works will not be completed for Practical Completion

• SMART Buildings – EAI 115 issued and programme impact being discussed

7. Outstanding Instructions/Tenant Variations

• Integration of Smart Building Technology – EAI 115 issued

• External Entrance Lighting – cost submitted – EAI to be issued

• 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, draft dates and protocol submitted to Francis Hunter

• EOT 4 to be issued – SMART Buildings to Building B – awaiting response

• EAI 115 - SMART Buildings; to be updated to reflect agreed Scope and Programme

• Terrace Façade Penetrations (RFC 54) – cost submitted, EAI to be issued

• General Instructions – future RFC’s instructed will more than likely impact Programme, for example -

- RFC 005 – External Building Signage; MCLH awaiting revised brief

- 30.05.24

- RFC 061 & 070 – Woodland Walk and Building C Roof Terrace – costs submitted, awaiting urgent EAI

- EAI 089 – Louvres to Façade; design instruction received, design completed and submitted Client reviewing current design, MCLH awaiting direction. Impact on construction to be reviewed. Advised works to be completed following Sectional Completion

- EAI 096 / EAI 125 Public Artwork – RBG & Clarke’s design instructed and completed. FH have further instruction (EAI 125) for RBG detailed design

- 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.

8. Site Wide Issues / Matters Affecting Progress

• Twin Wall impact

• Wayleaves

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 25 - 30.05.24

BREEAM (Tracker attached)

Progress Report 25 - 30.05.24

11. Utility Tracker

Report 25 - 30.05.24

Progress Report 25 - 30.05.24

Progress Report 25 - 30.05.24

15.1 Valuation

- Valuation Nr 29 to be submitted on the 28th May 2024

- Next payment Cert. due on the 7th June 2024

15.2 Projected Final Account

£121,511,301

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 – awaiting instruction

• 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

30.05.24

• EAI 034 – LV Design

• EAI 035 – Domestic Water

• EAI 036 – Structural Penetrations

• 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

Progress Report 25 - 30.05.24

• EAI 067 – LV Panel Enhancement Construction Works

• EAI 068 – Modified CAT A

• EAI 069 – Maple & Halsion MSCP Construction Works

• 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

Progress Report 25 - 30.05.24

• EAI 100 – Woodland Walk Widening Design

• EAI 101 – WC Frameless Grilles

• EAI 102 – Omission of Tea Point Fans & Ducts

• 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

• 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)

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

Progress Report 25 - 30.05.24

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

17 Procurement schedule

Key Changes in the Period

• Building A & B - see attached

• Building C - see attached

18 Commercial and Contractual (in the Period)

• Early Access Protocol

o DRAFT issued to Francis Hunter

▪ Overbury/Mace have returned comments

o Early Access Protocol meetings ongoing with Overbury & Mace

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

• 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 to be issued

Progress Photos

Block A Unitised Progressing

Progress Report 25 - 30.05.24

Block B Pump Room Progressing

Progress Report 25 - 30.05.24

Building C Roof Progressing

Progress Report 25 - 30.05.24

Car Park Metalwork Ongoing

Progress Report 25 - 30.05.24

Report 25 - 30.05.24

Report 25 - 30.05.24

Report 25 - 30.05.24

construction programme

McLH

outline programme

G&T progress report

Project Honey

Gardiner & Theobald Progress Report at 30 May 2024

General Update

Building facades and fit out are progressing.

Activities & Progress in Period

Contractor

Valuation and recommendation no 28 of MCLH works for April 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 23 issued 26 April 2024 and Report 24 to be issued 5 May 2024

Procurement

S278 works to be reviewed when issued by MCLH

Design Development

None in the period

Project Honey

Gardiner & Theobald Progress Report at 30 May 2024

Future Works

Continuing valuation of the works. Valuation 29 due date 3 June 2024.

Agreement of remaining provisional sums.

Agreement of further tenant changes.

Agreement of costs with MACE against AFL position.

Information Required

MCLH final costs for deck car park.

MCLH response to outstanding TVO’S

Team

No changes

Clarke’s manufacturing update

Block B Straight Panels

Project Honey - Block B

Straight Panels (including linkbridge)

06/05/202413/05/202420/05/202427/05/202403/06/202410/06/202417/06/202424/06/202401/07/2024

Panels Fabrication (Planned) 3320258252524

Panels Fabrication (Actual) 332-26 258131619

Cumulative Fabricated (Planned) 258283308332

Cumulative Fabricated (Actual)258271287306 TotalCheck

Project Honey - Block B Curved Panels

Block B Curved Panels

06/05/202413/05/202420/05/202427/05/202403/06/202410/06/202417/06/202424/06/202401/07/2024

Panels Fabrication (Planned) 82049111111

Panels

Cumulative Fabricated (Planned) 49607182

Cumulative Fabricated (Actual)49596871

Block A Straight Panels

Project Honey - Block A

Straight Panels (including linkbridge)

06/05/202413/05/202420/05/202427/05/202403/06/202410/06/202417/06/202424/06/202401/07/2024

Panels Fabricated (Planned) 478026300058585742

Panels Fabrication (Actual) 478-161 263122418

Cumulative Fabricated (Planned) 263263263263321379436478478

Cumulative Fabricated (Actual)263275299317

Block A Curved Panels

Project Honey - Block A Curved Panels

06/05/202413/05/202420/05/202427/05/202403/06/202410/06/202417/06/202424/06/2024

Note: From WC 13/05/24 we will be fabricating Block A 'Z' Panels for 4 weeks

01/07/2024

LFB response

Private and Confidential

Gregory Kypri

Principal Building Control Surveyor Sweco

T 020 8555 1200

Minicom 020 7960 3629 london-fire.gov.uk

The London Fire Commissioner is the fire and rescue authority for London Date 13 May 2024 Our Ref 23/161090/LR Your Ref 66101102

Dear Sir/Madam,

RECORD

OF CONSULTATION/ADVICE GIVEN

THE BUILDING (APPROVED INSPECTORS ETC.) REGULATIONS 2010 & REGULATORY REFORM (FIRE SAFETY) ORDER 2005 ARTICLE 46

FIRE AND RESCUE SERVICES ACT 2004

SCOPE OF WORKS: new mixed use development PREMISES ADDRESS: Project Honey, Surrey House, Kingston Upon Thames, London KT1 PLAN NUMBER(S) INCLUDING REVISIONS: As per attached PDF. DOCUMENTS REVIEWED:

• Fire Strategy Report – Buildings A & B. EDC-MAR-ZZ-XX-RP-Y-0009-P07-S4. Marshall Fire. Rev 14. 07/08/23

• Fire Strategy Report – Building C. EDC-MAR-CXX001-XX-RP-Y-0002-P05-S4. Marshall Fire. Rev 04. 26/06/23

• External Fire Spread Analysis. EDC-MAR-ZZ-XX-RP-Y-0001-P03-S4. Marshall Fire. Rev 01. 06/07/23

• CFD Report: Venting of a FF shaft - Building B. EDC-MAR-BXX001-XX-RP-Y-0003-P05-S4. Marshall Fire. Rev 02. 08/02/23

• CFD Report: Venting of a FF shaft at reduce height - Building B. EDC-MAR-BXX001-XX-RPY-0002-P02-S4. Marshall Fire. Rev 01. 08/02/23

• CFD Report: Venting of Level 8. EDC-MAR-AXX001-XX-RP-Y-0005-P01-S4. Marshall Fire. Rev 00. 27/03/23

• CFD Report: Venting of a FF shaft. EDC-MAR-AXX001-XX-RP-Y-0002-P04-S4. Marshall Fire. Rev 02. 08/02/23

• 3rd Party Review of Fire Strategy. Brigly Fire. BF/FSR/SWE/HONEY. Issue 2. 01/06/23

• 3rd Party Review of CFD Modelling. Brigly Fire. CFD/REV/SWE/HONEY. Issue 2. 21/05/23

• LFB Pro forma. Sweco. 16/08/23

The London Fire Commissioner (the Commissioner) is the fire and rescue authority for London. The Commissioner is responsible for enforcing the Regulatory Reform (Fire Safety) Order 2005 (The Order) in London.

The Commissioner has been consulted with regard to the above-mentioned premises and makes the following comments/observations:

(1) Comments on proposed scheme primarily relating to the Regulatory Reform (Fire Safety) Order 2005 (‘The Order’)

Note to the building control body (BCB): it is expected that a copy of these comments will be passed to the future responsible person for this scheme.

Project Honey Building A and Building B Fire Strategy Report, EDC-MAR-ZZ-XX-RP-Y-0009P07-S4_Rev 14, dated 07/08/2023

3.1. Means of Warning and Evacuation Regime

1. We note the commentary indicating that an investigation period is not proposed. We assume consideration has been given towards the impact false alarms and unwanted fire alarms signals will have on the buildings occupants and the London Fire Brigade (LFB) given this proposal.

3.2 Horizontal Means of Escape

2. It is unclear from the plans provided how the occupants of the bridge will escape to a storey exit. We assume occupants within the bridge have unrestricted access to a storey exit within the maximum allowable travel distances specified table 11 of BS 9999:2017 and summarised in section 3.2.1 of the fire strategy report. We assume the BCB, as approving authority, are satisfied with the proposed arrangements

3.2.1 Travel Distance

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.

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.

5. We also highlight the stair arrangements on the seventh and eighth floors of building A are not standard and could cause confusion in both the means of escape and firefighting phases Clear signage may be necessary to reduce any confusion. We assume you the BCB and approving authority will satisfy yourselves regarding the non-standard approach.

3.2.3 Building A – Eighth Floor Level Shared Lift Lobby

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.

3.3 Vertical means of Escape

7. We note that an L2 fire alarm has been proposed instead of a type M (Manual) alarm system in order to apply a BS 9999 15% reduction/increase where necessary. We disagree that a manual alarm system would be appropriate and would expect that a suitable and sufficient fire risk assessment would include an automatic fire detection and alarm system for this type of building. Therefore, in our opinion the system provided is not enhancement and should not be used to justify the extended travel distances within the premises.

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 Void

9. 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.

10. We note the proposed Townhall (open spatial void) at level six and seven of Building A. It is unclear who will manage this space to ensure the proposed floor capacities and the 2m sterile zone around the feature stair are managed. We assume this space will be occupied by those unfamiliar with the building and expect an appropriate risk profile is applied to this space

3.6 Provision of Refuges

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

12. A sufficient number of lifts should be available at all times for both firefighters use and occupant evacuation. This number should also include a redundancy to ensure that there is at least one lift still available for use from all areas of the building, in the event of the lift being out of service (e.g., as a result of breakdown or maintenance). We assume that you as the approving authority will ensure that an acceptable number of lifts are provided, for both firefighters use and occupant evacuation.

5.2.2 Compartmentation

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.

Building B Ground Floor Escape Stair Glazed Screen

14. Glass poses two problems in the event of a fire - excessive thermal radiation passing through the glass and cracking and falling out of the glass once a critical temperature difference has been reached. Compartmentation requires that areas are independent from each other and so the effects of fire on glass leads to situations where compartmentation breaks down.

A study investigating the effect of water film, or drencher systems, on glass, exposed to fire, suggests that crazing and falling out of the glass has a tendency to occur during cooling of the glass. The implication being that the thermal shock from water spray causes crack formation which subsequently propagates through the glass. This occurs due to a temperature difference across the thickness of the glass. In the case of impact of water, this may be characterised by a certain temperature on the exposed side.

Failure of the window leads to loss of integrity leading to potential increased smoke exposure nevertheless the use of water film does decrease the transmission of heat radiation decreasing the thermal exposure. Assessment of these scenarios and the hazards they present is needed to ensure that the building operates as intended, in the event of a fire. Avoidance of these glass failures requires assurances of certain temperatures on the exposed side of the glass. Principally because it is not possible to restrict water impact on glass as this would incur restrictions of fire fighter tactics.

General

Fire curtain assemblies

15. We note that active fire curtain barrier assemblies (hereafter referred to as “fire curtains”) are proposed to be provided. It is our expectation that that the fire curtain(s) will be specified to conform to the requirements of BS 8524 parts 1 and 2 and that consideration should be given to performance requirements such as:

• Suitable insulation and radiation performance in accordance with Clauses 5.6.3 and 5.6.4 of BS 8524-1:2013, where the fire curtain is proposed to be in proximity to an escape route or combustible materials;

• A reliability and durability Class suitable for the proposed frequency of testing of the assembly, in accordance with Clause 5.3 of BS 8524-1:2013: in our opinion, this is especially important where the fire curtain is proposed to compensate for the omission of passive fire protection in critical areas and it would be appropriate to test the fire curtain more frequently and in excess of the manufacturer’s recommended maintenance schedule;

• An emergency egress control, in accordance with Clause 5.4.3 of BS 8524-1:2013, for example where a fire curtain(s) is proposed to be located on means of escape routes;

• An emergency access control, in accordance with Clause 5.4.4 of BS 8524-1:2013, for example where a fire curtain(s) is proposed be located on fire and rescue service access routes;

• Sensory equipment for obstruction warning in accordance with Clause 5.8.5 of BS 8524-1:2013: in our opinion, this equipment should be considered whenever fire curtains are proposed to be provided in areas where it is reasonably foreseeable that obstructions such as furniture or luggage could be located.

For additional guidance, we refer to the ASFP published Black Book: Active Fire Curtains: Compartmentation and Protected Routes, 1st Edition: Guidance on specification, use and application of product.

CFD

16. We note that the modelling on this project has been demonstrated to meet the design objectives to the satisfaction of the Approving Authority (or in conjunction with their third-party reviewer). As such for this project LFB have only reviewed the accompanying report and not the modelling data itself.

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

Project Honey Building A and Building B Fire Strategy Report, EDC-MAR-ZZ-XX-RP-Y-0009P07-S4_Rev 14, dated 07/08/2023

7.1 Access to the Building for Firefighting

17. Table 13 of the fire strategy indicates a minimum carrying capacity of 12.5(t). Please note LFB pumping appliances require a minimum carrying capacity of 14 tonnes. (See Fire Safety Guidance Note .29 attached).

18. We note the commentary proposing the omission of the dry riser outlet between levels seven and eight of stair 1A. It should be noted that hose distances are not the sole criteria for the recommendation of a second Firefighting shaft. We refer you to comment number 21 below. The omission of the dry riser outlet limits, firefighting tactical options, as attending fire crews will run two jets, one from the floor of origin (which is typically the back-up jet) and one (the primary jet) from the floor below, therefore, we do not concur with the justification as detailed and are of the opinion that the dry riser should be provided in accordance with clause 22.1 of BS 9999:2017.

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.

7.2 Temporary Firefighting Vehicle Access for Building B

20. We note the temporary firefighting arrangements which do not meet the recommendations of guidance. It is essential the time period for temporary arrangements is minimised Considerations should be made as to how the temporary arrangements will affect the firefighting operations and captured within the fire risk assessment. It should be ensured the continued safe operation for firefighters as well any additional provisions that can be implemented to reduce the additional demand on firefighting operations are provided.

7.3 Firefighting Shaft

21. 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.

22. We note commentary in section 5.2.2 of the fire strategy proposing the dual-entry firefighter lift will meet the recommendations given in clause 20.4.3 of BS 9999:2017. However, we refer to clause 20.4.3 (d) where it states that “any storey served by a single firefighters lift should not be served by a dual-entry firefighters lift”. Therefore, we do not consider that the proposed design is suitable. It is our opinion that the dual-entry provision for the firefighters lift should be removed and the lift should open into the firefighting lobby only. The firefighting lift should also not be used as a goods lift.

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

7.5 Fire Control Centre

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.

7.7 Smoke ventilation

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.

(3) Additional observations and recommendations relating to proposed scheme

Project Honey MSCP Building C Fire Strategy Report, EDC-MAR-CXX001-XX-RP-Y-0002-P05S4_Rev 04, dated 26/06/2023

7.6 Car Park Electric Charging Points

26. We note that the proposals include enclosed car parking areas and recommend that consideration is given in relation to electric vehicle (EV) charging units, together with the potential fire risk posed by their battery systems. The following should be considered, preferably as part of a Qualitative Design Review (QDR) and, following the recommendations given in BS 7974. This is not intended to be an exhaustive list of considerations:

• Whether the smoke ventilation provisions for car parks are sufficient to manage the products of combustion from a fire involving one or more EVs

• Whether AWFSS require enhancements beyond the minimum recommendations of the relevant standards

• Whether the fire resistance of elements of structure should be increased beyond the minimum recommendations of this code of practice

• Whether car parking spaces served by EVCUs should be located closer to the access points to the car park for the fire and rescue services and to any fire main outlets in order to assist firefighters in applying extinguishing media to the fire

• Whether there should be provision for the safe removal of any EV car that has been involved in a fire and may still pose a risk of reignition. If access to the space is only via a car lift, for example, this may not provide such suitable provision

• Whether the water supplies provided for the fire and rescue services should be enhanced beyond the minimum requirements of BS 9990 and other relevant standards, in particular with regard to the duration of water supply available

• Suitable protection to car park internal surfaces and drainage systems to facilitate post-fire clean-up and environmental protection

This list is not intended to be exhaustive. However, it covers some of the areas of consideration that we would expect to be addressed by the project design team. We would also recommend liaising with the relevant insurance provider as they may have their own requirements.

A means of isolating the power supply to EVCUs should be provided for the fire and rescue services in a suitable location associated with, but outside of, the fire resisting enclosure to any car park containing EVCUs. This should be at the main designated access point to the building or car park for the fire and rescue services. Signage should be provided to identify the power supply isolation controls and this should state:

“FIREFIGHTERS ELECTRICAL ISOLATION SWITCH FOR CAR PARK ELECTRIC VEHICLE CHARGING UNITS”

The signage should be conform to BS 5499-1.

The location(s) of power supply isolation controls serving EVCUs should be indicated on premises information provided for firefighters.

The power supply to all EVCUs should also be automatically isolated upon actuation of the fire warning and detection system or sprinkler system serving the car park in which they are located.

EVCUs should be provided with a suitable level of water resistance to ensure that they do not pose a hazard to firefighters should they become immersed in water, either as a result of the activation of the sprinkler system or firefighting operations.

It is our strong recommendation that car parks containing EVCUs should be provided with sprinkler coverage in accordance with BS 9251:2021 or BS EN 12845:2015+A1, irrespective of whether a building is otherwise provided with a sprinkler system.

General

Cycle storage areas

27. The proposals include a cycle storage area. It is our opinion that consideration is given to the storage (and potential charging) of electric bikes and electric scooters and the potential fire risk posed by these electric powered personal vehicles (EPPV)s which may be located within these areas. There is increasing evidence showing that EPPVs can spontaneously ignite and burn for long periods so there is an increased potential for toxic gases/smoke/fire spread. It is therefore our recommendation that adequate automatic fire suppression and smoke control systems for the area are necessary. As such storage would be deemed an ancillary area, we are of the view that it should be provided with a ventilated lobby in accordance with the recommendations given in clause 32 of BS 9991:2015. If EPPVs are to be stored in this location, then a fire risk assessment may identify this room as a place of special fire hazard and appropriate fire safety measures should be provided, taking into account the guidance provided in RC59 Recommendations for fire safety when charging electric vehicles.

28. We note that a significant number of photovoltaic cells are to be installed. Care should be taken to ensure that these are installed correctly to the manufacturer’s recommendations due to concerns that have become known in regards to the fire hazards associated with poorly fitted installations. We recommend that ‘arc-fault’ protection is fitted if possible, and also request that it is clarified whether there is any access (e.g. for maintenance) to the areas where the cells are situated.

It is our expectation that suitable isolation controls will be provided for use by firefighters. These controls should be accessible to firefighters and provided with suitable local signage to identify their location. The location of isolation controls should also be shown on premises information plans provided in a Secure Information Box or equivalent operational/emergency information pack provided for fire and rescue service use, as appropriate.

29. We note that the design includes proposals for green/living building envelope elements. We presume that you, as the approving authority, are satisfied that the proposed green/living building elements do not conflict with functional requirement B4 of the Building Regulations or Greater London Authority Town and Country Planning policy with regard to combustible elements external wall and roof construction.

It is our expectation that the fire performance and fire safety of green/living building envelope elements will be considered as part of the fire safety strategy for the proposed development. We refer you to guidance such as that given in the Green Roof Organisation (GRO) Green Roof Code (2014) and the Department for Communities and Local Government (DCLG) guidance on Fire Performance of Green Roofs and Walls (August 2013), referenced in Approved Document B.

Regulation 38 (Building Regulations)

30. Where applicable, we presume that you, as the BCB and approving authority, will check to ensure that adequate fire safety information (as detailed in Section 17 of Approved Document B, Volume 1/Section 19 of Approved Document B, Volume 2) will be issued to the responsible person for the premises at the completion of the project, or when the building or extension is first occupied.

(4) Expected outcome of consultation

Based on the nature of the items raised above in sections 1 to 3:

☒ We would expect to be consulted further to this letter due to the significant issues raised 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

Notwithstanding the above, we presume that all comments/observations raised in this consultation letter will be forwarded to the client/project design team for consideration.

The above observations are in relation to the current proposal and may not be relevant to any future proposal.

Any queries regarding this letter should be addressed to FSR-AdminSupport@london-fire.gov.uk. If you are dissatisfied in any way with the response given, please ask to speak to the Team Leader quoting our reference.

Yours faithfully,

Assistant Commissioner (Prevention & Protection)

Reply To: Building Design Consultation Hub (via FSR-AdminSupport@london-fire.gov.uk)

There is clear evidence that Automatic Water Fire Suppression Systems (AWFSS) can reduce the number of deaths and injuries from fire, as well as reducing the risk to firefighters.

The London Fire Brigade strongly encourages those who design, construct and approve residential and commercial buildings, to go beyond the minimum expectation of compliance and include AWFSS in a wider variety of buildings. There are also additional benefits to the inclusion of AWFSS in terms of property protection, environmental protection and business continuity.

Further guidance can be found on the Brigade’s website.

Buildzone tracker/report

TECHNICAL AUDIT

SITE INSPECTION REPORT

Approved Consultant Services Limited

Tel: 020 7079 1028

Buildzone Ref Number: BZ9084931

Address: Project Honey Eden Street Kingston KT1 1ER

Description: NewDevelopmentof2xOfficeBlocksand1 x Car Parking Block

Surveyor: Ahmet Ozcagli

Developer / Contractor Details:

Summary of Visit:

Developer Name: Globe Kingston Ltd

Contractor Name: McLaughlin & Harvey Ltd

Project ManagementName: Francis Hunter

Inspections Required: 27 (Twenty Seven)

Inspection No: 14 of 27

Date: Updated: 03.05.2024

Time on site: 11:00hrs

Surveyor Email: technical@approvedconsultant.co.uk aozcagli@approvedconsultant.co.uk

Photographs: Yes

Inspection Madewith Contractor / Developer: Yes

David Lunt– 07885959943 – David.lunt@francishunter.co.uk

Luke Nurser– 07568188829 – luke.nurser@francishunter.co.uk

Farid Safavi – 07843368758 – farid.safavi@francishunter.co.uk

Joe Gooden - joe.gooden@build-zone.com

Nick Sullivan – nick.sullivan@towergate.co.uk

General Site Layout:

Site visit carried out in company of contractor site manager.

Block A:

Drylining fire stopping progressed up to 9th floor.

MEP works ongoing at all floors.

Prefabricated façade panel installations commenced at 2nd floor progressed partially up to 6th floor.

East elevation CP panel installations over SFS and steel has progressed up to roof level.

Roof heat insulation works 90% completed. Roof floor cladding works 80% completed.

Façade heat insulation installations at roof levelongoing with render.

Ground and 1st floor curtain wall installations ongoing.

Block B:

Drylining works mostly complete.

Drylining fire stopping progressed up to 8th floor.

MEP works ongoing at all floors.

Prefabricated panel installation progressed partially up to 8th floor.

Ground and 1st floor curtain wall profile and glazing installations ongoing.

Roof level heat insulation and raised floor installations ongoing.

Raised access floor installations progressed up to 6th floor.

Suspended ceiling panel installations commenced and ongoing at several levels.

Block C:

Façade panel installations ongoing at several elevations.

Concrete floor works completed from ground to top floor.

Roof waterproofing works completed.

.11 For Block B, provide structuralengineer’s written approval of fire door opening core wall cutting works.

.13 ProviderepairmethodstatementandimagesofrepairsatBlockCprecastelements.

.17 Clientis advisedto provide repair methodology and images ofrepair applications to floor concrete at Block C roof level.

.18 Clientis advisedto provide repair methodology and images ofrepair applications to floor concrete at Block C 1st level.

.26 Notable images from visit on 03.05.2024

Information required

Information required

Information required

Information required

Observations

2.00 Technical Submissions

.01

Provide pre-pour QA inspection records for slab and columns.

.02 Provide Building Control Site inspection reports periodically, throughout the course of construction. (Provided up to 06.2023)

.03

.04

.05

.06

.07

Provide Full Architectural Package (RIBA Stage 5)

Provide Full Structural Package and Calculations (RIBA Stage 5)

Provide pile integrity tests certificates.

Provide Cube test results.

ProvideHeatsoakandimpacttestcertificationforallexternallyglazedunitsthatare not serviceable from eitherground floor or from within

.08 Provide Flat roof and terracewaterproofing IBG

.09 Confirm full list of external cladding materials proposed.

.10 Provide window & external door manufacture guarantee.

.11

Provide QA records for precast elements from manufacturer

3.00 Other matters arising (at time of inspection)

.01 Where applicable, minimum statutory documentation and certification required:

Pre-pour inspection records from site engineer

Building Controlsite inspection reports

Fire consultant QA records

Basement waterproofing QA records

Pile integrity test certs

Bolt checking QA records

Weld test certs

Cube test certs

Static load test certs

Basement waterproofing IBG

Terrace and flat roof IBG

BBA certification for any rainscreen cladding or brick slips

Glazing / curtain walling heat soak and impact testing certs

Building ControlCompletion Cert(s)

EPC

As built SAPS

Mechanical Ventilation certification

Chlorination certs

Gas/water/elec certs

Fire doorcompliance commissioning

Fire suppression, alarm commissioning

Sound tests

Air tests

Lift Commissioning

Drainage pressure testing (written confirmation from AI) & orCCTV

NEXT VISIT: 30.05.2024

Provided

Information required (ongoing)

Provided

Provided

Provided

Information required

Information required

Information required

Provided

Provided

Information required

Information required. (At completion of project)

Note

TECHNICAL AUDIT REMEDIATION TRACKER

BuildzoneRef Number: BZ9084931

Address: ProjectHoney

InspectionsRequired: 27 (Twentyseven)

InspectionNo: 14 of 27 Eden Street

DateofInspection: 03.05.2024 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.

1.02 Provide images of drainage works before backfilling.

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.

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 Ongoing - Building control inspection records Provided & Ongoing

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

Basementwaterproofing IBG

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