Project Honey September Dashboard Report 241008v1 combined
summarisedprogress report
prepared for Globe Kingston Limited
Surrey House Island Site, Project Honey
September 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 – extension of time 05
appendix l – extension of time 06
project: Surrey House Island Site, Project Honey
client: Globe Kingston Ltd/Cube Advisers Ltd r eport: summarised progress report – September 2024
distribution: Mace / KF
1.0 executive summary
The purpose of this summary statement, is to provide a periodic update of activities undertaken by the developer’s project team, currently engaged to implement the redevelopment of Surrey House Island Site and to discharge Hathaway Opportunity Fund/Globe Kingston’s obligations under the Agreement for Development and Lease dated 9 December 2020 (and it’s Deed of Variations dated 8 April 2021 and 25 May 2022) with Unilever; and the Development Funding Agreement with LCN exchanged on 25 May 2022 and completed on the 14 June 2022.
The Main Contractor, Mclaughlin & Harvey Construction are appointed under a JCT Design & Build Contract dated 25 May 2022. The Contract has been signed based on a fixed price for Buildings A and B, and a guaranteed maximum price (Provisional Sum) for Building C.
MCLH are reporting that works on site are currently 4 weeks behind on Building A, on programme on Building B and 2 weeks behind programme on Building C The MCLH construction programme has now been issued, and progress is being tracked against this updated programme (R16)
On Building A – MEP install is progressing up to level 8 Unitised f açade works are now complete The stick system continues on the ground and first floor. Otis have completed their installation of lifts Feature stair install is ongoing on all floors. The terrace roofing is underway, and commissioning is ongoing.
On Building B - MEP install is complete The stick system glazing is complete on ground and 1st floor. Otis have installed all lifts Equitone façade is complete.
On Building C – Façade is complete with green brick complete at ground floor The changing area fit out is ongoing Landscape works on the roof is complete. The line painting has commenced on the parking decks.
The key risk previously reported relating to UKPN and Thames Water has now been fully resolved. All three buildings have power and water on The impact on programme has been realised with Notice of Relevant Event 06 and 07 being raised due to late Utility (both water and power) connections. FHPM have issued EOT 5 and 6, noted later in the report taking PC of all three buildings to 11th November 2024.
The façade continues to be a risk on the project due to programme challenges and issues with alignment The majority of remaining works relate to the Equitone core cladding on Building A and B and resolving alignment issues.
A further key risk is the S278 works, which due to a significantly elongated technical approval period is being carried out far later than envisaged. The works commenced on the 9th September, although were held up for a week on Brook Street due to the crane removal by MCLH The works on St James’s and Brook Street are due to be complete by early November prior to the Christmas Moratorium. Eden Street works will commence late January.
some key activities that have been undertaken in the current reporting period include.
• S278 – Put in place Bond for the S278 works.
• Executed LOI 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.
• Completed Building B façade (ground and first)
• Completed Building A façade (unitised)
• Snagged all floors of Building B
• Commenced snagging of Building A
• Removed remaining tower crane TC3
• Placed contract for FLOW artwork to commence fabrication
• Confirmed instruction to proceed with fabrication of Public Art on Car Park.
some key activities that will be undertaken within the next reporting period include.
• 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
• Close out outstanding alignment/ snags of Building B facade
• Complete stick system and Equitone façade on Building A
• Snag all floors of Building A
• Complete de-snagging of Building B
• Remove remaining tower crane TC3
• Agree programme of installation of connections/ cables and FLOW art
• Agree list of outstanding works to be carried out post PC
high level financials
• Contract Sum - £122,962,469.66
• Contract variations to date - -£821,561.69 (net)
• Projected Final Account - £122,140,907.97
2.0 programme
Following the Unconditional date being confirmed on the 14 June 2022, which has commenced the 27-month construction
Longstop period the below schedule reflects the latest programme attached to this report in Appendix E and follows the issue of the Possession Notice on 4 July 2022 and Deferment of Possession commencing works on the 20th September 2022
MCLH are now reporting against their Construction programme July 2024 Rev 16, which we are reporting against.
Following a review of MCLH programme and MCLH progress on site, FHPM’s current view on programme is as follows;
- Building A – 4 weeks behind
- Building B – on programme
- Building C – 2 weeks and 1 day behind
The key risks to MCLH programme are as follows;
- Access to site – External works being carried out within site and the S278 works are likely to impact access to site. This is being closely co-ordinated and monitored.
- S278 works – Works will need to commence prior to PC, and this is likely to impact on the site logistics. This will need to be managed closely and co-ordinated with MCLH to minimise any impact.
- Fit-out of the changing village in Building C – Now on critical path and likely to overrun.
- Equitone Cladding – Delay to Equitone cladding has led to a delay in being able to remove the two mast climbers on site as well as TC3. This has had a knock-on impact on the ability of MCLH to progress the External Works. One mast climber and TC 3 were removed in the last period, with one remaining mast climber being removed this week.
3.0 planning update
3.1 general update
All pre-occupation conditions that can be submitted, have been. Please see Condition Tracker for further detail. In the last reporting period conditions 43 and 44 have been resubmitted.
3.2 planning conditions & S278 agreements
Highways have now agreed the scope of the S278 works, with the S278 agreement itself agreed and ready for engrossment. Riney have been selected as the S278 Contractor and are under a letter of instruction to progress long lead items and traffic management. Works are to start on site on the 9 th September 2024, where both Brook Street and St James’s Road will be closed for 8 weeks.
The scope of the Secure by Design requirements for Building C have now been agreed with the DOCO. The updated pack has been issued to the DOCO. Once external doors are in place, the DOCO and Park Mark will inspect and sign off works. Outstanding conditions set out below;
in
amend this to
3.3 progress against S106 employment and procurement requirement
MCLH have now issued to the Council confirmation of their procurement of 15% of works in the local area as well as their current status of local employment. We have had several queries from the Council which have been responded to. There are now monthly meetings in place with representatives of the Council to demonstrate the team’s willingness to meet the set targets.
4.0 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 principal consultants together with all relevant fees and cash flows based upon the current programme A schedule of appointments and warranties has been agreed with both the Fund and the Occupier.
A full schedule of appointments and contracts is being managed and monitored by Francis Hunter, a copy of which is included within the appendix.
It has been 12 months since Unconditional and therefore additional pressure is being put on MCLH and Gowlings to resolve the outstanding Warranties. Regarding Lender Warranties, the majority of current significant designers/ subcontractors have now been signed
The additional warranties requested by the Lender have been provided and are currently being executed
4.3 construction documents
The JCT D&B Contract was signed and dated on the 25th May 2022 with all terms agreed with the Contractor, Funder and Occupier. A Possession Notice was signed and issued on the 4th July 2022 to enact the Contract confirming a
possession date of 12th September 2022 Following a number of obstructions and issues found on site during demolition, the Date of Possession was deferred to the 20th September 2022.
Buildings B and C were deferred until 26th September 2022, although MCLH have since confirmed the second deferment had no impact on the overall programme
A breakdown of extensions of time and expected relevant events is shown in the programme section of this report.
The Employer’s Requirements are back-to-back with drawings and specifications within the DOV and DFA.
5.0 design and project updat e
MEPH, Architectural and Structural Stage 5 design is complete and As-Built drawings are now being issued.
5 1 k ey design changes/ issues under consideration
Fire Curtains/ Shutters – The revised proposal is for UL to provide a formal letter confirming that they will not occupy until the works set out in the base build fire strategy and in particular the fire curtain around the feature stair of level 6 and 7 are completed. On this basis SWECO are willing to give a full Final Certificate for the works of Building A. We await formal confirmation of this.
Public Art design – Connection design is underway Due to the Public Art interface with the façade and the structure of three separate buildings it continues to cause complications. Connections, cables and the public art itself will be installed post PC.
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 commissioning through buildings A and B
• Continued roofing works to Building A
• Continued lift works to Building C
• Continued ceiling works in Building A and B
• Continuing floor finish to feature stair of Building A
• Continued external works in Woodland Walk
• Continued snagging of Buildings A and B
8.0 health and safety matters
ORSA, as Principal Designer, are progressing key design risk assessments with the team as the design develops and continue to keep the professional team informed at all stages. ORSA are carrying out monthly site inspections of works being undertaken by MCLH and providing reports.
ORSA carried out a site inspection on the 27th September 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
- EAI 146 – 20th September 2024 - Service Notch Construction
- EAI 147 – 24th September 2024 – Building C External Render
- EAI 149 – 30th September 2024 – External Highway Work Omission
- EAI 150 – 4th October 2024 – Omission of Prov Sums
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;
11.0 environmental status update
As it stands, there are no environmental issues identified on site. This will continue to be monitored as the project progresses.
12.0 measured surveys update
Below table sets out the NIA of each floor as set out in DFA and DOV compared to actual measures currently being carried out by Plowman Craven (see appendix I). These numbers are inclusive of tenant variation changes.
10.0
In line with undertakings within the AfDL, the developer team continue to follow the sustainability commitments. All members of the design team are specifically charged with supporting the objectives and developing the design accordingly. Design is progressing based on achieving BREEAM Excellent and EPC A. Currently ac hieving
which is the same projected figure as the previous month.
Principal risks during the immediate next phases that could impact on the deliverability of the scheme are as follows;
ref. risk item status update
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 S278 works will impact logistics on site and these works/ road closures will need to be co-ordinated with MCLH and the Highways Contractor
The planning conditions are being tracked on a weekly basis, with Chartplan in discussions with RBKT. The pre-occupation conditions are currently being submitted
The financial status of the Main Contractor and its key supply chain is checked on a quarterly basis. The financial stability of all sub-contractors is the Contractor’s risk. The latest checks were carried out in September 2024, which raised no significant concerns.
R6 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. All areas measured with areas achieved.
R7 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.
R8 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.
R9 Utilities –UKPN/ Thames Water
The UKPN works are complete with substations in place and highway works complete. Power-on is now on in all three buildings, however this is later than planned and has impacted the Commissioning programme. Notice of Relevant Event 06 and 07 have now been issued by MCLH for delay to Power and Water on. EOT 5 and 6 have been issued due to Utilities being connected later than required.
R10 S278 Agreement S278 Agreement has been signed and works commenced on site. Brook Street and St James’s Road to be complete prior to December, however due to delays in agreeing the scope and S278 Agreement, Eden Street will be carried out in January/ February 2025.
R11 Clarkes façade programme Clarkes façade manufacturing and installation programme is behind. MCLH have put forward a recovery programme which will be updated weekly. Majority of unitised works complete. Work now focused on stick at Ground and First, as well as the Equitone cladding on core walls of Building A. These works will be complete at the end of October
R12 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
R13 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.
likelihood of risk impact of risk contractor or developer risk
and Developer
and
14.0 areas of concern
Façade – Install is ongoing, and report issued on the alignment issues which is under review by EOC.
S278 Agreement – Works ongoing and S278 Agreement is in place.
Fire Curtains/ Shutters – Still awaiting instruction to proceed with the 6th and 7th floor fire curtain. An alternative proposal is under review which will negate the requirement for these works to form part of the base build development works.
15.0 k ey activities in the reporting period
I. Complete façade works to Building B
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 appointed Highways Contractor to carry out S278 works
VI. Removed one mast climber and crane from site
VII. Continue snagging to Building B and commenced snagging to Building A
VIII. Continue to close out conditions as per 3.2
IX. MCLH issued façade alignment issues report for review
X. Instruct connection details design for the public art to Buildings A, B and C.
XI. Completed measure for all of Building A
XII. Commenced highway works
lookahead – k ey activities in the next reporting period
I. Complete façade works
II. Progress tenant variations
III. Review design release packages issued by MCLH.
IV. Continue to look at options of reducing the carbon impact of the development.
V. Complete St James’s Road S278 Works
VI. Remove mast climber on Brook Street
VII. Close out Park Mark with Car Park Operator
VIII. Close out conditions as per 3.2
IX. EOC to review alignment issue report.
X. Agreeing installation dates for connection details/ FLOW art
XI. Complete external works
XII. Continue highway works
appendices
A. AfDL 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 Extension of Time 05
L Extension of Time 06
AfL completion deliverables tracker
project Honey completion deliverables -AFL
project Honey completion deliverables -AFL
4 Licence for Alterations (tenant works) and Tenants Drawings
4.3 Tenants building contracts/warranties
8 Environmental Consultant Duty of Care letters
18.5 Car Park Works updated Construction Costs figure
9.2 s 278 Agreement and any highways licences
8 - Environmental Consultant Duty of Care Letters
Also clause 12. No LTA required at point of lease signature, updated LTA programme to be agreed between Unilever and KF.
Not required at point of Lease signature.
13.8 Snagging /defects lists (13.8 & 17)
4 Variations to the building contract - Signed RFCs
18.5 - Car Park Works Updated Construction Costs
Email sent 18/6/24. IR: We have reliance letters from GEA dated 22 December 2022.
KF/Unilever N/A - Not required for Lease Signature Not relevant to Developer works and only required for fit-out
24/09/24 - UL have accepted that the Capped Provisional Sum for Car Park has been exceeded and therefore no savings G &
and Mace to agree.
9.2 - 278 Agreement and Any Highways Licences
Signed by all parties. Final S278 and surety etc to be issued to FHPM to upload. DL to send through pack to TA hving gone through with Farid. Gwlngs SATISFIED 3.4-PCD(+2months)
Ongoing. Need list by sectional completion. Ongoing.
48 of 68 variations have been signed by Unilever. In progress. FHPM/ Mace carried out review with general agreement on variations. UL team to respond by 7th Oct.
project Honey completion deliverables -AFL
9.7 BIM model provided
9.3 DRAFT H&S files
9.6 O&M manuals (9.6 (b)) SEE 9.3
FHPM to maintain. Still awaiting stage 05 model and associated COBIE data. This needs to be audited by tenant team before acceptance. Full Stage 5 model to be issued on 18th October 2024 for review.
Draft Stage 05 issued
Draft H & S File to be provided 2 weeks before PCD . FHPM have requested them from MCLH Ongoing. Awaiting confirmation of date of draft issue
CMT to provide formal letter confirming acceptance of contents of
One set of maintenance & operation manuals to be provided 2 weeks before PCD. LN: Access given to Unilever's Team plus Colliers, in draft format and are under review - Issued last week. CMT to provide formal letter confirming happy with contents of H&S File. WIth UTeam for review.
project Honey completion deliverables -AFL
4.7 Final licence plan (car park) (4.7 & 22)
To be closed out by the end of the month so that invoicing can de done at the end of the month with payment 10 days before PC. Meeting held on 23 September to close out . Final comments expected 27/9/24.
RT - Query regarding rent free - 29.89 months rent free is the latest sum. Invoice process for Tenant CAT A omission to be confirmed by UL team. Waiting for Mace to
Sent to GWL 27.08.24 for issue. Still awaiting comment - 17/09/24 - Technical team to review Lease plansIssue to KF and Mace for FHPM/Mace then GWlngs to MB
Car Park Meeting to be arranged with all parties to close out and agree. DAA to produce plans. . FHPM to issue to Gowlings. Unilever and Mace have reviewed but LN still expects some comments.
4.6 Tenant CAT A Works payments and Tenant Invoice
4.7 Final Lease Plans (Buildings A/B) (4.7 & 22)
project Honey completion deliverables -AFL
15 Measured surveys. All floor plans have now been measured, with comments issued back to P&C. Final measure to be circulated to all parties once received.
18 Agreed rents Building A/B/Ground Floor Link rent
23 Engrossment leases/Licences to Alter/Estate Deed (and Defects Deed) plus Current lease surrender Unilever House/new lease Unilever House
6.2 A certified copy of each Professional Appointment (covered in clause 5) plus copy of current PII certificate
6.2 - Professional Team Appointments and Insurances
In progress. See P & C schedule to be attached to monthly report. Previous measure issued on 02/09/24 to UL and LCN for review and comment. No comments received from UL or LCN team. UL team confirmed no further comment. Survey to be issued to Agents to agree rents. LN to confirm with J L and then DS can get started
Agents have provided first pass at rents. JL to issue once agreed
KF/ LCN to provide sign off on acceptance of a delay to the Lease Surrender. GWL have confirmed next steps and issued summary. Awaiting LCN confirmation. MNP instructed to provide interim strategy Still awaiting BCLP response. Still waiting and with LCN team. DL - no committent re timing. V much up in the air atm
TA has issued (another link requested) Full certified redacted copies received. Will be uploaded once link re-sent. In progress but cannot be green until all complete FHPM/Gwlngs
project Honey completion deliverables -AFL
6.2 Professional Team/Subcontractors and Contractor Warranties/ Third Party Rights….the following have warranties that are not completed: (6.2 & 6.3)
6.3 Copy of each sub-contract and current PII certificate of each Principal Sub-Contractor
6.4 Product guarantees (separate schedule to be attached) to include those identified at RIBA stage 4/ plus for Tenant Variations.
TA- some warranties still circulating. ….Awaiting response from BCLP on subsub Contractor Warranties.
TA has issued warrantiesFHPM to upload. (Rec'd by FHPM 26/9/24) FHPM to review tenant require warranties . TA all sub-sub should go out this week. BCLP happy with content...just asked for PI certs. No need to go down another level with Intersteel. ...draw a line at
In progress…will be moved across before PC. Check that none run out before PC. Sub-Contractor insurances not expiring before PC moved across Those renewing between September and December to be noted. Ongoing.
Mace have provided list of guarantees required. MCLH confirming these are being provided. UL and LCN to provide any required wording for Guarantees.Resent to KF and Mace for BCLP to review. FHPM to chase for
MCLH/
project Honey completion deliverables -AFL
Minutes, variations, progress reports, costs etc all provided before PCD. Circulated to all parties on an ongoing basis and therefore not included as a hyperlink. Ongoing. FHPM to upload minutes/ reports
In progress… list of Certificates to be be provided are in PC Checklist. Being uploaded and KF and Mace given access to review
Meeting with UL on 23rd September to close out. To be agreed w/c 7th October. With Mace to agree still.
and Mace to agree.
project Honey completion deliverables -AFL
5 Appointments and novations (5 & 6)
9.6 DRAFT As built drawings (CAD) Buildings A/B and Estate including installations and services (9.6 (a)) including O&Ms
6.2 - Professional Team Appointments and Insurances All main appointments completed ..BRE (L of R) and P&C (Appointment) plus various Contractor Appts outstanding. . LN: Mace have full access to Centrodoc folder containing all PI certs and kept up to date. Mecserve drafted. Not yet signed. TA has issued professional team appointments. Await Contractor appointments. Colliers and Mecserve still not completed
Ongoing..to be reviewed with MCLH at the start of August. Starting to be issued. Ongoing.
8 Measurement Surveyor Duty of Care letters
8 Validation Engineer Duty of Care letters
Gwlngs to confirm….Appointment and Lender and Funder warranty with Client for signature. Tracker notes "Reliance letters (for Tenant) to be issued once reports are prepared" FHPM checking with Gowlings. Cannot be done until all measurements are completed. - FHPM to issue P&C final report so that TA h f f ili
Gwlng provided. DL to chase.
project Honey completion deliverables -AFL
Latent Defects Policy
Policy on cover from PC. Progress being made with draft updated wording issued to all parties for review. No comments received. 'Route to LDI' to be circualted. Meeting to be arranged between UL/ FHPM to progress. BZ to provide proposal with separate policies ...2 with UL principally insured and one for Rocket for Car Park. ...interests for Unilever and LCN included. IR happy
9.2/9.6 Copies of Building Regulations and certificates confirming compliance Ongoing. To be done at PC. MCLH
9.2/9.6 Evidence of ALL planning permissions (including pre-commencement and pre-demolition) 9.2/9.6 - Evidence of all Planning Permissions
9.2/9.6 Evidence of discharge of planning conditions (discharge notices). The following have not yet been discharged:
37 Sustainable Drainage Scheme
43 Flood Void Maintenance Plan
44 Flood Resistance measures
46 Car Park Management Plan
49 Park Mark/ SBD
50 Retail Management Plan
64 GLA Whole Life Carbon Assessment
66 Circular Economy Statement
uploading decision notices as and when…to be copied over to appropriate folder when completed. In progress Should all be th
List of planning conditions that have not been discharged….list circulated by Chartplan. No decision notice/ council confirmation to be provided for informative conditions. UL/ LCN to comment. Ones we have have been uploaded…still waiting on some.
Chartplan
project Honey completion deliverables -AFL
9.6 As built drawings (CAD) Buildings A/B and Estate including installations and services (9.6 (a))IR: Should include testing and commissioning certificates for machinery.
D to provide to T no later than 2 months following PCD. Ongoing
9.6 Copies of consents etc (9.6 (d)) - SEE 9.2 - List outstanding items All conditions and approvals contained in
9.6 EPCs (9.6 (e)) Ongoing …not completed yet.
9.6 BREEAM within 6 months of PC/drafts?
23.7 Copies of any consents needed to grant/register the Leases
Currently at 79.54%. Not completed until PC.
LN- includes anything not picked up above. DS- need consent of bank as soon as have engrossments (LCN). Will follow…Confirmation required as to anything that is missing. DS …will be thigs from LCN's side.
100 Note - Warranties - See Warranty Tracker Warranty tracker provided on a monthly basis to Mace and UL.
3.4-PCD(+2months)
months)
Gwlng/Cube
project: Surrey House
project: Surrey House
2.17
GOWLINGS
project: Surrey House
project: Surrey House
confirmed that she has sent a draft form of warranty to BCLP for all 5 of these subsubbies…....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
• 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 Fit out
• Riney – External Works
• Serna – Cleaning
• Contrasol – Louvres
• Koyda – External Metalwork
3. Construction Update
• Partitions and ceilings are complete in both blocks
• CAT A - Ceilings complete to all floors (Snagging)
• MEP is progressing up to level 8 building A and complete in Building B
• MEP commissioning ongoing to A and C (B cause and effect now ‘signed off’)
• Clarke Façades currently progressing: Block A: Unitised complete. Equitone ongoing. Revolving doors installed. Block B: Unitised complete. Equitone will be complete this week. Cleaning ongoing.
• AYM Roofing complete on Buildings A, B & C. Paving ongoing.
• Swift crafted progressing with joinery/tiling/vanity units/doors to Building A cores. B complete.
• Car park fit out ongoing.
• Otis have completed Block A & B lifts (excluding final commissioning), Block C ongoing.
• Raised Access Flooring complete in Buildings A&B
• Link bridge unitised installed
• Feature Stair Fire Curtains complete
• Riney external works ongoing
• Last Tower crane removed
• Building B mast climber removed
4. Progress/Programme Dropline
• Block A – 4 weeks behind programme
• Block B – On programme
• Block C – 2 weeks behind programme
5. Lookahead Activities
• Commissioning ongoing to A,B & C
• Building B PC
• Clarkes Façade completion to buildings A & B
• Completion of Lift installations/commissioning
• Building C Fitout complete
• Riney external works ongoing
• Koyda external metalwork complete
6. Key Risk Schedule
• Any Future client variations; MCLH using best endeavours to incorporate recent EAI’s into current programme
• Twin Wall Core impact
• MSCP Provisional Sum
• LFB ‘sign off’
o CAT A Omissions / Temporary Measures – discussions ongoing regarding Building Control
Final Certification
o Building C Façade – LFB submission agreed on current Maple proposal
o Building C Sprinkler Requirements – Insurance Acceptance issued via email from client
• Building Control Certification
o Discussions ongoing with SWECO / Shore regarding Final Cert and Letter of Comfort
o MCLH responded to Shore Comments (12th May 24)
o Final signoff procedure agreed in principle between MCLH, Sweco, Francis Hunter and Mace
o Francis Hunter to instruct Sweco to change inspections to from CAT A to Shell & Core
• Tenant Fit-Out design potentially not aligned with MCLH ER’s / Instructed works (e.g. Modified CAT A / Omissions)
7. Outstanding Instructions/Tenant Variations
• Inspection Procedure for Building Control; change from CAT A to Shell & Core
• EAI 29 Rev 1 to be reviewed and comments updated: Anti Drumming, Reverberation etc
• EOT 3 to be updated – Removal of Early Access Dates Schedule
• EAI 036 Rev1 Structural Penetrations – Client to advise if Building B Roof Penetrations are required. Construction costs/programme impact to be assessed following confirmation
• EAI 116 Building A Post Room Ventilation– Client Team to review Halsion’s design intent. Construction costs/programme impact to be assessed once design intent approved.
• EAI 127 Service Notch – Instruction received, MCLH to issue costs/programme for review
• EAI 144 Service Yard Amendments – MCLH reviewing costs/programme with supply chain
• Omission of S278 Temporary works from MCLH’s scope
8. Site Wide Issues / Matters Affecting Progress
• Twin Wall impact
• Wayleaves
• Water and power connected later than programmed
• S278 works
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.
BREEAM (Tracker attached)
Progress Report 29 - 26.09.24
11. Utility Tracker
Progress Report 29 - 26.09.24
13 Civils & Structures Report
*No report issued
Progress Report 29 - 26.09.24
Progress Report 29 - 26.09.24
Progress Report 29 - 26.09.24
15.1 Valuation
- Valuation Nr 33 to be submitted on the 30th September 2024
- Next payment Cert. due on the 10th October 2024
15.2 Projected Final Account
£122,007,723
15.3 Provisional Sums
• Statutory Authorities
£735,000
o £735,000 Omitted (under EAI 063)
o £461,993.51 Addition (under EAI 063)
• Bird Deterrent to Facades £50,000 – to be omitted
• Fibre Backbone Cabling for Wired Score £180,000 (instructed under EAI 132)
• Public Art Works £50,000 (design instructed under EAI 096 & EAI 125)
• Asbestos £5,000 (Omitted under EAI 063)
• Newts, bats & bat roosts, Japanese knotweed and hogweed. £5,000 (Omitted under EAI 063)
• UXO £5,000 (Omitted under EAI 063)
• Cycle Path Works including Green Wall to Carpark £295,000 – (instructed under EAI 031 and EAI 134)
▪ MCLH to issue any further redacted Sub-Contracts upon signing
17 Procurement schedule
• Key Procurement Complete
18 Commercial and Contractual
• Early Access Protocol
o DRAFT issued to Francis Hunter
o Early Access Protocol meetings ongoing with Overbury & Mace
▪ Early Access not going ahead
Progress Report 29 - 26.09.24
o Point cloud Survey Parameters issued by MCLH
• Early Warnings
o EWN 001 – Brooke Street Closure; issued on 24/03/23
o EWN 002 – Thames Water; issued on 18/10/23
o EWN 003 – UKPN Wayleaves; issued on 19/03/24
o EWN 004 – G99 Application; issued on 02/04/24
o EWN 005 – Thames Water Permanent Connection; issued on 13/06/24
• Relevant Events
o RE 001 – Deferment – EOT 01 issued
o RE 002 – Deferment – EOT 01 issued
o RE 003 – Townhall Design – EOT 02 issued
o RE 004 – Townhall Construction – EOT 3 issued
o RE 005 – Smart Buildings – EOT 4 issued
o RE 006 – Thames Water Connection – EOT 5 issued
o RE 007 – UKPN Wayleaves – EOT 5 issued
Progress Report 29 - 26.09.24
Progress Photos
Site Overview
Progress Report 29 - 26.09.24
Block A Feature Stair
Block B
Progress Report 29 - 26.09.24
Building B CAT A Floor
Progress Report 29 - 26.09.24
Report 29 - 26.09.24
Progress Report 29 - 26.09.24
Progress Report 29 - 26.09.24
McLH construction programme
e outline programme
30/05/2024
09/07/2024
08/01/2024
25/06/2024
02/06/2024
02/06/2024
23/08/2024
20/06/2024
06/09/2024
02/07/2024
17/09/2024
06/08/2024 21/10/2024
09/09/2024 21/10/2024
21/10/2024
18/10/2024
02/12/2024
15/09/2022
15/07/2022
15/09/2022
07/06/2024
G&T progress report
Project Honey
Gardiner & Theobald Progress Report at 26 September 2024
General Update
Building fit out continues towards completion and valuations have been broadly in line with anticipated cashflow. Small number of variation costs remain to be agreed to finalise the account.
Activities & Progress in Period
Contractor
Valuation and recommendation no 32 of MCLH works for August 2024.
Finalisation of general & tenant variations
Interface with tenant team
Ongoing dialogue with MACE cost team in relation tenant changes
Reconciliation of viability costs and working to agreement with MACE team
Interface with funder team
None in the period
Cost Status
Gardiner & Theobald Cost Report 27 issued 29 August 2024 and Report 28 to be issued 26 September 2024
Procurement
None in the period.
Design Development
None in the period.
Project Honey
Gardiner & Theobald Progress Report at 26 September 2024
Future Works
Continuing valuation of the works. Valuation 33 due date 7 October 2024.
Agreement of final tenant changes and developer changes.
Agreement of costs with MACE against AFL position.
Prepare & agree CAT A reconciliation.
Information Required
MCLH response to outstanding variations by 26 September
Team
No changes
Buildzone tracker/report
TECHNICAL AUDIT REMEDIATION TRACKER
BuildzoneRef Number: BZ9084931
Address: ProjectHoney
27 (Twentyseven)
19 of 27
29.08.2024
Surveyor: Ahmet Ozcagli Key:
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.
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.
Block A level 8 moisture damaged plasterboard observed.Clientis advised to provide images of changed plasterboards.
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. Revision
Date/Time 01/10/24
Place Microsoft Teams / Project Office
Prepared / Chaired by Ian Goodwin
Date of Issue 10/01/24
Ian Goodwin AACM (IG)
Giuseppe Vaccaro Unilever (GV)
Luke Nurser Francis Hunter (LN)
Allen Nash MCLH (AN)
Mark Day (MD) Sodexo
Kelvin Howland (KH) Sodexo
Attendees
Apologies
Jon Giffin (JG) Banyards
Feran Olanrewaju Mace (FO)
Phil Lewins AECOM (PL)
Sam Jeffries AACM (SJ)
Gary Gee Hoarelea(GG)
Jeremy Pollard Unilever (JP)
Andrew Finnegan (AF) MCLH
Joanna Harris (Sodexo)
Gavin Toman MCLH (GT)
David Lunt Francis Hunter (DL)
Talent Ncube Mecserve (TN)
David Stephens Francis Hunter (DS)
Joanna Swidzinska Mecserve (JS)
Piyush Patel Inhabit Group (PP)
Purpose of meeting is to align client and delivery teams expectations of commissioning and integration requirements, delivery strategies and confirm roles and responsibilities across all stakeholders
As agreed, minutes condensed from last meetings
PROJECT HONEY
1.2 Query Schedule Inhabit / Mecserve
- Halsion have stated that their designers cannot make tomorrow’s meeting - To be pushed bac to follow this meeting next week - IG to update invite
Documentation
- Master document run through – summary below
- CTP / CTPE located with shared client commissioning folder
- All Documents on V4P
- Dates ref on CTPs will be correct in CTPE (PP)
- Biweekly reports located within client shared folder
Ext lighting to be general
ATS await generator
Lighting control 02/10/24
BMS 9 X CTPE issue date TBC
Domestic await chlorination
FCU tech statement needed from ability – several FCU at augmented operating voltage to achieve 100%
Water treatment to issue 02/10/24 – do not need to include trends
PROJECT HONEY
1.3
Client WLA
- Halsion up revving their current WLA
- To be issued end of the week
- Will be run through in next weeks meeting
CAS run through issued with minutes
Meetings / Workshops
- Client meeting agreed to go weekly predominantly will be held over teams
- IST for Building B
o Document issued no comment to date
o Building B primary isolation only as no generator
- IST document run through Note, Generator will not be available for Building B.
- IG discussed whether it is best now to have one IST for the whole project as we approaching PC. LN to advise
Client Training
- GV requested that Client Training is programmed for Tuesdays and Wednesdays to match Sodexo site attendance.
- GV to issue preferred dates to commence earliest 01/10/24. AACM to advise if these dates are achievable within the programme and ongoing commissioning activities.
- Revised dates to be issued with WLA 05/10/24AOB
Client training to be booked on Tuesdays and Wednesdays. Target dates 01/10/24 earliest.
Aecom to attend site to witness commissioning. List of systems to be forwarded. (LN)
AACM to issue Mecserve Schedule. PMN emailed 17/09 14.10.
Unilever have appointed Banyards (JG) as Commissioning Managers. Ongoing Look-aheads to be forwarded so they can attend future witnessing. (AACM)
PROJECT HONEY
OMM draft issued with designation errors GV querie final delivery date AN confirms OMM will be issued and accepted prior to PC though will chase through for early reviews
NEXT MEETING
24/09/24 13.00
Plowman Craven latest measure
AREA MEASUREMENT REPORT
(RICS Code of Measuring Practice)
EDEN CAMPUS
(Buildings A, B & Building Link)
St James's Road
KINGSTON-UPON- THAMES
KT1
Project Number
45323-005 Contents
Report Issue Status
Survey Report
Summary of Areas
Reference Plans
Floors
Building A
EDEN CAMPUS
(Buildings A, B & Building Link) St James's Road
KINGSTON-UPON- THAMES KT1
Report Issue Status
ACC1 06 June 2024 FOR REVIEW ISSUED FOR COMMENTS
ACC2 12 June 2024 FOR REVIEW 4TH, 3RD & 2ND FLOOR AREAS AMENDED
ACC3 10 July 2024 FOR REVIEW BUILING A 2ND & BUILDING B 1ST,5TH, 6TH ADDED
ACC4 22 July 2024 FOR REVIEW BUILDING B AREAS AMENDED
ACC5 22 August 2024 FOR REVIEW BUILDING A 3RD , 4TH , 5TH & BUILDING A 10th -7th & 1st -G ADDED & 2nd FLOOR AMENDED
ACC6 28 August 2024 FOR REVIEW CLIENT AMENDMENTS TO ALL FLOORS
ACC7 29 August 2024 FOR REVIEW CLIENT AMENDMENTS TO ALL FLOORS
ACC8 13 September 2024 FOR REVIEW REMAINING FLOORS ADDED
ACC9 17 September 2024 FOR REVIEW
ACC10 17 September 2024 FOR REVIEW
Survey Report
Introduction
This Area Measurement Survey was undertaken by Plowman Craven between June and October 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
SUMMARY OF AREAS
EDEN CAMPUS, St James's Road, KINGSTON-UPON- THAMES, KT1
contract: JCT D&B 2016 with schedule of amendments
In line with clause 2.25 we hereby fix the new Completion of Section dates as:
- Section 1 (Building B) – 21 October 2024 (6 weeks E0T)
- Section 2 (Building A and C) – 21 October 2024 (no change)
Early Access confirmed as no longer required for either section 1 or 2.
In fixing the above adjustment to the completion date, we have taken in to account the following relevant event:
- Notice of Relevant Event/ Matter 006 (clause 2.24) issued on 27th August 2024 related to late Thames Water connection
- Notice of Relevant Event/ Matter 006 (clause 2.24) issued on 27th August 2024 related to late UKPN connection
The two Notices of Relevant Event are still under review with regard to their impact on Section 2, and any further impact on Section 1.
In issuing the decision, the Contractor is reminded of their duties under Clause 2.25 6 to use best endeavours to prevent delay /further delay beyond the relevant completion date.
signed by: _ Francis
Hunter Project Management (Employer’s Agent
)
distribution:
extension of time (06)
issued by: Francis Hunter Project Management
115 Southwark Street
London SE1 0JF
employer: Globe Kingston Ltd
Tiddington Road
Stratford-Upon Avon
United Kingdom
CV37 7BJ
contractor: McLaughlin & Harvey
15 Trench Road
Mallusk
Newton Abbey
Belfast
BT36 4TY
project: Surrey House – Project Honey (10372)
issue ref: 10372-8
issue date: 04 October 2024
contract: JCT D&B 2016 with schedule of amendments
In line with clause 2.25 we hereby fix the new Completion of Section dates as:
- Section 1 (Building B) – 11 November 2024 (3 weeks E0T)
- Section 2 (Building A and C) – 11 November 2024 (3 weeks EOT)
In fixing the above adjustment to the completion date, we have taken in to account the following relevant event:
- Notice of Relevant Event/ Matter 006 (clause 2.24) issued on 27th August 2024 related to late Thames Water connection
- Notice of Relevant Event/ Matter 006 (clause 2.24) issued on 27th August 2024 related to late UKPN connection
This Extension of Time is issued following further review of the two Notices of Relevant Events referred to above.
In issuing the decision, the Contractor is reminded of their duties under Clause 2.25.6 to use best endeavours to prevent delay /further delay beyond the relevant completion date.
Following on from Early Warning 005, issued on the 12/06/2024, and the ongoing emails and correspondence that followed, the deferment of the Permanent Thames Water Connection, until the 1st July 2024, due to reasons unknown to Thames Water, has critically impactedMCLH’s ability tocompleteourContractWorks.This has impacted,more specifically,flushingactivities and has cause delays to theassociatedcommissioningworks.
Following on from Early Warning 003, issued on the 19/03/2024, and the ongoing emails and correspondence that followed, the deferment of the Wayleave Agreements until the 20th May 2024, due to reasons unknown, has critically impacted MCLH’s ability to completeourContractWorks.
This issue is critically delaying the overall progress of the Construction Works and will affect the overall completion of the Works and this isdemonstratedbelow.
