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Cabinet Member Report
Date: 8 January 2010
Subject: Q132 Scheme and Estimate Approval for Phase 5 of
Queens Park Structural Repairs and void refurbishment
Summary
CityWest Homes, on behalf of Westminster City Council, wishes to undertake
Refurbishment Works to the following Void properties:
18 Enbrook Street
23 Galton Street
57 Kilravock Street
30 Second Avenue
14 Oliphant Street
The total cost of this contract is £354,264 inclusive of professional fees and
contingencies and will be met from Westminster Community Homes Ltd.
Recommendations
That in accordance with the requirements of Financial Regulation B8 the Cabinet
Member for Housing approves of the total expenditure of £354,264 inclusive of
contingencies and professional fees.
Cabinet Member
City of Westminster Report
Cabinet Member: Cabinet Member for Housing
Date: 8 January 2010
Classification: For General Release
Title of Report: Q132 Scheme and Estimate Approval for Phase 5 of
Queens Park Structural Repairs and void
refurbishment
Report of: Chief Executive, CityWest Homes
Wards involved: Queens Park
Policy context: Housing Service Aim 1 – To deliver and maintain
Decent Homes, improve energy efficiency and invest
in ‘beyond Decent Homes’.
Financial summary: The total cost of this contract is £354,264 inclusive of
professional fees and contingencies will be met from
Westminster Community Homes Ltd.
Report Author: Max Hills
Contact details Tel: 020 7245 2254
Email: mhills@cwh.org.uk
1. Background Information
1.1 Queens Park phase 4 is currently on site and completing; phase 5 will contain
similar work types. All previous schemes complied with statutory legislation such
as compliance with current Building Regulations, the Health & Safety at Work
Act and CDM regulations.
Date Weekly Rent Loss to
Properties Bedspace
Void Rent Date(22-11-09)
18 Enbrook
16:02:09 3 Bed £118.96 £4,679.38
Street
23 Galton
06:04:09 2 Bed £110.18 £3,588.99
Street
57 Kilravock
06:04:09 2 Bed £110.18 £3,588.99
Street
30 Second
19:10:09 2 Bed £106.40 £532.00
Avenue
14 Oliphant
27:04:09 2 Bed £112.98 £3,353.40
Street
1.2 The 5 properties are all late Victorian terraced within the conservation area of
Queens Park. The front elevations have decorative porches with pitched roofs
which are shared between two properties. They have the usual rear projection,
which is shared with the adjacent house. The houses have cut timber roofs and
timber floors spanning onto load bearing masonry walls. They also have very
shallow spread foundations bearing on crushed brick on highly shrinkable
London Clay.
1.3 The constructors will be selected using CompeteFor procurement system.
1.4 Works will be procured in agreement with CityWest Homes Supply Chain.
2. Detail
2.1 The five properties will require extensive refurbishment and some structural
repairs.
The Works will comprise the following:-
Asbestos removal
Full electrical rewire
Installation of gas central heating
Renewal of lath and plaster ceiling
Lime Plastering
Extensive plastering, crack repair and redecoration
New kitchen and bathroom
Repair and renewal to timberwork – floorboards & joists
Repair/renewal to sash and casement windows
Drain surveys
Helibeam masonry repairs
Underpinning and concrete ties
DPC works
Loft insulation
2.2 All works will comply with Conservation Area guide lines.
2.3 The following programme is proposed
Scheme & Estimate Contracts Board 17th December 2009
Approval
Section 20 Notice of Intention N/A
Scheme & Estimate Cabinet Member February 2010
Approval
Tenders Issued February 2010
Tender Return March 2010
Tender Acceptance Contracts Board April 2010
Tender Acceptance Cabinet Member N/A
Section 20 Notice of Estimate N/A
Contract Let May 2010
Start on Site May 2010
Monitoring report Contract Board N/A
Practical Completion September 2010
Final Account November 2010
End of Defects September 2011
3. Financial Implications
3.1 The cost of the work is estimated at £354,264 inclusive of professional fees. The
detailed financial break down and spend profile is attached at Appendix 1.
3.2 The funding for this scheme will initially come from the HRA Capital Voids
Budget for 2010/2011. At a later date the funding will be transferred by WCC
from the Westminster Community Homes budget.
3.3 Funding for this scheme has been approved.
3.4 The on-going maintenance will relate to the central heating boilers and any
electrical testing that is required as part of our PPM regime. This will be funded
from the subsequent year’s revenue budget.
3.5 CityWest Homes will ensure Value for Money (VMF) has been achieved by
carrying out VFM reviews at all key stages of the Scheme and Estimate
development. Historical data from previous schemes has been used to build up
costs
3.6 Works will be procured using CWH CompleteFor or the Frameworx procurement
system and the JCT Intermediate form of contract. Value for money will be
checked at the tender acceptance stage with submitted rates from bidders
compared between themselves and to previously tendered rates.
4. Legal Implications
4.1 There are no legal implications arising from this report.
5. Outstanding Issues
5.1 There are no outstanding issues arising from this report.
6. Lessee Implications
6.1 There are no Lessee implications arising from this report as works are to void
properties only.
7. Consultation
7.1 All residents within the immediate local will receive a news letter informing them
of:
Works time scales/duration of works
Contractor
Out of hours emergency number
Working hours
Schedule of condition surveys
7.2 Where applicable party wall notices will be served.
7.3 Resident consultation is outlined in the table below:
Resident
Date Type Actions
comments
March 2010 News letter
May 2010 News letter
7.4 This scheme is in the Queens Park Ward. Ward Members have been consulted
on this scheme.
7.5 Cllr Paul Dimoldenberg strongly supports the proposed works.
8. Health and Safety Issues
8.1 Works will fall under the Construction (Design and Management) Regulations
2007 (CDM regulations) the consultant will appoint a CDM Co-ordinator to
ensure that all CDM and Health and Safety issues have been addressed.
8.2 Possible health and safety risks:
Asbestos
Excavation support
Removal of waste, cuts from materials
Skin and eye damage when removing materials, such as glazing
Ingestion – dust, grit, chemicals etc
General manual handling hazards
Working with sewage pipes
Falling from height
Site access and egress
These will be covered in the construction phase Health and Safety plan.
9. Risk Appraisals & Management
9.1 All risks and risk management will be coved by CDM regulations and the
constructors Health and Safety Plan.
10. Crime and Disorder Act 1998 Implications
10.1 There are no Crime and Disorder implication arising from this report.
11. Disability Discrimination Act (DDA) 2005 Considerations
11.1 There are no DDA considerations arising from this report.
12. Environmental Matters
12.1 All properties will be fitted with energy efficient boiler, draft proofing to windows
and 250mm loft insulation.
13. Reason for Decision
13.1 The works highlighted in this report are deemed to be necessary in order to
bring these void properties up to the Decent Homes Standard.
If you have any queries about this report or wish to inspect one of the
background papers please contact Max Hills on 020 7245 2254, fax number
020 7245 2260, email mhills@cwh.org.uk
Background Papers
None
Appendices
Appendix 1 – Financial Breakdown tables
Appendix 1 – Financial Breakdown tables
Works Elements – Constructor only
Full electrical rewire 21,000
Installation of gas central heating 20,000
Partitions 4,000
Renewal of lath and plaster ceilings 19,900
Extensive plastering, crack repair 36,500
Complete redecoration 23,500
New bathrooms 17,500
New Kitchens 22,500
Repair and renewal to timber work, floor boards and joists 22,500
Repair/renewal to sash and casement windows 23,750
Drain surveys 1,760
Drainage works 5,000
Helifix ties 13,750
DPC works 12,500
Loft insulation 1,450
TV aerial 4,000
Total Works Elements 249,610
Risk Register
Work Elements – Constructor Only
For Example: (please remove or add where appropriate)
Asbestos removal 3,000
Underpinning 7,000
Structural surveys 3,500
Dry rot 5,500
Installation of gas/electrical meters 6,000
Total Risk Register 25,000
TOTAL WORKS ELEMENTS & RISK REGISTER 274,610
Other Costs
Site specific overheads
Sub Total - Contract Works + Risk Register + Site Specific O/H 274,610
Contractors prelims are anticipated to be 10% 27,461
Constructor O/H – x% (Included in work costs) x%
subtotal 302,071
Constructor Profit – x% 5% 15,104
Total Constructor Costs 317,175
Design – Electrical N/A
Design - Mechanical N/A
Lead Design -
Contract Admin, Lead Design and CDM Coordinator 6% 19,031
Health and safety audit -
CWH Project Fees (includes PM, CoW, RCO) 5% 15,859
CWH Central On-cost -
Audit Fees 1,200
Legal fees 1,000
Procurement fees (CompeteFor/Cyntra)
Party wall surveyors N/A
Provider Fees (covering Resident Consultation) N/A -
TOTAL S&E / AMP 354,264
2009/2010 Forecast spend -
Feb 2010 - consultant 20% of fee 3,806 -
-
2010/2011 Forecast spend -
June 2010 - Contractor valuation 1 56,974 -
June 2010 - Consultant upto valuation 1 3,045 -
July 2010 - Contractor valuation 2 56,974 -
July 2010 - Consultant upto valuation 2 3,045 -
August 2010 - Contractor valuation 3 56,974 -
August 2010 - Consultant upto valuation 3 3,045 -
September 2010 - Contractor valuation 4 56,974 -
September 2010 - Consultant upto valuation 4 3,045 -
October 2010 - Contractor valuation 5 56,974 -
October 2010 - Consultant upto valuation 5 3,045 -
October 2010 - Audit, Legal, CWH project fee's 18,059
2011/2012 Forcast send
September 2011Retention 7,304 -
RISK REGISTER 25,000 -
TOTAL 354,265 -
For completion by the Cabinet Member for Housing
Declaration of Interest
I have no interest to declare in respect of this report
Signed ……………………………. Date ………………………………
NAME: Cllr Philippa Roe, Cabinet Member for Housing
I have to declare an interest
State nature of interest ……..……………………………………………
………………………………………………………………………………..
Signed ……………………………. Date …………………………………
NAME: Cllr Philippa Roe, Cabinet Member for Housing
(N.B: If you have an interest you should seek advice as to whether it is appropriate to
make a decision in relation to this matter.)
For the reasons set out above, I agree the recommendations in the report entitled
Q132 Scheme and Estimate Approval for Phase 5 of Queens Park Structural
Repairs and void refurbishment and reject any alternative options which are referred
to but not recommended.
Signed ………………………………………………
Cabinet Member for Housing
Date …………………………………………………
For Ward Specific Reports Only (Delete if report affects more than one
Ward)
In reaching this decision I have given due regard to any representations made
by relevant Ward Members.
Signed ………………………………………………
Cabinet Member for Housing
Date …………………………………………………
If you have any additional comment which you would want actioned in connection with
your decision you should discuss this with the report author and then set out your
comment below before the report and this pro-forma is returned to the Secretariat for
processing.
Additional comment: …………………………………………………………………
………………………………………………………………………………………….
………………………………………………………………………………………….
NOTE: If you do not wish to approve the recommendations, or wish to make an
alternative decision, it is important that you consult the report author, the Head of Legal
Services, the Director of Finance and, if there are staffing implications, the Director of
Human Resources (or their representatives) so that (1) you can be made aware of any
further relevant considerations that you should take into account before making the
decision and (2) your reasons for the decision can be properly identified and recorded,
as required by law.
Note to Cabinet Member: Your decision will now be published and copied to the
Members of the relevant Policy & Scrutiny Committee. If the decision falls within
the criteria for call-in, it will not be implemented until five working days have
elapsed for any call-in request to be received.
