RELIANCE HOUSE 20 WATER STREET LIVERPOOL L2 8UQ

Transcription

1 RELIANCE HOUSE 20 WATER STREET LIVERPOOL L2 8UQ EXTENSION & CONVERSION PROJECT TO CREATE 139 APARTMENTS INVESTORS REPORT nd NOVEMBER 2017 Prepared By: G.Moody BSc Hons MRICS C.Build E MCABE Ref: PP [Type here] Reliance House, Liverpool - Draw

2 CONTENTS 1. Introduction 2. Development proposals 3. Executive summary 4. Appointments and warranties 5. Statutory requirements 6. Insurances 7. Programme 8. Quality 9. Progress APPENDICES Appendix A : Construction Progress Images Reliance House, Water Street, Liverpool Interim Investors Report 2

3 1.0 INTRODUCTION 1.1 Interim report This Interim Investors Report has been prepared by Hardie Brack Limited acting as Employers Agent on behalf of Legacie Water Street Ltd. This report is for the sole benefit of the persons to whom it is addressed and their professional advisers. 1.2 Project The project comprises the extension and conversion of existing office premises at Reliance House, Liverpool into residential apartments. 1.3 Form of Contract JCT Design and Build, 2011 Edition, amended to suit this project. 1.4 Developer Legacie Water Street Ltd., 3 Rose Place, Liverpool L3 3BN (Company No: ) 1.5 Contractor Impel Contracts Ltd., 19 Old Hall Street, Liverpool L3 9JQ (Company No: ) 1.6 Inspection The property was last inspected on 17 th November 2017 by G. Moody BSc Hons MRICS C.Build E MCABE. The inspection of the building has been solely for the purposes of preparing this report 2.0 DEVELOPMENT PROPOSALS 2.1 Site address Reliance House, 20 Water Street, Liverpool L2 8UQ. 2.2 Description Three storey roof extension and conversion of existing six storey plus basement office building to form 139 no. apartments. 2.3 Accommodation The existing accommodation comprises vacant office space on six floors The completed development will comprise 139 one and two-bedroom residential apartments. 2.4 Programme Commencement date: 6 th February 2017 Completion Date Conversion: 31 st January 2018 Completion Date Extension: 29 th June 2018 Contract Duration: 71 Weeks Reliance House, Water Street, Liverpool Interim Investors Report 3

4 2.5 Contract JCT Design and Build Contract 2011 Edition, amended to suit this project. 2.6 Specification The 3 storey extension, refurbishment, adaptation and the sub-division works generally comprise: Internal sub-division with non-loadbearing partitions Installation of structural bracing partitions Steel framework support for new extended shell structure Flat roof structure over extension Metal web floor joists Extension aluminium curtain walling and external windows and doors Associated adaptations Installation of mechanical and electrical services Installation of new lifts Installation of kitchen and sanitary fittings New internal finishes, joinery fittings and decorations Internal and external repairs All as detailed in the Employer s Requirements Document, Contractor s Proposals and architectural, structural engineers and services drawings. 2.7 Professional team The principal professional team comprises: Architect: Structural Engineer: Mechanical & Electrical Services: Employer s Agent/PQS: Faulkner Chester Hall Elliott Bond Consulting Ltd Progressive Design Services Ltd Hardie Brack Ltd There are supplementary consultancies in respect of an Approved Inspector Building Control, Principal Designer and Acoustics. 3.0 EXECUTIVE SUMMARY 3.1 Parties The parties to the project are: Employer: Legacie Water Street Ltd., 3 Rose Place, Liverpool L3 3BN (Company no: ) The Employer is a locally based Developer with experience in undertaking residential conversion projects of the type and scale proposed in this Contract. Reliance House, Water Street, Liverpool Interim Investors Report 4

5 Contractor: Impel Contracts Ltd., 19 Old Hall Street, Liverpool L3 9JQ (Company no: ) The Contractor is a locally based general building contractor with experience in undertaking residential conversion projects of the type and scale proposed in this Contract. Professional Team: The Developer has appointed the design team comprising: Architect: Structural Engineer: M&E Engineers: Faulkner Chester Hall Elliot Bond Consulting Ltd Progressive Services Design Ltd Principal Designer: Rawlings Safety & Training Consultancy Ltd Employers Agent: Hardie Brack Ltd 3.2 Location All consultancy services with the exception of the Employer s Agent are to be Novated to the Contractor. Subsidiary investigative and advice consultancies will be required in respect of Energy, Acoustics, Drainage and asbestos surveys The Reliance House building is located in Liverpool City Centre in an established and thriving business district close to the Pier Head, main shopping, shopping and tourist attractions. 3.3 Construction The existing building comprises a framed structure with concrete floors and clad externally in brick and stone masonry. External windows are alloy framed and there is secondary glazing The development comprises conversion work to the existing building and to construct 3 storey extension at roof level. Strengthening upgrades of the existing building structure would be required. 3.4 Site investigations and environmental No new construction works are involved and no major environmental risks have been noted No archaeological investigations are required Site investigations have been coordinated by structural engineer to determine and confirm the adequate load bearing capacity of the structure Surveys have been carried out on the drainage and existing internal service installations. An asbestos survey has been undertaken and this has confirmed at this stage that no asbestos is present. Reliance House, Water Street, Liverpool Interim Investors Report 5

6 3.5 Specification Specifications for the works are detailed in the Employers Requirements Document and architectural and engineer s drawings. Internal adaptation and sub-division is to be undertaken. Structural bracing partitions are to be installed to allow for additional floors to be added to the building The internal design proposals remain at development stage. The level of specification for the apartments is considered to be consistent with and appropriate to the private residential accommodation in this market. 3.6 Contract The contract for the development is the JCT Design and Build Contract The Contract is dated 3 rd February 2017 and has been signed by the parties The Contract Documents comprise: JCT Contract Employers Requirements Document Contractors Proposals Contract Sum Analysis The contract documentation is considered appropriate for the scale and complexity of the project The procurement route for the works is via an established relationship between the Developer and Contractor for direct procurement of key sub-contractor packages, materials and relevant direct Sub-Contractors It is understood that there is no Contract Bond/Guarantee in place. This would add cost to the contract. 3.7 Lease/Purchase agreements Copies of pre-sale agreements have not been provided. It is to be confirmed that these equate to the development appraisal assumptions. The tenure of the existing building has not been confirmed at this stage. 3.8 Programme A detailed design procurement programme is yet to be provided. Construction issue designs are in hand to facilitate construction works as programmed. The consultants are responsible for the detailed design in accordance with the contract documents The Contractor has provided a contract programme detailing the stages of the work on a floor by floor basis. Conversion and refurbishment works are due for completion by 31 st January 2018 and three storey extension due for completion by 29th June The contract programme has been the subject of extensive discussion between the Developer and the Contractor and is considered to be a reasonable time in which to complete the works. Reliance House, Water Street, Liverpool Interim Investors Report 6

7 3.9 Appointments Professional Appointment with scope of services, Collateral Warranty and Novation documents have been issued to the professional team. Confirmation of signature and completion is awaited. The design team is however proceeding with the required design input to achieve the construction programme Approvals The conversion development in planning terms is deemed as Permitted Development under the current Town and Country Planning Act General Development Order. Liverpool City Council have confirmed Prior-Approval (Ref: 16P/1531) by Notice on 26 th August There are no related section 106 agreements or planning obligations. As a Prior-Approval, there are no planning conditions. There is a Planning Notice Informative requiring purchasers to assess the acoustic provision of the residential units Separate planning application has been made for the 3 storey extension, Liverpool City Council have confirmed Approval (Ref: 17F/0960) by Notice. Section 106 agreements have been sanctioned which have been drafted and authorised. Application has been submitted for the discharge of planning conditions Insurances Contractor s Insurance provided under Clause of the Contract is 5,000,000 for conversion works and separate 5,000,000 cover for extension works Insurance Option C Applies under the terms of the Contract Copies of current professional indemnity insurance certificates have been received from the professional team. 4.0 APPOINTMENTS & WARRANTIES 4.1 Appointment and Collateral Warranty documents with Step-in Rights have been issued to the Professional Consultants as follows: Architect: Structural Engineer: M&E Engineer: Principal Designer: Employers Agent Faulkner Chester Hall Elliott Bond Consulting PSD Ltd Rawlings Consultancy Hardie Brack 4.2 Under the terms of the contract, Contractor/sub- contractor collateral warranties are to be provided by: Main contractor: Lift Installer Mechanical and Electrical Services sub-contractors: Impel Contracts Ltd Classic Lifts TBC 4.3 Copies of the completed and signed documents are awaited. Reliance House, Water Street, Liverpool Interim Investors Report 7

8 5.0 STATUTORY REQUIREMENTS 5.1 Planning Conversion of the building is deemed as Permitted Development under the current Town and Country Planning Act General Development Order. Liverpool City Council have confirmed Prior-Approval (Ref: 16P/1531). Planning permission hasd been granted for the 3 storey extension by Liverpool City Council (ref: 17F/0960) by Notice. 5.2 Planning conditions Under the Prior approval Permitted Development rights there are prior-occupation Planning Conditions to be discharged. Application to discharge planning conditions has been submitted by the Architect. 5.3 Conservation The building is located in the Castle Street Conservation Area and the within the boundaries of the Liverpool World Heritage Site No external alterations are proposed to the building that would require conservation area consent Any new external signage or lighting would require local authority approval. 5.4 Archaeology There are no known archaeological site issues that will affect the development. 5.5 Section agreements There presently no anticipated Section 106, Section 57 or Section 278 Agreements with the local authority. 5.6 Over-sailing etc Use of a tower crane is not proposed by the contractor. There are no anticipated Oversailing Rights issues. 5.7 Building Regulations Building Regulations Compliance for the project is being dealt with by Celtech as Approved Inspectors The Approved Inspector is liaising with the Merseyside Fire Brigade to agree the Fire Strategy for the completed residential accommodation SBEM/EPC certification is being provided by EAS. 5.8 Construction (Design & Management) Regulations The appointed Principal Designer is Rawlings Safety and Training Consultancy Ltd The Pre-Construction Information and Construction-Phase Plan are in place A Refurbishment asbestos survey has been undertaken by UK Environmental and Asbestos Solutions. No asbestos was reported. Reliance House, Water Street, Liverpool Interim Investors Report 8

9 5.9 Energy appraisal An energy appraisal and predicted EPC assessment is being undertaken by EAS Party Walls The Employer s Party Wall surveyor has advised that there are presently no anticipated works that will require serving of Notices under the requirements of the Party Walls Etc. Act Legislation Rights of Light etc The Developer envisages no Rights of Light issues Easements The Developer advises that there are no known Easements effecting the proposed development Site boundaries The Developer anticipates no site boundary issues that will affect the development works. 6.0 INSURANCES 6.1 Contract The Contract Insurance requirement is 5,000, Professional Indemnity Copies of current Professional Indemnity Insurance Certificates have been obtained from the Professional Team. 6.3 Reinstatement Insurance for reinstatement of the existing building premises is to be maintained by the Employer. 6.4 Latent defects Latent Defects Insurance is being provided by Advantage HCI. Reliance House, Water Street, Liverpool Interim Investors Report 9

10 7.0 PROGRAMME 7.1 Construction The original project programme has been superseded by a floor by floor programme A schedule of anticipated apartment completion dates is awaited from the contractor. 7.2 Variations 7.3 There have been some significant Contract Variations to date relating to omitting the Fifth floor from the contract. Extensive site investigation and remedial strengthening works to the steel framework structure in order to support Phase 2 roof extension. Greater thermal upgrade was required to external walls of the building envelope. Electrical supply upgrade is an unforeseen item to be installed. UU water infrastructure was excluded from the main contract. Smoke ventilation system design identified more extensive works. Expenditure of provisional sums items and contract variations are required to be incorporated within the overall construction programme. 8.0 QUALITY CONTROL 8.1 Latent Defects Insurance is being provided by Advantage HCI who will be undertaking regular site inspections. 8.2 Building Control approval site inspections are being undertaken by Celtech who have been appointed as Approved Inspectors on the development. 8.3 Employers QS undertake regular inspection of the work to check compliance with drawings and specification. 8.4 A show flat with public access has been constructed at ground-floor level in advance of the main apartment completion works. 9.0 PROGRESS 9.1 Construction Progress Status The status of works generally complete at the time of last Inspection was as follows: Consultants design being subject to construction details Site investigations Ground floor adaptations Partition walls structures near completion First fix electrical, 2 nd fix commenced First fix mechanical, 2 nd fix commenced Demolition lift motor room First fix plumbing and sanitary, 2 nd fix commenced Kitchen installations commenced Second fix joinery commenced Wall and floor finishes commenced Decorations commenced Reliance House, Water Street, Liverpool Interim Investors Report 10

11 9.1.2 The works are recorded to be approximately 4 weeks behind programme, mainly being due to delays with installing hoist to remove materials, complications taking up suspended floors, investigations required to existing steel Columns and providing strengthening support. Enabling works have also commenced in relation to extending above the building. The Contractor has reviewing the programme of works to overcome delays and is satisfied completion dates will be met. Hardie Brack Ltd Pekin Building 23 Harrington Street Liverpool L2 9QA 22 nd November 2017 Reliance House, Water Street, Liverpool Interim Investors Report 11

12 Appendix A Construction Progress Images Reliance House, Water Street, Liverpool Interim Investors Report 12

13 INVESTORS REPORT IR-01 RELIANCE HOUSE 22-Nov-17

14 Construction Progress [ ] The status of works generally complete at the time of last Inspection was as follows: Extension & Conversion of Reliance House to Create 139 Luxury Apartments Consultants design being subject to construction details Site investigations Ground floor adaptations Partition walls structures near completion First fix electrical, 2 nd fix commenced First fix mechanical, 2 nd fix commenced Demolition lift motor room First fix plumbing and sanitary, 2 nd fix commenced Kitchen installations commenced Second fix joinery commenced Wall and floor finishes commenced Decorations commenced

15 FOURTH FLOOR Reliance House, 20 Water Street, Liverpool Extension & Conversion Development

16 Fourth Floor Progress [ ] Landing plastered Light fittings installed Corridor walls & ceiling decorated Light fittings installed

17 Fourth Floor Progress [ ] Corridor ceiling services access hatch installed Corridor smoke shaft partition wall formed

18 Fourth Floor Progress [ ] Kitchen units installed Kitchen appliances and sink tap installed

19 Fourth Floor Progress [ ] Bathroom toilet and basin Bathroom heated mirrors and shower screens installed

20 Fourth Floor Progress [ ] Heating boiler and electrical distribution board to cloaks cupboard Radiators installed Bedroom ready to receive carpet and feature wall covering

21 THIRD FLOOR Reliance House, 20 Water Street, Liverpool Extension & Conversion Development

22 Third Floor Progress [ ] Stairwell and landing wet plaster Corridor walls plastered Ceiling decorated light fittings installed

23 Third Floor Progress [ ] Corridor floor screeded Apt entrance doors and furniture

24 Third Floor Progress [ ] Laminate flooring Apt second fix electrics and smoke detection

25 Third Floor Progress [ ] Final installation kitchen units with splashback Electrical demister pad installed ready to receive wall mirror

26 Third Floor Progress [ ] Bedroom decorated ready for feature wall covering and second fix plumbing Bathroom fittings second fix nearly complete

27 SECOND FLOOR Reliance House, 20 Water Street, Liverpool Extension & Conversion Development

28 Second Floor Progress [ ] Stairwell and landing boarded ready for plaster skim finish Corridors boarded ready for plaster skim finish, first fix wiring complete

29 Second Floor Progress [ ] Kitchen units installed ready to receive worktop, sink and appliances Bathrooms fully tiled, sanitary fitting installation commenced

30 Second Floor Progress [ ] Acoustic floor matting installed, decorations walls, ceilings and woodwork commenced Internal doors installed, second fix lighting and smoke detection

31 Second Floor Progress [ ] First fix electrical and mechanical complete ready for second fix woodwork and decoration advanced

32 FIRST FLOOR Reliance House, 20 Water Street, Liverpool Extension & Conversion Development

33 First Floor Progress [ ] Stairwell and landing boarded ready for plaster skim finish Corridor walls boarded first fix electric and mechanical complete ready to receive suspended ceiling

34 First Floor Progress [ ] Bathroom tiling and sanitary fitting installation commenced Internal Apt doors and woodwork advanced, decoration and floor finishes comenced

35 First Floor Progress [ ] Kitchen units loaded ready for installation, internal doors hung Tanking installed to En-suite floor, IPS framework to secure sanitary appliances

36 First Floor Progress [ ] Bedroom decorations advanced, room ready for second fix electrics and heating Bedroom walls and ceiling plastered ready for decoration first fix electric and heating complete

37 GROUND FLOOR Reliance House, 20 Water Street, Liverpool Extension & Conversion Development

38 Ground Floor Progress [ ] Entrance lobby underway Corridor partition walls formed ready for insulation and plaster board

39 Ground Floor Progress [ ] Apt first fix electrics heating and plumbing complete Partition walls insulated ready for plaster boarding

40 Ground Floor Progress [ ] Structural partition wall first fix electrics and insulated ready for plaster boarding Suspended ceiling framework and first fix electrics ready plaster board

41 Ground Floor Progress [ ] Mechanical services installation progressing throughout corridors Electrics plumbing and heating services to corridor walls and ceilings

42 Ground Floor Progress [ ] Mechanical ventilation services installed to Apt ceilings External walls prepared to receive insulation upgrade

43 Ground Floor Progress [ ] Insulation upgrade applied to external walls Plaster finishes comenced to ceilings and walls