About the project.
Project Requirement & Process
Consul took part in a mini-tender as part of the Better Neighbourhoods Framework and were appointed to design and prepare the pre-construction information for the loft compartmentation of 43No mid-rise blocks of flats. The buildings varied in age and size and were all located within the borough of Tower Hamlets.
Consul prepared a specification for each block based on the NHF rates as this is the preferred Schedule of Rates for the Client. We developed the design from the Fire Risk Assessment for each block and in order to provide the Principal Contractor with the information to construct the required fire partitions we carried out a measured survey of each block and drew the proposed partitions on a CAD drawing. Consul provided the Client with all the pre-construction information required so the Client could put this to their Contractors to tender and then proceed with works.
Details
Client
Tower Hamlet Homes
Services Used
Survey Scope
To complete the surveys, we divided the properties into 4No zones in order to assign properties to separate surveying teams to ensure efficiency. Access to some lofts was either not possible or unsafe, where it was deemed unsafe via an on-site risk assessment, we did not undertake the survey and reported our findings to THH. To each block we carried out a measured survey of the loft and noted any other issues we could see or that were highlighted in the FRA. We utilised the NHF rates to schedule the works however as there were some specialist works that were not covered by the rates, we created some additional rates that could be negotiated or tendered by the Clients Contractors. We created a separate specification and drawing for each property as well as a pre-construction information pack to highlight the risks associated with the proposed project so that the Contractor could draft and provide a Construction Phase Plan prior to commencing works.
Challenges
Access
The Client did not have suitable knowledge of the access to the loft areas of the 43No blocks, so we carried out dynamic on site risk assessments prior to accessing the lofts to ensure there were no high-risk activities. Where this was the case such as a loft hatch above the main staircase to several flats we reported our findings to the Client.
Fire risk assessments
When carrying out the initial pilot surveys we identified several errors within the provided FRA’s from the Client, this included photos of defects from another building included on a report for a different building and the block plan not matching the plan of the block in question.
Solution
Access
Where access was unsafe or not possible and it was not possible to make alternative arrangements we measured the building externally and designed the fire compartmentation in accordance with the regulations and included either temporary access or improved access within the specification.
Fire risk assessments
The Client was unable to rectify the issues in the reports and therefore in order to provide a design that was compliant we recommended new Fire Risk Assessments were provided. We provided a quote and were asked to proceed and arrange the surveys to be undertaken and reports provided. This allowed us to design and specify the works that were required.
Result & Benefits to Tower Hamlet Homes
Consul were able to work with the Client to provide a pre-construction information pack that included all the information for the Client to proceed with a tender process to their appointed Contractors and then proceed with works. This achieved the Client’s aims, and we ensured that the works were complaint with regulations.
The flexibility to adapt and react to the information provided and found when on site ensured that the overall project was completed efficiently and compliant.