The Project
As Contract Administrator, Project Manager and Principal Designer for the works, Make Consulting (Make) put together the Tender Documents including the Pre-Construction Information Pack for the Client’s procurement team to issue for Tender. Once the Contractor had been appointed, Make Consulting proceeded to arrange Pre-Start Meetings, execute the JCT Minor Works contract and issue all necessary contract documentation. Make Consulting attended the site on a bi-weekly basis to undertake Progress Meetings and Site Visits and issued all associated reports to the Client and Contractor.
The Challenge
Approximately 3 weeks into works the Contractor reported that upon removing the existing render they had found significant structural cracking. Make Consulting organised for a Structural Engineer to attend site as soon as possible, they also raised concerns regarding the structure at high level. This was then escalated to the local council’s Building Control Officer who issued a Dangerous Structures Notice on the building. The adjacent road was closed and CCTV & additional hoarding was installed to ensure public safety whilst the Client decided how they would like to proceed. In January a schedule of works for structural remediation works was provided by a Structural Engineer and works re-commenced on site.
Whilst the building was vacant (October-January) further issues were identified such as a leak in the first-floor meeting room and ground-floor waiting room. Prior to undertaking works to repair the leak damage to the first-floor meeting room an asbestos survey was undertaken which confirmed asbestos was present to the ceiling. Make Consulting instructed the Contractor to cease works immediately and ensure no persons could access the meeting room, this was then reported to the Client and an Asbestos Removal Specialist removed the ACM’s.
The Solution
Make Consulting held a re-commencement meeting and ensured the PCIP and Construction Phase Plan was updated to suit the new structural remediation works. We ensured all parties had the correct information. Through good communication with the Client and Contractor and regular meetings, we were able to execute the structural remediation works safely and to programme.
The Outcome
Although, the structural remediation works exceeded both the budget and original programme, it was delivered safely & the new render has given the building a refreshed and pleasant look. The following works were successfully achieved:
- Structural remediations to the front and right-side elevations
- Based on the above works the Building Control Officer removed the Dangerous Structures Notice
- New render finish to the front and right-side elevations
- Refurbishment to the first-floor meeting room (including new ceiling and carpet floor finishes)
- Full repair to the front elevation roof gulley (which had caused the leak to the first-floor meeting room)
- Partial slate roof recovering to the right-side elevation.
- Patch repairs to the flat roof where it was allowing water ingress to the ground floor waiting room.
- Replacement ceiling tiles to the ground floor meeting room where they were water damaged.
