Prince’s Court, Liverpool, Thermal Upgrade & Retrofit
Prince’s Court was a £450k project which included a thermal upgrade and energy improvement to a high rise block of flats in Croxteth Road, Toxteth, Liverpool. TWC Consulting were appointed as Employer’s Agents and Quantity Surveyors with responsibility for the design, specification, cost control, contract administration and CDM services.
The aim of the upgrade works was to create an improved building using several retrofit specifications in order to achieve long-term environmental objectives, and substantially invest in renewable energy generation in line with Government targets and European directives.
TWC Consulting were provided with a project brief which outlined the Client’s intentions to substantially upgrade the building, with time and cost management as the key priorities, particularly as the project was being funded under CERT. TWC Consulting recommended a JCT Design and Build contract which gave us cost certainty, as well as reducing timelines and producing savings. The work was administered using the RIBA guidelines and delivered on time and on budget without and on site issues.
The refurbished building now provides an upgraded and thermally efficient structure that improves the living standards for the occupants, bring benefits to the local community and has safeguarded the viability of the building into the future
Working with TWC Consulting was a pleasure. Their service was efficient and the quality of advice reassuring. They often worked beyond the letter of their contract to ensure the best outcome for us, both in terms of quality and cost. I would have no hesitation in working with them again.
Code for Sustainable Homes, Liverpool Housing Trust
TWC Consulting were appointed by Liverpool Housing Trust to provide design consultancy for several ‘new-build’ housing developments in the Liverpool area with a total investment of £5M+. Closely involved at every stage from pre-Tender to completion, TWC Consulting contributed essential advice throughout the project including detailed information on SAP requirements, thermal performance targets, Part L obligations, Lifetime Homes standards, Secured by Design, energy performance certificates and other design-related issues.
A key target for the project was to achieve the Code for Sustainable Homes Level3 certification which would validate the sustainability of the design specification and, thanks to the knowledge, experience and determination of TWC Consulting, this target was successfully met.
Amongst the innovative aspects of the design and specification of these homes that contributed to this award for sustainability were thermal fabric (i.e. windows, doors, external walls, roof and floors with the highest standards of efficiencies), renewables (solar thermal), rain water harvesting, low water-consuming sanitary ware and highly efficient boilers.
We have worked with this Company for about 2 years and in that time Tom has been dealing with our CFSH applications for a number of projects and I have found him to be professional in his approach and has worked as a Team member giving us the benefit of his experience during the build process.
Liz Jokes, Managing Director, Falkner Square
Falkner Square Housing was a refurbishment and maintenance project that involved control of the design, specification, cost management, contract administration, building pathology, site inspections, CDMc, fire safety, works progress and quality management.
Key issues gained during the project included the completion of Reduced Data SAP assessments, measured surveys, EcoHomes XB assessments, carbon management advice and provisions for thermal upgrades.
In addition to the above, condition of pitched roof coverings, external walls, elevations, windows, external doors, roof voids, timbers, floors, chimneys, mechanical and electrical systems, ventilation requirements, space and water heating, lighting and external areas for DDA were all surveyed and comments provided to Falkner Square for assessment and consideration for future works and upgrades.
The successful outcome of the works completed was the consolidation of information which provided Falkner Square with an outline summary of how their housing stock compared over several variations. The intention is to use the gathered information to form a base-line for thermal upgrades and improvements to the housing stock in line with a planned maintenance programme.
Jamie Styles, Property Services Manager, Riverside Group
The Riverside Home Group cyclical maintenance works was part of an asset management programme for the Riverside Home Ownership Group throughout the Northwest (Liverpool, Manchester, Cheshire) which was designed to be delivered over a 2 year period. The form of contract used to complete the works was the JCT, Minor Works, Rev1.
Responsibilities included completion of asset surveys, compilation of specifications and work schedules, contract administration, building pathology, inspections, CDMc, tender documents preparation, management of the tender under the direction of the client, outline programme of works, progress and quality management, team-working, cost control, risk management, inspection, snagging and the final account.
The key issues encountered during progress of the project included, control, time management, outline programme, delivery and tenant liaison. With regards project control, programme and delivery these key issues were managed through regular progress meeting, daily communication via direct phone calls and emails. This enabled all parties to address any problems immediately as they arose. With regards tenant liaison these key issue were controlled by The Riverside Group and the main contractor who established a system of allocating visiting periods to complete the works. Where difficulties were encountered addresses and contact details were disseminated and remedial action taken in order to complete the visits and works at the earliest opportunities.
Of the many successful outcomes the primary successful outcome was the high standard of good communication achieved. This provided a sound platform for all issues to be dealt with in a quick and precise manner as they arose. Key targets which had to be met included targets for the asset management data collection and upload, planned maintenance programmes, keeping on programme due to outside influences such as weather, void properties, and non- response at the dwellings etc.
Martin Roughley, Sustainably & Regeneration Manager, Helena Partnerships
The Millersdale’s project was a refurbishment and change of use scheme which involved the conversion of 3 no. residential dwellings into an office complex and community facility for Helena Partnerships. The change of use was designed to be sympathetic to the possibility that the building would need to be
converted back into residential use within a 2 to 5 year time period. The consultant’s responsibilities included control of the design and specification, cost management, contract administration, building pathology, site inspections, CDMc, fire safety, works progress and quality management, and team-working.
A key issue of the project was the need to conduct a full building survey report prior to the specification of change of use works. This would enable remedial works to be carried out on the building defects prior to the change of use. Issues such as fire damage, vandalism and damp penetration all provided a challenge in terms of analysis and prognosis. The damp issues included condensation (due to lack of ventilation), penetrating damp (due to leaking pipework and rainwater goods), rising damp (due to failed dpc’s and bridging). Roof defects included common faults relating to poor workmanship at original construction and typical flat roof defects; Timber decay was identified throughout all 3 no. dwellings including wet and dry rot identified in fascias, soffits, frames, and cills. Slipped tiles were noted at various locations of the pitched roof due to nail sickness and poor workmanship.
Of the many successful outcomes, the finished building and the facility it provides Helena Partnerships and the local community is the greatest success. The converted dwellings provide a local base for Helena to carry out its activities within the area in which it needed to show a presence, and this was also a key requirement for the local residents. Further successes included the design/circulation of the building and the high standard of all-round communication which was maintained at all times.
Many lessons were learned during the course of the project, in particular the benefits that can be gained from using a partnering approach. Information and best practice were maintained and this enabled the client to use this project as a case study for further change of use options. The experiences gained were wide-ranging. A better understanding of the procurement process was greatly enhanced as a result of opting for the direct labour force, and although, there was a delay in the programme this did not distract from the successful outcome of the finished building.
Innovation was brought to the project via Helena Partnerships staff who carried out a flawless move into their allocated office spaces. Helena’s staff and members of the public created community rooms, put plans in place to increase biodiversity in rear elevation gardens and further developed the area to the front elevation of the building.
Tom Miles, Development Officer, Stockport Homes
TWC Consulting were appointed to provide consultancy advice to Stockport Homes on a new-build housing project which included 51no. units in Reddish Stockport. TWC Consulting were approached on recommendation from a main contractor by Stockport Homes who wanted to ensure the design and specification of the development matched their on-going planned maintenance strategy, and they gained maximum value for the development.
TWC Consulting quickly reviewed the design specification, building fabric components, U-values, energy systems, target items such as air tightness standards, accredited and robust details. Upon review the Consultancy identified a saving of over £90,000.00 for the development. This was based on SAP calculations and Part L requirements which were originally completed on SAP 2006 (in contrast to 2009 SAP). The main bulk of the savings were returned on the energy systems i.e. a gas saver was specified in contrast to PV which both achieved the Part L requirements, however the difference in costs were significant. Although this situation was unusual it was the orientation of the PV arrays, the change of SAP software and attention to detail that confirmed the savings for the Client.
TWC Consulting definitely strives to offer more than it has included in its project fees and on many occasions provided much welcomed added project value.