Cabinet Member Decisions – Clearance of Reports for
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This form must be included with each report despatched for Cabinet Member
clearance. The Committee Officer will return the completed form to the report
author for appropriate action.
Delete as appropriate
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exceptional cases)
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Comments
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1
CITY OF WESTMINSTER
REPORT SUBMISSION FORM FOR USE BY ALL REPORT AUTHORS
TITLE OF REPORT
Scheme & Estimate for the Internal
Refurbishments at Lisson Green
CABINET MEMBER
Social Services & Housing
MEETING DATE
22nd April 2004
I confirm that in drafting the attached report consideration has been given to the
following:-
Financial implications
yes/no*
Stephen Lewis, Mike Edmunds
Legal implications
yes/no*
Rowena Swinbourne
Implications in respect of
Duty of partnership
under Sections 26 & 27
of the Health Act 1999
yes/no*
Implications in respect of
Section 17 of the Crime
and Disorder Act 1998
yes/no*
Human Rights Act 1998
Implications
yes/no*
Health and Safety
implications
yes/no*
Personnel Implications
(if there are staffing issues
involved)
yes/no*
Information Technology
Implications
yes/no*
Property Implications
yes/no*
Business Plan implications
yes/no*
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Roslyn Perkins
Ward Members' comments
yes/no*
Lead Members comments
yes/no*
Overview & Scrutiny
Committee Views
yes/no
Police Authority Comments
yes/no
Health Authority Comments
yes/no
Other Government Department
Or Agency Comments
Area Forum Comments
yes/no
yes/no
-
“key decision”?
yes/no
-
Included in
Forward Plan?
yes/no
-
Covered by any of
the 10 plans forming
part of the “policy
framework”
yes/no
(which?)
-
Consistent with budget
and policy framework?
yes/no
Signed ..................................................................
Department ...........................................................
Date
..................................................................
*delete as appropriate
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CityWest Homes Ltd
Item No.
Decision Maker
Date
Title of Report
The Cabinet Member
for Social Services &
Housing
19th April
2004
Scheme and Estimate Approval for
Lisson Green In Flat Refurbishment
Works (Year 2)
Classification
Report of
For General Release
The Chief Executive – CityWest
Homes Ltd
Wards Involved
Lisson Green
Policy Context
Housing Service Aim 1 - To deliver and maintain
decent homes, improve energy efficiency and invest
in ‘beyond decent homes’.
Financial Summary
This report proposes Works known as Year 2 In Flat
Refurbishment to the Lisson Green Estate, London
NW8, in the sum of £2,516,405.
1.
Summary
1.1
This report sets out the Scheme and Estimate for In Flat Refurbishment
works to the Lisson Green Estate, London NW8. The total cost of the
scheme, inclusive of works and professional fees are estimated to be
£2,516,405.
1.2
The cost of the Scheme will be met from the 04/05 to the 05/06
approved Capital Programme.
2.
Recommendations
2.1
That for the purposes of Financial Regulation 20, the Cabinet Member
for Social Services and Housing approves expenditure totalling
£2,516,405 inclusive of works cost and professional fees, for the Year 2
In Flat works to the Lisson Green Estate, London NW8.
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2.2
The proposed works are recommended to ensure the Decent Homes
targets of Westminster City Council are met before the end of 2006.
3.
Board Recommendations
3.1
This report was cleared for despatch to the Cabinet Member for Social
Services and Housing by CityWest Homes' Contracts Board on 19th
April 2004. The minutes of that meeting are available as a Background
Paper.
4.
Background Information
4.1
The Council proposes, as part of its commitment to achieving Best
Value as required under the Local Government Act 1999, to carry out
strategic procurement of major works to its housing stock for up to
fifteen years on a partnering basis in line with the principles endorsed
by HM Government and the July 1998 report of the Construction
Industry Task Force, Rethinking Construction.
4.2
The ‘Egan’ approach to integrated procurement is based around
improvements in quality, health and safety, time, value for money and
resident satisfaction.
4.3
The Lisson Green Estate is formed of a mixture of medium and low-rise
residential buildings. The flats are of concrete construction with pitched
and flat roofs. The houses are brick framed buildings with pitched
roofs.
4.4
The properties are a mixture of maisonette flats with two to four
bedroom configuration and single bedroom flats. The houses generally
have a four-bedroom configuration. Refurbishment internally has been
historically limited to casual void refurbishments or where major repairs
have occurred. This has left a significant amount of the stock in need
of refurbishment internally.
4.5
CityWest Homes, Haywards Property Services and United House have
worked in partnership with the residents at Lisson Green Estate over
the last two years to develop in-flat refurbishments including kitchen
and bathroom replacements to meet the Decent Homes Standard.
4.6
Last years project utilised resident feedback to evolve the process
throughout the works. The Partnering Core Group is committed to
continued evolution of the process this year.
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5.
Proposals
5.1
The proposed works include:
In flat refurbishment of selected properties on the Lisson Green Estate
to achieve the Decent Homes standard.
This will involve the
replacement of kitchens, rewiring and the replacement of heating
systems on a selective basis to properties in the address list appended
to this report at Appendix I.
The specification includes for the following work:
Asbestos survey
Asbestos removal
Stripping out works
Supply and fit new kitchen
Supply and fit new waste pipes
New wall tiling to kitchen
New floor covering to kitchen
Plasterboard and plaster repairs
Electrical works
Gas works including replacement or new heating systems
Works on completion
Redecorate kitchen
5.2
Value for money will be achieved by developing the Agreed Maximum
Price Framework with one of CityWest Homes construction partners,
United House Ltd, and is based on the following:

Site Overheads – An agreed breakdown of items listed in the price
framework;

Central Overheads – 9% fixed for the duration of the contract and
based upon the figure tendered by United House under the Strategic
Alliance Agreement;

Profit – 6% fixed for the duration of the contract and based upon the
figure tendered by United House under the Strategic Alliance
Agreement.

The cost of the work is based upon the net cost of materials and
labour. The target unit rates for in-flat refurbishments are based on
current benchmark figures produced by the Office of the Deputy Prime
Minister. The specification will be value engineered during the stage to
develop the Agreed Maximum Price (AMP) to meet those target rates.
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5.3
CityWest Homes and Haywards Property services will demonstrate
value for money against all scheduled items of work in detail in the
subsequent report to follow seeking approval of the recommended
AMP.
5.4
399 properties on the Lisson Green Estate will benefit from the works
proposed in this report.
6.
Planning Permission/Consents
6.1
Planning permission will be not be required for the works subject of this
report.
7.
Legal Implications
7.1
There are no specific legal implications arising from the contents of this
report.
8.
Programme of Works
CityWest Homes Contracts Board meeting
Report despatched to Cabinet Member
Contracts Board Approval of AMP
Letting of contract by (subject to CM approval)
Contract commencement on site
Contract completion (38 week contract)
Expiry of Defects Liability Period (12 months)
19th April 2004
19th April 2004
26th April 2004
17th May 2004
21st June 2004
14th March 2005
14th March 2006
9.
Financial Implications
9.1
The total estimated cost of the proposed works is £2,516,405
comprising of:
Works
Fees @ 4.85%
Total
9.2
2,400,005
116,400
2,516,405
It is anticipated that costs will be incurred over a two-year period as
follows:
2004-05
2005-06
2,000,000
516,405
2,516,405
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9.3
The estimated works cost of this scheme has been calculated using
CityWest Homes’ benchmark costs for internal improvements. It is
confirmed that the negotiated maximum price cost will also be
calculated within these parameters.
Once all survey information has been collected actual costs will be
used to calculate the total expenditure for this scheme and a detailed
analysis will be provided when the scheme is presented to Contracts
Board for approval.
9.4
CityWest Homes’ Asset Management Section has confirmed that the
estimated cost of the scheme can be accommodated in the HRA
capital major works programmes for 2004-05 to 2005-06.
9.5
As all of the works are to tenanted flats, no amounts can be recovered
from lessees; therefore the full cost of the scheme will be met from
Council resources.
9.6
The scheme relates to achieving the decent homes standard and as
such will be included in the eligible spend that will attract ALMO
funding. However the decision as to how the cash spend will be
funded will be made at the end of the 2005-06 financial year taking into
account the availability of HRA and corporate resources and the overall
levels of spending on decent homes works.
10.
Resident Consultation
10.1
Consultation has been undertaken with the residents of Lisson Green
Estates as part of the ongoing Decent Homes work. The proposed
works have been discussed at length during previous stages and the
current survey process.
10.2
Evening public meetings will be held for all residents involved in the
works in Lisson Green Estate prior to the works commencing. United
House will attend to confirm and clarify project matters, to introduce
personnel and answer any questions relating to the programme and
method of working.
10.3
Two new steering groups will be formed to act on the behalf of
residents, attend site meetings etc. These will be formed once the
programme is confirmed.
10.4 This will also be supplemented by the use of regular Newsletters to
update the residents regarding progress of works.
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11.
Lessee Issues
11.1 There are no Lessees involved in this scheme, as works are to
tenanted properties only.
12.
Performance Plan Implications
12.1
Housing Service Aim 1 - To deliver and maintain decent homes,
improve energy efficiency and invest in ‘beyond decent homes’.
13.
Member Consultation
13.1 Consultation has been undertaken with the Ward members for both
villages. The Ward members for Lisson Green; Barbara Grahame,
Anthony Mothersdale and Murad Qureshi have been consulted on the
internal refurbishment programme and all are in favour of progressing
the project to site.
14.
Health and Safety Issues
14.1 The Construction (Design and Management) Regulations 1994 will
apply to this contract. As the Planning Supervisor, Haywards Property
Services have prepared a Health and Safety Plan, which forms part of
the partnering documentation.
14.2 Haywards Property Services have identified four possible health and
safety risks. The first identified risk is working with Asbestos, and the
second identified health and safety risk is working with residents in
occupation, the third storage and labelling of materials on site, and the
fourth site access and egress around the estate with reference to other
works currently in progress. These will be included in the construction
phase health and safety plan.
14.2 The Constructor will develop detailed Method Statements that will be
reviewed by our Planning Supervisor and the City of Westminster
approved Asbestos Consultant.
14.3 The Constructor will complete the City of Westminster, ‘Working with
Residents in Occupation’, charter to include all possible scenarios
which will affect the progress of the works when working with residents
in their own homes.
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15.
Outstanding Issues
15.1
There are no outstanding issues arising from this report.
16.
Crime and Disorder Act
16.1 There are no issues arising from this report in respect of Section 17 of
the Crime and Disorder Act.
17.
Environmental Matters
17.1
The proposed scheme compiles with CityWest Homes’ ‘Energy
Efficiency Technical Manual’. Haywards Property Services are
currently liasing with the CityWest Homes Energy Manager to secure
grant monies that may be available in connection with the proposed
boiler replacements.
18.
Conclusion
18.1 In conclusion, the Cabinet Member for Social Services & Housing is
asked to approve the Scheme and Estimate for the proposed Lisson
Green Estate, Year 2 In-Flat Refurbishment works at an estimated total
cost, inclusive of works and professional fees, of £2,516,405.
18.2 A further report seeking approval of the Agreed Maximum Price will be
submitted to the Cabinet Member in due course.
If you have any queries about this report or wish to inspect any of the
background papers, please contact Robert Barnes on (0870) 7039078; email address robert.barnes@haywardsps.co.uk; fax number
(0870) 703-9091
Background Papers

Minutes of CityWest Homes Contracts Board of 19th April 2004
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For completion by Cabinet Member

Declaration of Interest
I have no interest to declare in respect of this report
………………………………. Signed ……………………………. Date
I have to declare an interest
State nature of interest ……..…………………………………………
…………………………………………………………………………….
………………………………….. Signed ……………………………. Date
(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 recommendation(s) in the report
and reject any alternative options which are referred to but not recommended.
Signed ………………………………………………
Cabinet Member for ……………………………….
Date …………………………………………………
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
Director of Legal and Administrative Services , the Director of Finance and, if
there are staffing implications, the Head of Personnel (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: The decision will now be published and
copied to the Members of the relevant Overview & Scrutiny Committee
and may not be implemented until five working days have elapsed from
publication to allow the Overview and Scrutiny Committee to decide
whether it wishes to call it in.
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Appendix One
Property List
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Appendix Two
Final Benchmark Costs
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