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Reliance House, Liverpool - Draw

ROPEMAKER PLACE

89-99 RENSHAW STREET

LIVERPOOL L1 2SP

DEVELOPMENT OF 74 RESIDENTIAL

APARTMENTS & GROUND FLOOR RETAIL

ACCOMMODATION

INVESTOR REPORT 02

9th April 2018

Prepared By: G.Moody BSc Hons MRICS C.Build E MCABE

Ref: PP16-1233

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Ropemaker Place, 89-99 Renshaw Street, Liverpool – Interim Investors Report

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

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1.0 INTRODUCTION

1.1 Interim report

1.1.1 This Interim Investors Report has been prepared by Hardie Brack Limited acting as

Employers Agent on behalf of Legacie Renshaw Street Ltd. This report is for the sole

benefit of the persons to whom it is addressed and their professional advisers.

1.2 Project

1.2.1 The project comprises the Development of 74 No. Residential apartments in a multi-

storey block with 4 retail units at ground floor within the site at Renshaw Street,

Liverpool.

1.3 Form of Contract

1.3.1 JCT Design and Build, 2011 Edition, amended to suit this project.

1.4 Developer

1.4.1 Legacie Renshaw Street Ltd., 3 Rose Place, Liverpool L3 3BN (Company No: 09718879)

1.5 Contractor

1.5.1 Impel Contracts Ltd., 19 Old Hall Street, Liverpool L3 9JQ (Company No: 949413)

1.6 Inspection

1.6.1 The property was inspected on 28th March 2018 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

2.1.1 Ropemaker Place, 89-99 Renshaw Street, Liverpool L1 2SP.

2.2 Description

2.2.1 Construction of eight storey apartment block comprising 74 units with ground floor

retail accommodation.

2.3 Accommodation

2.3.1 The completed development will comprise 33 two-bedroom and 41 one-bedroom

residential apartments over seven floors. Four retail units are to be provide at ground

floor.

2.5 Programme

2.5.1 Enabling Works Commencement date: 11th September 2017

Contract Completion Date: 21 December 2018

Contract Duration: 63 Weeks

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2.6 Contract

2.6.1 JCT Design and Build Contract 2011 Edition, amended to suit this project.

2.7 Specification

2.7.1 The overall development generally comprises:

• Demolition of adjoining structures, perimeter walls and site clearance

• Excavation and formation of new foundations

• Below and above ground drainage

• New ground supported and part suspended concrete floor slab

• Eight storey steel frame structure

• External brick envelope

• Suspended metaldeck and concrete floors

• Flat roof structures and finishes

• Aluminium curtain walling, external windows and doors and shopfronts

• External balconies and balustrades

• Internal sub-division of retail units and apartments with non-loadbearing

block and stud partitions

• Installation of plumbing services and mechanical services

• Installation of electrical services

• Installation of new lift car access

• Installation of kitchen and sanitary fittings

• New internal finishes, joinery fittings and decorations

All as detailed in the Employer’s Requirements Document, Contractor’s Proposals and

architectural, structural engineers and services drawings.

2.8 Professional team

2.8.1 The principal professional team comprises:

Architect: Faulkner Chester Hall

Structural Engineer: Muir Associates (UK) Ltd

Employer’s Agent/QS: Hardie Brack Ltd

2.8.2 There are supplementary consultancies in respect of Mechanical and Electrical

Services design, Approved Inspector Building Control, Principal Designer and

Acoustics.

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3.0 Executive summary

3.1 Parties

3.1.1 The parties to the project are:

Employer: Legacie Renshaw Street Ltd., 3 Rose Place, Liverpool L3 3BN

(Company no: 09718879)

The Employer is a locally based Developer with experience in

undertaking new building and residential conversion projects

of the type and scale proposed in this Contract.

Contractor: Impel Contracts Ltd., 19 Old Hall Street, Liverpool L3 9JQ

(Company no: 9494137)

The Contractor is a locally based general building contractor

with experience in undertaking new building and residential

conversion projects of the type and scale proposed in this

Contract.

Professional Team: The Developer has appointed the design team comprising:


Structural Engineer: Muir Associates (UK) Ltd

M&E Engineers: Progressive Services Design Ltd

Principal Designer: Rawlings Safety & Training

Consultancy Ltd

Employers Agent: Hardie Brack Ltd

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.

3.2 Location

3.2.1 89-99 Renshaw Street, Liverpool L1 2SP. The site is situated within Liverpool City

Centre located to southern part of Renshaw Street near Leece Street junction. The

subject property is urban and to be situated on a site that is generally cleared of former

buildings.

3.3 Construction

3.3.1 The development comprises demolition of remaining walls and site clearance, new

foundations to support eight storey steel framework and brick clad building with flat

roof construction over. Ground floor concrete slab with metaldeck concrete

suspended floors at each level. Aluminium framed windows and doors.

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3.4 Site investigations and environmental

3.4.1 New construction works are involved that would require investigation to present

ground conditions, it is advised that no significant environmental risks have been

identified.

3.4.2 No archaeological investigations are required.

3.4.3 Site investigations have been coordinated by structural engineer to determine and

confirm the adequate load bearing capacity of the structure.

3.4.4 Surveys have been carried out on the drainage system for new connections. Asbestos

survey has been undertaken on the site and structures to be removed and report

prepared for action as required.

3.5 Specification

3.5.1 Specifications for the works are detailed in the Employers Requirements Document

and architectural and engineer’s drawings.

3.5.2 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

3.6.1 The contract for the development is the JCT Design and Build Contract 2011.

3.6.2 The Contract is dated 6th October 2017 and has been signed by the parties.

3.6.3 The Contract Documents comprise:

• JCT Contract

• Employers Requirements Document

• Contractors Proposals

• Contract Sum Analysis

3.6.4 The contract documentation is considered appropriate for the scale and complexity

of the project.

3.6.5 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.

3.6.6 It is understood that there is no Contract Bond/Guarantee in place. This would add

cost to the contract.

3.7 Lease/Purchase agreements

3.7.1 Copies of pre-sale agreements have not been provided. It is to be confirmed that

these equate to the development appraisal assumptions.

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3.8 Programme

3.8.1 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.

3.8.2 The Contractor is to provide a contract programme detailing the stages of the work

on a floor by floor basis. The master programme details a 63 week period with

completion by the contracted date. 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.

3.9 Appointments

3.9.1 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.

3.10 Approvals

3.10.1 The development for the eight storey block was granted planning permission by

Liverpool City Council on 17 June 2016 (Ref: 15F/2521) being subject to Section 106

agreements which have been drafted and authorised. Application has been submitted

for the discharge of planning conditions.

3.11 Insurances

3.11.1 Contractor’s Insurance provided under Clause 6.4.1.2 of the Contract is for

£10,000,000.

3.11.2 Insurance Option ‘A’ applies under the terms of the Contract.

3.11.3 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:


Structural Engineer: Elliott Bond Consulting

M&E Engineer: PSD Ltd

Principal Designer: Rawlings Consultancy

Employers Agent Hardie Brack

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4.2 Under the terms of the contract, Contractor/sub- contractor collateral warranties are

to be provided by:

Main contractor: Impel Contracts Ltd

Lift Installer Classic Lifts

Mechanical and Electrical Services sub-contractors: TBC

4.3 Copies of the completed and signed documents are awaited

5.0 STATUTORY REQUIREMENTS

5.1 Planning

5.1.1 Planning permission has been granted for the development by Liverpool City Council,

Application Ref: 15F/2521, being subject to Section 106 agreements.

5.2 Planning conditions

5.2.1 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

5.3.1 The vacant site is located adjacent to the Duke Street Conservation Area and falls

within the buffer zone of the Liverpool Maritime Mercantile City World Heritage Site.

5.3.2 Any alterations to elevations or materials, new or altered external signage, lighting or

roller shutters etc. which has not been approved under the scheme would require

local authority approval.

5.4 Archaeology

5.4.1 There are no known archaeological site issues that will affect the development.

5.5 Section agreements

5.5.1 The scheme is subject to a Section 106 Legal Agreement, the Employer confirms the

agreement has been sanctioned and that Commuted Sums have been paid in full prior

to commencing development.

5.6 Over-sailing etc

5.6.1 Use of a tower crane is proposed by the contractor. There are no anticipated Over-

sailing Rights issues to consider at present.

5.7 Building Regulations

5.7.1 Building Regulations Compliance for the project is being dealt with by Celtech as

Approved Inspectors.

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5.7.2 The Approved Inspector is liaising with the Merseyside Fire Brigade to agree the Fire

Strategy for the completed residential accommodation.

5.7.3 SBEM/EPC certification is being provided by EAS (Anglesey) Ltd.

5.8 Construction (Design & Management) Regulations

5.8.1 The appointed Principal Designer is Rawlings Safety and Training Consultancy Ltd.

5.8.2 The Pre-Construction Information and Construction-Phase Plan are in place.

5.8.3 A Refurbishment asbestos survey has been undertaken site wide on the adjoining

buildings by Asbestos Control & Treatment Ltd where access and strengthening works

would be required, all ACM’s have been identified and reported to be made available

to all owners and tradesmen in accordance with the Control of Asbestos Regulations

2012.

5.9 Energy appraisal

5.9.1 An energy appraisal and predicted EPC assessment is being undertaken by EAS.

5.10 Party Walls

5.10.1 The Employer’s Party Wall surveyor has advised that the Part Wall Etc. Act legislation

applies to the project, relevant notices have been served upon adjoining owners.

Strengthening works to existing structures have been agreed with AO’s surveyor,

Party Wall Awards have been formalised and severed in accordance with the Act.

5.11 Rights of Light etc.

5.11.1 The Developer envisages no Rights of Light issues.

5.12 Easements

5.12.1 The Developer advises that there are no known Easements effecting the proposed

development.

5.13 Site boundaries

5.13.1 The Developer anticipates no site boundary ownership issues that will affect the

development works.

6.0 INSURANCES

6.1 Contract

6.1.1 The Contract Insurance requirement is £10,000,000.

6.2 Professional Indemnity

6.2.1 Copies of current Professional Indemnity Insurance Certificates have been obtained

from the Professional Team.

6.3 Reinstatement

6.3.1 Insurance for reinstatement of the new building premises is to be maintained by the

Employer.

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6.4 Latent defects

6.4.1 Latent Defects Insurance is being provided by CRL Management Ltd.

7.0 PROGRAMME

7.1 Construction

7.1.1 The original project programme of works has been updated and distributed in relation

to the delayed start date and unforeseen events experienced on site.

7.1.2 A schedule of anticipated apartment completion and retail unit completion dates are

awaited from the contractor.

7.2 Variations

7.2.1 Basement structures have been identified during excavations, deeper foundations are

required to stable ground comprising deeper concrete to pads and ground beams,

associated costs to be assessed.

8.0 QUALITY CONTROL

8.1 Latent Defects Insurance is being provided by CRL Management Ltd 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.

6.0 PROGRESS

6.1 Status

6.1.1 The status of works completed at the time of the Interim Payment Inspection was as

follows:

• Consultants design being subject to final construction details

• Site investigations complete

• Site compound formed

• Demolition and site clearance complete

• Ground fill complete

• Strengthening support to adjacent buildings complete

• Reduced level dig complete

• Excavation foundations near completion

• Mass fill concrete foundations complete

• Reinforcement cages to pad and beam footings near completion

• Concrete pads and ground beams formed approximately 90% complete

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• Hardcore fill to form levels 90% complete

• Sub-station foundations complete

• Steel frame structure 85% complete

• Construction to upper floors commenced

• Internal staircase structure commenced

• Substructure masonry walls commenced

6.1.2 The works are recorded overall to be approximately 3 weeks behind programme,

mainly being due to delays with identifying basement structures and enhanced

substructure design, gaining access to neighbouring property to undertake

strengthening support works requiring alternative design. The Contractor is to review

the programme of works to overcome delays.

Hardie Brack Ltd

Pekin Building

23 Harrington Street

Liverpool

L2 9QA

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Appendix ‘A’

Construction Progress Brochure

INVESTORS REPORT

ROPEMAKER PLACEIR-04 09-Apr-18

SCHEDULE OF ACCOMMODATION

• Ground Floor

• 4 retail units - Total floor area 1,025m2

• First Floor

• 6 no. 1 Bed & 6 no. 2 Bed Apts (Total 12) - Total floor area 634m2

• Second Floor


• Third Floor


• Fourth Floor


• Fifth Floor


• Sixth Floor


• Seventh Floor


Ropemaker Place 74 Luxurious Residential Apartments

89-99 Renshaw Street, Liverpool L1 2SP

The eight storey new build development generally comprises:

• Demolition of adjoining structures, perimeter walls and site clearance

• Excavation and formation of new foundations

• Below and above ground drainage

• New ground supported and part suspended concrete floor slab

• Eight storey steel frame structure

• External brick envelope

• Suspended metaldeck and concrete floors

• Flat roof structures and finishes

• Aluminium curtain walling, external windows and doors and shopfronts

• External balconies and balustrades

• Internal sub-division of retail units and apartments with non-loadbearing block and stud partitions

• Installation of plumbing services and mechanical services

• Installation of electrical services

• Installation of new lift car access

• Installation of kitchen and sanitary fittings

• New internal finishes, joinery fittings and decorations

New Build Development to Create 74 Residential Apartments & 4 Retail Units

89-99 Renshaw StreetLiverpool L1 2SP

GROUND LEVELRopemaker Place, 89-99 Water Street, Liverpool

New Build Development

Sub-Structure & Super-Structure Construction Progress [28.03.18]

• Site investigations 100% complete

• Site compound and temporary supplies 100% complete

• Demolition and site clearance 100% complete

• Ground fill to existing basements 100% complete

• Strengthening support to adjacent buildings 100% complete

• Underpinning adjacent structures 100% complete

• Excavation mass fill pad & ground beams 95% complete

• Mass fill concrete foundations pad foundations 95% complete

• Excavation pad foundations & ground beams 95% complete

• Reinforcement cages to pad and beam footings 95% complete

• Concrete pad foundations & ground beams 95% complete

• Excavation strip footings 90% complete

• Concrete strip footings 90% complete

• Reduced level dig ground floor slab 95% complete

• Floor slab construction 5% complete

• Steel Frame Structure 60% complete

• Upper suspended floor structure 5% complete

• Internal staircase structure 25% complete

• Sub-structure Masonry 5% complete

Apartment Advertising Signage

front of site

Ropemaker Place, 89-99 Renshaw Street, Liverpool – New 8 Storey Residential Apartment Block

Sub-Structure & Super-Structure Progress [28.03.18]

Apartment Advertising Signage

front of site



Steel frame structure advanced

front corner of site






front of siteSteel frame

structure advanced


Edge protection applied for

site operatives




Rear of site

Site compound & welfare facilities

relocated to rear of site




Rear of site


Rear of site



Rear of site material storage and cranes


Rear of site




Right hand side of site


Right hand side of site



Lifting cranes

Metaldeck upper

flooring system loaded

ready to install

Steel superstructure rear of building



Steel superstructure centre of building

Steel superstructure

Right hand side of building



Steel superstructure centre of building

Metaldeck flooring system loaded ready to install



Steel superstructure front of building

Metaldeck flooring system loaded

ready to install



Centre core concrete staircase

with protective handrail system

concrete staircase

with temporary

support



concrete staircase with permanent support

concrete staircase

with permanent support &

edge protection



Steel sections laid ready for loading to form main framework

Steel column

secured to holding

down bolts

Sub-structure walls commenced

right hand side of building




right hand side of building


Front of building




Front of building

Ground being prepared and Blockwork

laid out for Sub-structure walls



Ground being prepared and Blockwork

laid out for Sub-structure walls

Underground drainage excavations commenced



Underground drainage materials

Prepared by:

Hardie Brack LtdPekin Building, 23 Harrington StreetLiverpool L23 7UAwww.hardiebrack.co.uk

09-Apr-18

TO FIND OUT MORE ABOUT

ROPEMAKER PLACE

89-97 RENSHAW STREETLIVERPOOL

PLEASE CONTACT

L E G A C I EDEVELOPMENTS

www.legacie.co.uk