Marlborough Primary And Special School

Royal Borough Kensington & Chelsea, UK

Project Details

Client
Royal Borough of Chelsea & Kensington (RBKC)

Project Manager
Lendlease

Architect
Dixon Jones

Contractor
Mace

Value
£22.1 million

Contract Period
98 weeks

Procurement Type
2 Stage fixed price lump sum

Form of Contract
NEC3 Option A

Size
5,036 sq m

In order to achieve maximum return on potential lettings, these works had to be carried out whilst the rest of the building was fully occupied. Miller were appointed to remodel and refurbish the ground floor of this six-storey office building.

Part of the ground floor was developed for retail use, including a Sainsbury’s Local and new restaurant. Two of the office suites have been designed for alternative A1 retail use and D1 medical facility. The remaining office suites were fitted out for SME office occupation including all electrical, mechanical and plant services. External alterations included the installation of black glass cladding; glazed shop fronts and new external entrance doors to each unit.

The building is located on a very busy corner site adjacent a red route road, and the works completed during the 2012 Olympics. The other five floors remained in occupation throughout the works and it was imperative that our works did not disrupt the existing tenants. This was achieved through careful planning and phased programming together with regular dialogue with tenants. Despite having to break out significant structure, the project was completed without a single complaint of nuisance/noise, and Miller were commended for their approach to mitigation of the potential impact to ongoing business.

Key Challenges

  • Complex site logistics as the site was landlocked – bounded on two sides by roads and party walls on the two gable ends.
  • Demolition and partial salvage of the existing Victorian structure, including removal of large quantities of asbestos.
  • Construction and relocation of the existing school onto an adjacent warehouse property, as well as move-management from temporary school back to new building.
  • Working restrictions such as delivery times, construction nuisance (noise, vibration and dust) and quiet times dictated by RBKC planners are an added challenge.

How these were delivered

Robust strategies were agreed with suppliers and RBKC highways. Utilising an online booking system with additional on-site traffic marshals and suspension of adjacent parking bays to create a holding pit-lane. Together with detailed method statements submitted and approved by the adjacent party wall surveyors.

Prior to any demolition works being undertaken careful planning took place including surveys such as R&D to determine the extent of asbestos material.

Careful planning and development works were undertaken in conjunction with the school to ensure the temporary school met their teaching requirements. A detailed time/motion study was also undertaken to ensure the school was moved with the minimal of fuss.

Construction stage management plans including logistics and community engagement were delivered which fully document how liaison with local residents was undertaken together with arrangements to control construction nuisance.

Lessons Learnt:

The Good

  • The final logistics strategy agreed during early preconstruction stage brought all-round benefits – zero complaints or delays.
  • The project received many awards including the prestigious 2018 RIBA National Award.

The Bad

  • Unforseen ground conditions and protracted party wall negotiations impacted the programme.
  • Brick shortages impacted progress, although the Mace team were able to re-sequence the package from the critical path.

SAVE / SCF Benefits & How:

  • Logistics strategy agreed as part of the 2 stage early engagement led to added value savings of £650k.
  • Both Mace and the supply chain provided extensive apprentice opportunities through appointment of an employment/skills manager and charter.
ContractMutually Agreed BudgetGateway 3 Contract AgreementVariation
Cost£19,887,500.00£21,402,736.007%
Time91 weeks107 weeks15%

KPI Graphs
Apprentices 12nr New Starts
Average Air Zero
CCS 44/50
Waste Diverted From Landfill 97%
Cost/sq M £3,997 Sq M
Cost/sq M NACF Benchmark £3,002 Sq M