Case Study

Question 1

What is a CAT B fit out?

Answer 1

a fully operational workplace that has been designed to a client’s unique specifications to make it their own

Question 2

How does CAT B differ to CAT A?

Answer 2

CAT A is the basic finishing of an interior space (includes the installation of a building’s mechanical and electrical services), “blank canvas”.

Question 3

What is a deed of variation in a JCT contract?

Answer 3

DoV enables changes to a pre-existing contract without completely rewriting or terminating the original agreement.

Question 4

What are the differences between a Relevant Event and a Relevant Matter under a JCT building contract?

Answer 4

“Relevant Events” entitle the contractor to claim additional time and “Relevant Matters” entitle the contractor to claim additional costs.

Question 5

What is an undefined provisional sum?

Answer 5

NRM2 states that this is a sum provided for work that is not completely
designed, and the information required for a
defined provisional sum cannot be provided.

Question 6

What is a defined provisional sum?

Answer 6

A sum provided for work that is not completely designed but has sufficient information provided - e.g. quantity/quantities indicating the scope, specific limitations, nature of the works

Question 7

It appears the contract sum has more than doubled, what are the reasons for this?

Answer 7

As of May 2024:

Baseline contract sum was £15.6m.
The DoV added £14.6m.
Client change has added £3.3m.
EoT has added £2.2m.

Question 8

Can you explain the three phases of the project

Answer 8

Based on the Client’s occupation needs - construction work can only take place on 2 floors out of 6 at a time.

Phase 1 - 53 weeks
Phase 2 - 40 weeks
Phase 3 - 29 weeks

(Aug 22 - Jan 25)

Question 9

What were Extensions of Time for?

Answer 9

8 EOT’s

40 Relevant Events.

4x deferred site possession (project sequential phasing, knock-on effect)

2x discoverables

26x variations

8x prevention by client

Question 10

Are you able to give some examples of the variations on this project given they are to a value of £2.6m* in December ‘23

Answer 10

170 CAI’s

CAI 45 - L2 & L4 Stage 4 design release (£250k)

CAI 46 - L5 & L6 Stage 4 design release (£190k)

CAI 16 - staircase services diversion (£80k)

CAI 97 - site discoverables (£50k)

Question 11

What does being the construction lead on Level 2 and 6 involve?

Answer 11

Manage all construction works
Maintain relationships
Prepare and issue reports
Lead design, progress and liasion meetings
Manage project programme
Ensure quality assurance as per PEP and quality plan
Coordinate site activities
Ensure H&S compliance

Question 12

Explain how you maintain a relationship with the client in your role

Answer 12

• Consistent communication & check ins
• Encourage client participation (client is inexperienced in construction, exciting that they come on the journey)
• Daily liaison meetings
• Seeking feedback and staying open to ideas
• Setting realistic goals

Question 13

How were the various stakeholders identified?

Answer 13

PRINCE2 defines stakeholders as any individual, group or organisation that can affect or be affected by a project/activity/risk.

W&C, JLL, G&T, Core 5, Perkins & Will, Chapmans

Question 14

Can you give any examples of some of the risks that were identified on the risk register?

Answer 14

Works being stopped due to noise complaints

Consent to access / work (e.g. riser works, diversions)

Works being disrupted due to items discovered during surveys.

Goods Lift Dimensions & Capacity

Question 15

When considering Option 1, how would you have assessed the ambient noise?

Answer 15

dB(A) level (A-weighted decibel)

It can be measured with a simple Sound Level Meter to measure the relative loudness of sounds as perceived by the human ear.

The dB(A) level is used to report ambient noise and noise intrusions.

Question 16

How did you propose that construction tasks would be simulated

Answer 16

Listed standard tasks and equipment required and on what scale.

Arranged input/assessment from Client.

Question 17

Where would the noise monitors have been positioned in the building?

Answer 17

The monitors were positioned at each Core (3x Cores on a floor)

Question 18

When considering the process of noise complaints, did you consider what the complaint process would look like?

Answer 18

Yes - the agreed channel was that complaints would be centralised through the Client’s operations/facilities team who were accountable to the W&C staff. Issues could be raised via phone call, WhatsApp group, or email. All complaints had to be formalised though.

Question 19

Did the contract give any consideration to noisy works or nuisance?

Answer 19

Clause 3.15 Contract Administrator may issue instructions to postpone works.

No other reference

Question 20

What are the City of London noise pollution requirements you refer to?

Answer 20

City of London Code of Practice for Deconstruction & Construction Sites -

standard hours for noisy work:
- 8am-6pm Monday to Friday,
- 9am-2pm Saturday,
- no noisy works Sundays or public holidays
- ‘reduced impact hours’ 10am-12pm & 2pm-4pm Monday to Friday (put in place to give nearby commercial occupiers at least 4 hours without noisy working)

Question 21

For Option 2, could you have considered some of those ‘noisy works’ taking place at night when the property was not being used?

Answer 21

Yes it was considered, but ISG’s cost was conditional on works taking place in normal working hours (8am-6pm).

Working nights would have increased costs, and potentially detrimental to workforces mental health & wellbeing.

W&C typical working hours 10am-8pm.

Question 22

What are these wedge nuts that you refer to in Option 3?

Answer 22

Wedge nuts are used in rib deck construction in order to avoid drilling into the soffit directly. These slot in the rib, rotate until locked in position and then threaded rod can be inserted into the hole.

Question 23

Can you explain what you mean when you state that ISG had excluded any exemptions for noisy works?

Answer 23

During tender, ISG clarified that there is a defined provisional sum for out of hours working (staircase service diversions and slab break) but there were no further allowances for out of hours working within the tender. This was accepted by the Project Manager.

Question 24

Explain how the validations were undertaken

Answer 24

Validations schedule

Site and desktop inspections, test reports, measurements and photographs.

Question 25

How did you ensure separation between the works and occupied part of the floorplate?

Answer 25

Physical drywall hoardings to set out site boundary.

H&S signage

MEP service diversions to enable isolation within site demise but live supply in occupied areas (e.g. pipework loop, DB board electrical decommission).

Question 26

Can you provide more detail on intermittent access?

Answer 26

Any work area not defined as ISG’s under the HSE F10 required a permit to access from the Client - this required 48 hour notice. If access requests clashed with Client events or meetings, then access was rejected.

Question 27

How big were the areas that would be out of action to allow the validations?

Answer 27

Approximately 12,000 sq ft.

Included 15 meeting rooms, main reception, catering/kitchen facility and servery area, 3 conference rooms.

Question 28

How were cloud point surveys and 3D modelling useful for helping to identify a solution for noisy working issues?

Answer 28

Allowed the design of a 3D coordinated MEP and architectural model - materials could be prefabricated off site and delivered to reduce on-site material adaptions.

Question 29

At any point did you consider if there were some elements of noisy work that could have been undertaken off site or in a designated area outside of the building?

Answer 29

One reason a 3D model was coordinated/designed was so that materials could be pre-fabricated off-site. There was not an area outside of the building that could have been used.

Question 30

Did you not consider that you might be making life more difficult for yourself by trying to consider the noise disruption to such an extent?

Answer 30

Yes - but it was important that I offered a responsible and good quality of service to the Client and I ensured methods were in line with supply chain capability and expertise before sharing. I made no promises pre-tender and any suggestions were an added benefit.

Question 31

Did you not consider that construction works are noisy by nature and the Client would just have to accept it?

Answer 31

Yes - but I was responsible for offering a good quality of service and using my experience to solve problems associated with noise generation. One option was for the Client just to ‘accept it’ however, the Client was inexperienced in construction and I did not want to unsettle them unnecessarily.

Question 32

Can you explain why Option 2 (weekend access) and Option 3 (night access) are variations to the contract?

Answer 32

Under Clause 2.29.6 - the client was preventing access to areas required to safely complete fit-out works.

Weekend access would represent a change to the agreed method of working, and invite costs for non-productive overtime.

Question 33

Why could the validations not be undertaken without areas being out of action?

Answer 33

Validations access was ‘intrusive’.

The Client was not willing for my employer to be visibly carrying out any works, including visual checks.

Question 34

Why do you think the Client had reconsidered their acceptance of the original proposed plan?

Answer 34

The plan was agreed months before the task started as part of a programme workshop. When the time came to carry out the works, the Client was no longer willing to work to this plan.

Question 35

Can something be both a Relevant Event and a Relevant Matter?

Answer 35

Relevant matters should not be confused with relevant events.

Events - time
Matters - money

Question 36

Why was the night access programme quicker than the weekday access?

Answer 36

Larger areas could be surveyed at once because the works were deemed ‘less intrusive’.