Case study - Eastern Quay Flashcards

1
Q

What is an insurance “excess”?

A

Amount the insured must pay towards cost of claim, agreed in advance.

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2
Q

Why does the value that is insured need to be regularly updated?

A

Insured value can be index-linked for simplicity, but should be updated to reflect current market building costs, ensuring full value is insured.

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3
Q

Explain what you have done as PD on this project

A
  • Put forward contractors that had satisfied PQQ at tender stage
  • checked credentials of structural engineer/BC/concrete specialist
  • ensure client and PC/contractor are communicating,
  • requested fire/general risk assessments from client
  • prepared and issued Pre-Construction Information pack to contractor and client/employer to help identify significant and foreseeable risks,
  • requested and reviewed Risk Assessment and Method Statement
  • set up and pass H&S file to contractor/client at the end.
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4
Q

What is in the H&S file?

A

Info that may be relevant to subsequent projects, and maintenance, to ensure their H&S.
- Locations of wiring, pipes, waste
- Details of some materials/products used, eg. insulation, decking
- Fire stopping and passive fire protection measures
- Balcony warranty

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5
Q

What was your understanding of Approved Document B that made you think timber could be used above 11m?

A

Section B4, “External Fire Spread”, requirement B4.(2) of the Building Regulations 2010:
- Regulation 7(2) says “materials which become part of an external wall… are of Euro classification A2-s1, d0 or A1”
- Regulation 7(3) says “(2) does not apply to:… (j) window frames and glass”.
Applies to “relevant buildings”.

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6
Q

What are “relevant buildings” in ADB?

A

A building with a storey (not inc. roof plant)at least 18 metres above ground level… AND contains one or more dwellings” (also “institution” or “room for resi purposes”)

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7
Q

What is the Euroclass rating of timber?

A

Untreated timber is Euroclass D, s2, d0. Treated can bring it up to C.

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8
Q

What was the date of the FRA for this building? How often to update it?

A

May 2019.
On updating it, GUIDANCE set out in “Fire safety in purpose-built blocks of flats” (2011)

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9
Q

How had the PIR foam contributed to the fire? Is it that flammable?

A

LFB report specifically states “Many balconies have combustible materials as part of their construction… so if a fire starts it can spread quickly.”
PIR foam (Celotex GA4000) has Euroclass F rating (“Easily flammable” under BS EN 13501-1)

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10
Q

Why did you advise a MW contract?

A
  • Relatively simple project. No need for BoQ, no named specialists needed, no sectional completion
  • Traditional single-stage tender compatible
  • I felt confident in designing and specifying works schedule, not leaving too much to contractor.
  • Experience using it before
  • Used JCT contact finder, this was advised. If not, intermediate
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11
Q

Why did you not use JCT Intermediate contract?

A

Could have done and was alternative suggested on JCT contract selector.
However felt the additional detail within was not necessary - no Bill of Quantities on project, no detailed contract provisions needed.

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12
Q

What was your advice regarding paying the 50% deposit?

A
  • Contract was already signed before deposit request made. Otherwise contract could have been amended
  • There is risk attached to paying for materials/install in advance that they may never turn up
  • Reasonable request as big outlay for contractor. They had already shelled out for scaffold.
  • May promote trust between contractor and client.
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13
Q

What is the clause in the JCT MW that deals with interim payments? What does it say about deposits?

A
  • S.4.3, “interim payments” = “work properly executed”, or “materials and goods… brought onto the site for purposes of the works that are protected against weather/other casualties”
  • JCT guide book: “MW16 makes no provision for advance payment”. Would require amendment of contract terms. Suggests “compensatory benefits” to allow for risk.
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14
Q

If you had advised your client against paying deposit, would there have been a Key Issue?

A

Yes but different – contractor may have claimed a variation if they incurred a £22k loss and had to order different windows, and loss/expense if there was a delay. Key Issue may be, “is it a valid variation/EoT”?

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15
Q

What was your advice regarding the liability of the Approved Inspector if they had incorrectly ‘passed’ the plans?

A

Negligence – they could pursue them in the courts for costs incurred due to plans being incorrectly passed in March.

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16
Q

What was the U-value of the original PIR insulation?

A

50mm = 0.44 W/m2K
70mm = 0.33 W/m2K
So, overall probably close to 0.35 W/m2K

17
Q

What U-value did your 60mm to 30mm HARDROCK provide?

A

60mm = 0.64 W/m2K

18
Q

How thick did the HardRock need to be to match the U-value of the original PIR?

A

Around 110mm (taking into account 70mm drop to 50mm of the PIR)

19
Q

What would the U-value have been for Option 1, Biohm Mycelium?

A

Unknown as it did not come in a standard thickness, however to match the original PIR U-value of 0.35, it would had to have been around 85mm.

20
Q

What would the U-value have been for Option 2, Foamglas Invatherm?

A

At 100mm, would be 0.43 W/m2k.

21
Q

Were there any other options?

A
  • Aerogel “Spaceloft – blanket insulation (5 or 10 mm). Euroclass C – unsuitable, also S1, d0.
  • VIP (Recticel, Optim-R) is still PIR, has Euroclass rating of E. Unsuitable.
    Also expensive, loses thermal properties if it is punctured.
22
Q

What “significant, frequent” changes have occurred to Approved Document B in “recent years”?

A
  • 2006 edition had 2010, 2013 and 2018 amends.
  • 2019 edition had 2020 (sprinklers, signage) and December 2022 (ban on MCM with PE core, combustible materials > 18m) amendments.
23
Q

Which approved documents are relevant to the windows/doors?

A

L - Conservation of fuel and power
M - Access to and use of buildings
K - Protection against falls, collision and impact
F - Ventilation (be careful with this apparently?)

24
Q

What did you do under role of CA on this project?

A
  • Competitive tender, analysis report
  • Prepare contract, send drafts for review
  • Finalise contract and obtain signatures
  • Organise interim inspections based on POW
  • Issue relevant certs (monthly payment/valuation certs, PC)
  • Issue meeting minutes and works progress
  • Issue instructions as required
25
Q

What did you do under role of PD on this project?

A
  • Designed out safety risks were I could (specified use of external hoist, netting)
  • Prepared pre-construction information pack
  • Took receipt of Construction Phase Plan
  • Populated H&S file ready for handover to client at end of project
26
Q

Which specialist consultants did you advise appointing?

A

Structural engineer:
- Check the external downpipes for structural support/loss of integrity
- Check the concrete slab for heat damage

Concrete specialist:
- Core samples of concrete slab for heat damage (on back of structural engineer’s report)

M&E input:
- Electrics rewire (to be up to 18th edition of IET, BS 7671 and Approved Document P)
- Gas installation (new boiler, new pipework)

27
Q

Did you involve a fire engineer?

A

Not directly but was one appointed to the building-wide project for next year ahead of works starting, they reviewed our specification/materials as they would be undertaking similar works next year.
Note - they were fine with windows/doors, had issue with timber posts.

28
Q

Were there any variations on this project? Did the loss adjuster approve these?

A

Yes:
- Poultice cleaning product on slab underside
- Leaseholder improvements to kitchen and bathrooms
- Replace some engineered timber floor with tiles
- Replacement of slab aluminium capping pieces (not seen during initial inspection)

Loss adjuster kept informed of all instructions/minutes, agreement that H&C could approve variations up to contingency provided they were evidenced and justified.

29
Q

Is BBA certification the only standard you could have used here?

A

At the moment yes, although BBA were called into question following Grenfell. Could be changes in coming years to testing standards (Brexit allows us to develop own rules/standards)

30
Q

What did you advise your client re: deposit?

A
  • no mechanism in JCT for deposit, unless amended
  • risk of contractor insolvency and loss of deposit
  • however will send message of trust and collaboration
  • could ask for leeway to compensate for risk
  • ideally should have bond to protect clients money