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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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Ropemaker Place, 89-99 Renshaw Street, Liverpool – Interim Investors Report
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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Ropemaker Place, 89-99 Renshaw Street, Liverpool – Interim Investors Report
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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Ropemaker Place, 89-99 Renshaw Street, Liverpool – Interim Investors Report
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:
Architect: Faulkner Chester Hall
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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Ropemaker Place, 89-99 Renshaw Street, Liverpool – Interim Investors Report
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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Ropemaker Place, 89-99 Renshaw Street, Liverpool – Interim Investors Report
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:
Architect: Faulkner Chester Hall
Structural Engineer: Elliott Bond Consulting
M&E Engineer: PSD Ltd
Principal Designer: Rawlings Consultancy
Employers Agent Hardie Brack
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Ropemaker Place, 89-99 Renshaw Street, Liverpool – Interim Investors Report
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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Ropemaker Place, 89-99 Renshaw Street, Liverpool – Interim Investors Report
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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Ropemaker Place, 89-99 Renshaw Street, Liverpool – Interim Investors Report
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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Ropemaker Place, 89-99 Renshaw Street, Liverpool – Interim Investors Report
• 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
12
Ropemaker Place, 89-99 Renshaw Street, Liverpool – Interim Investors Report
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
• 6 no. 1 Bed & 6 no. 2 Bed Apts (Total 12) - Total floor area 634m2
• Third Floor
• 6 no. 1 Bed & 6 no. 2 Bed Apts (Total 12) - Total floor area 634m2
• Fourth Floor
• 6 no. 1 Bed & 6 no. 2 Bed Apts (Total 12) - Total floor area 634m2
• Fifth Floor
• 6 no. 1 Bed & 4 no. 2 Bed Apts (Total 10) - Total floor area 512m2
• Sixth Floor
• 6 no. 1 Bed & 3 no. 2 Bed Apts (Total 9) - Total floor area 447m2
• Seventh Floor
• 5 no. 1 Bed & 2 no. 2 Bed Apts (Total 7) - Total floor area 351m2
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
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
Ropemaker Place, 89-99 Renshaw Street, Liverpool – New 8 Storey Residential Apartment Block
Sub-Structure & Super-Structure Progress [28.03.18]
Steel frame structure advanced
front corner of site
Steel frame structure advanced
front corner of site
Ropemaker Place, 89-99 Renshaw Street, Liverpool – New 8 Storey Residential Apartment Block
Sub-Structure & Super-Structure Progress [28.03.18]
Steel frame structure advanced
front of siteSteel frame
structure advanced
front corner of site
Edge protection applied for
site operatives
Ropemaker Place, 89-99 Renshaw Street, Liverpool – New 8 Storey Residential Apartment Block
Sub-Structure & Super-Structure Progress [28.03.18]
Steel frame structure advanced
Rear of site
Site compound & welfare facilities
relocated to rear of site
Ropemaker Place, 89-99 Renshaw Street, Liverpool – New 8 Storey Residential Apartment Block
Sub-Structure & Super-Structure Progress [28.03.18]
Steel frame structure advanced
Rear of site
Steel frame structure advanced
Rear of site
Ropemaker Place, 89-99 Renshaw Street, Liverpool – New 8 Storey Residential Apartment Block
Sub-Structure & Super-Structure Progress [28.03.18]
Rear of site material storage and cranes
Steel frame structure advanced
Rear of site
Ropemaker Place, 89-99 Renshaw Street, Liverpool – New 8 Storey Residential Apartment Block
Sub-Structure & Super-Structure Progress [28.03.18]
Steel frame structure advanced
Right hand side of site
Steel frame structure advanced
Right hand side of site
Ropemaker Place, 89-99 Renshaw Street, Liverpool – New 8 Storey Residential Apartment Block
Sub-Structure & Super-Structure Progress [28.03.18]
Lifting cranes
Metaldeck upper
flooring system loaded
ready to install
Steel superstructure rear of building
Ropemaker Place, 89-99 Renshaw Street, Liverpool – New 8 Storey Residential Apartment Block
Sub-Structure & Super-Structure Progress [28.03.18]
Steel superstructure centre of building
Steel superstructure
Right hand side of building
Ropemaker Place, 89-99 Renshaw Street, Liverpool – New 8 Storey Residential Apartment Block
Sub-Structure & Super-Structure Progress [28.03.18]
Steel superstructure centre of building
Metaldeck flooring system loaded ready to install
Ropemaker Place, 89-99 Renshaw Street, Liverpool – New 8 Storey Residential Apartment Block
Sub-Structure & Super-Structure Progress [28.03.18]
Steel superstructure front of building
Metaldeck flooring system loaded
ready to install
Ropemaker Place, 89-99 Renshaw Street, Liverpool – New 8 Storey Residential Apartment Block
Sub-Structure & Super-Structure Progress [28.03.18]
Centre core concrete staircase
with protective handrail system
concrete staircase
with temporary
support
Ropemaker Place, 89-99 Renshaw Street, Liverpool – New 8 Storey Residential Apartment Block
Sub-Structure & Super-Structure Progress [28.03.18]
concrete staircase with permanent support
concrete staircase
with permanent support &
edge protection
Ropemaker Place, 89-99 Renshaw Street, Liverpool – New 8 Storey Residential Apartment Block
Sub-Structure & Super-Structure Progress [28.03.18]
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
Ropemaker Place, 89-99 Renshaw Street, Liverpool – New 8 Storey Residential Apartment Block
Sub-Structure & Super-Structure Progress [28.03.18]
Sub-structure walls commenced
right hand side of building
Sub-structure walls commenced
Front of building
Ropemaker Place, 89-99 Renshaw Street, Liverpool – New 8 Storey Residential Apartment Block
Sub-Structure & Super-Structure Progress [28.03.18]
Sub-structure walls commenced
Front of building
Ground being prepared and Blockwork
laid out for Sub-structure walls
Ropemaker Place, 89-99 Renshaw Street, Liverpool – New 8 Storey Residential Apartment Block
Sub-Structure & Super-Structure Progress [28.03.18]
Ground being prepared and Blockwork
laid out for Sub-structure walls
Underground drainage excavations commenced
Ropemaker Place, 89-99 Renshaw Street, Liverpool – New 8 Storey Residential Apartment Block
Sub-Structure & Super-Structure Progress [28.03.18]
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