Agenda item

In line with Contract Standing Order (CSO) 2.01c and 0.08 the report sought approval from the Cabinet Member for Housing and Planning (Deputy Leader) to award a contract to Tenderer A in the sum of £1,909,942.00 for the Hamilton Close Major Works Programme.

 

Hamilton Close consists of seven blocks of three?storey, purpose?built flats. As part of the ongoing Asset Management programme, a series of improvement works was planned to enhance the communal and external areas. The scope of these works included the replacement of the existing timber?framed communal entrances with an aluminium curtain walling system, the application of a fire?rated coating to the communal walls, ceilings, and woodwork, along with the renewal of the vinyl floor coverings to the stairs and landing areas.

 

The planned works were originally scheduled to begin in late 2024 or early 2025. However, commencement was delayed following receipt of updated Fire Risk Assessments (FRA and FRAEW) covering both the internal and external areas of the blocks. These assessments highlighted several significant fire safety deficiencies within the communal spaces and external areas requiring further consideration before the improvement works could proceed.

 

The fire safety deficiencies identified in the updated assessments required further consideration before the improvement works could progress. As a result, the original scope of works had to be reviewed to ensure that all proposed improvements were fully aligned with current fire safety standards and regulatory requirements.

 

 

 

The Cabinet Member RESOLVED

 

1. To approve, Pursuant to Contract Standing Order (CSO) 2.01c and 0.08, the award of contract to Tenderer A for the sum of £1,909,942.00. Full details of Tenderer A, along with information on the other bidders, were provided in Appendix A – Exempt Report.

 

2. To approve the expenditure of sums as set out in Appendix A – Exempt Report.

 

3. To approve, in line with Contract Standing Orders (CSO 16.04), issuance of a letter of intent for the value of £190,994.00. The Letter of Intent will allow the contractor to commence the project by placing orders with their supply chain before agreeing a formal contract.

 

 

 

Reasons for decision

 

Feasibility and Condition Surveys

 

The Council appointed a multi?disciplinary consultant in 2024 to undertake a feasibility study of the seven timber framed blocks on the Hamilton Close estate. The purpose of the study was to gather essential technical information to inform and develop a comprehensive major works programme.

 

In addition to the feasibility study, the consultant was commissioned to provide a suite of specialist services, as outlined below. The corresponding fees for these services were set out in the Exempt Report (Appendix A). These services included:

 

• Project and cost management

• Architectural design and technical support

• Building surveying

• Mechanical, electrical, structural engineering

• Principal Designer services in compliance with the Construction (Design and Management) Regulations and Building Safety Regulations

 

The feasibility study was carried out in two phases. The initial phase, undertaken in February 2024, focused on evaluating the condition of the communal areas, including the main entrances, with a view to determining the approach for replacement of the timber frame, glazing and cladding systems to the main entrances, together with associated redecoration works and renewal of floor finishes to the communal parts.

 

The second phase consisted of intrusive surveys carried out in May 2024. This required the removal of selected sections of the timber and u?PVC cladding on the main entrances and adjacent areas.

 

The surveys revealed that all blocks exhibit similar defects, with the main entrances showing notable deterioration to the glazing and structural timbers. The consultant recommended replacing the timber?glazed entrances with a specially designed aluminium curtain?walling system. It was also advised that the internal areas be upgraded. The upgrade would include redecorations with a high-performance fire?rated coating, along with renewal of the vinyl floor coverings to the stairs and landing areas.

 

Fire Safety Upgrades

 

During the intrusive surveys, the consultant identified a potential fire?safety breach at the interface between the main entrances and the external cladding. They noted that in replacing the timber structure of the main entrance, the junction between the existing cladding would be disrupted, compromising the integrity of the fire?stopping measures at that point. To ensure the improvement works comply with current fire?safety regulations and protect the block against fire spread, it was therefore concluded that the u?PVC cladding must be fully replaced alongside the installation of the new aluminium curtain?walling system to the main entrances.

 

Although this increased the overall scope of works, the approach was essential to ensure that the timber frame structure and u?PVC cladding meets current fire safety standards.

 

In addition to replacing the cladding to the main walls and installing the upgraded curtain?walling system to the principal entrances, the following works were also identified within the external areas:

 

• Fabric repairs to masonry and brickwork to restore external surfaces and prevent deterioration.
• Minor roof repairs to ensure weatherproofing and structural integrity.
• Renewal of rainwater goods to improve drainage and prevent water damage.
• Levelling of pathways to eliminate trip hazards and improve accessibility 4.9

 

The above works would ensure that the 7 blocks within the Hamilton Close Estate were structurally sound, weather tight, and compliant with current fire safety regulations.

 

The works would also prevent further deterioration, reduce repair costs, and enhance the overall condition of the Council’s housing stock.

 

Energy Efficiency Improvements

 

This project supported the Council’s commitment to achieving a net?zero?carbon borough by 2041. Planned energy?efficiency measures include upgraded external wall insulation and high?performance glazing to the new curtain?walling at the main entrances. These improvements will help reduce carbon emissions, lower residents’ energy bills, and contribute directly to the Council’s Climate Change Action Plan and Affordable Energy Strategy.

 

Minimising Future Costs

 

Through targeted refurbishment under this programme, the Council would proactively safeguard the seven blocks on the Hamilton Close estate from further deterioration. Deferring these works would compound repair needs to the main entrances, external areas, and communal spaces, resulting in higher long?term costs and a gradual reduction in asset value. Undertaking the improvements now will therefore deliver tangible cost savings over the life of the blocks.

 

Resident Engagement and Communication

 

Although the works are external in nature, the Council has engaged with residents and stakeholders across the Hamilton Close Estate. Communications have been issued to affected households, and Resident Liaison Officers have been appointed to support engagement, respond to queries, and ensure that disruption is minimised. This proactive approach reflects the Council’s commitment to transparency and resident wellbeing. As part of the engagement – residents would be invited to choose colours for communal decorations and flooring. Alignment with Strategic Goals

 

This project aligned with the Council’s wider strategic objectives, including the Housing Delivery Programme, the Housing Asset Management Strategy, and the Council Housing Energy Action Plan (HEAP). It supported the Council’s ambition to provide high- quality, sustainable housing and to make best use of its existing stock.

 

Energy Efficiency Improvements

 

This project supported the Council’s commitment to achieving a net?zero?carbon borough by 2041. Planned energy?efficiency measures include upgraded external wall insulation and high?performance glazing to the new curtain?walling at the main entrances. These improvements would help reduce carbon emissions, lower residents’ energy bills, and contribute directly to the Council’s Climate Change Action Plan and Affordable Energy Strategy.

 

Minimising Future Costs

 

Through targeted refurbishment under this programme, the Council would proactively safeguard the seven blocks on the Hamilton Close estate from further deterioration. Deferring these works would compound repair needs to the main entrances, external areas, and communal spaces, resulting in higher long?term costs and a gradual reduction in asset value. Undertaking the improvements now would therefore deliver tangible cost savings over the life of the blocks.

 

Resident Engagement and Communication

 

Although the works were external in nature, the Council had engaged with residents and stakeholders across the Hamilton Close Estate. Communications had been issued to affected households, and Resident Liaison Officers have been appointed to support engagement, respond to queries, and ensure that disruption was minimised. This proactive approach reflected the Council’s commitment to transparency and resident wellbeing. As part of the engagement – residents would be invited to choose colours for communal decorations and flooring.

 

Alignment with Strategic Goals

 

This project aligns with the Council’s wider strategic objectives, including the Housing Delivery Programme, the Housing Asset Management Strategy, and the Council Housing Energy Action Plan (HEAP). It supported the Council’s ambition to provide high- quality, sustainable housing and to make best use of its existing stock.

 

Leasehold implications

 

There are 45 leasehold properties affected by the works to the 7 blocks on the Hamilton Close estate.

 

Under the terms of their lease, lessees are required to contribute towards the cost of maintaining in good condition the main structure, the common parts and common services of the building. Such contributions were normally recovered by the freeholder through the lessees’ service charge account.

 

The Council adhered to standard statutory Section 20 processes, as detailed in the Leasehold Advisory Service guide for public sector landlords using the 2003. regulations under the Landlord & Tenant Act 1985/2002.

 

30-day Section 20 consultation notices were issued under Schedule 4 Part 2 of the Service Charges Regulations 2003, 

 

• Notice of Intention was issued 23 April 2024 and expired 26 May 2024.

• Notice of Estimate was issued 24 November 2025 and expired on 27 December 2025.

• The total amount estimated to be recovered from Leaseholders for the proposed works outlined in this report is £310,780.00. With an average leaseholder charge of £6,906.00

 

The above figures reflected the restrictions placed upon the Council under Part 5 of the Building Safety Act 2022 (“the Act”). Part 5 of the Act contained a number of complex provisions which prevent or limit the Council’s ability to recover service charges from its leaseholders (“tenants”) where it undertook works to remedy “relevant defects” in “relevant buildings”.

 

 

 

Alternative options considered

 

Do Nothing

 

The option of taking no action was considered but quickly discounted. The Council had a duty to maintain its housing stock in a good state of repair, and choosing not to proceed with the major refurbishment works would be a breach of that duty. In addition, a “do nothing” approach could expose the Council to disrepair claims, leading to avoidable legal costs.

 

Partnering Contract

 

Haringey Council had procured four long-term partnering contractors to deliver major works to its housing stock over a 10-year period. While it was initially considered to include the Hamilton Close Major Works Programme within the partnering contracts, several critical factors led to this option being ruled out.

 

Firstly, the Hamilton Close Major Works Programme was considered urgent, particularly as the works are intended to address fire?safety concerns and remedy significant deterioration to the timber?framed main entrances.

 

Delaying the works until the partnering contractors mobilise in April 2026 would risk further deterioration of the blocks, resulting in higher repair costs and potentially exposing the Council to disrepair claims.

 

It should also be noted that the decision to exclude the Hamilton Close Major Works Programme from the partnering contract reflects the fact that the project was first identified in 2022. The works were therefore already overdue, and any further delay would compromise the Council’s ability to meet its Decent Homes targets for 2025/26 and 2026/27.