Redbridge Housing Capital Works Programme
Delivered for LB Redbridge
Project introduction
Lawtech worked as as main contractor on the Redbridge Housing Capital Works Programme, delivering fire-safety works across the borough.
Solution/Our Approach
Works were undertaken in a number of different locations across the Borough of Redbridge and were carried out on a variety of different types of building from high-rise blocks to individual houses, including both occupied and void properties.
Due to the high concentration of works in a relatively small area, Lawtech established a Redbridge office to provide a base for staff over the duration of this framework. Overseeing the various projects within the framework were a number of site managers and senior site managers who were overseen by a Contracts Manager experienced in the whole scope of works covered under this framework.
Within this there were a number of blocks and individual properties which have seen extensive fire precaution works, including the installation of FEDs and fire stopping measures. FED installations numbered approximately 470 FD30S and FD60S to flats as well as approximately 200 electrical intake doors and dry riser doors to date. Approximately 800 emergency lighting units were replaced. Lawtech management oversaw one supervisor and four installers undertake these works.
Fire-rated Tor Coatings paint was used for internal painting works to communal areas. External vertical fire-stopping took place on six blocks on Orchard Estate. Asbestos removal was also undertaken at two blocks, with all necessary safety precautions undertaken. Every day a reassurance test was conducted to determine asbestos fibre concentrations upon completion, ensuring that no fibres were present in the air and that residents were safe.
Challenges
Managing Various Workstreams Concurrently
Working alongside a number of other contractors, especially those not under Lawtech’s management.
Geographical Spread of the Works
This was mitigated by establishing a permanent Redbridge office from which Lawtech could manage the works.
Managing a number of smaller projects to the requisite quality, safely, on programme and to budget.
Working in Occupied Homes
Works has to be managed carefully and sympathetically.
The emergence of COVID-19 in 2020, meaning works were delayed and government restrictions/protocols had to be adhered to in order to ensure the safety of all on site as well as residents.
Resident Liaison
Due to the sheer amount of internal works encompassed within this framework, it was essential that customer service was managed with extreme care.
Resident Liaison Officer
A dedicated RLO was in place throughout this framework. Lawtech provided an RLO on every project who was the main point of contact for residents, and ensured that residents were kept informed and remained satisfied. The RLO endeavoured to meet with all interested parties to ensure that they were happy with the current progression of the works and addressed any potential concerns before they became issues.
Internal Works
The RLO was of particular importance when undertaking works in residents’ homes, such as adaptations. This typically involved working in the homes of elderly and/or disabled people, and was often intrusive by nature. If necessary, the RLO would with residents to keep them calm as the works take place. The RLO would also call the resident to ease their concerns. Where kitchen and bathroom replacements had been conducted, we would supply temporary toilet facilities and alternative means of cooking if required.
Feedback
Lawtech’s 24/7/365 customer care/ emergency phone line is available to all residents to provide a simple way of getting in touch with the customer service team. This was convenient for residents and made it as easy as possible for them to raise any queries or issues from pre-commencement through to post-completion. Lawtech welcomed feedback and invited residents to complete feedback forms in order to gauge resident satisfaction throughout the project.
Social & Added Value
Due to the high percentage of ethnic minorities in Redbridge, it was important to ensure that Lawtech staff respected different cultures and their traditions. For example, Lawtech ceased works, especially those that were noisy, when they clashed with religious festivals that were celebrated by a large proportion of residents. Wherever possible Lawtech aimed to take different cultures into consideration and did not want to disturb them through ignorance.
Redbridge is a diverse borough, with 23.3% of the population identifying as Muslim in the 2011 census and 11.4% as Hindu. Additionally, Sikhs, Jews and Buddhists make up over 10% of the population. As a result, it is a necessity that Lawtech staff are trained in how to respect these different beliefs and cultures. Lawtech train all staff in the importance of equality and diversity and provide them all with access to the company Equality & Diversity Policy Document.
A Christmas card competition was held annually, providing an opportunity for children to win festive prizes. Lawtech also held a yearly Easter egg design competition for local children, once more with the incentive of prizes for the best designs.
Where possible, labour was procured from the local area. Lawtech always aim to fill labour provision from within the local area where possible, providing employment opportunities to people from the locality of the project. This benefitted local people and helped to stimulate the local economy.
Lawtech discovered that a local children’s day-care centre on a nearby estate was in need of repairs and refurbishment. Many residents’ children attended this day-care so Lawtech were able to provide the labour and materials to complete these works for free.
