Detailed Scope of Works Rev 2 | Northgate Chambers — Floors 4–6 Cat-B Fit-Out

Rev	Date	Description	Prepared	Reviewed
Rev 1	28 May 2026	Issued to Cushman Workplace — 11 packages complete	S. Okafor	D. Marchetti
Rev 2	6 Jun 2026	Incorporates Cushman comments (30 May) — minor scope clarifications WP-06, WP-11	S. Okafor	D. Marchetti

SCOPE SUMMARY

Eleven Work Packages — £1,418,650

The awarded contract sum decomposed into eleven trade-led work packages. Each package has a full DSW entry below with inclusions, exclusions, assumptions, interface boundaries, programme constraints and drawings referenced.

WP	Work Package	Target Value	Spec Source	Status
WP-01	Strip-out & DemolitionExisting partitions, ceilings, finishes · phased L6→L5→L4	£86,400	SPC-A1	Ordered
WP-02	Internal Partitions & DoorsStud, acoustic Rw 42 dB, door sets, ironmongery	£198,200	SPC-A2	Ordered
WP-03	Glazed PartitionsAluminium-framed, fire-rated at compartment, manifestation	£64,500	SPC-A2	Ordered
WP-04	Suspended Ceilings & AcousticsAcoustic tile, exposed soffit, FCU access panels	£72,800	SPC-A3	Ordered
WP-05	Joinery — Meeting Suites & Tea PointsFluted oak veneer, AV channels, tea point cabinetry, storage	£148,500	SPC-A4	Ordered
WP-06	L6 Reception Joinery (PS)Reception desk, feature wall, low-level seating	£24,000	SPC-A7	Ordered
WP-07	Floor FinishesCarpet tile, vinyl, raised access floor replacement	£94,300	SPC-A5	Ordered
WP-08	Wall Finishes & DecorationPaint, vinyl, feature finishes, manifestation	£42,100	SPC-A6	Ordered
WP-09	Mechanical ServicesFCUs, ductwork, condensate, BMS interface	£218,400	SPC-M1	Ordered
WP-10	Electrical, Lighting & DataSub-mains, lighting, power, Cat6A, BMS, control	£268,150	SPC-M2	Ordered
WP-11	Workplace AV (PS)Displays, video bars, ceiling mics, control system	£40,000	SPC-X1	Ordered
TRADE PACKAGES SUB-TOTAL		£1,257,350	11 packages · 100% ordered
Plus: Prelims, OH&P, contingency, fees, commissioning		£161,300
CONTRACT SUM (excl. VAT)		£1,418,650

WORK PACKAGE 01

Strip-out & Demolition

Specification: SPC-A1 · 12 clauses · Supplier: Clearsite Demolition Ltd

£84,200

COMMITTED VALUE

Inclusions

Removal of all existing stud partitions, glazed screens & door sets across L4, L5, L6.
Removal of all existing suspended ceiling systems — grid, tiles, hangers, perimeter trims.
Removal of existing floor finishes — carpet tiles, vinyl, adhesive residues. Raised access floor panels retained where serviceable (estimated 85% retention).
Removal of existing secondary M&E drops — lighting, power, data outlets, FCU pipework connections. Coordinated isolation with M&E subcontractor prior to strip-out.
Existing tea point installations — removal of base/wall units, worktops, appliances, plumbing connections. Cap and make safe.
Waste segregation & disposal via licensed waste carrier. Duty of care documentation.
Photographic record — before, during, after per floor. Submitted to Built AI Doc Control within 48 hours of completion per floor.

Exclusions

Cat-A base-build services, risers, structural walls — protected in situ. Not part of strip-out scope.
Asbestos removal — R&D survey clear (May 2024). If ACMs found in concealed voids, stop work and notify Built AI immediately. Licensed asbestos removal is a separate instruction.
Structural alterations — no cutting of structural slabs, beams or columns.
Landlord plant areas & riser internals — excluded from scope.

Assumptions

Goods lift available in booked slots — supplier to coordinate via Building Manager (48hr notice).
Noisy works restricted to 10:00–16:00 Mon–Fri (adjacent tenants L1–L3).
All existing services isolated prior to strip-out commencement — coordination with incoming M&E subcontractor.
Skip location: Northgate Yard — permit obtained by Built AI.

Interfaces

Predecessor: site possession (22 Jun). Successor: WP-02 partitions, WP-09 mechanical first-fix, WP-10 electrical first-fix — all await strip-out completion per floor. Adjacent: Building Manager (lift bookings, tenant notifications), M&E subcontractor (isolation), landlord (riser protection).

Programme

Duration: 3 weeks. Sequence: L6 Wk 1, L5 Wk 2, L4 Wk 3. Concurrent working begins Wk 4 once L6 strip-out complete — partitions and M&E first-fix can start on L6 while L5/L4 strip-out continues.

WORK PACKAGE 02

Internal Partitions & Doors

Specification: SPC-A2 · 22 clauses · Supplier: Ringway Interiors Ltd

£192,600

COMMITTED VALUE

Inclusions

Metal stud partition system — 92mm C-section studs at 600mm centres, twin-layer 15mm acoustic plasterboard each side, 75mm mineral wool infill (45 kg/m³). Rw 42 dB to meeting suites.
General partitions — single-layer plasterboard each side, 50mm mineral wool, standard stud. Office-to-corridor, storage, service risers.
Door sets — meeting suites — 44mm solid core, European oak veneer (matching SPC-A4), shadow-gap frame, brushed brass ironmongery, magnetic seal, concealed closer.
Door sets — general — 44mm solid core, painted finish, standard ironmongery per schedule.
Fire-stopping at all partition-to-slab junctions, service penetrations and compartment-line interfaces. Intumescent mastic and fire-rated batts.
Plaster skim coat, tape & joint — to Level 4 finish (BS EN 13914-2) for paint receipt.
Service zones — coordinated with WP-10 electrical for back-box and conduit positioning within stud wall zone. Drawing coordination per DWG-A-01 Rev D.

Exclusions

Glazed partitions — separate package WP-03 (Optima Systems).
Paint finish to plasterboard surfaces — by WP-08 (wall finishes).
Joinery feature walls adjacent to partitions — by WP-05. Partition to provide backing structure only.
Electrical back-boxes and wiring within stud zone — by WP-10. Partition contractor to leave service zones accessible until M&E first-fix complete.
Ceiling-to-partition junction detail above suspended ceiling line — by WP-04 ceiling contractor.

Assumptions

Strip-out complete per floor before partitions commence on that floor.
Floor levels confirmed ±5mm (survey 14 May 2026).
Soffit heights confirmed per floor (survey 14 May 2026). L4/L5: 3,450mm slab-to-slab; L6: 3,600mm.
M&E coordination drawings issued before partition set-out (DWG-M-01 Rev C, DWG-M-02 Rev B).

Interfaces

Predecessor: WP-01 strip-out (per floor). Successor: WP-04 ceilings (grid hung from soffit, abutting partition head), WP-05 joinery (feature walls fixed to partition backing), WP-08 paint (to plasterboard surfaces). Concurrent: WP-10 electrical first-fix within stud zones (coordinated access protocol — partitions one side, electrician other side, then close).

Programme

Duration: 4 weeks (2 wks first-fix stud + 1 wk boarding + 1 wk tape/joint/doors). Sequence: follows strip-out per floor. L6 partitions start Wk 4, L5 Wk 5, L4 Wk 6. Material order: 4-week lead — order placed 13 Jun for Wk 11 delivery.

WORK PACKAGE 09

Mechanical Services

Specification: SPC-M1 · 19 clauses · Supplier: Atherton Mechanical Services Ltd

£211,600

COMMITTED VALUE

Inclusions

Fan coil units — supply & install — 22× Daikin FWF-C (3.5kW cooling / 4.0kW heating), ceiling-void mounted. 1× slim-line variant on L5 per CC-01.
Ductwork modifications — tenant supplementary supply/return ductwork from landlord AHU connections. Insulated galvanised ductwork per DW/172.
CHW pipework connections — tenant FCU connections to landlord chilled water loop at each floor riser. Isolation valves, strainers, flexible connections.
Condensate routing — condensate from all FCUs to nearest waste stack. Insulated MUPVC pipework, trapped and accessible.
Controls & BMS interface — BACnet/IP gateway per floor, integration with landlord Trend IQ4 BMS. Local thermostats with occupancy override.
Commissioning — flow balancing, FCU commissioning, BMS point-to-point testing. Commissioning report issued to CA.
O&M documentation — as-installed drawings, equipment schedules, maintenance manuals, spare parts list.

Exclusions

Landlord chilled water system upgrades — landlord responsibility. Confirmed in place by Halberd Properties (letter 18 Apr).
Electrical supply to FCUs — by WP-10 (local isolators, power feeds, controls wiring from floor distribution boards).
Ceiling access panels above FCU positions — by WP-04 (acoustic-rated panels per CC-05 resolution).
Tea point plumbing — domestic hot/cold water and waste for tea points. Included as a minor-works addition to mechanical scope (daywork rate basis).
Fire suppression or sprinkler modifications — not triggered by tenant Cat-B scope (confirmed with Restall fire engineer).

Assumptions

Landlord chilled water available at riser connection point at or before Wk 12.
Riser access coordinated with Building Manager — 2-hour shutdown window per floor for CHW tie-in.
Ceiling void access available before ceiling grid install — coordinate with WP-04.
BMS outstation cabinet locations confirmed on landlord's riser drawings (received 22 Apr).

Interfaces

Predecessor: WP-01 strip-out (ceiling void clearance), WP-02 partitions (first-fix stud to create FCU zones). Successor: WP-04 ceilings (close ceiling after M&E tested above grid), WP-10 electrical (FCU power feeds). Adjacent: WP-05 joinery (condensate routing behind tea point cabinetry), Building Manager (riser shutdowns).

Programme

Duration: 6 weeks first-fix, 2 weeks second-fix/commissioning. FCU delivery: 5-week lead (Daikin stock) — order placed 13 Jun, delivery Wk 12. Commissioning: Wk 18–19, witnessed by Lambourne Vance. BMS integration: Wk 19, attended by landlord BMS operator.

REMAINING PACKAGES

8 Additional Work Packages

Work packages WP-03, WP-04, WP-05, WP-06, WP-07, WP-08, WP-10 and WP-11 follow the same structure as above — full inclusions, exclusions, assumptions, interfaces and programme constraints. WP-05 (Joinery) is shown in full in the Stage 03 (Market Day™) internal workflow document. Below is the summary scope for each.

WP-03 · Glazed Partitions · £63,100 · Optima Systems

Full DSW in document

Aluminium-framed single-glazed screens (12mm acoustic laminated glass, Rw 42 dB system), fire-rated section at L6 compartment line (6 m² Pyrobel 30), manifestation (frosted gradient), door integration. Excludes stud partitions (WP-02), painting (WP-08). 5-week lead, site start Wk 12.

WP-04 · Suspended Ceilings & Acoustics · £71,400 · Solebury Ceilings

Full DSW in document

1200 × 600 acoustic tile grid (Class A absorption), exposed soffit treatment in collaboration zones, acoustic-rated FCU access panels (Knauf Aquapanel per CC-05). Excludes M&E services above grid (WP-09, WP-10), lighting fittings (WP-10). 4-week lead, site start Wk 13.

WP-05 · Joinery — Meeting Suites & Tea Points · £146,200 · Holroyd & Sons

Full DSW in Stage 03

Fluted European oak veneer feature walls (96 m²), AV cable channels (80 × 50mm), tea point cabinetry (Corian worktops), full-height storage walls. Excludes reception desk (WP-06), AV equipment (WP-11), electrical first-fix (WP-10), floor finishes (WP-07). 10-week manufacture, site delivery Wk 16. Mock-up MU-01 signed off 9 Jun.

WP-06 · L6 Reception Joinery (PS) · £23,200 · Holroyd & Sons

Full DSW in document

Reception desk, branded feature wall, low-level seating. Provisional sum item (£24k → ordered £23,200). Design intent confirmed Wk 5 (DI-09). Specification locked 16 Jun. Excludes AV (WP-11), electrical (WP-10), floor finishes (WP-07). 6-week lead, ordered Wk 9.

WP-07 · Floor Finishes · £91,800 · Threshold Floors NW

Full DSW in document

Carpet tile (Milliken Laylines), vinyl to tea points (Forbo Sarlon), raised access floor replacement panels (15%). Excludes joinery base (WP-05), wall finishes (WP-08). Carpet stock confirmed, 6-week lead for raised floor, site install Wk 15–17.

WP-08 · Wall Finishes & Decoration · £41,200 · Bramhall Decorating

Full DSW in document

Paint scheme (Dulux Trade matt, 5-colour palette per SMP-04), vinyl wall covering to tea points, feature wall finishes, manifestation application (frosted gradient per SMP-08). Excludes plasterboard & tape/joint (WP-02), joinery surfaces (WP-05). 2-week lead, site start Wk 14.

WP-10 · Electrical, Lighting & Data · £262,400 · Marlow Electrical Services

Full DSW in document

Sub-mains & distribution (Schneider Prisma P), lighting (3 zones: Whitecroft linear / downlights / Bocci pendants), small power, Cat6A data (48 floor boxes), lighting control (DALI), BMS interface. Excludes FCU power feeds coordination (WP-09 isolators), AV cabling (WP-11). Switchgear LL-03: 9-week lead via Edmundson, site start Wk 13.

WP-11 · Workplace AV (PS) · £38,400 · Visualis AV Ltd

Full DSW in document

14× displays (Samsung QB55R), 6× video bars (Poly Studio X50), ceiling mics (Shure MXA920), control system (Crestron Flex). Provisional sum (£40k → ordered £38,400). RFI NG-014 closed 27 May. Excludes cabling infrastructure within joinery (WP-05), power feeds (WP-10), network switching (tenant IT direct). 8-week lead, site install Wk 17–18.

INTERFACE MATRIX

Package-to-Package Dependencies

Which packages depend on which. Read across: the row package requires the column package to be complete (or partially complete) before it can start. P = predecessor (must complete first). ↔ = concurrent interface (coordinate access).

	WP-01	WP-02	WP-03	WP-04	WP-05	WP-07	WP-08	WP-09	WP-10
WP-02 Partitions	P	—							↔
WP-03 Glazed	P	P	—
WP-04 Ceilings	P	P		—				↔	↔
WP-05 Joinery	P	P			—		P		↔
WP-07 Floors	P	P	P	P		—
WP-08 Paint	P	P					—
WP-09 Mech	P	↔		↔				—	↔
WP-10 Elec	P	↔		↔	↔			↔	—
WP-11 AV					P				P

WP-06 (L6 Reception) and WP-08 accent finishes omitted for clarity — both follow the same dependency chain as WP-05 joinery. The critical path runs: WP-01 → WP-02 → WP-09/WP-10 (concurrent) → WP-04 → WP-05 → WP-07 → commission → handover.

Detailed Scope of Works

Eleven Work Packages — £1,418,650

8 Additional Work Packages

Package-to-Package Dependencies

11 packages. Every boundary defined.