Case Studies

Client CAMBRIA AUTOMOBILES Contract JCT DESIGN & BUILD CONTRACT Works Value £1 MILLION

Primmer Olds B.A.S were delighted to be instructed by their client Cambria Automobiles to provide building consultancy services for the refurbishment and re-branding of existing dealership site in Tunbridge Wells, Kent.

An 18 month long phased project whereby Primmer Olds B.A.S were instructed as contact administrators and Project Managers from inception and feasibility stage through tender and onto management of the works.

The project’s first phase was conversion of the groups existing Tunbridge Wells Honda Motor Dealership to high end luxury manufacture Bentley and thereafter the more recently completed conversion of neighbouring Mazda to supercar manufacturer Lamborghini.

The works had to be completed to each part of the site with its adjacent sister company trading throughout. Overall the works have provided a new lease of life for the building as well as giving the high standard of detail and finish as expected from the Bentley & Lamborghini brand.

Client ANKERS & RAWLINGS

Primmer Olds B.A.S were delighted to be instructed by their client Ankers & Rawlings Limited in respect of terminal dilapidations matters at their property in Unit 1 Lindbergh Road, Poole. Acquired by their client with an existing 25 year lease, 15 year underlease and several license’s to alter Primmer Olds B.A.S were instructed to inspect the premises prior to lease end and prepare a terminal schedule of dilapidations considering reinstatement of tenants alterations as applicable under RICS protocol.

Primmer Olds B.A.S initial assessment of the dilapidation settlement was in the region of £150,000. The landlord had expressed his desire for payment of a settlement in lieu of the works. An early release settlement was negotiated by Primmer Olds B.A.S and agreed with the tenants surveyor providing the tenant the opportunity for slightly early surrender by payment of a full and final settlement of £125,000.

Client SOUTHERN CO-OPERATIVE AND FAIRFORD CROUCH LIMITED

Primmer Olds B.A.S were retained by Southern Co-operative to advise on dilapidations matters following their decision to not renew their lease as head tenant at a franchised store located in Cranbrook, Kent. The circa 2,200sqft retail premises with additional 2-bedroom flat was occupied by Fairford Crouch Limited, trading as a Welcome convenience store.

Southern Co-operative were served a Terminal Schedule of Dilapidations by the Superior Landlord to the value of £35,000 with the intention to off-set a large proportion to Fairford Crouch. However, Fairford Crouch Limited entered into direct discussions with the Superior Landlord to renew the lease, devolving Southern Co-operative’s liability. Primmer Olds B.A.S were subsequently instructed by Fairford Crouch Limited to negotiate dilapidations works directly with the Superior Landlord’s Surveyor.

From our assessment of the existing leases, historic and current documentation, Primmer Olds B.A.S negotiated-out an extensive proportion of the Superior Landlord’s Schedule of Dilapidations and established a phased programme of minor works to be delivered within an agreed timescale. As a result, Fairford Crouch Limited were able to continue trading without the interruption to their business or deliver any dilapidations works before their existing lease. It was also agreed that Fairford Crouch Limited would not liable to the Superior Landlord for any financial settlement.

Client CAMBRIA AUTOMOBILES Contract JCT DESIGN & BUILD CONTRACT Works Value £10 MILLION

Primmer Olds B.A.S are delighted to have been instructed by their client Cambria Automobiles to provide project management and cost consultancy cervices for the construction of their flag ship combined brand dealership at Mosquito Way, Hatfield.

The green field site and one of the last remaining on the Hatfield Business Park provides a new state of the art home for Jaguar Landrover, Aston Martin and McLaren Brands.

A two year long phased project whereby Primmer Olds B.A.S were instructed from planning stage through tender and onto project management and completion of the works together with working closely with each of the manufacturers and in the cases of Aston Martin and McLaren to drive and deliver their significantly changed and developed new brand identities with these sites being the first of such brand in the UK and Europe.

The ever changing brand guidance from the manufacturers at the early stages of the project required a collaborative and close working partnership with the client, contractor and design team. There was a need for a clear understanding and transparency of how required changes could impact on the works with mitigation measures being put in place respectively in regard to programme and cost.

SERFCA - Brock Barracks Refurbishment

Client South East Reserve Forces’ & Cadets’ Association (SERFCA)

Primmer Olds BAS were appointed by the South East Reserve Forces’ & Cadets’ Association (SERFCA) in 2018 as designers, project managers and contract administrators to design, tender and manage the refurbishment and fit out of an existing building at Brock Barracks for the Royal Engineers in Reading and the reinstatement of areas within the Serjeants’ Mess previously damaged as a result of a water leak in the roof.

Following a measured survey of the areas and discussions with representatives from both the Royal Engineers and SE RFCA in relation to the uses and requirements for the spaces, a comprehensive specification for the works in the two areas was developed and signed off prior to tenders being sought from Principal Contractors for the works.

Upon confirmation of funds being allocated for the works at the Barracks, the appointed contractor commenced on site in early 2019. The final agreed works included:

• The refurbishment and redecoration of existing office spaces (including new ceilings, floors and lighting).
• The upgrading of power supplies to the building.
• Adaptations of external pipework and drainage.
• External decorations to window.
• The upgrading of power supplies to the building.
• Conversion of two areas into changing rooms including new showers.
• Conversion of a space into a secure store for equipment.
• Refurbishment of toilet and kitchen areas.

The completion of the works meant that the Royal Engineers had a newly refurbished area that was fit for purpose and finished to their exact requirements. It provides specific areas for recruitment and training as well as dedicated office spaces for day to day operations.

Education Advisory Services Expanding

Primmer Olds BAS continue to grow their Education advisory service following successful projects with Hamwic Education Trust. Primmer Olds BAS have now been appointed to design and project manage the construction of a new sports facility at Upper Shirley High in Southampton. This follows the successful delivery of a new teaching block where the firm acted as designers, project managers and contract administrators on the tender and construction project at a Southampton school.

The brief was to provide an additional circa net 1270m2 of teaching space within the existing school site. The solution was to provide this on part of the School’s hard standing playground adjacent to existing teaching buildings and replaced old and tired portacabin buildings that were past their originally intended lifespan. The new facility included 8 classrooms, 2 DT classrooms and 2 offices over two floors. Temporary classrooms were hired for the duration of the works until the new teaching block was complete.

Following the successful planning (June 2017) and tender process carried out and managed by Primmer Olds BAS building consultancy team, construction commenced in September 2017. Following an 11 month programme, the teaching block was handed over to the School and Trust in early August 2018 allowing time for the School to move in, familiarise themselves and prepare for the start of a new School year in September.

If you are involved in the education sector and wish to discuss estate management issues and potential expansion projects or ongoing maintenance of existing stock, please contact Building Consultancy Lead Director, Bradley Smith.

89 Poole Road, Westbourne, Bournemouth

Client: Scrivens Opticians & Hearing Centre

Services: RICS Reinstatement Cost Assessment

Scrivens Opticians history dates back to starting as an Opticians and Pharmacist in the Midlands during the 1930’s. They now operate over 180 stores across England and are continuing to expand having acquired a number of optician practices to extend their branch network.

Primmer Olds B.A.S. were instructed to provide an RICS Reinstatement Cost Assessment at Scrivens Westbourne branch. The instruction was one of the closest to our Dorset office that we have taken on since our recent relocation to Westbourne.

The five storey (including basement) period property is located in a terrace and heavily sub-divided internally on each floor, which presented a challenge to record critical dimensions to prepare our assessment. The accuracy of our reinstatement value was accepted by Scrivens insurers.

Primmer Olds B.A.S. regularly undertake RICS Reinstatement Costs Assessments for insurance purposes, for policy holders at the renewal of their insurance term and/or in the event of a claim where we also have experience of working with the appointed Loss Adjuster(s).

Post Office Shop, 78a Main Road, Hursley, Winchester

Client: Hursley Village Community Group

Services: Building Surveying

Primmer OIds B.A.S. undertook a building survey of one of the oldest properties that formed part of the Hursley Estate, near Winchester. Thought to date back to the early 1500s, the building originally formed part of a medieval hall house but like most buildings from the medieval era, 78 Main Road was refaced, we understand during the 1800s, with the roof replaced as late as the 1960’s.

A Post Office/Shop is known to have occupied part of 78 Main Road, Hursley from around the mid-1700s and hence the Hursley Village Community Group did not wish to see its demise when Royal Mail opted to dispose of it.

Our building survey involved a technical assessment of a number of historic building materials and building services elements together with statutory advice which assisted with the client’s purchase of this notable Grade 2 Listed Building. The instruction demonstrates a further example of the nature and range of properties which our Building Surveyors inspect and advise on.

7 Upper Northam Road, Hedge End

Client Avon Valley Holdings Contract JCT Minor Works 2011

Primmer Olds B.A.S acted on behalf of Avon Valley Holdings Limited in acquiring the freehold investment let to one of their trading entities, Wilton Carpets. Primmer Olds B.A.S then advised on potential alterations to the building in order to maximise the long term return from the investment resulting in a sub-division of the retail space to enhance potential income stream and further exploring opportunity for likely tenants. This led to terms being agreed with Premiere Coffee Limited trading as Costa Coffee as well as Wilton Carpets. This has enhanced the investment value for the client.

Having designed the scheme for Avon Valley Holdings Primmer Olds B.A.S are now acting as Project Managers for the division of the Wilton Carpets unit to accommodate a new Costa Coffee outlet for the village.

As the project is being completed with Wilton Flooring still occupying the building they understandably wanted the impact on their trade and customers to be kept to a minimum.The project has therefore been designed and programmed to ensure that the shop continued to operate during the works.Safety is paramount when working on an occupied site so the sequencing of works has been especially important. To ensure value for money, we designed the project to allow the client to alter and retain the mechanical and electrical services where possible.This has not only reduced the project cost but has also reduced the overall programme and downtime.

Fit Out and Refurbishment of Aston Martin, Balsall Common, Solihull

Client Cambria Automobiles Contract JCT Intermediate 2011 Works Value £350,000

Primmer Olds B.A.S were delighted to be instructed by their client Cambria Automobiles to provide Building Consultancy Services for the Acquisition, Tendering and Fit Out of their new Aston Martin Dealership at Balsall Common, Solihull.

Formerly a Mercedes Benz Dealership and in dilapidated repair, Primmer Olds B.A.S were initially instructed to work with Cambria assisting them at acquisition stage undertaking an acquisition survey, feasibility costing and working with the Aston Martin Brand to develop the fit out specification.

Thereafter, Primmer Olds B.A.S were retained to Tender the works on behalf of Cambria and manage the alteration, refurbishment and fit out works to guarantee completion within an extremely tight programme, ensuring dealership opening within the committed timescales.

Overall the works have provided a new lease of life for the building as well as giving the high standard of detail and finish as expected from the Aston Martin Brand.

The Quarterjack Surgery, Wimborne, Dorset

Client Quarter Jack Surgery Services Project Management Design and Architecture Cost Consultancy CDM Contract JCT Design and Build Works Value £450,000.00 (Phase 1) and £TBC (Phase 2)

Overview:

BAS Property Consultants were instructed by The Quarterjack Surgery, a general practice surgery in Wimborne, Dorset, to manage the planning consent for the design, tender and construction of their two storey extension to provide additional ground floor consulting rooms, shell and core to first and second floor for future residential conversion and a Boots Pharmacy to the ground floor.

The pre existing occupation deadline contract with Boots determined little margin for delay without penalties being incurred by our client.

The shell and core structure to the Boots Pharmacy was completed on time to enable the commencement of Boots fit out. Furthermore, the overall construction works were completed on time and within budget.

BAS Property Consultants have now been retained and instructed to design, tender and project manage the fit out of the upper floors to provide five residential flats.

Factory Roof Covering Replacement Project

Client Defence Services Project Management Design and Architecture Cost Consultancy CDM Contract JCT Design and Build 2011

Overview:

BAS Property Consultants were instructed as lead Project Managers and Contract Administrators for phase 1 (12,000 sqm) of a main factory roof covering replacement works which was completed April 2015 and have since been retained as lead project managers for phase 2, due to complete June 2016.

Totalling around 22,500 sqm, the main factory facility had been developed in phases between the late 1950s and 1970s and although generally replicated in its north light portal framed construction comprised a number of variables to the technical detailing.

BAS Property Consultants were initially instructed to undertake a feasibility assessment and report of potential solutions open to the client for the replacement of the expired roof covering. A number of options were put forward and eventually a solution developed with tender documents prepared by BAS Property Consultants.

Rover Test Facility

Client Defence Services Project Management Design and Architecture Cost Consultancy Contract JCT Design and Build

Overview:

BAS Property Consultants were instructed on what can only be described as a once in a lifetime project opportunity, as lead project managers on the construction of the test and Bio clean room facilities for the build of a space terrain vehicle.

Test Facility

In the first of two major facilities projects, the vehicle Test Facility was constructed in part of an existing single storey portal frame building to an area measuring approximately 30 sqm by 13 sqm and containing around 300 tonnes of kiln dried sand.

Bio Clean Room

The Clean Room Facility, a Class 100,000 (ISO 8) Bio Clean Room was designed at planning stage by BAS Property Consultants who managed from inception through the tender and construction stage to completion and witnessing of commissioning, snagging and de-snagging and final handover at practical completion.

Various Vauxhall and Mazda Dealerships – Nationwide

Client Cambria Automobiles Services Project Management Design and Architecture Cost Consultancy Principal Designer Works Value Circa £500,000.00

Overview:

BAS Property Consultants are presently instructed by Cambria Automobiles to complete the specification, tendering and contract administration of refurbishment work at six car dealerships across England.

The work involves refurbishment of the dealerships to bring their corporate identity in line with a given corporate standard. Close liaison with the regional and dealership managers as well as specialist sub-contractors is essential to ensure that the businesses can continue to operate effectively and with minimum disruption whilst work is on site.

Works at one site are due to be completed with the remaining dealerships following on as part of a rolling programme. Work is currently on programme and under budget.

St James House, Old Town, Poole, Dorset.

Client Private Purchaser Services Building Surveying

Overview:

BAS Property Consultants provided a structural building survey of this four storey Grade II Listed property. Our report included outline budget costs for remedial works required following ongoing reported damp and water ingress issues and we liaised with client's appointed architect to ensure recommended repairs would be sympathetic to the building's character.

Fawley Council Leisure Centres

Client Fawley Parish Council Services Building Surveying Cost Consultancy

Overview:

BAS Property Consultants were successful in their bid to undertake Forward Maintenance Plans of three leisure centre campuses on behalf of Fawley Council.

The Parish Council were seeking a firm of Chartered Surveyors to undertake inspections of the properties, all of which were of varying ages, to provide a 30 year Forward Maintenance Plan enabling the council to better plan their maintenance strategy for these potentially money consuming assets.

As with all our forward maintenance planning instructions we initially sat down with the council to ensure the survey approach and the reports presentation would be tailored to best suit their financial planning and spend structure.

The surveys were completed and reports drafted and issued to the client within six weeks from instruction to ensure they could form part of the upcoming quarterly review meeting.

Various Office and Industrial Premises

Client Sovereign Housing Association Services Building Surveying

Overview:

BAS Property Consultants initially worked with the client to develop and adapt an in-house residential survey software to record commercial assets. As part of the commission we also carried out measured surveys of all buildings and prepared up-to-date AutoCAD plans. In a fast track programme, we carried out in excess of 20 inspections and delivered our survey reports and AutoCAD plans in advance of the client's financial year end in order for budgets to be committed for future repair, maintenance and disposals.