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SOMERLEYTON ROAD PROJECT
Steering Group
Minutes of a meeting held
10:30am – 11:40am on 16 March 2016
Room 03-08, 3rd Floor, International House
Attended:
Cllr Jack Hopkins (JH)
Cabinet Member for Jobs and Growth, Lambeth (Chair)
Mike Pocock (MP) Director: Major Capital Programmes
Strategic Programme Director Major Capital Programmes
Programme Manager, Lambeth Council
Programme Officer, Lambeth Council
Project Manager, Lambeth Council
Senior Accountant, Lambeth Council
Ovalhouse
Ovalhouse
Brixton Green
Brixton Green
Igloo
Igloo
Igloo
1.
Welcome and Apologies
Apologies were received from:
Programme Manager, Lambeth Council
Brixton Green
Igloo
2.
Development Report update:
advised: We have revised cost target, better view of contractor price, better
position/more confident on financial viability.
-
Procurement:
advised: The preferred contractor is Galiford Try. Igloo is keeping
them informed/updated on project status.
-
Planning: S106 draft has gone through the Ops Group who have made comments and
has now gone to Planning for review. Waiting for planners to provide comments
(iterative process).
made a point that phrasing around Legal structures needs
strengthening and phrasing to confirm that the legal/management structure is being
set up. It was agreed that S106 is not the place for too much detail on this and it can
make reference to other documents with more detail.
-
Surveys and Investigations:
advised that Igloo has commissioned/carried out as
many surveys as possible at this stage except in certain areas e.g. 16-22 Somerleyton
Road where access to the building is restricted.
-
Design: Stage D completed based on existing brief. No residual issues –
recommendation being made to sign off Stage D, with workshops and value
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SOMERLEYTON ROAD PROJECT
Steering Group
engineering opportunities at the start of Stage E and a reconfirmation of the brief at
the start of Stage E.
MP: Ideally we would have a brief report agreeing completion of Stage D and setting
out what needs to take place at Stage E.
Action
Action: Igloo to prepare brief report agreeing completion of Stage D, setting out
what needs to take place at the start of Stage E and take through the Ops Group
noting issues with the existing brief
We need to think about Extra Care – affordability, value engineering, how it will
be taken forward, how we confront this changing issue so designers have a brief to
work to. How we redefine this particular aspect of the brief and the political
implications.
Livity: Discussions will continue with Livity but on the basis of market-led rental
negotiations
Theatre: Working with architects but not on contract at the moment.
Sequence of upcoming meetings are key.
3.
Risks:
13 weeks behind programme
Land Assembly: GL Hearn appointed to make offer to 16-22 and will lead on CPO. AF
will be meeting with Mr. Nourani and his legal team on 24th March. Difficult to give an
accurate timeline but we can expect it to take around 12 months – depends on if
there is a JR. Takes us to March 2017 (Risk of delay). Mr. Nourani’s solicitors claim his
intention is to develop the site.
Contractors have been made aware of the delays in land assembly. Shouldn’t be a
procurement risk but may impact viability
Delay in Stage E resulting in Inflation Risk – increased construction cost and
programme delay.
BREEAM: convincing the LPA to change from Excellent to Very Good. Major cost going
from Very good to excellent.
Network Rail: discussions ongoing.
to provide update.
4.
Heads of Terms – Non-residential uses
Livity discussions ongoing. Letter from Cllr Hopkins to be sent.
Chef’s School: No word from Westminster Kingsway. Deadline needs to be provided
Tactics/Strategy needs to be set how to tackle commercial spaces/pre-let.
Action:
/Igloo to get updated market advice on Chef’s school space
Action
Action:
to prepare an update brief/report for next Steering group meeting.
Report to include strategy for each space – what proportion we want resolved now and Action
what proportion we cannot wait for.
5.
Stage D completion:
-
Agreement in principle to Stage D being signed off subject to Igloo’s report and Paper
specifically on Extra Care
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SOMERLEYTON ROAD PROJECT
Steering Group
6.
Procurement:
-
Permission needed for relatively ‘small’ amount of money to unblock things in a
limited sense to allow critical path to go on and provide assurance to Galliford Try.
7.
16 -22 Somerleyton Road
-
Igloo to advise on comments needed on 16-22 Planning application. Support against
Action
the planning application from community – Ovalhouse and Brixton Green
8.
Legal Status:
-
Workshops taking place. Progress being made.
9.
Financial Viability:
-
We are at a place that subject to legal structure and land the scheme is viable.
Viability sub-group to report back every month.
Action: Scenario testing needed on viability if 16-22 not part of the scheme.
Action
2 Scenarios:
i)
Removal of 16-22 with same vision, is it viable?
ii)
Without 16-22 what would make it viable?
-
Can it be made viable without 16-22? Perhaps, but that would move very far away
from what Council/community wants
10.
AOB:
Action: Next Meetings:
to circulate schedule of meetings for the full year –
Action
steering group, ops group, viability, Housing subgroup.
Action:
to bring Terms of Reference for Housing subgroup to the next Steering
Action
Group meeting
Date of Next Meeting
Wednesday 13th April 2016, 10.30 am – 12.30 pm
Room TBA, International House. Canterbury Crescent. Brixton. SW9 7QE
Part 2: CONFIDENTIAL ITEMS
NOT FOR CIRCULATION BEYOND STEERING GROUP MEMBERS AND LAMBETH OFFICERS
1.
ACTION 01:
Development Report update:
.
-
Procurement: RK advised: The preferred contractor is Galiford Try. Igloo is keeping them
informed/updated on project status.
Procurement:
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SOMERLEYTON ROAD PROJECT
Steering Group
Permission needed for relatively ‘small’ amount of money to unblock things in a limited
sense to allow critical path to go on and provide assurance to Galliford Try.
7.
16 -22 Somerleyton Road
-
Igloo to advise on comments needed on 16-22 Planning application. Support against the planning
application from community – Ovalhouse and Brixton Green
Financial Viability:
-
We are at a place that subject to legal structure and land the scheme is viable. Viability
sub-group to report back every month.
Action: Scenario testing needed on viability if 16-22 not part of the scheme.
2 Scenarios:
iii)
Removal of 16-22 with same vision, is it viable?
iv)
Without 16-22 what would make it viable?
-
Can it be made viable without 16-22? Perhaps, but that would move very far away from
what Council/community wants