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Successful mixed-use building management

12 October 2016

NG Bailey has worked on the 60 Ludgate Hill building since its initial completion and has been involved in all subsequent development.

While the construction of any new building provides a fascinating story, as it emerges from the initial bare site through the various stages to reach project completion, this is inevitably just the first phase of an ongoing journey.

Before the structure starts to be used by its new occupants, it needs to be adapted accordingly, with all the various additions added.

The trend for many new buildings has seen mixed use rise to the fore, typically combining retail, leisure and offices. This means that the new building, effectively a shell at the project completion stage, will see numerous additions such as meeting rooms, offices, kitchens, as well as gym facilities in many instances, along with fit out of the retail space and other areas.

Further requirements will include all the essential infrastructure to manage and deliver the necessary level of comfort and technology to each occupant, typically to a deadline driven by the timing of the tenant vacating their previous establishment.

Much of the above can be seen within the 60 Ludgate Hill building in London, built on the site of the former Hillgate House and owned by Land Securities, which reached project completion in 2014 to provide 381,800 sq ft of office and retail space.

The initial fit out of the new site was completed by Gratte Brothers and T Clarke, before handing over to the NG Bailey Facilities Services team.

Understanding

Being able to start on site six months before the building became occupied is described as “very helpful” in gaining an understanding of the various elements governing how the building works by NG Bailey project manager James Gladding.

His company is contracted to provide mechanical, electrical and building fabric maintenance.

“We were on site six months prior to project completion and this allowed us to get to know the building and how it worked before any of the new tenants moved in,” says Mr Gladding. “This allowed the team to make sure the building was run to the correct standard from the word go.”

His company’s long standing relationship with Land Securities has taken a further step forward with the 60 Ludgate Hill contract, he states. The contract includes the presence of a full-time, on-site team, providing services that include both fabric maintenance and energy management.

The two companies have obviously established a positive working arrangement, resulting in NG Bailey managing a total of eight retail centres for Land Securities, plus another 40 commercial properties around England at present.

This is further emphasised by the news that Japanese financial institution Mizuho is continuing its relationship with NG Bailey Facilities Services, and will see it manage the company’s new office, Mizuho House, which is the adjacent building to 60 Ludgate Hill.

Soft landings

Having managed the previous Mizuho London office, located at nearby Bracken House, NG Bailey is also providing soft landings support to assist its client in moving to its new facility, where it will provide 24-hour critical services support for the foreseeable future.

The bank’s new office has been transformed from an empty shell to create a working environment for 1,600 employees occupying 200,000 sq ft of office space.

“It’s been fitted out to a very high standard, especially the executive offices and boardroom on the top level,” says Mr Gladding. “There’s a lot of stonework and high spec detailing.”

The Mizuho reception provides an impressive introduction to the building, featuring a bespoke artwork installation in the form of an inverted forest that includes a focus on sustainability.

The artwork includes features such as leaves that were formed from the stone dust generated during the building’s construction. Providing 24 hour cover for the building, the NG Bailey on-site team includes an engineer and fabric technician.

“We’re very aware that we need to work to high standards to maintain the building in the way the client wants us to,” says Mr Gladding.

“This includes maintaining the walls and carpets, for example, and any floor tiles that get soiled are replaced immediately.

“We also remove any marks from the walls and this will be done out of office hours, if necessary,” he continues.

“We’ll also add any extras that are needed, such as power sockets, artwork, clocks, etc, and this is often completed over the weekend, when the building’s a little quieter.

“We make sure that everything we do is in line with the correct processes agreed with the client,” says Mr Gladding.

He further explains that all NG Bailey staff have received training in every aspect of service delivery, following collaboration with Land Securities.

“We’ve received many good comments from both Land Securities and tenants about the level of support provided in all areas,” he says.

“The training provided to our staff covers all aspects of their behaviour and the course was created by asking Land Securities how they expect the team to communicate with their clients.

“We’ve been really pleased with the way the team has taken this on board and it shows that we appreciate that every commercial partnership is a two-way street,” says Mr Gladding.

Energy management

Another aspect of the services provided to 60 Ludgate Hill and Mizuho House is energy management, resulting from a jointly-funded, cost-neutral pilot scheme between Land Securities and NG Bailey that exceeded expectations.

Conducted over 12 months, it resulted in energy use falling by 9% at several of the Land Securities London sites.

More than 40 individual projects have been completed to improve system efficiency and reduce energy usage, providing another valuable addition to the NG Bailey supply of hard FM services.

This can be seen in many aspects of the company’s service provision at 60 Ludgate Hill and Mizuho House.

“We’ve taken over the running of the entire infrastructure of the buildings,” says Mr Gladding.

“Elements such as fan coils and actuators are all run on the [building management system], with all utilities metred and Land Securities monitoring the overall energy usage.”

Following positive feedback regarding the level of service provided on site, NG Bailey hopes that it has a good chance of seeing its contract renewed in March next year.

“We’re retendering for the contract and just entering the final phase of that, and we’re very much aware that it’s a competitive world,” says Mr Gladding.

“We’ll use the data that we’ve accumulated to demonstrate the savings that we’ve provided.”

He emphasises that the various cost reductions and improvements delivered have been the result of successful joint working initiatives.

“We’ll continue to look at additional areas where we can drive further improvements,” says Mr Gladding.

Land Securities sites included in the energy reduction pilot programme:

• 80-100 Victoria, SW1

• 16 Palace Street, SW1

• 123 Victoria Street, SW1

• 5-6 New Street Square, EC4

• Dashwood House, EC2


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