PROJECT PROFILE Confidentiality disclaimer CLADDING REMEDIATION
01 ┃ HRB funded by CSS Construction Value: £15.2M On site, completion Dec 2026 Principal contractor: Fleetwood Architectural Aluminium SKYLINE CHAMBERS MANCHESTER Comprehensive Cladding Safety Scheme (CSS) funded remediation of a 107- apartment high-rise residential building in central Manchester. The works comprise replacement of multiple non-compliant external wall systems, removal of combustible materials and insulation, installation of compliant cavity barriers and fire stopping, balcony remediation, compartmentation upgrades, remediation of the internal atrium elevations and replacement of the glazed atrium roof. The project also includes remediation of defects identified during opening-up works, including deteriorated steelwork and structural framing affected by historic water ingress. The scheme is being delivered under a two-stage Design & Build procurement route with a JCT Design & Build 2016 contract. SCOPE OF WORKS
SKYLINE CHAMBERS Neaves & Co is appointed as Lead Consultant, Project Manager, Employer's Agent, Quantity Surveyor (including Grant Certifying Officer functions) and Principal Designer under CDM. The commission encompasses management of the CSS funding process, consultant team coordination, procurement, programme management, commercial management, contract administration, change control and stakeholder reporting throughout design and construction. As Lead Consultant, Neaves & Co coordinated and managed the multidisciplinary design team throughout the project, including architect, fire engineer, CDM Principal Designer, quality control inspectors and contractor design team. The role included management of design development, CSS funding approvals, BSR submissions, change control and the resolution of issues arising from intrusive investigations and opening-up works. OUR ROLE KEY CHALLENGES Full building decant following a GMFRS prohibition notice, resulting in the displacement of all residents and leaseholders for an extended period whilst remediation works were designed, procured and delivered. Managing a highly scrutinised stakeholder environment involving leaseholders, tenants, managing agents, Homes England and other project stakeholders. Securing approval and funding for remediation of the internal atrium elevations and glazed roof, an unusual element of the project due to the partially open nature of the atrium. Development and approval of a bespoke glazed imperforate balustrade solution to satisfy fire strategy requirements whilst responding to leaseholder concerns regarding appearance and usability. Managing ongoing design development and regulatory approvals following the discovery of additional fire stopping requirements, service penetrations and structural deterioration during opening-up works. Maintaining programme momentum whilst ensuring all emerging defects were appropriately investigated, designed and approved through the relevant governance and BSR processes. WHY THIS PROJECT DEMONSTRATES OUR CAPABILITY Skyline Chambers demonstrates Neaves & Co's ability to lead complex remediation programmes where technical, regulatory, commercial and stakeholder pressures all exist simultaneously. The project has required the management of evolving scope, long-term resident displacement, rigorous funding controls, detailed change management and continuous engagement with multiple stakeholders, whilst maintaining focus on the delivery of a safe, compliant and high-quality completed building. 02 ┃
HRB funded by CSS Construction Value: £5.1M On site, completion January 2027 Principal contractor: Fleetwood Architectural Aluminium SIMPSON STREET MANCHESTER Cladding Safety Scheme (CSS) funded remediation of a residential development comprising 30 apartments across two interconnected blocks. Works include replacement of combustible external wall systems, cavity barriers, fire stopping, timber walkways, balcony decking, apartment entrance doors and associated fire safety improvements. The building combines a retained historic mill façade with a newer residential block connected by external access decks and a shared stair core. SCOPE OF WORKS 03 ┃
SIMPSON STREET Neaves & Co was appointed as Project Manager, Employer's Agent and Cost Manager, providing procurement, contract administration, cost management, programme management, stakeholder coordination while also coordinating the multidisciplinary design team, contractor design elements and regulatory approvals throughout the project. OUR ROLE WHY THIS PROJECT DEMONSTRATES OUR CAPABILITY KEY CHALLENGES HRB requiring Building Safety Regulator approval. Phased decant of all residents during works. Historic façade retention scheme incorporating part of Manchester's industrial heritage. Two interconnected blocks served by a common deck and stair arrangement. Specialist rope-access works requiring an airspace licence from a neighbouring property. Replacement of all apartment entrance doors as part of the remediation strategy. NOTABLE PROJECT FEATURES Simpson Street demonstrates Neaves & Co's ability to manage remediation projects in highly constrained urban environments. The project requires coordination of multiple stakeholders, phased resident decants, regulatory approvals and complex access arrangements whilst maintaining programme momentum. The scheme also highlights our ability to lead collaborative project teams, manage emerging construction risks and develop practical solutions to challenging site constraints. Delivering works within a highly constrained city-centre site surrounded by neighbouring buildings. Managing a phased resident decant strategy. Navigating the Gateway 2 process as an HRB. 04 ┃
HRB funded by CSS Construction Value: £6.7M On site, completion September 2026 Principal contractor: Envirosips RED BUILDING MANCHESTER Comprehensive Cladding Safety Scheme (CSS) funded remediation of a mixed-use residential development in central Manchester comprising approximately 91 apartments and ground-floor commercial units. The project includes replacement of combustible external wall systems, installation of compliant cavity barriers and fire stopping, balcony remediation, compartmentation improvements and associated building safety works identified through the PAS 9980 assessment process. The project is being delivered through a PCSA followed by a Design & Build procurement route. In parallel with the CSS-funded remediation works, substantial freeholder-funded roof replacement works were undertaken to address long-standing water ingress, deterioration of the roof structure and defects associated with the later rooftop extension. These works were coordinated with the remediation programme to maximise efficiency and minimise disruption to residents. SCOPE OF WORKS 05 ┃
RED BUILDING Neaves & Co was appointed as Project Manager, Employer's Agent and Cost Manager throughout the project lifecycle. The commission includes management of the CSS funding process, procurement, contract administration, cost management, programme management, consultant coordination, stakeholder reporting. OUR ROLE WHY THIS PROJECT DEMONSTRATES OUR CAPABILITYSimpson Street demonstrates Neaves & Co's ability to manage remediation projects in highly constrained urban environments. The project requires coordination of multiple stakeholders, phased resident decants, regulatory approvals and complex access arrangements whilst maintaining programme momentum. The scheme also highlights our ability to lead collaborative project teams, manage emerging construction risks and develop practical solutions to challenging site constraints. KEY CHALLENGES Occupied building remediation with only phased decants to affected apartments. Integration of CSS-funded remediation works with major freeholder-funded roof reconstruction works. Significant water ingress, damp and deterioration discovered within the roof structure and upper-floor construction. Discovery of non-compliant window installations requiring a Major Change process with the Building Safety Regulator. Extensive stakeholder management involving residents, managing agents, the Freeholder, Homes England, the Building Safety Regulator and Manchester City Council. Historic defects were repeatedly uncovered as opening-up works progressed, revealing wider construction quality issues beyond the original remediation scope. NOTABLE PROJECT FEATURES Delivering a major remediation scheme while the building remained substantially occupied throughout construction. Coordinating CSS-funded works alongside a separately funded roof replacement project, requiring careful management of scope, funding and stakeholder responsibilities. Managing phased decants of the upper-floor apartments to facilitate extensive roof reconstruction works. Working within a highly constrained city-centre environment with limited access, neighbouring remediation projects and significant logistics challenges. Managing an 80-day programme impact arising from statutory authority highway restrictions which prevented access to the Rochdale Road elevation and delayed scaffold installation. Navigating one of the team's first Building Safety Regulator Gateway 2 approvals under the new building safety regime. Managing a Major Change submission to the Building Safety Regulator following the discovery of defective window installations and rotten timber framing during opening-up works. The issue fell outside CSS funding eligibility and required a separate funding solution to be developed with the Freeholder. Addressing numerous historic construction defects and legacy issues extending significantly beyond the original façade remediation scope. 06 ┃
HRB funded by CSS Construction Value: £5.1M On site, completion January 2027 Principal contractor: Fleetwood Architectural Aluminium QUEBEC BUILDING MANCHESTER Remediation of a two-block residential development comprising 162 apartments above a shared basement car park. Works include replacement of combustible insulation, zinc cladding and spandrel assemblies, installation of cavity barriers and fire stopping, replacement of balcony decking and associated façade remediation. The development comprises two residential blocks connected by a shared podium and basement structure within a constrained city- centre site. SCOPE OF WORKS 07 ┃
QUEBEC BUILDING Neaves & Co was appointed as Project Manager, Employer's Agent and Cost Manager, providing procurement, cost management, programme management, stakeholder coordination alongside coordinating the multidisciplinary consultant team and leading development of the revised design and Gateway 2 submission following the unsuccessful initial application. OUR ROLE WHY THIS PROJECT DEMONSTRATES OUR CAPABILITY Quebec Building demonstrates Neaves & Co's ability to recover complex remediation projects when the original delivery strategy is no longer viable. Following an unsuccessful Gateway 2 submission and contractor financial difficulties, the project required a fundamental reset. Neaves & Co supported the client through contractor termination, redesign, procurement restructuring and preparation of a revised Gateway 2 submission, The project highlights our understanding of remediation procurement, Building Safety Regulator requirements and project risk management. It demonstrates our ability to adapt delivery strategies, manage uncertainty and establish a credible route to construction despite significant regulatory and commercial challenges. KEY CHALLENGES Two residential blocks above a shared basement and podium. 162 apartments and commercial accommodation. HRB requiring Building Safety Regulator approval. Approximate construction value of £11.5m. Original contractor-led Gateway 2 strategy unsuccessful, requiring a complete project reset. Consultant-led redesign and resubmission strategy. Single-stage Design & Build procurement with multiple competitive tender returns. Potential future structural and waterproofing remediation outside the cladding scope. NOTABLE PROJECT FEATURES Recovering the project following rejection of the original Gateway 2 submission. Managing contractor financial difficulties and subsequent termination. Resetting the procurement and delivery strategy. Preparing a revised Gateway 2 submission. Running contractor tendering in parallel with BSR review. Managing programme uncertainty associated with approval and contractor mobilisation. Maintaining stakeholder confidence through a major project reset. Managing emerging structural risks associated with basement water ingress and steel corrosion. 08 ┃
Mid-rise funded by CSS Grade 2 listed building Construction Value: £3M On site Q3 2026 Pre-contract – on site March 2027 Principal contractor TBC (currently in tender process) ARGYLE, HENRY & YORK STREET LIVERPOOL - SCOPE OF WORKS 09 ┃
ARGYLE, HENRY & YORK STREET 10 ┃
Mid-rise funded by CSS Construction Value: £6.6M Pre-contract – on site Q4 2026 Principal contractor: 7Formation CARTERS YARD SHEFFIELD Remediation of a residential development in Sheffield involving replacement of combustible EPS insulation, remediation of defective cavity barriers and fire stopping, and associated façade fire safety improvements. The £6.6m Cladding Safety Scheme-funded project is being delivered via a two-stage Design & Build procurement route and comprises a courtyard development above a basement car park within a constrained city-centre environment. SCOPE OF WORKS 11 ┃
CARTERS YARD Neaves & Co was appointed as Project Manager, Employer's Agent and Cost Manager, providing project leadership through design development, procurement, stakeholder management, cost control and pre-construction delivery. The commission includes management of CSS funding requirements, consultant coordination and transition into construction. Neaves & Co also coordinated the multidisciplinary consultant team throughout the project, including the Architect, Fire Engineer, Façade Engineer, Structural Engineer and other specialist consultants. Design development has been managed through the PCSA phase, incorporating contractor input and buildability reviews ahead of contract execution. OUR ROLE WHY THIS PROJECT DEMONSTRATES OUR CAPABILITY Carters Yard demonstrates Neaves & Co's ability to deliver complex remediation projects where access, stakeholder management and temporary works considerations are the primary project risks. Successful delivery depends upon securing third-party access rights, negotiating scaffold licences, managing neighbour interfaces and developing practical construction solutions within a constrained urban environment. The project showcases our ability to coordinate funding requirements, consultant design, procurement and contractor engagement whilst maintaining momentum towards construction. It demonstrates our experience in progressing complex remediation schemes from design and procurement into delivery where access constraints have a direct impact on programme and project outcomes KEY CHALLENGES £6.6m Cladding Safety Scheme-funded remediation project. Non-HRB residential development approximately 15m in height. Courtyard configuration above a basement car park creating significant access constraints. Replacement of combustible EPS insulation and remediation of cavity barrier defects. Complex façade geometry incorporating balconies and timber brise-soleil structures. Two-stage Design & Build procurement route with contractor appointed under a PCSA. Significant stakeholder management, access licensing and neighbour interface requirements. NOTABLE PROJECT FEATURES Securing third-party access agreements and scaffold licences. Managing party wall matters and neighbouring property interfaces. Maintaining neighbouring commercial operations whilst facilitating access to the building envelope. Developing a scaffold and temporary works strategy within a constrained courtyard environment. Managing loading restrictions associated with the basement car park structure. Coordinating works around complex balcony and timber brise-soleil features. Completing design development whilst maintaining programme certainty. Negotiating and finalising Design & Build contract documentation following the PCSA phase. 12 ┃