case study | College of Occupational Therapists
Client:Property:Contract:Industry Sector:Contract Value:Location:Duration on Site:
College of Occupational Therapists106-114 Borough High StreetBuilding RefurbishmentCommercial£2 millionSouthwark, London20 weeks
PROPERTY AND CONSTRUCTION CONSULTANTS
By considering a long-term property strategy, organisations can make vital business decisions that deliver value for money whilst helping to achieve short term goals.
Having appointed Morse Consultants, The College of Occupational Therapists was able to undergo a major refurbishment of its property with the minimum of disruption to its day to day operations. “Morse made it so much easier that we had imagined it would be,” said Phillip Lennon, Head of Finance at COT.
About the client
The College of Occupational Therapists (COT) is a registered charity and subsidiary of the British Association of Occupational Therapists, which is the professional body for occupational therapists. COT works to ensure the profession’s rightful place in health and social care delivery and to encourage its members to play an active role as ambassadors for the profession. It employs around 70 people, of which 60 are permanently based in London, and supports some 30,000 members across the UK. Its headquarters are situated on Borough High Street in Central London.
COT was one of Morse Consultants’ first clients when the company was set up in 2004 by Steve Hogevold, chartered building surveyor and managing director. Morse project managed necessary roof repairs to COT’s headquarters building, obtaining tenders for the work and ensuring it was carried out appropriately. The two organisations kept in touch, and in 2009, Morse was appointed to obtain quotes for repairing the air conditioning system and redecorating the stairwell. After various discussions about the proposed work, Phillip and the team at COT became aware that they would benefit from considering a longer-term strategy for their investment.
case study | College of Occupational Therapists
“Initially we had planned on moving staff out briefly while we repaired the air conditioning and redecorated,” said Phillip. “But when we became aware of the magnitude of the work required to replace our failing air conditioning system, we realised we had to do some planning to ensure we were making the most sensible decision regarding our property. The most cost-effective approach was a more extensive and strategic refurbishment.”
COT’s building is a 1960’s block in between other buildings on Borough High Street. It was fairly unattractive from the outside, still sporting the original aluminium shop front and inside the electrical services were failing. The organisation had realised that whilst carrying out this necessary work, it could also give the building an interior and exterior overhaul – which would in turn promote COT as a more modern and approachable organisation that members would feel proud of, want to visit and make use of its up-to-date facilities.
Phillip and his team sat down and reviewed their plan for the building. They decided that within 5 years they would have to move everyone out anyway to achieve their business goals, so they decided to do the work in one phase. “It was really driven by necessity,” said Phillip. “The building and everything in it was past its sell by date and once we started to look at updating everything it was very obvious that we had a very quick and coordinated need to move out.”
As project managers, Steve and his team set to work employing an architect and a structural engineer, having the plans of the building drawn up and approaching contractors to obtain costs for doing the work so decisions could be made. The Morse team worked closely with Phillip to discuss options, budget and timings so they could obtain board approval for the project. They also looked at temporary serviced offices and found and negotiated terms on suitable premises for COT to work in while the project was underway. In April 2010 COT moved out of the building into temporary offices a few hundred metres up the road.
Photos of COT courtesy of Ben Adams Architects
The works
The strip out of the building began swiftly, with several specialist contractors brought in, including an asbestos removal firm which located and removed some hazardous remnants of the building’s original construction from the ceiling, flue, fire barriers and floor tiles. The project team discussed every issue from lighting, room temperatures, space planning, finishes and details about each department’s needs. “It was really important we understood how the building was going to be used so we could make it work as efficiently as possible for them,” said Steve. Morse held a workshop with each of the department heads within COT to give them a chance to provide feedback on the plans. “We didn’t want them to feel bulldozed – it is always sensitive dealing with people who have worked somewhere for a long time and we wanted them to know that their opinions mattered to us,” he said.
Having consulted with the teams, decisions were made quickly and work began in earnest planning the finishes. Having been in the old building for a considerable time – storage was taking up valuable floor space, obscuring light and making spaces awkward and cramped. This was rearranged so much of the storage is now hidden. It also provided a much-needed opportunity to clear out unused equipment and files. Staff were initially nervous but were open to change and everyone seemed enthusiastic about the scheme having met with Morse.
The finished project
The building, 2 years later, is still looking fresh and working well for COT. “The building itself is far more effective for us now. We have a stunning entrance area to welcome members and staff, we have office space which is the right temperature, is no longer draughty and noise from the road outside has been significantly reduced.
We are also not having to deal with breakdowns on a regular basis so we can focus on doing our own jobs running COT for the benefit of members,” said Phillip.
Since the refurbishment, COT has seen an increase in members using the London facility where they have access to meeting rooms, function areas and the library. “Morse has helped us to feel as if we are in a brand new building,” Phillip continued.
Phillip was so impressed with the project, he recommended Morse to the Royal College of Speech and Language Therapists (RCSLT) who appointed Morse to project manage their own refurbishment. “We have just moved RCLST back into their “brand new” building after a 4 month project!” said Steve Hogevold.
COT moved back into their premises in January 2011 and an official re-opening of the building attended by The Princess Royal, the patron of the charity, followed shortly after. “Her Royal Highness seemed visibly impressed by the changes to the building and the new face of the COT,” said Steve Hogevold. “She asked me if there had been any problems during the project because of the age of the building,” to which I replied: “We had to have specialists in to remove asbestos – but other than that it all went pretty smoothly!”
“As well as being recommended by our client for another project we also have Royal approval!” Steve added. “You can’t ask for a better endorsement than that!”
case study | College of Occupational Therapists
Photos of COT courtesy of Ben Adams Architects
Our Services
Feasibility studyDesign & space planningRating adviceRental negotiationsRelocation managementCDM-CProject ManagementCost Management
Delivering Results
A stunning entrance A cost effective solutionBeautiful, comfortable break out areasHigh tech meeting roomsNatural light in dark spacesAn efficient buildingA modern and bright face for COT
THE COT PROJECT
PROPERTY AND CONSTRUCTION CONSULTANTS
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