At Kingsmead Consultants, we specialize in delivering expert quantity surveying services that maximize value and ensure project success. A recent £750k commercial-to-residential conversion in North Liverpool’s Ormskirk highlights our commitment to guiding clients through complex developments and achieving exceptional results.

 

Project Overview

Our client, having recently sold a business, sought to deploy capital into a development project that would generate passive income while creating long-term value. The client purchased two commercial shops in the heart of Ormskirk and aimed to convert the upper floors into residential apartments under permitted development rights. Kingsmead Consultants were engaged to provide comprehensive quantity surveying services, offering: 

• Cost advice and feasibility studies.
• Strategic planning to optimize the floor area for maximum return.
• Tender management and contractor evaluation.
• Ongoing contract administration and cost control.

Planning and Feasibility

The client’s goal was to transform the upper floors into high-quality, habitable apartments that could be leased to a housing provider on a 7-year contract. Kingsmead Consultants partnered with a specialist architect to optimize the layout, ensuring the maximum number of units and communal spaces without compromising on living standards. Our team developed a detailed feasibility study, providing the client with a clear financial overview to make informed decisions

Contractor Tendering and Selection

Three contractors were invited to tender for the project. Despite detailed tender documents, the responses varied widely:

1. Contractor 1: Submitted a one-line lump-sum price with no supporting details, raising concerns about transparency and reliability.
2. Contractor 2: Recommended by the client for their previous work in the area, but their quote was significantly higher than our cost assessment, suggesting inflated pricing.
3. Contractor 3: A Liverpool-based contractor introduced by Kingsmead Consultants. While they were not known for commercial-to-residential conversions, they submitted a comprehensive tender, including a detailed programme of works and cost plan that aligned closely with our estimates.

Based on their transparent approach, cost alignment, and prior collaboration with Kingsmead Consultants, Contractor 3 was awarded the project. The contract was administered under Kingsmead’s supervision, ensuring a smooth execution.

Overcoming Challenges

This project presented several complexities, including:

1. Floor Elevation for Plumbing:
   • Raising floors to accommodate central waste pipework routing to external areas required precise planning and execution.
2. Access and Walkway Construction:
   • A metal walkway and access bridge spanning a delivery access area were constructed, necessitating the use of a large crane to lift concrete steps into place.
3. Roof Works:
   • Specialist roof repairs were undertaken without disrupting the businesses operating below the property.
4. Funding Constraints:
   • With development finance in place, adhering to the programme was critical to avoid additional costs. Kingsmead Consultants’ proactive project management ensured timely delivery.

 

Kingsmead Consultants’ Contributions

Kingsmead Consultants provided pivotal support throughout the project:

• Expert Cost Management:
  • Regularly reviewed and agreed on monthly valuations and variations.
  • Prevented costly overruns by advising on potential variations early.
• Contract Administration:
  • Chaired project meetings with clear agendas and distributed detailed minutes to maintain accountability.
  • Ensured all applications for payment were accurate and aligned with the contract terms.
• Stakeholder Collaboration:
  • Worked closely with the client, architect, and contractor to resolve issues efficiently.
  • Ensured all parties remained aligned with project goals.
• Client Advocacy:
  • Protected the client from being overcharged, leveraging our expertise to benchmark costs.
  • Ensured that the completed project achieved maximum refinance value, facilitating prompt repayment of development finance.

Outcome

Despite the project’s challenges, Kingsmead Consultants successfully delivered ahigh-quality conversion that met the client’s objectives. The new apartments were completed on time and within budget, creating a sustainable income stream for the client. By transforming underutilized commercial space into desirable residential units, the client achieved both financial and developmental success.

Conclusion

This £750k Ormskirk project underscores the value of expert quantity surveying and diligent project management. At Kingsmead Consultants, we specialize in helping clients navigate the complexities of commercial-to-residential conversions, ensuring cost efficiency and project success.

If you’re considering a development project, contact Kingsmead Consultants today to learn how we can help turn your vision into reality.

For more information, visit Kingsmead Consultants or call us to discuss your project.