West Ham Bus Garage, Newham

Gleeds managed the West Ham Bus Garage project for Transport for London, delivering a modern 4,579 m² workspace within a £3.2 million budget and tight timelines. Utilising the NEC Option A Fixed Lump Sum with Activity Schedule and early contractor involvement via Perfect Circle on the SCAPE Consultancy Framework, the project was successfully handled, meeting critical deadlines and enabling occupancy by the client's team by the agreed timeframe of September 2023.

Gleeds, via Perfect Circle, was appointed in November 2022 on the project, managed on behalf of Transport for London - a high-priority initiative requiring swift and efficient execution. The client had a hard stop end date by which the internal team needed to vacate their existing office, necessitating a procurement route that would meet this strict deadline. After evaluating various options, SCAPE was chosen to ensure early contractor involvement, which significantly reduced the programme length. This approach facilitated a seamless transition to the new workspace by September 2023, avoiding significant cost implications. 

Gleeds provided comprehensive cost and project management from RIBA Stage 0 to 7, ensuring meticulous oversight throughout the project's lifecycle and concluded work in November 2023.

The TfL Lost Property Office was also amongst the West Ham Bus Garage relocation, from its interim site in South Kensington. This new facility enhances operational capabilities to manage increasing volumes of lost items, playing a pivotal role in recovering over 200,000 items annually lost on London's transport network. 

The move aims to expedite retrieval and return processes, ensuring a seamless experience for passengers. Key items returned include wallets (over 4,400), bags (more than 3,500), and mobile phones (over 1,300) in the last financial year. This move marks a significant milestone, reaffirming the office's commitment to efficiently managing and returning lost items within London's transport network.

Challenge | Meeting the hard stop end date.

Solution | Gleeds were able to manage this tight deadline by providing an alternative procurement and tendering strategy that was seen as ‘outside the box’, utilising the SCAPE Consultancy Framework for early contractor involvement, accelerating the programme.

Challenge | Original budget set out by Client at RIBA 0 was half the feasibility study cost Gleeds provided at RIBA Stage 1.

Solution | Explored and implemented innovative value engineering opportunities. For example, the initial contractor suggestion for the use of hollowcore planks to infill the existing maintenance pits, was amended to the recommendation from Gleeds to use composite flooring, overall saving an estimated £30,000.

Challenge | Conflicting stakeholder requirements - managing differing needs and expectations.

Solution | Conducted regular meetings with the client and end users to discuss scope changes and requirements. Early contractor involvement was crucial for both managing expectations and complete transparency.

Innovation | Programme issues, budget constraints and conflicting stakeholder requirements posed as key challenges throughout this project. These were effectively managed by utilising the SCAPE Consultancy Framework for early contractor involvement, exploring and implementing value engineering opportunities to address budget constraints, and conducting regular meetings with the client and end users to align on scope changes and requirements. This innovation has since been adopted for several other projects within the client’s portfolio, demonstrating its effectiveness.

Added Value | The project team went beyond the original brief by offering comprehensive cost management and project oversight, ensuring that despite additional scope items, the project remained within budget and met critical deadlines, ultimately delivering a successful outcome for Transport for London. 

This project also encouraged social value, as per the SCAPE Consultancy Framework agreement.

Community engagement | Gleeds facilitated regular stakeholder meetings to ensure transparency, whilst early contractor involvement through the SCAPE Consultancy Framework streamlined decision-making and project delivery. Overall, enhancing stakeholder satisfaction.

Educational outreach |  Gleeds not only introduced innovative procurement strategies to TfL, setting a benchmark for future projects and industry best practices, but also developed community engagement efforts aimed at raising awareness about construction and career opportunities.

Enhanced public services | The project met critical deadlines, ensuring uninterrupted service and avoiding financial penalties for TfL. Gleeds improved infrastructure at West Ham Bus Garage, enhancing public facilities.

Continued collaboration |  Gleeds’ performance led to further projects within TfL’s portfolio, demonstrating client satisfaction and trust in project delivery. Ultimately resulting in future local work opportunities.

The West Ham Bus Garage project stands as a testament to effective project management, innovative procurement strategies, and successful stakeholder collaboration, providing a robust framework for future projects within the portfolio.