Sanctuary Housing

Graham + Sibbald were instructed to act as Construction Administrator to project manage and administrate the delivery of the construction programme at Brandon Lodge, Harrogate. The purpose of the appointment was to;

  • Produce a detailed description of works and supporting material specifications
  • Invite contractors to tender and complete a tender analysis report
  • Produce architectural drawings to support the necessary planning applications
  • Provide post-contract services as Contract Administrator
  • Provide continual technical support throughout the project

The nature of the works and age of the property demanded intensive site input to maintain control of the programme and ensure successful delivery of the project.

Whilst on the project resided marginally outside the local conservation area, the project was still subject to local heritage considerations and building regulations due to the areas significance and shared accommodation requirements.


The first stage comprised the undertaking of a non-destructive condition survey to assess the existing condition and existing defects to the property, which had unfortunately fallen into a dilapidated state following a long period of unoccupancy.

Our recommendations in the subsequent project appraisal were reviewed before we were invited to provide tender documents to reconfigure the property from 6No flats into 3No flats (to offer more spacious accommodation to the prospective tenants).

The scope of works included new kitchens and bathrooms throughout, a revised compartmentation strategy and various fabric repairs, including new heritage sensitive fenestration.

Upon award of the contract, we worked closely with the appointed contractor and the Client to ensure the project was delivered according to their brief and ensured their requirements in time, cost and quality were satisfied throughout.

Key Challenges

Key challenges around the project predominantly related to product availability and careful management of social distancing and workforce bubbles (due to the COVID-19 pandemic). Advanced planning and co-ordination with the project team was therefore required at every stage.


The project was delivered to the client’s satisfaction and below budget despite the project suffering 34No contract variations, many of which were unbeknown to the project team until the down-taking phase had completed.

Key Message

G+S were able to deliver a project in excess of our client’s expectations which met the brief at every opportunity. This was largely influenced by the provision of a detailed description of works, which maintained a high-quality finish keeping the project within budget, despite a substantial number of unforeseen variances to the contract. This further demonstrated the building surveying team’s skills in cost management and re-emphasises the importance of a methodical approach at every stage of the project.

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