CAR for Thistle Primary School Main Works Contract
Renfrewshire Council · 20 November 2025
Back to Finance, Resources and Customer Services Policy Board — 20 November 2025 and its agenda
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OFFICIAL ___________________________________________________________________ To: Finance, Resources and Customer Services Policy Board On: 20 November 2025 ___________________________________________________________________ Report by: The Director of Finance and Resources and the Director of Environment, Housing and Infrastructure ___________________________________________________________________ Heading: Contract Authorisation Report for Thistle Primary School Main Works Contract ___________________________________________________________________ 1. Summary 1.1. Renfrewshire Council has a requirement to build the new Thistle Primary school (“new school”) in Dargavel Village, Bishopton (the “Project”). The new school will have capacity for c800 pupils as well as facilities for Community Use, including a full-size flood-lit 3G playing field. 1.2. Hub West Scotland Limited (“HWS”) was identified as the recommended procurement route to market under the approved terms of the Territory Partnering Agreement (TPA). Design development has taken place in partnership with HWS since October 2023. The current design and market testing position represents comprehensive design proposals that meet our expectations, a robust cost plan that aligns with the agreed budget parameters and delivery programme that supports the Council's strategic priorities and anticipated timelines. 1.3. The Advanced Works Contract, approved at the Finance, Resources and Customer Services Policy Board meeting on 11 September 2025, which comprises of carrying out targeted civil engineering and services preparatory works commencing November 2025, should be completed by mid-January 2026. At the Finance, Resources and Customer Services Policy Board meeting on 11 September 2025, it was advised that a further report would be brought to a future board to seek approval of the award of the Main Works Contract.
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OFFICIAL 1.4. Formal approvals are now required to progress the Project to ensure the Project deadline is met; Finance, Resources and Customer Services Policy Board approval is requested for a Main Works Contract with HWS, who will wholly sub-contract all of these works to BAM Construction Limited. ___________________________________________________________________ 2. Recommendations It is recommended that the Finance, Resources and Customer Services Policy Board: 2.1. Authorises the Head of Corporate Governance to enter into a Design and Build Development Agreement (DBDA) for Thistle Primary School Main Works Contract with Hub West Scotland Limited (Registered Company SC381561). Please note, for the purposes of contractual clarity this will be by way of amendment and reinstatement of the Advance Works Contract (i.e. the Advance Works contract will be varied to include the Main Works phase). Please also note that HWS will wholly subcontract all these Advance Works under this Contract to BAM Construction Limited (Registered Company 02379469). 2.2. Authorises the award of the Main Works Contract for £35,130,451.00 excluding VAT, to Hub West Scotland Limited (“the Contract Sum”). Please note, this sum is inclusive of the sum of £3,894,263.40 that was approved for the Advance Works by the Finance, Resources and Customer Services Policy Board on 11 September 2025. 2.3. Authorises a contingency spend of £1,756,522.55 in relation to the Main Works Contract, which equates to 5% of the Contract Sum. 2.4. Authorises a total Approved Contract Value for the Main Works Contract of £36,886,973.55 (which is the total of the Contract Sum plus the contingency spend). 2.5. Authorises the acceptance of a Limitation on Hub West Scotland Limited’s Liability for uninsured losses up to the value of the Contract Sum for the Main Works Contract. To note: this is the market standard position. 2.6. Notes that construction associated with the Main Works Contract is anticipated to commence in February 2026 and be completed by June 2027 to facilitate the new school becoming operational by August 2027 for the 2027/28 academic year.
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OFFICIAL 2.7. Authorise the acceptance of a Limitation of Liability on Design Consultants to the sums referred to in 3.3 below on an each and every claim basis except for claims relating to pollution, contamination, and asbestos, where the limit will be in the annual aggregate. To note: this is the market standard position. _________________________________________________________ 3. Background 3.1 The key Renfrewshire Council (Council) critical success factor is that the Project must be complete by June 2027 in order that the school will be operational for pupils by the new term in August 2027. Main Works are programmed to commence in early February 2026 and complete by June 2027. 3.2 The Main Works Contract will comprise construction of a new three storey primary school building for a c800 pupils and include facilities for community use such as a full size 3G pitch and community garden space. The Main Contract Works include all construction elements including steel frame, roof, building façades, interior finishes, landscaping, playgrounds, carparks and paths required to deliver an educational facility. 3.3 As part of this Contract, the limitation of liability of HWS’s Sub-Consultants shall be limited to the sums referred to in the table below on an each and every claim basis except for claims relating to pollution, contamination and asbestos where those limits will be in the annual aggregate. These figures reflect standard market position. The limits noted below reflect the Enabling Works position with exception of sub-limited £250,000 in aggregate for Asbestos (JM Architects Limited). Legal Entity Value Terms Sub Limit JM Architects Limited £10m any one occurrence Asbestos: £250,000 in the aggregate ERZ Ltd £5m any one claim or series of claims arising from the same originating cause Defence costs in addition but in the aggregate in respect of Pollution and Contamination claims Digital Guerrilla Consultancy Ltd £2m any one claim unlimited in the period of Insurance N/A
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OFFICIAL Legal Entity Value Terms Sub Limit Carbon Futures (Consultancy) Limited £5m each and every claim or loss, excluding defence costs N/A Spacezero (North) Limited £10m any one claim N/A Rybka Ltd £10m any one claim excluding costs and expenses Fire Safety: £10,000,000 in the aggregate including costs and expenses in respect of Fire Safety Pollution: £1,000,000 in the aggregate inclusive of defence costs Asbestos: £250,000 in the aggregate inclusive of defence costs Jeremy Gardner Associates Ltd t/a Jensen Hughes £10m per occurrence and aggregate No fire/combustibility exclusion included in the Professional Indemnity Policy Sandy Brown Ltd £5m any one claim Pollution: £5,000,000 in the annual aggregate Asbestos: £2,000,000 in the annual aggregate AECOM Limited £10m any one claim N/A Currie & Brown UK Limited £10m any one claim N/A 3.4 The Council provided HWS with a Community Benefit Outcome Menu that targets 150 points for a Project of this overall value. The Outcome Menu was also replicated onto the SFT themes, outcomes and measures (TOMs) system as part of the HWS tender process. BAM Construction Limited committed to achieving 680 points on the Community Benefit Outcome Menu and £10.4m worth of Social, Local Economic Value through the SFT TOMs menu. The Community Benefits will be delivered as part of the Advance Works Contract and continue through until overall Project completion. ___________________________________________________________________
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OFFICIAL Implications of the Report 1. Financial – The cost for this Main Works Contract of £36,886,973.55 (which is the total of the Contract Sum plus the contingency spend) excluding VAT, will be met through the Capital – General Services budget. The limits of liability are as detailed within paragraph 3.3. 2. HR & Organisational Development – None directly arising from this report. 3. Community/Council Planning – • Our Renfrewshire is thriving – maximising economic growth, which is inclusive and sustainable. • Our Renfrewshire is well - supporting the wellness and resilience of our citizens and communities. Place - Demonstrating that Renfrewshire is a great place to grow up, it is a place of opportunity for those that live and work here. Economy: - Improving lives and securing wellbeing through a stronger, inclusive and sustainable economy, being creative, imaginative and linking opportunities to enhance the benefits for Renfrewshire. - Matching the skills developed in Renfrewshire with the opportunities available in Renfrewshire and equipping all children and young people to achieve success in life. Green: - Working across partners and communities to deliver the priority areas highlighted in our Plan for Net Zero, working towards a net zero Renfrewshire by 2030. - Ensuring our journey to net zero is a just transition with climate justice and fairness at the heart, finding opportunities to challenge inequalities in new green ways as we tackle the climate crisis. - Integrating climate considerations into our long term strategic and financial planning as an organisation - Boosting our green economy, creating good green jobs that are sustainable for the future.
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OFFICIAL Living Our Values: - Leading positively through transition and change. - Delivering best value for our citizens and customers. 4. Legal - The procurement exercise to establish the ability of the Council to enter into a contract with Hub West Scotland has been conducted in accordance with the Procurement Regulations. 5. Property/Assets - The Council’s investment in its learning estate offers the opportunity for a place-based approach to local outcomes and integrating local services to support communities. The new school will have capacity for c800 pupils as well as facilities for Community Use including a full-size Flood-lit 3G playing field. 6. Information Technology – None directly arising from this report 7. Equality & Human Rights – None directly arising from this report 8. Health & Safety – None directly arising from this report 9. Procurement – Hub West Scotland is a joint-venture organisation which is owned by both the public and private sectors. 10. Risk – A Risk Register has been produced for the Project and will be managed and maintained throughout the Project lifetime. 11. Privacy Impact – None directly arising from this report 12. Climate Risk – None directly arising from this report 13. Children’s Rights – This report does not cover a new policy, function or strategy nor a substantive change to an existing policy, function or strategy which will have an impact on children’s rights. 14. Cosla Policy Position – None directly arising from this report. _______________________________________________________ List of Background Papers (a) Learning Estate Update – on 14 March 2023 to Education and Children’s Services Policy Board (b) Learning Estate Update – on 23 May 2023 to Education and Children’s Services Policy Board
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OFFICIAL (c) Contract Authorisation Report: New Primary School in Dargavel, Enabling Works Contract and approval for Pre-Construction Consultant Fees – on 13 February 2025 to Finance, Resources and Customer Services Policy Board (d) Contract Authorisation Report: New Primary School in Dargavel, Advanced Works Contract on 11 September 2025 to Finance, Resources and Customer Services Policy Board ______________________________________________________________ Author: Joanna Tannock, Interim Strategic Category Manager, 0141 487 1534, joanna.tannock@renfrewshire.gov.uk