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FM/ENV/015
July 2016
Version 3.0
Please Note This is a controlled document, please ensure you are using the most recent
version available on the UCLan intranet.
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FM ENV 015 Land Development & Refurbishment - Environmental Management Procedure
Document History
Date Author Version Description of modifications
24.03.10 S. Buckland 0.1 Initial draft of document issued for review.
16.06.10 J. Richards 0.2 J. Richards Comments on Estates Section
09.08.10 D. Price 0.3 D. Price has drafted initial Projects Section & S.
S. Buckland Buckland has reviewed changes and
commented.
20.08.10 D. Price 0.4 D. Price has developed the content further.
24.08.10 S. Buckland 0.5 Reviewed changes and proposed questions to
DP to structure additional required content.
31.08.10 D. Price 0.6 D. Price developed the content of the Projects
Section further.
31.08.09 S. Buckland 0.7 Prepared final draft for authorisation
06.09.10 S. Buckland 1.0 Approved procedure
05.04.11 S. Buckland 2.0 Updates following internal audit & procedure
development
19.06.12 C.Challen 3.0 Updates to sections 2.1, 2.3, 2.4, 3.1, 3.1.1,
3.1.7, 3.1.8 following internal audit actions &
procedure development.
26.09.13 S. Buckland 1.0 Upload to SharePoint, hyperlinks updated,
revision postponed to Autumn 13 to coincide
with on-going site checking and contractor
management work completion and integration of
previous FM Finance staff into Development,
Maintenance & Estates. An interim reference
has been made to these staff within this minor
version: FM Development, Maintenance &
Estates Projects & Resource Team, this may be
subject to change.
April 2014 S. Buckland 1.1 First redraft of entire procedure prior to peer
review. Peer review by: N. Duffy, D. Price
Nov 2014 C.Challen 2.0 Updates made following peer review (see
above). This version includes the new Project
Documentation process (3.1)
July 2016 C.Challen 2.1 Changes to section 3.1 Projects:
3.1.1 Project Commencement
3.1.3 Contractor selection procurement of
contractors is now contained in FMENV014
3.1.4 Construction Phase PD system and site
checklist
3.1.5 Contractor Competency
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FM ENV 015 Land Development & Refurbishment - Environmental Management Procedure
Document Control
Authorised: Michael Ahern Date
Chief Operating Officer
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FM ENV 015 Land Development & Refurbishment - Environmental Management Procedure
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FM ENV 015 Land Development & Refurbishment - Environmental Management Procedure
Contents
1 Introduction
1.1 Purpose
1.2 Scope
1.3 Responsibilities
1.4 Continual Improvement
2 Estate Strategy
2.1 Estate Transactions
2.2 Estate Lease/ Contracts
2.3 Planning Consents
2.4 Space Definition
3 Projects
3.1 Operational Controls
3.2 Compliance Obligations Management Techniques
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FM ENV 015 Land Development & Refurbishment - Environmental Management Procedure
1 Introduction
1.1 Purpose
This procedure describes the approach UCLan will take to manage and mitigate its land
development and building as a category of significant environmental aspects (FMENV004),
within the Universitys Environmental Management System (EMS), to ensure the Universitys
operations remain compliant with relevant parts of its:
Environmental Sustainability Policy;
Sustainable Procurement Policy;
Biodiversity Action Plan;
Carbon Management Plan;
UCLan Travel Plan 2013 18;
UCLan Environmental Management Plan FMENV020;
Legislation Register (FMENV006) legal and other compliance obligations
Newground Legislation Update Service, contact greenteam@uclan.ac.uk for
access.
Important note: this document should be read alongside the remaining 5 Environmental
Management Procedures contained within the EMS which are the operational controls to
manage and mitigate the Universitys significant environmental aspects:
FMENV016 Waste Management
FMENV014 Sustainable Procurement
FMENV012 Use of Natural Resources
FMENV019 Pollution Prevention
FMENV017 Travel/Transport
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FM ENV 015 Land Development & Refurbishment - Environmental Management Procedure
1.2 Scope
This document applies to operations conducted from the Universitys Preston campuses.
A simplified summary of the stages involved in estate development and management is
outlined below;
No
Building to be managed by
central FM staff directly?
No
Estates
Set up and manage FM
contracts (other).
Yes
Is there a change to Yes
space use?
Maintenance
Helpdesk
Maintain estate (engineers)
Respond to issues reported
Continually improve environmental management
via Carbon Management Plan
Maintain utilities, heating & cooling
No
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FM ENV 015 Land Development & Refurbishment - Environmental Management Procedure
The Universitys alteration of its estate whether through; land/ building transactions, the
creation of new buildings, refurbishment of existing ones or even a change of land use can
have a significant impact on the environment, for example;
Natural resources are used during builds and refurbishments, some of the materials needed
will come from finite resources like primary aggregate, others will be made up of
predominately virgin or energy intensive resources. All materials used possess embodied
carbon which should be factored into design and demolition choices. Equipment will
consume fuel/ energy that contribute to global climate change. Waste will be generated at a
time when landfill capacity is disappearing, a particular impact if demolition is not
reclamation led.
During estate development work there is also a higher risk that pollution is caused whether
in terms of nuisance, land contamination or inadequate drainage management.
Planting and landscaping are used by the University to create a positive visual impact locally
and enhance biodiversity and there is also the possibility of habitat or contaminant
disruption.
Within FMENV004 Environmental Aspects Register the conditions listed below are identified
in relation to the development of buildings and land use including alteration of existing
buildings. These conditions highlight the importance of identifying and adhering to
environmental management controls. These controls are identified within this procedure,
they aim to raise awareness amongst parties involved in projects in order to minimise the
environmental impacts described above whenever possible.
Special Note: Unlike any other area of University activities, products and services the
construction and significant refurbishment of buildings interacts with the environment in a
way that affects the ability of the University to manage and mitigate the majority of its other
identified significant environmental aspects. Therefore staff responsible for implementing
this procedure (listed in section 1.3) must also be familiar with the details of the other
environmental aspects of University activities, as described in the Universitys
Environmental Aspects Register (FMENV004), to ensure they understand how they can
support the EMS by facilitating effective environmental management elsewhere in the
organisation.
Normal Condition
Systematic investigation and analysis via normal design process.
Abnormal Condition
Short leading times leading to potential compromises in investigations.
Emergency Condition
Incident or contamination (e.g. fire, flood or contamination from adjacent land) .
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No
FM ENV 015 Land Development & Refurbishment - Environmental Management Procedure
1.3 Responsibilities
This document applies to staff within the University who are involved in either land
development, building and building refurbishment. These general responsibilities are
summarized in the table below.
Further details of specific role responsibilities can be accessed in FMENV003 EMS Manual,
responsibility, roles, resources and authority.
Compliance Obligations Responsibility Operational control
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FM ENV 015 Land Development & Refurbishment - Environmental Management Procedure
2006
Control of Pollution (Oil Building & Refurbishment
Storage) Contractors FM ENV 019 ongoing
Statutory Nuisance & Grounds Maintenance Manager management of compliance.
Environmental Noise
Regulations
Asbestos Guidance
HSG246
Gas Safety (Installation
and Use) Regulations
Water/ Sewerage Building Surveyors FM ENV 015 - requirement to be
Water Resources Act 1991 factored into the design including
responsibilities for application of
Anti-Pollution Works relevant discharge consents.
Regulations 1999
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FM ENV 015 Land Development & Refurbishment - Environmental Management Procedure
2 Estate Strategy
The new Masterplan will serve to address the medium to long term objectives that will drive
the Universitys strategy forward in the future ensuring the best use of the estate, buildings
and public spaces. The FM Development, Maintenance and Estates Manager holds the
responsibility for delivering projects identified in the Masterplan. The following land use and
building development hierarchy is referred to during this process, it sets out the order in
which land use and building development should be considered based on their relative
environmental impacts. The evidence that this hierarchy is used to help manage, mitigate
and continually improve the significant environmental impact of this element of University
operations will be found within the respective design brief for buildings and the relevant
standard is achieved.
Refurbish
BREEAM (HE)
Very Good
Land
Good public transport links - commuting
Land
Poor public transport links
Demolition
Reclamation Led
Demolition
Aggregate re-use
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FM ENV 015 Land Development & Refurbishment - Environmental Management Procedure
New site identified for purchase Due Diligence Process Figure 2.1
Key
Start of process
Phase 1 Desktop survey conducted. Survey includes identification of:
End of process
Historical uses
Existing environmental consents Connector to
Flood risk separate process
Identified areas of contaminated land
Reference document
Commissioned by the UCLan Solicitor.
Environmental Control
Potential Environmental Issue identified e.g. Conduct Phase II site survey to include:
Ground Pollution Y
Intrusive contamination tests via boreholes.
N
Environment and Sustainability Manager to summarise report findings in:
Land acquired by UCLan and development of site taken forward as a FM Development Project
FM Development notified of new
entry on the Register of Site
Surveys (FMENVREC017)
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FM ENV 015 Land Development & Refurbishment - Environmental Management Procedure
The FM Space Advisor maintains a series of example data sheets that are consulted,
adapted or adopted to ensure Space Norms, Definitions and Data Sheets reflect best
environmental practice. Any changes in the Universitys Environmental Aspects Register
(FMENV004) are discussed with the FM Space Advisor.
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room space requirements or new Building Regulation requirements become available during
a project.
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3 Projects
The Universitys building projects are managed by the Development team within Facilities
Management (FM) Development Maintenance and Estates Section. Development projects
range from those identified as part of the University Master Plan, Maintenance Improvement
Projects (MIP) and also various development projects which evolve from the Space
Definition work carried out by the Estates Section or are identified to meet the Universitys
business requirements for example Accommodation Services.
The FM Development Section follow a Project Document (PD) System to ensure the correct
project management controls are met for each project.
The Budget Authorisation Form (Internal reference PD3) is used by FM Development to
record development projects which have been authorised by senior management. The
document gives details of the summary of works and the location, whether the project is at
the feasibility or live stage and in the case of live projects which Project Officer has been
assigned project management. The FM Green Team are on the cascade list, giving the team
advance notice of projects to ensure environmental controls can be included into the project
brief. In addition, the Green Team staff meet regularly with the Principal Building Surveyor
(Development) to discuss management and mitigation of the significant environmental
aspects associated with the project.
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FM ENV 015 Land Development & Refurbishment - Environmental Management Procedure
Depending on the nature of the design, some schemes will be designed in house others will
be designed by external consultants. The in house schemes may be fully in house or may
involve the Building Surveyor (in charge of the project)acting as lead designer and
employing external consultants to design certain aspects of the scheme.
The table below identifies project information used by both internal or external designers/
consultants when designing the scheme, listed alongside a reference to related
environmental controls within the process:
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At the University there are 4 categories of Project based on cost, these and the related
environmental controls involved in procurement process for the selection of contractors are
contained within FMENV014 Sustainable Development Procurement procedures.
It is vitally important that as contractors perform work on our behalf (i.e. they are outsourced
processes) environmental controls are put in place to ensure compliance with the
environmental management system requirements.
The Pre-Start Meeting (internal reference PD5a) is a formal meeting with the design team,
the contractor and the client arranged prior the contractor commencing on site. The purpose
of the meeting is to cover a number of contractual formalities and to reiterate the Universitys
expectations of contractor conduct. The requirement for contractors to receive a site
induction will be clearly stated in the meeting and recorded in the minutes along with a link to
the online induction.
The University has developed a Site Induction for contractors. The induction outlines
mandatory site rules to ensure the safety of University staff, students, visitors, neighbours as
well as the contractors own staff. Following the site rules will also ensure a contractor
minimises the environmental impact of their operations, ensuring compliance with the
Universitys Environmental Management System (EMS).
The induction must be completed by contractors working on the Universitys behalf at its
Preston Campuses (City Campus and University Sports Arena) before commencement of a
project. The Declaration (FMENVREC042) needs be signed by a nominated company
representative, usually a member of staff in a managerial role such as the Director, Site
Supervisor, stating that they have completed and understood the training (Part A). It is also
the responsibility of the company to ensure that all its operatives including sub-contractor
operatives receive training. By signing Part B of the Declaration the company representative
acknowledges this responsibility and must state on the form how they intend to cascade the
training. The Building Surveyor (in charge of the project) needs to keep the signed
Declaration in the project folder for auditing purposes. Refresher training is required every
year to ensure compliance.
An area on Vernon 4th floor has been made available for contractors to complete the Site
Induction.
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FM ENV 015 Land Development & Refurbishment - Environmental Management Procedure
The role of the Building Surveyor (in charge of the project) throughout the construction
phase of a project is to check a wide range of aspects, construction quality, contract
compliance, health & safety and environmental compliance. The Project Check Sheet for
Site Visits (internal reference PD16) should be used for all projects to record and date site
visits. Frequency of site visits undertaken by Building Surveyors relates to the tasks being
carried out on site but at least one check a month should be completed for each project. Any
environment related non-conformities, near-miss or incidents should be recorded on
FMENVREC 040 by the Building Surveyor (in charge of the project) and sent to the SHE
section so that an investigation can be initiated.
Responsibility: The Building Surveyor (in charge of the project) is responsible for ensuring
that the contractor induction training is completed and up to date and that the Declaration
(FMENVREC042) is signed. Building Surveyors are also responsible for completing PD16
checks, with records kept in project files and for reporting an environment non-conformities,
near-miss or incidents (FMENVREC040).
The following are mandatory to help ensure contractor competency prior to commencement
of the contract. (Note: only those checks as relevant to the environmental management
system are listed):
NOTE: It should be noted that the answers to the environmental questionnaires are not
verified by Constructionline and therefore a contractors registration does not guarantee
a minimum level of competence in environmental management. They are however,
useful reference resources for Project Officers to refer to if concerned about a
contractors environmental competence.
All contractors must hold a valid Waste Carriers Licence to comply with the Waste
(England and Wales) Regulations 2012 for the removal of contractor waste from site (see
3.2.2). If the contractor is not a producer of waste a waiver must be sought from the
Environmental Sustainability Manager (see FM ENV GN 014).
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The following table summarises the method, responsibility and location of Records used to
ensure contractor competency in relation to different categories of contractor work
undertaken at the University:
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FM ENV 015 Land Development & Refurbishment - Environmental Management Procedure
Manager
Building
Services
Manager
Location of Tender Copies of Stapled to copy See Maintenance
Records assessment certification filed of Permit to Contracts
within each within Project Work.
Contract file. Contract files
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FM ENV 015 Land Development & Refurbishment - Environmental Management Procedure
The management of all legislative aspects of construction work are continually considered
throughout the project process including; the design stage, construction stage and into the
post completion user and maintenance stage.
If the project is being carried out in-house with the Building Surveyor (in charge of the
project) acting as lead designer. The Building Surveyor (in charge of the project) will be
directly responsible for ensuring legal compliance.
On larger and more complex projects the Building Surveyor (in charge of the project) may
not have a direct relationship with all designers or contractors involved in project. However,
they will always ensure that the directly appointed external consultant(s) and main
contractors are competent to carry out the required tasks. With regard to sub consultants
and sub contractors, where Building Surveyors have no direct relationship, they will ensure
the directly appointed consultant(s) and main contractors have suitable management
measures to verify the competence and qualifications of their sub consultants and sub
contractors. The risk assessment and method statements generated by the contractor will
indicate how the contractor has assessed all aspects of the site and detail how they propose
to manage their operations on site including their sub-contractors.
Prior to work commencing on site, a risk assessment and method statement will be
produced. On larger schemes this will be substituted with the construction phase health and
safety plan. These documents will demonstrate the contractors approach to considering
managing both safety and environmental risks and form the basis of the agreed site working
practices.
The ongoing monitoring of compliance on site may be managed in a number of ways
depending on the size and complexity of the project. On the in-house projects where the
Building Surveyor (in charge of the project) is the sole professional or lead designer, they will
periodically inspect the site looking for compliance with agreed working practices. Any
deviations from agreed working practices or breaches (or potential breaches) of legislation
will be actively managed by the Building Surveyor (in charge of the project) with the
contractors management. On the larger or more complex schemes compliance monitoring
will be carried out by external consultants such as, clerk of works, Building Surveyors,
contract administrators or designers.
Maintenance work or smaller scale works of a higher risk will be covered by the need for a
permit to work. Currently the permit system operates using duplicate paper copies. This
system is in the process of being reviewed and replaced with electronic computer based
system.
Whilst it is no longer a legal requirement for construction projects in England over 300,000
to have a Site Waste Management Plan (SWMP) as UCLan is committed to improving the
environmental performance of construction projects the Development team use a document
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titled Site Waste Management Plans- Clients Objectives which outlines the Universitys
expectations with regard to construction waste.
Responsibility:
The Building Surveyor (in charge of the project) is responsible for ensuring that the
objectives of the SWMP Clients Objectives are incorporated in all relevant projects.
(2) If a contractor is using a third party (i.e. a skip company) to remove waste from University
premises, the contractor is responsible for ensuring:
a) the skip company used holds a valid Waste Carriers Licence,
b) the contractor must also retain a copy of the waste transfer note issued by the third
party (to be checked by the Building Surveyor (in charge of the project)during site
checks).
Responsibility:
It is the responsibility of the University staff member appointing a contractor (Eg. Building
Surveyor (in charge of the project) or Procurement) to ensure that a valid waste carriers
licence is held. The Waste Carrier Licence validity check should be completed using the
Environment Agencys website accessible by clicking here. A print out of the webpage should
be attached to the Purchasing Request.
FM Development, Maintenance & Estates Projects & Procurement Team procedures are in
place to ensure all contractors have a valid waste carriers licence in the scenarios outlined
above.
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These regulations relate to the safe controls on ozone depleting substances. The design
and alterations of installations shall be carried out by competent professionals. The
installation and alteration work shall only be carried out by persons approved for such work.
HCFC refrigerants that are labelled as recycled, recovered or reclaimed from similar
equipment or buy recycled HCFCs can no longer be used on the open market
(since 31 December 2014).
The use of HCFCs, including recycled HCFCs, for servicing and maintaining
equipment are now banned (effective from 1 January 2015).
R22 is a HCFC compound, virgin R22 cannot be used in air conditioning systems
(effective from 1 January 2010) and recycled R22 is also banned for use (effective
1 January 2015).
Responsibility:
The Building Surveyor (in charge of the project) shall ensure that competent professionals
and operatives are used and work complies with the Regulatory deadlines listed above. See
section 3.1.5 for further details of the methods used to ensure contractor competency.
Responsibility:
The Building Surveyor (in charge of the project) shall ensure an Display Energy Certificate is
prepared for new buildings. The Energy and Carbon Management Officer should be
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FM ENV 015 Land Development & Refurbishment - Environmental Management Procedure
consulted to ensure the design team and contractors develop a certificate using appropriate
data definitions.
The Engineer and Maintenance Manager is responsible for ensuring that the AC inspection
reports are lodged on the central register.
Responsibility:
The Building Surveyor (in charge of the project) is responsible for liaising with energy and
services colleagues to ensure the project embraces the requirements of the CRC Energy
Efficiency Scheme.
Responsibility:
On projects being designed in house the Building Surveyor (in charge of the project) shall
directly ensure compliance with Part L. For projects where an external consultant is acting
as lead designer the Building Surveyor (in charge of the project) shall liaise with the
consultant to ensure compliance. Building Surveyors shall ensure that the Building Control
Completion Certificate is received by the University.
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FM ENV 015 Land Development & Refurbishment - Environmental Management Procedure
Significant refurbishment projects will endeavor to deliver a scheme to the level of BREEAM
Very Good.
The University aims to fully embrace the BREEAM process and wherever practical will seek
to fully utilize all the credits available in the BREEAM process. From the early stages of a
project there will be regular BREEAM workshops held with the design team and
stakeholders to ensure the optimum credits are being targeted. The lead designer (or
contractor in the case of design and build projects) will be requested to produce and monitor
a BREEAM tracker document. Projected BREEAM scores will be reported at project
progress meetings ensure that remedial action need to achieve the target rating can be
considered.
A copy of completed BREEAM assessments must be sent to the Environment and
Sustainability Manager, who will enter their details into the Register of Site Surveys
(FMENVREC017), a copy of the report and certificate will be stored in the Estates file for the
relevant building.
Responsibility:
BREEAM covers all aspects associated with the delivery of a project. The Building Surveyor
(in charge of the project) within the Development team will be responsible for coordinating
the projects approach to BREEAM after the scheme has been handed over from the Estates
team.
Responsibility:
The Building Surveyor (in charge of the project) shall be responsible for liaising with the
Energy and Carbon Management Officer to ensure the project embraces HEFCE Carbon
Reduction Targets. This liaison will be formally documented using form PD4.
3.2.9 Travel Plan: Requirement for seeking Planning Permission
Planning Permission applications for significant developments are supported by travel plans.
The Universitys Travel Plan aims to support sustainable and active travel. The Travel Plan
aims to reduce solo car journeys and encourage more sustainable options.
Responsibility:
The planning permission application for a project may be submitted by the Building Surveyor
(in charge of the project) or may be submitted by an external consultant acting as lead
designer. The Building Surveyor (in charge of the project) will liaise with the Universitys
Sustainable Travel Coordinator to implement and maintain the Universitys Travel Plan.
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FM ENV 015 Land Development & Refurbishment - Environmental Management Procedure
Responsibility:
The planning permission application for a project may be submitted by the Building Surveyor
(in charge of the project) or may be submitted by an external consultant acting as lead
designer. It is the Project Managers responsibility to ensure that the design and materials
used in projects are in line with related building requirements.
Responsibility:
The planning permission application for a project may be submitted by the Building Surveyor
(in charge of the project) or may be submitted by an external consultant acting as lead
designer. Building Surveyors must forward a copy of completed planning consent conditions
to the Environment and Sustainability Manager and a copy of the conditions will be stored in
the Estates file for the relevant building/ site.
Responsibility:
The main requirement of direct concern to UCLan is that local authorities are given powers
to require overhanging vegetation to be cut back for a suitable height for horse riders,
vehicles and pedestrians. It is likely that the FM Estates Team will be contacted to arrange
any necessary work with FM Grounds.
Responsibility:
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This responsibility will be coordinated by the Project Manager. Typically this will comprise of
a desk top survey, then if necessary followed by a series of bore holes. If remediation of
contaminated material is identified as necessary, the Building Surveyor (in charge of the
project) will liaise with Principal Building Surveyor, SHE Section and specialist consultants to
develop a remedial proposal.
Responsibility:
The Building Surveyor (in charge of the project) shall ensure that:
The design team is fully aware of the requirements of the Consultant and Design &
Build Contractor Briefing Document.
The design team liaise closely with the planning authority from the inception of a
project.
When carrying out periodic construction site checks on significant projects to ensure
contractor compliance. An initial informal assessment of noise levels beyond the site
boundary will be made, using the guidelines of BS 5228 to see if a conversation can
be held in buildings beyond the site perimeter. If the initial perception is that noise
levels are excessive and may be exceeding BS 5228, SHE will be asked for advice
regarding formal noise monitoring.
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FM ENV 015 Land Development & Refurbishment - Environmental Management Procedure
Responsibility:
The Building Surveyor (in charge of the project) will be responsible for ensuring a timely
refurbishment survey is carried out early in the project.
Responsibility:
The Building Surveyor (in charge of the project) is responsible for ensuring that only
competent professionals and installers shall be used for such work
Responsibility:
The Building Surveyor (in charge of the project)for the project will be responsible for
ensuring that on applicable schemes that a discharge consent is applied for, available from
the Environment Agency.
The Regulations implement provisions contained within the Water Resources Act 1991
relating to anti-pollution works notices. The EA may serve an anti-pollution works notice
upon any person who has caused or knowingly permitted poisonous or noxious or polluting
matter or solid water matter to be present at a place from which it is likely, in the opinion of
the EA, to enter any controlled waters.
A notice may also be served upon any person who has caused or knowingly permitted the
matter to be present from a place where it might be released. It is an offence not to comply
with an anti-pollution works notice and there are no provisions for reasonable excuses.
Responsibility: Building Surveyors to ensure that during land development works on site if
the University cause or knowingly permit pollution to controlled waters (a brook or canal in
UClan's case) the Environment Agency can issue an anti-pollution works notice and that is
an offence not to comply. To prevent pollution the FMENV019 Pollution Prevention Env Mgt
Procedure must be followed.
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FM ENV 015 Land Development & Refurbishment - Environmental Management Procedure
Responsibility:
The Building Surveyor (in charge of the project)will be responsible for ensuring that on
significant schemes that the appropriate surveys are carried out at the correct times of year.
Building Surveyors must forward a copy of completed biodiversity surveys to the
Environment and Sustainability Manager, who will enter their details into the Register of Site
Surveys (FMENVREC017), a copy of the report and certificate will be stored in the Project
file for the relevant building/ site.
This Act is designed to deal with finds of treasure in England, Wales and Northern Ireland. It
legally obliges finders of objects which constitute a legally defined term of treasure to report
their find to their local coroner within 14 days of the find.
Responsibility: The Director of Facilities Management must be informed in the first instance
by Building Surveyors.
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