HMP Gartree Prison Wing Refurbishment & Fire-Safety Stairwell

Project overview

The Ministry of Justice commissioned a fire-safety–driven refurbishment and enhancement scheme to one of the prison wings at HMP Gartree. Vinci were appointed as main contractor to deliver the works, which combined:

  • Construction of a new external stairwell to address fire safety and means-of-escape requirements.
  • Refurbishment of all cells on the affected wing.
  • Refurbishment of wing corridors and adjoining stairwells over three floors.
  • Upgrade of shower and toilet facilities and associated support spaces.
  • Refurbishment of common areas serving the wing.


The works were comprehensive, encompassing building fabric, surface finishes, M&E and life-safety systems. All activity had to be undertaken in a high-security, live custodial environment, coordinated around prison regimes and protocols, with strict controls on movement, access, deliveries and storage.

Staffordshire Cost Consultants Ltd were engaged by Vinci to act as Project Quantity Surveyor, managing the commercial position from initial contract sum through to final account, and addressing the complex loss and disruption profile associated with prison operations.


Our appointment and brief

As main contractor, Vinci required robust QS support capable of:

  • Establishing an initial contract sum that reflected the complexity of working in a high-security, operational prison.
  • Managing the budget and commercial risk through to completion, including the impact of lockdowns and operational restrictions.
  • Administering the contract in line with MoJ requirements and Vinci’s internal governance.


Our brief included:

  1. Pre-contract commercial support, including review of tender documentation, cost build-up and agreement of the contract sum with the client team.
  2. Full post-contract Quantity Surveying, covering monthly valuations, applications for payment, change management, loss-and-expense, subcontractor management and final account.
  3. Strategic input on risk and disruption, particularly in relation to prison regimes, access restrictions, lockdowns and escorts, and their impact on productivity and preliminaries.


We worked closely with Vinci’s project management team, MoJ stakeholders, prison management and the specialist supply chain to maintain commercial control while supporting a safe and compliant delivery.


Scope of works and technical content

The scheme combined major refurbishment with targeted new build, with a strong emphasis on fire safety and life safety. Key elements included:

  • New-build external stairwell
  • Cell refurbishment (over three floors)
  • Wing corridors, internal stairwells and common areas
  • Shower and toilet facilities


Across the scheme, fire stopping, compartmentation and integration with existing fire alarm and emergency systems were critical, with works phased to maintain compliance and operational safety at all times.


Working within prison protocols and operational constraints

Delivering construction works within a high-security, live prison environment introduces a unique set of commercial and logistical challenges. At HMP Gartree these included:

  • Lockdowns and regime changes causing unplanned downtime, reduced working windows and disruption to planned sequences.
  • Strict movement controls for labour, tools and materials, with escorted access and egress.
  • Tight restrictions on deliveries, vehicle movements and storage within the secure perimeter.
  • Security protocols affecting both sequencing and productivity – for example, tool checks, searches and limitations on working in certain areas at specific times.


These constraints directly affected productivity, preliminaries and programme risk. Staffordshire Cost Consultants’ role included:

  • Building realistic allowances for restricted access and working hours into the contract sum and cost forecasts.
  • Monitoring the impact of unplanned lockdowns and operational events on progress and costs.
  • Preparing and negotiating loss-and-expense claims where downtime could be evidenced and attributed to client-side or operational factors, ensuring Vinci’s position was protected while maintaining constructive relationships with MoJ and prison management.


Our understanding of how custodial regimes translate into commercial risk was key to managing expectations and maintaining clarity throughout the project.


Commercial management and QS functions

As Project QS on behalf of Vinci, Staffordshire Cost Consultants delivered the full spectrum of pre- and post-contract services, including:

  • Contract sum setting and cost planning
  • Day-to-day project QS duties
  • Change control and contract administration
  • Loss claims and disruption


This end-to-end commercial support ensured that the project remained financially controlled and that risks arising from the prison environment were properly managed and documented.


Outcomes and benefits

From a project and programme perspective, the scheme delivered:

  • Enhanced fire safety and compliance – The new stairwell and associated fire-safety upgrades improved means of escape, compartmentation and life-safety arrangements in line with MoJ and fire inspectorate expectations.
  • Modernised custodial accommodation – Refurbished cells, corridors, stairwells and sanitary facilities improved the condition and resilience of the wing fabric, supporting safer day-to-day operation.
  • Controlled outturn cost – Despite significant operational constraints, the final account remained aligned with revised forecasts, with changes and loss-and-expense transparently captured and agreed.
  • Robust commercial records – Comprehensive documentation of valuations, change, loss claims and final account positions provided Vinci with a clear audit trail and a defensible commercial position.


For Vinci and the MoJ, the project demonstrated that significant fire-safety and refurbishment works can be delivered in a live, high-security environment when underpinned by realistic budgeting, disciplined commercial control and a clear understanding of custodial risks.


Why Staffordshire Cost Consultants

The HMP Gartree wing refurbishment and fire-safety stairwell scheme showcases Staffordshire Cost Consultants’ capability in:

  • Managing complex, live-environment projects where security and operational constraints heavily influence cost and programme.
  • Balancing fire-safety and compliance drivers with practical constructability and commercial realism.
  • Delivering full QS and contract administration services for Tier 1 contractors working on MoJ frameworks and custodial estates.
  • Handling disruption and loss claims in a structured, evidence-based way that supports fair outcomes and maintains relationships.


For main contractors like Vinci, our involvement provides a dedicated commercial partner able to translate the realities of prison work into robust, controlled financial outcomes, from contract sum agreement through to final account.