# MOM Priority Distiller — Northgate PTM #13 *Distilled 11 Jul 2026. Source: Project Team Meeting #13 minutes, Northgate Retail Centre.* Northgate Retail Centre | PTM #13 | 27 Jun 2026 | Project Team Meeting | Apex PM-led --- ## 1. Priority actions | Ref | Action | Owner | Due | Status | Priority | Flag | |-----|--------|-------|-----|--------|----------|------| | 13.4.2 | Issue transfer-slab (Level 3) structural design to enable pour — 2 weeks late, now on the critical path | FormWorks (Tom Whitfield) | 13 Jun 2026 | OVERDUE | CRITICAL | Carryover · Critical path | | 13.6.1 | Award façade subcontract package and issue letter of intent | Apex PM (Daniel Cross) | 10 Jul 2026 | OVERDUE | CRITICAL | Commercial | | 13.5.3 | Complete cost assessment of Cornerstone basement-waterproofing variation (~$180k); confirm the ~$70k Apex disputes | Cost Bureau | 08 Jul 2026 | OVERDUE | CRITICAL | Cost impact | | 13.5.4 | Substantiate the disputed ~$70k of the waterproofing variation with backup (measure, rates, scope basis) | Cornerstone (Elena Duarte) | 14 Jul 2026 | DUE THIS WEEK | HIGH | Commercial | | 13.3.1 | Submit catch-up / recovery programme to close the 3-point slip (44% vs 47% planned) | Cornerstone (Elena Duarte) | 15 Jul 2026 | DUE THIS WEEK | HIGH | Schedule | | 13.3.2 | Confirm Apex position on prior-month wet-weather delay (EOT entitlement vs contractor risk) | Apex PM (James Okafor) | 16 Jul 2026 | DUE THIS WEEK | HIGH | Commercial | | 13.4.3 | Re-sequence transfer-slab pour and downstream L3 works once FormWorks design is received; quantify float lost | Apex PM (James Okafor) | On receipt of design | UNDATED | HIGH | No date · Critical path | | 13.6.2 | Issue façade interface details (waterproofing / structural tie-ins) to the awarded subcontractor | Studio Arc (Priya Nair) | 24 Jul 2026 | OPEN | MEDIUM | | | 13.5.5 | Coordinate basement MEP services against revised waterproofing detail | Flow Systems | 22 Jul 2026 | OPEN | MEDIUM | | | 13.7.1 | Update project risk register with transfer-slab, façade-award and variation exposures ahead of PTM #14 | Apex PM (Maria Santos) | 14 Jul 2026 | DUE THIS WEEK | MEDIUM | Apex action | | 13.2.1 | Circulate Month-9 progress report and updated S-curve to project team | Apex PM (Maria Santos) | 30 Jun 2026 | SIGNED OFF | LOW | For info | **Sort:** overdue first, then critical, then high by due date, info/closed last. --- ## 2. Decisions log | Ref | Decision | Decided by | |-----|----------|------------| | 13.6.1 | Façade evaluation complete; award to proceed on the recommended bidder subject to final commercial sign-off — LOI to follow immediately | Apex PM (Daniel Cross) | | 13.5.2 | Apex accepts the principle of the waterproofing variation but disputes ~$70k of the ~$180k pending substantiation; interim payment to be assessed on the undisputed value only | Apex PM / Cost Bureau | | 13.4.1 | Transfer-slab design delay confirmed as the primary driver of the programme slip; treated as a design-side, not construction-side, cause | Project Team | | 13.3.3 | No extension of time conceded at this stage for wet weather; entitlement to be reviewed against contract weather baseline before PTM #14 | Apex PM (James Okafor) | --- ## 3. Risk flags | Risk | Type | Impact | Likelihood | Mitigation (from MOM) | Priority | |------|------|--------|------------|----------------------|----------| | Transfer-slab design 2 weeks late and on the critical path; further slip cascades to the full L3 sequence | Schedule | High | High | FormWorks to deliver by revised date; Apex to re-sequence and protect downstream float on receipt | Critical | | Façade award overdue — every day's delay compresses the fabrication lead time and threatens envelope programme | Schedule / Commercial | High | Medium | Close out commercial sign-off and issue LOI within days | Critical | | Waterproofing variation cost exposure (~$70k disputed of ~$180k) | Cost | Medium | Medium | Cost Bureau assessment + Cornerstone substantiation; pay undisputed value only | High | | Programme slip (3 points, 44% vs 47%) with no accepted recovery plan yet | Schedule | High | Medium | Cornerstone to submit catch-up programme by 15 Jul | High | | Wet-weather EOT claim could convert a contractor-risk delay into a client cost/time exposure | Commercial | Medium | Medium | Review against contract weather baseline before conceding anything | High | | Undated re-sequencing action (13.4.3) — no owner deadline means the recovery step could drift | Scope | Medium | Medium | Attach a date at PTM #14 tied to the FormWorks delivery | Medium | --- ## 4. Watch List 1. **The transfer slab is the whole programme right now.** FormWorks is 2 weeks late on the Level 3 transfer-slab design and it sits directly on the critical path — this single item is driving the 3-point slip, not site productivity. Nothing downstream on L3 moves until the design lands, so chasing FormWorks is the highest-value thing to do before PTM #14. 2. **The façade award is overdue and quietly burning fabrication lead time.** Evaluation is done and the decision is effectively made — it just hasn't been issued. Every day without an LOI eats into envelope fabrication float; get the commercial sign-off closed and the letter out this week. 3. **Hold the line on the ~$70k and don't concede the weather EOT yet.** Pay Cornerstone only the undisputed value of the waterproofing variation until they substantiate the disputed $70k, and keep the wet-weather delay as contractor risk until the contract weather baseline is checked — conceding early converts a slip you can defend into a cost-and-time claim you can't. **Next steps:** (1) Chase FormWorks (Tom Whitfield) for a firm transfer-slab design date — target this week. (2) Close façade commercial sign-off and issue LOI (Daniel Cross) by 14 Jul. (3) Get Cost Bureau's variation assessment and Cornerstone's $70k backup in hand before PTM #14 on 17 Jul. (4) Put a date against the re-sequencing action (13.4.3) at PTM #14. --- ## 5. Pre-brief — PTM #14 (17 Jul 2026, in 6 days) **What to walk in knowing:** - Three CRITICAL items are overdue as of today: transfer-slab design, façade award, and the variation assessment. These lead the agenda. - The programme story is one-cause: the slip is design-driven (transfer slab) plus prior wet weather — not a site-performance failure by Cornerstone. Frame it that way and keep the recovery pressure on FormWorks and the design side. **What to raise / push:** - FormWorks: firm delivery date for the transfer-slab design and their view on recoverable float. No date = escalate. - Cornerstone: recovery programme (due 15 Jul — should be in hand) and substantiation of the disputed $70k. - Apex internal: façade LOI status, and a settled position on the wet-weather EOT before it's discussed in the room. **What to protect:** - The critical path (transfer slab → L3 sequence → façade interface). - The commercial position on the variation and the weather delay — undisputed-value-only payment, EOT reserved. **Open questions to close in the meeting:** - Confirmed transfer-slab design date and re-sequenced pour date (attaches to action 13.4.3). - Whether the façade award is issued or still pending by meeting day. - Cost Bureau's landed number on the disputed $70k.