Build-out for Royal Bank of Scotland being completed.

Working within a three-month time-frame, the New York office of Gardiner & Theobald is completing the final stages of a 40,000-SF office build-out, comprising three floors, at 101 Park Ave. for The Royal Bank of Scotland, and is responsible for relocating approximately 80 staff members, announces Andrew R. Mann, FRICS, the New York-based principal of the international construction consultancy and project management firm.

In addition to completing the project well within schedule, Gardiner & Theobald brought it in below budget. Having been awarded the contract in January 2002, the renovations of two of the three floors were completed by mid-March and, shortly after, the relocation was coordinated so that the bank was able to operate out of its new headquarters nearly immediately. The Royal Bank of Scotland moved its New York headquarters from 65 East 55th St., where it continues "to maintain one office, to the tenth, eleventh and twelfth floors at 101 Park Ave.

"This is the kind of fast-track project that requires the utmost skill, dedication and consideration from all the participating professionals," says Mann. "Dealing with the time constraints and everything else that goes along with a complex build-out in New York City, our ability to finish both on schedule and below budget is extremely satisfying."

The architect for the project was Gensler; the MEP engineer, Robert Derector Associates; and the general contractor, Digiacomo & Son. Representing Gardiner & Theobald were John Forster, director of Project Management, and Robert Syms, project manager. The. work was coordinated with James Cass, vice president of IT and Facilities, The Royal' Bank of Scotland.

"There was a real synergy on this job," adds Syms, who is currently overseeing the final stages of the work and the last of the relocations. "Everyone enjoyed working together and you could see the results were going to be excellent."