Holborn mansion block project 2006 - 09
Updates and minutes of progress meetings
23 June 06
9 August
1 November 06
23 June 2006
Questions and answers at the meeting from all affected blocks: Dulverton, Barnstaple, Bideford, Braunton, Dawlish
- How much notice will we get before decanting begins?
- We do not know at present. We want to give as much notice as possible because we understand the implications it has on your lives. We hope to be able to provide at least two months. There will be 6 weeks for surveys and inspections now. We will have another meeting afterwards when we will have several major options on what we need to consider and discuss with you.
- What happens to our belongings?
- We will help arrange movers to transport them. Movers will be paid for by us. We can also store your belongings. We will be insuring any goods in transport and in storage.
- What is 'Decent Homes'?
- This is a government initiative to bring all housing stock in the UK up to a decent standard by 2010. The government has a very large document which explains what is "decent" in great detail. However, in principle it is things like reasonable state of repair, reasonable degree of thermal comfort, modern facilities and services. More specific things are like wind and water tight, insulation, new kitchens and bathrooms.
- Will there be regular meetings?
- Yes, we will be having regular meetings as well as specific meetings for each block and individual consultations as well. We intend to update you and consult with you on a regular basis.
- Can these meetings be held at more convenient times for working tenants and tenants with children?
- We apologise for the timing of this meeting and will certainly consider other times which are more convenient for all. Your feed back on this is important to us so let us know what is best for you.
- Can there be a guarantee that tenants will return to their own property?
- There are no "Cast Iron" guarantees. You have the 'right to return'. However, if the flat is no longer suitable for your needs i.e. loss of bedroom or changes to access etc. then we must provide you with a suitable alternative. We do wish to maintain the community if at all possible. Every tenant has different requirements, some asked months ago to move out, some want small/larger flats, some want to move to a different floor, some want a different block. We will try and accommodate as much as we can.
- Do we have to have new kitchens and bathrooms fitted?
- We are aware that some of you have put in new kitchens and bathrooms. We accept that some of you may not wish to have a new one. Some of you cherish the Victorian fittings you have and we do not wish to force any issue.
- If the work to my property is minimal, can I stay?
- We need to inspect, take measurements to know what has to be done in each flat. We will consult with each one of you. Yes, you could stay in your flat if the works were minimal. However, the works in general are not going to be minimal. We know what works can be done while tenants remain living in the flat. We undertake these kinds of works all the time. Things like: rewire, or new windows, or new kitchens, bathrooms, or new central heating. However, these works planned are major and intensive internal refurbishment to the block.
- When will decanting begin?
- Soon. Some of you already have asked to move. Tracey and you will need to contact each other to discuss what and how it is done. We need to know what you are looking for, what your needs are, etc. We presently think you may be decanted for about 8 months.
- How much money has been put aside for the Mansions Block works?
- Substantial amounts as this is a major project covering 5 blocks. Funds are from the rent payment of 5,500 tenants of SPH so we have to spend it carefully with you. It's about £9 million.
- When will the works begin?
- We hope to start on site with construction in January 2007. This does not mean that all of you will be decanted by then. We have to undertake the works in phases, staircase by staircase. We are at the very initial stage of planning. We do not even know at the present time which block we will be starting on first. Some tenants may be ready before others and this has to be taken into consideration.
- How will we move?
- Tracey will discuss this in more detail. We will help in your move. Tracey's role in this project is to help in your move.
- The London Borough of Camden is undergoing demolition work in the immediate area. Can we still voice our objections?
- Most of you are going to remain a tenant in your present flat even though you are temporarily moved to a different flat. Therefore you are still a resident and should be able to act accordingly. Mail will have to be redirected.
- Are we going to be decanted locally?
- We are definitely going to try and decant you locally. We know that you have been based here for many years. We may not be able to find empty flats in the local area for all of you. Each of you have different needs, what happens if there are only two bed flats available locally and you need a three bed? We are in discussion with Camden and local Housing Associations for assistance in the area. We are already holding SPH properties vacant in preparation.
- What is the 'minimum' if any, standard for Decent Homes?
- There are four criteria which seem simple. Meets the current statutory minimum standard for housing is an example of one. In order to be classified as Decent, one must look at each of the four criteria which then has up to 6 sub requirement of which you may have only to meet 3. It's not something we can easily explain at this meeting.
- How will these works affect the rent?
- The present rent strategy remains the same i.e. will be adjusted in the normal way as per the existing policy. However, secure (fair) rent tenants may be set separately, subject to a rent officer (external body) review.
- Will we have a choice as to what area we can move to?
- We will try and find an area that is acceptable to you. Within reason you will have a choice.
- Will the rent stay the same at our decant property?
- You will not have to pay the rent at the decant property. We will pay this. You have to pay your normal rent where you live now.
- Can we stay in the property whilst the works are done?
- You must understand that for example, Thames Water, Transco/British Gas, and the electric mains coming into the building may very well need to be replaced for which the services could be cut off for months on end. There will be noise and dust along with Health & Safety issues which make it unreasonable to remain.
- Why is the Rising Main work being done now, when we will have to move, and the work be re-done?
- The water works being undertaken now at Barnstaple and Bideford were instigated last year due to loss of water supply. At that time we did not know that funding would be given for the major refurbishment.
- What will happen to equipment in flats that house people with disabilities?
- This is a good example of how we will try our best to meet your individual needs. The answer to this will be determined when we undertake our consultations and look at where we can decant you to.
- What about compensation for inconvenience etc?
- Compensation needs to be looked at on individual basis and will be part of the decant package. Surveys need to be taken along with individual consultation.
- Can we have assurances that we will be moved back to the exact same property that we left (bed space and lay-out wise)?
- Are the original features going to be kept and restored?
- We intend and wish to retain as many of the original Victorian features as possible. We will be looking to all options and try and restore things like the entrance floors to Dulverton which are terrazzo.
- When will individual visits to tenants be taking place?
- This is subject to you and Tracey setting up appointments. Preferably sooner rather than later. We really need them all done by the end of the first week in August.
- Will there be surgeries at weekends and in the evenings?
- Tracey will try and accommodate you as much as possible be it weekends or evenings.
- Will the blocks be worked on by professionals?
- We are working with many different professional companies as this is a high profile project and major refurbishment to our beautiful Victorian assets.
- It's sometimes difficult to get hold of TC. How can this be made easier?
- Tracy will be providing you with her mobile number, office land line and e-mail address.
- Will work be inspected regularly?
- Gerard is our Project Surveyor responsible for the works. This will be his only project so he will give his full time attention to the works as they progress. Inspections will be undertaken by Gerard. We have external specialist consultants, architects, designers and surveyors who will inspect the works regularly to see that they are built as per specification.
- Will scaffolding at Dulverton Mansions stay up indefinitely?
- We were advised that the scaffolding was in the process of coming down as on Monday 19th June.
- Will efforts be made to decant people together?
- While it would be very nice to decant together, it is highly unlikely we will find an exact match of, say for example, 15 flats all in the same block with the same amount of bed rooms. This does not mean that we will not try.
- We received letters approximately two years ago about a decant programme. What happened?
- Perhaps this was due to our intention to start but funding was not put in place. We did try and get Housing Corporation funding in the past, but it was denied.
- Are there concerns about the water pressure at Dulverton Mansions?
- Definitely and not just Dulverton. We are aware that Thames Water is planning to drop the water pressure in different areas of London. The Holborn area has already recently suffered drop in pressure.
- What happens if the money runs out?
- The Board has taken a decision to grant us funding for a few years and have made this commitment. We are working with a professional project management company and will be monitoring the planned and actual expenditure against the budget as works proceed. We have to report to the Board on a regular basis so the project will be financially and carefully controlled.
9 August 06
Minutes of progress meeting
Present:
| SPH Housing |
Consultants |
| Susan Haslam |
Robert Lombardelli Partnership |
| Phill Hemmings |
|
| Norman Smith |
|
| Stephen Cox |
|
| Khecho Assatourian |
|
| Andy Jackson |
|
| Fiona Forster |
|
| Gerard Brennan |
3e Management Ltd |
| Martin Bates |
|
| Martin Bates |
|
| Jacob Bryan |
|
| Sharon Allen |
Durkan Ltd |
| Peter Croft |
|
| Mary Bucknor |
|
| Chris Burr |
|
| |
|
| Project Group Tenants |
Traico Ltd |
| Gillian Wright |
|
| Janet Cook (Dulverton) |
|
| Eve Hodson (Dulverton) |
CA Design |
| Ian Mortimer |
|
| Lorraine Ebdon (Bideford) |
|
| Miss Rogers (Braunton) |
Hannaford Upright |
| Chris O'Beirne |
|
| Graham Jarman |
3e Management Ltd |
Apologies:Three PG Tenants from Dulverton, Barnstaple and Dawlish
Action
1 |
Introductions |
|
| |
Around the table introductions by all. |
|
2 |
Previous minutes |
|
| |
Previous minutes distributed, the only amendments related to the accuracy re: "the next meeting was neither at the same time nor place". |
|
3 |
Tenant Consultation |
Norman |
| |
Most of the 1-2-1 consultations have been done certainly those with works coming up first has been done, we hope to finish these shortly. |
|
4 |
Project Group |
Norman |
| |
Project Group has expanded and includes a representative from every staircase. Neighbourhood Management (Cheryl Donkor) to get each of the tenants present to sign a waiver to agree to have their names posted in each staircase they represent. |
|
5 |
Decant Procedure and Policy |
Cheryl |
| |
Should be ready for review by the end of next week. Will include explanation for compensation regarding moving. There are two parts - temporary move and permanent move. |
|
6 |
Surveys |
Stephen |
| |
Most CA Design surveys completed, some pending as access have not yet been gained. Basements and roofs still to be done. Andy advised short amount of access time wise to Braunton roof has been arranged for Monday 6th Nov, photographic evidence will be compiled to investigate possible change in roofing. At the same time, access to be arranged with Ms Sawkins to take up floorboards in her flat for investigation. |
|
7 |
Voids |
Norman |
|
6 voids present within mansion blocks with another 8 voids near or around the area. 17 out of 84 tenants have indicated that they may wish to move permanently, SPH are following this up. The need for appropriate voids was brought up by Ms Sawkins and Norman agreed that bedroom numbers vs. what is available does not always match. Works due to start on Braunton Mansions first, due onsite Feb 07 for about 5 or 6 months. Next most likely Bideford and Barnstaple and at the present time it looks like works should start on Dulverton Jan/Feb/Mar 08. |
|
8 |
Presentation of Reports |
Stephen |
| |
Project Manager & Architectural Designs. Reports handed around to table to read. Some points highlighted such as the drawings and surveys were not always matching flats, but they are starting to sort it out (e.g. chimneys very different). There was very positive feedback from tenants at the open days held 7th and 9th September. Planning Permission - RLP have had discussions with Camden and Islington councils regarding the roofs - solar panels and wind turbines. No pre-application required for Islington but Camden want drawings. Building Control - Building Control consultants are MLM - happy with proposals put forward and have confirmed requirements for sound, fire and other issues. Sound Testing - Hope to test in the next couple of weeks to set a baseline against which to measure improvements. Comments were made by the tenants about sound issues, including that SPH needs a policy not to have industrial premises under residential blocks. Floor inspections - There are different types in the mansion blocks. Need to access Braunton - Gerard to arrange with Ms Sawkins for Andy to access to floorboards. Structural Engineer - Meeting with structural engineers to discuss staircases and structure generally - buildings are sound. Staircase construction appears to be steel frame with clinker infill which does not allow metal nosing to be removed. Minimal works required, specialist contractor to be brought in. Looking for possible solution to get pipe work from sub-basement upwards in Braunton. There are drawings on the lease deeds for commercial tenant. SPH to look at deeds for printer to get these details. Drawing programme - Surveys are now being put together as flats, tweaking designs for pricing. Dulverton - preliminary designs issuing Monday, followed by Dawlish. Braunton already in for planning and pricing. |
|
9 |
Asbestos Surveys |
Gerard |
|
Of the surveys carried out, no asbestos has been identified. Test still to be carried out in Dawlish and Braunton when access can be gained. Samples need to be taken from places such as ceiling, sink pads, lino, lagging around pipes. Braunton basement needs testing. |
|
10 |
Quantity Surveyor |
Andy |
| |
Developing cost plan is being created and tender packages in conjunction with Durkan and sent to tender list. Initial feedback received. Identified that the overall budget is over the desired amount, therefore reviewing fees, cost plan, tender enquiries to reduce overall budget by £800,000. Roofing is yet to go out to tender, as is upgrading floors. M & E won't go out for competitive tender until Jan 07, and then the cost plan can be confirmed. |
|
11 |
Contractor |
Peter |
|
Sending out tender packages - 50% returned, rest should be back in next 2 weeks. Decanting process will be an issue. Estimate 29 months work. Updated RLP initial budget document - potential saving of £138,000. Reduction in preliminary - cost of site set up etc down by £73,000; saving on supply of sanitary ware £10,000 and £15,000 on kitchen unit supply. Discussions took place regarding using Holsworthy Square as the site location and a tenant said Holsworthy Square tenants would not be happy to have the site set up in that location. SPH will liaise with Holsworthy Square residents |
|
12 |
M & E Building Services |
Chris |
| |
Completed survey work including underground drainage. Some issues arising. Report to be issued outside of the project for remedial work. Dulverton worst - needs good descale and some pipes may need replacing. Mechanical Services- Taken on design and calculations for building regulations re heating and renewable energies. Talking to Solar Trading Services. Full preliminary drawings for Braunton received. Next will be Bideford & Barnstaple Roof layout is a concern - to get plant up and also maintenance. Islington requires complete maintenance statements. Will still have to have water tanks and pumps to maintain adequate water pressure. Dulverton - exploring centralised boiler plant - waiting for CAD work. Braunton to have central plant with heat stations in each flat. Explanation given to tenants as to how the heat station works. The question was raised by tenants as to gas in the block (whether or not it will be taken out) and were advised that no decision has been made yet and it will have to be considered block by block. This will be a policy decision by SPH, who will advise the design team. Electrical Services - Fire alarm coverage - in association with building regulations fire alarm coverage advised not to install smoke detectors in communal areas. Discussions with Durkan re list of preferred specialist contractors. Figures to be checked with design team. Plan to get out tenders according to programme - discussions planned prior for fast turnaround to get cost advice back as soon as possible. |
|
13 |
Any other business |
|
|
Apart from a query from a tenant regarding which staircase related to her property, there was no other business. |
|
| |
Meeting closed 3.55 pm |
|
Distribution: all present at the meeting plus all HMBP tenants, Griffin Homes (Andrew Fusi)
Please Note: Should any person present at the meeting have any comments relating to these Minutes please contact Norman Smith - Tel: 020 7209 3682 e-mail: Norman.smith@sph.org.uk
1st November 2006
Minutes of meeting
Present:
| SPH Housing |
Consultants |
| Susan Haslam |
3e Management Ltd |
| Martin Bates |
|
| Norman Smith |
|
| Cheryl Donkor |
Traico Ltd |
| Gillian Wright |
|
| Fiona Forster |
|
| Gerard Brennan |
Durkan Ltd |
| Peter Croft |
|
| Mary Bucknor |
|
| Chris Burr |
|
| |
|
| Griffin Homes |
Hannaford Upright |
| Chris O'Beirne |
|
| Andrew Fusi |
|
| |
|
| Project Group Tenants |
Robert Lombardelli |
| Ms J Cook (Dulverton Mansions) |
Partnership |
| Stephen Cox |
|
| Ms E Hodson (Dulverton Mansions) |
|
| Andy Jackson |
|
| Ms C Goering (Dulverton Mansions) |
|
| Ms D Sawkins (Braunton Mansions) |
|
| Mr C Harmer (Barnstaple Mansions) |
|
1 |
Introductions |
|
| |
Around the table introductions by all. |
|
2 |
Previous minutes |
|
| |
Previous minutes distributed, the only amendments related to the accuracy re: "the next meeting was neither at the same time nor place". |
|
3 |
Tenant Consultation |
Norman |
|
Most of the 1-2-1 consultations have been done certainly those with works coming up first has been done, we hope to finish these shortly. |
|
4 |
Project Group |
Norman |
| |
Project Group has expanded and includes a representative from every staircase. Neighbourhood Management (Cheryl Donkor) to get each of the tenants present to sign a waiver to agree to have their names posted in each staircase they represent. |
|
5 |
Decant Procedure and Policy |
Cheryl |
|
Should be ready for review by the end of next week. Will include explanation for compensation regarding moving. There are two parts - temporary move and permanent move. |
|
6 |
Surveys |
Stephen |
|
Most CA Design surveys completed, some pending as access have not yet been gained. Basements and roofs still to be done. Andy advised short amount of access time wise to Braunton roof has been arranged for Monday 6th Nov, photographic evidence will be compiled to investigate possible change in roofing. At the same time, access to be arranged with Ms Sawkins to take up floorboards in her flat for investigation. |
|
7 |
Voids |
Norman |
|
6 voids present within mansion blocks with another 8 voids near or around the area. 17 out of 84 tenants have indicated that they may wish to move permanently, SPH are following this up. The need for appropriate voids was brought up by Ms Sawkins and Norman agreed that bedroom numbers vs. what is available does not always match. Works due to start on Braunton Mansions first, due onsite Feb 07 for about 5 or 6 months. Next most likely Bideford and Barnstaple and at the present time it looks like works should start on Dulverton Jan/Feb/Mar 08. |
|
8 |
Presentation of Reports |
Stephen |
|
Project Manager & Architectural Designs. Reports handed around to table to read. Some points highlighted such as the drawings and surveys were not always matching flats, but they are starting to sort it out (e.g. chimneys very different). There was very positive feedback from tenants at the open days held 7th and 9th September. Planning Permission - RLP have had discussions with Camden and Islington councils regarding the roofs - solar panels and wind turbines. No pre-application required for Islington but Camden want drawings. Building Control - Building Control consultants are MLM - happy with proposals put forward and have confirmed requirements for sound, fire and other issues. Sound Testing - Hope to test in the next couple of weeks to set a baseline against which to measure improvements. Comments were made by the tenants about sound issues, including that SPH needs a policy not to have industrial premises under residential blocks. Floor inspections - There are different types in the mansion blocks. Need to access Braunton - Gerard to arrange with Ms Sawkins for Andy to access to floorboards. Structural Engineer - Meeting with structural engineers to discuss staircases and structure generally - buildings are sound. Staircase construction appears to be steel frame with clinker infill which does not allow metal nosing to be removed. Minimal works required, specialist contractor to be brought in. Looking for possible solution to get pipe work from sub-basement upwards in Braunton. There are drawings on the lease deeds for commercial tenant. SPH to look at deeds for printer to get these details. Drawing programme - Surveys are now being put together as flats, tweaking designs for pricing. Dulverton - preliminary designs issuing Monday, followed by Dawlish. Braunton already in for planning and pricing. |
|
9 |
Asbestos Surveys |
Gerard |
|
Of the surveys carried out, no asbestos has been identified. Test still to be carried out in Dawlish and Braunton when access can be gained. Samples need to be taken from places such as ceiling, sink pads, lino, lagging around pipes. Braunton basement needs testing. |
|
10 |
Quantity Surveyor |
Andy |
|
Developing cost plan is being created and tender packages in conjunction with Durkan and sent to tender list. Initial feedback received. Identified that the overall budget is over the desired amount, therefore reviewing fees, cost plan, tender enquiries to reduce overall budget by £800,000. Roofing is yet to go out to tender, as is upgrading floors. M & E won't go out for competitive tender until Jan 07, and then the cost plan can be confirmed. |
|
11 |
Contractor |
Peter |
|
Sending out tender packages - 50% returned, rest should be back in next 2 weeks. Decanting process will be an issue. Estimate 29 months work. Updated RLP initial budget document - potential saving of £138,000. Reduction in preliminary - cost of site set up etc down by £73,000; saving on supply of sanitary ware £10,000 and £15,000 on kitchen unit supply. Discussions took place regarding using Holsworthy Square as the site location and a tenant said Holsworthy Square tenants would not be happy to have the site set up in that location. SPH will liaise with Holsworthy Square residents |
|
12 |
M & E Building Services |
Chris |
| |
Completed survey work including underground drainage. Some issues arising. Report to be issued outside of the project for remedial work. Dulverton worst - needs good descale and some pipes may need replacing. Mechanical Services- Taken on design and calculations for building regulations re heating and renewable energies. Talking to Solar Trading Services. Full preliminary drawings for Braunton received. Next will be Bideford & Barnstaple Roof layout is a concern - to get plant up and also maintenance. Islington requires complete maintenance statements. Will still have to have water tanks and pumps to maintain adequate water pressure. Dulverton - exploring centralised boiler plant - waiting for CAD work. Braunton to have central plant with heat stations in each flat. Explanation given to tenants as to how the heat station works. The question was raised by tenants as to gas in the block (whether or not it will be taken out) and were advised that no decision has been made yet and it will have to be considered block by block. This will be a policy decision by SPH, who will advise the design team. Electrical Services - Fire alarm coverage - in association with building regulations fire alarm coverage advised not to install smoke detectors in communal areas. Discussions with Durkan re list of preferred specialist contractors. Figures to be checked with design team. Plan to get out tenders according to programme - discussions planned prior for fast turnaround to get cost advice back as soon as possible. |
|
13 |
Any other business |
|
| |
Apart from a query from a tenant regarding which staircase related to her property, there was no other business. |
|
| |
Meeting closed 3.55 pm |
|
Distribution: all present at the meeting plus Sharon Allen (SPH), Khecho Assatourian (SPH), Tracey Clapham (SPH)
Please Note: Please contact Norman Smith if you have any queries regarding the Minutes of the Meeting - Tel: 020 7209 3682 e-mail: Norman.smith@sph.org.uk