Agenda item

Sinead Burke, Housing and Adult Social Services was present for consideration of this item.

During consideration of the report the following main points were made –

·         The Andover Estate pilot works concentrated on some of the ground floor units to Todds Walk, which are considered to be the worst affected flat units, being those with condensation and dampness within the ground floor units to the four storey blocks which have individual garages. The pilot works were completed in December 2014

·         The pilot phase is now complete and following on from the initial works it is recognised that the pilot did not go far enough and there has been a re-assessment and re-evaluation of the areas of risk and processes, design and products, with a view to achieving the best solutions for the benefit of any future works. There have also been issues identified in relation to existing heating and cold water supply systems, which are now proposed to be renewed

·         The Council has a delivery plan to address the issues starting with the External and communal cyclical repair works, which will pick up on the considerable areas of external repairs, defects and improvements necessary to the fabric of the building

·         In addition, the proposed decent home bathrooms, and kitchens that were missed last time will be incorporated with the proposed dampness and condensation remedy works and these are proposed to be completed together within each flat at the same time

·         Further to this there is co-operative work with the new build team and the various initial feasibility options are being considered and the impact and consequences of how this team will fit in with the above proposed measures

·         External and internal surveys have now been undertaken to the whole building envelope to address various defects/weaknesses/faults and the design of the proposed condensation/dampness works to take into account all possible potential areas of cold bridging for the various types of properties, together with LBI Building Control and the leading trade suppliers/manufacturers

·         Whilst there is now a noticeable change to the insulation levels within all  properties, where works were carried out on the pilot, there are still various measures required that are necessary to be undertaken to improve building performance and living conditions. Internally to improve the thermal performance of the flat units changes have been made to the insulation materials and the insulation material will be fixed direct to backing surfaces without the use of batons, which will save time and cost

·         The insulation will now be fitted for the garage side to the rear wall of the bathroom, bedroom and the kitchen. Some enforcement may be required where access to the garages is not forthcoming. All the exposed external living room, bedroom and hallway wall surfaces will now be insulated, as opposed to the partial wall works carried out in the pilot and will also include insulation to windows and front entrance/garden door reveals

·         Externally insulation will now be fitted to the sloping living room roof void from the outside, in lieu of internally to the living room ceiling, thus reducing resident disruption and disturbance to the Artex finishes to ceilings, which contain an element of asbestos. This will reduce overall cost

·         Ventilation will be improved by the supply of a mechanical fan that runs for 24 hours a day but is quiet and economical to run. Permanent ventilation is also to be provided to ventilate the garden doors, which are not currently ventilated. Externally air vents are to be provided to the lower level sloping roof voids

·         The heating system dates back to 1978 and is overdue for replacement with old pipework and some radiators showing signs of leaks. The proposed works to affected properties will require the removal of radiators/pipes to allow the installation of thermal insulation to the walls to reduce heat loss, condensation etc. and the heating system will be replaced in its entirety and the new radiators are positioned on internal un-insulated walls where possible and with new surface run pipework

·         The majority of boilers in the ground floor properties were replaced around 2004-6, however these are now having performance problems. Advice is to replace them at this stage as they are reaching the end of their economical service life

·         The water storage tanks are over 30 years old and have inadequate insulation, many with open tops causing condensation problems. The pipework within the cupboards containing the tanks is also un-insulated and there are signs of heavy condensation, due to lack of insulation and defective ball valves. The tanks are recommended for replacement

·         The works to the most affected blocks will be done first and endeavours will be made to reduce to a minimum the timescale of works taken to each flat. High levels of labour will be working in their flats and there will be considerable disruption to residents. The contractor will need to ensure highly skilled labour is employed and willing to be flexible and responsive to resident’s requirements. The resident liaison team, which worked well on the pilot will be required

·         It is important that early resident profiling and pre-surveys of residents needs in advance will speed up works, particularly if residents have any OT or environmental requirements. The Occupational Therapy process for the estate has already taken place. The use of alternative temporary respite facilities for some residents during the daytime is considered desirable for the success of the scheme and whilst this is currently unresolved although options are being considered

·         Residents and interested parties will be regularly updated throughout the scheme

·         Education is also important to provide residents on how to avoid condensation

·         It was noted that the whole package of measures proposed is a massive opportunity to improve the current living conditions of the residents and make a difference to welfare and  reliable contractor to deliver the scheme

·         Reference was made to the leaflet to be circulated to residents regarding the proposals and Members stated that they would wish to see this before it is circulated

       RESOLVED:

That the report be noted and the leaflet referred to above be circulated to    Members prior to circulation to residents