CONTENTS – 1 Answers to questions posed at the Zoom meeting held with leaseholders in early Oct
1. Answers to questions posed at the Zoom meeting held with leaseholders in early Oct
- Latest from Newlon on the refurbishment timelines, including planning permission
application, bearing in mind delays to start of work in New Barnsbury due to uncertainty over potential new building safety requirements.
Keith explained that all on hold pending further government announcements but dialogue continues with Islington Council. Praful (Islington Council) and Keith (Newlon) said pressure was being applied on govt by Newlon, Islington and Mount Anvil to announce the specific impacts of any change regarding approved planning applications like New Barnsbury’s. Newlon view is that at some point the challenge of retrofitting buildings of historical significance (such as Old Barnsbury) needs to be addressed and sustainability agenda needs to be progressed. Council supports this view.
“Newlon will be having a further meeting with Planning Officers at Islington. At local level collaboration & joint leaning has already been established around retro fit solutions with overall positive feed back on our proposals, subject to further meetings and detail.“
- Are any of Newlon’s proposals for Old Barnsbury directly impacted by the government’s
considerations? If so which?
Keith advised that the environmental elements of the planned planning application for Old B were effectively on hold. But approval given within Newlon to press on with kitchen and bathroom refurbishments in Fisher house which come under the Phase 1 original planning application. Strictly speaking planning approval is not required for interior work so Newlon could go ahead anyway. Keith described the planned work in Fisher house as ‘kitchens and bathrooms plus’ but at this stage, could not share what is meant by the ‘plus’.
The ‘Plus element’ part of this work is to include Mechanical ventilation and rewire to rented properties. Further updates later this year.
Note: it will be possible for non-residential and residential leaseholders to opt in to new kitchen and bathrooms at their own cost if they wish to. - As a result of the delay to New Barnsbury, has there been a change in planned timeline
for planning application for energy related elements for Old Barnsbury?
See above, yes - When will any work of the work for which planning approval has been given start, or is
this entirely dependent on the second planning application approval?
See point 2 above - Depending on the solutions adopted for heating/energy supply, there could be internal
works to leaseholders flats required. This raises a number of questions: - What is Newlon’s mandate to make changes to the interiors of leasehold flats? Are
there things Newlon believes it can/cannot do? Does Newlon believe that leaseholders
can opt out of all/any of the proposed changes to interiors/additional proposed energy
related programme of work ?
Requires further discussion. Legal advice likely to be needed, but prior to recent government announcements, Newlon was expecting to impose its chosen solution on all residents including leaseholders, after consultation. This had not been clear to some leaseholders and the question was raised as to whether Newlon could cut off a gas supply to flats ahead of a time when use of gas boilers is illegal.
“At all of our resident presentations we have spoken about the national de-carbonisation targets, and the necessity to move as a nation away from fossil fuel such as gas. As part of this we have shown what alternative (non gas) heating solutions may be considered, for this project such as Air source heat pumps & direct electric solutions. There is and there was no intention to physically cut off the block gas supply, and we will continue to research what the alternatives may look like for the future and consult with all residents. This is also subject to planning approval too, as well as future understanding of the Government’s position and available Government funding.“
- Given the various configurations of leaseholder flats, some have been modernised, new
radiators, boilers, kitchens and bathrooms, ventilation systems etc, would Newlon
propose a bespoke solution for each and pay for all costs to make good to the
appropriate standard? How does Newlon see all this working in practice? Properties
could be devalued.
Newlon is expecting to have detailed individual consultations and
agree bespoke solutions with each leaseholder. The costs of making good/restoring
facilities to current standards would be borne by Newlon.
“We would survey each leaseholder flat & agree with each leaseholder what if any changes may be required on an individual basis.“ - How would non-resident leaseholders’ tenants who rent their flats out be accommodated as well as resident leaseholders. See below
- Assumption that when any work starts in flats, residents or rentees would have to move
out (insurance implications when properties become building sites) – how would this be
planned for/negotiated and compensated?
Keith advised that currently the expectation is that no one will be required to move out, barring special arrangements for people with health conditions which would have to be negotiated independently.
“We also plan to have a respite flat available to all residents of Old Barnsbury to have the use of if required.“ - Need confirmation that the concession to resident leaseholders regarding zero cost on
refurbishments work for work currently agreed under planning permission granted, will
extend to this separate phase 2 work (assuming it goes ahead).
Confirmed by Keith, yes this is included in the concession. - What could the external cladding look like and will it be safe?
Keith prefers not to call the brick slip and the surface between it and existing walls cladding. Materials and Design is still being investigated, choice/options will be part of any planning approval.
“We have not yet chosen the preferred solution & are awaiting samples from manufacturers. These will be shown to residents & also to planners for planning approval.” - Is external cladding really necessary, ie what is the heatloss through our walls?
Not addressed
“Yes – It is necessary to address improving insulation based on a fabric first
approach.(near to Passive house principal). This has the added benefit of reducing
future energy requirements and consumption required to heat internal spaces.“ - What will be the impact on private balconies? Assume cladding will mean space
reduction in this area too?
Keith advised that Newlon is considering, no further info yet - Which cladding options is Newlon considering?
See above - From the options being considered, how much is cost a factor (assuming some cladding
options exist which are thinner and would be less invasive, for example, how is Newlon
evidencing that it is looking at all options?).
Not addressed, but Keith at pains to confirm that quality critical.
“Brick slip system has not yet been selected. Manufacuturer performance data will be a critical consideration for Newlon.“
- Proposed cladding – more detail needed, is another option to systematically re-point the buildings? Proposal could be like‘a large plastic wrapper’ with unforeseen
consequences for the building.
Not addressed.
“Any system installed will be fitted tomanufacturer correct and approved installation instructions, and which will not ‘sweat’ the original fabric.“ - Will the brick facade truly replicate the detail of the original fabric of the building. Trying to replicate as far as possible.
“This is an ongoing discussion with Islington planners and what will be acceptable.
Intention is to replicate / enhance in a respectful way.“ - What will the impact be on personal balconies as well as communal ‘front door facing’
balconies, dimensions need to be considered because of the impact on space. Will
Newlon choose the cheapest option?
See above, leaseholders concerned on Newlon’s quality record.
“On going work is considering balcony spaces.“
Points 19-24 await further detail from Newlon - Could it make the flats too hot in the summer (requiring energy source/costs for
cooling?)
“Avoidance of Overheating is being addresses in design work“ - What size could the MVHR units be and where would they be placed? What existing
external space could be sacrificed?
“This is Work in progress by the design team“ - What are the costs of ongoing maintenance which would fall to residents e.g.
replacement filters?
“Any system having filters will require to be renewed – manufacturer recommended details will be available once the approved system is decided.“ - Will it be one solution for all or will there be choice for leaseholders and/or tenants
within or across blocks?
“Much will depend upon the need to change heating & hot water systems.“ - Will flats have individual temperature control and individual billing?
“Yes – this is the preferred system & not to have communal based.“ - Will hot water be on demand?
- What will the phasing of the work be across the estate? Is Fisher House still planned to
be first?
“Yes for kitchens and bathrooms only at this stage.“ - How will Newlon ensure quality (history has told us that commissioned work has often
been of a very poor standard).
See above.
“Newlon staff project surveyor working with Martin Arnold independent surveyors will oversee & check site quality.“ - Can the business case for the options under consideration be shared?
Not addressed. All options & design progress are being shared with residents via regular up date sessions. Also available on the BEST Website and summary information post events produced by London Communications agency. - What kind of surveying is proposed to formalise and evidence feedback from residents?
Consultation will continue - Given that the works will have builders making extensive use of the lifts, who will be
paying for maintenance and cleaning during works?
Not addressed.
Appointed contractors will be part of the Considerate contractors scheme & required by contract to keep areas clean & tidy throughout the works period.
Additional questions/points:
Decorations of communal areas work – Keith promised to take away and provide an update on this. Leaseholders would like to consulted on whether they wish to contribute to the costs, Newlon appears to be assuming they won’t but many may be happy to. May depend on flat by flat. Current areas such as stairwells are in poor repair and cannot wait, degradation across the estate a concern for many reasons. Not necessarily impacted by broader retrofit environmental plans, long overdue, some blocks could be waiting another decade. Keith said there could be other priorities such as plumbing/mains water supply. Leaseholders want to be consulted on the priorities.
Keith asked what is the funding model for phase 2 environmental work – confirmed no govt funding, will be cross subsidy from New Barnsbury. Newlon keen to honour ballot commitment and enhance them in the most sustainable way.
Keith confirmed that £50K cap for non-residential leaseholders would include the phase 2 common area work (residential and non-residential leaseholders would not be charged for interior work unless they opt in).
Keith could give no steer to non-residential leaseholders as to when they will be charged for anything, too up in the air. No information on payment profile either. Leaving Non-residential leaseholders very much in the dark.
If all reliance on gas is removed – what would happen in event of a power cut? Keith advised solution would come from electricity supplier – e.g. generators.
Discussion about whether Social Housing should be a guinea pig for retrofitting experiment – range of views on pros and cons from personal perspectives. Technology moving on apace, might be better solutions on the way so the delay could helpful in this respect.
MVHR and Cladding are linked so need to keep a close eye on Newlon’s proposals when next unveiled. Some retrofitting will be needed at some point to accommodate EPC regs coming in anyway.
Penalty delay costs will be payable to Mount Anvil in some circumstances e,g late vacant possession of Blackmore, but not sure if payable for govt related delays because of nature of joint venture.
Actions:
Follow up meeting with latest update to be booked with leaseholders, Keith/Jo, Praful/Rowena, Rob/Carol. Action: Sally to request a date from Keith and advise everyone
Agenda:
- Update on planning application for New and Old Barnsbury – Keith
- Update on phase 1 plans for Fisher House and beyond – Keith
- Decorations of communal areas, what commitment is Newlon making – Old Barnsbury –
Keith
Barnsbury Estate Leaseholders Group 