CONTENTS – 1 Answers to questions posed at the Zoom meeting held with leaseholders in early Oct

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1. Answers to questions posed at the Zoom meeting held with leaseholders in early Oct

1. 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.“

2. 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.
3. 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
4. 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
5. Depending on the solutions adopted for heating/energy supply, there could be internal
   works to leaseholders flats required. This raises a number of questions:
6. 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.“

7. 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.“
8. How would non-resident leaseholders’ tenants who rent their flats out be accommodated as well as resident leaseholders. See below
9. 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.“
10. 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.
11. 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.”
12. 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.“
13. 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
14. Which cladding options is Newlon considering?
    See above
15. 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.“

16. 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.“
17. 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.“
18. 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
19. 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“
20. 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“
21. 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.“
22. 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.“
23. Will flats have individual temperature control and individual billing?
    “Yes – this is the preferred system & not to have communal based.“
24. Will hot water be on demand?
25. 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.“
26. 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.“
27. 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.
28. What kind of surveying is proposed to formalise and evidence feedback from residents?
    Consultation will continue
29. 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

CONTENTS – 1 Increase in Service charges 22/23 and 23/24 – 2 Old Barnsbury Refurbishment – 3 Minutes of the Old Barnsbury Residents’ Group July meeting

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1. Increase in Service charges 22/23 and 23/24

Newlon responded at the end of June to our query about the significant increase in Service charges for the financial year 23/24 building from an increase in 22/23 as well. 

The verbatim response from Newlon is set out below. There are some interesting points to note, including Newlon’s requirement to consult leaseholders over use of our sinking funds. Does anyone have any experience or examples of this they can share? It feels like something we should encourage Newlon to formally engage with us about.

Thank you for your email. I do apologise for the delay in my response. We have been inundated with feedback from our residents regarding this year’s estimates that were issued in April, and as we had a date in the diary for meeting in July, I thought it be best to respond in person, but realise no one had informed you, so for that I do apologise.

I have looked at the below. It relates to a property in Berners House, so will respond as if it were them.

I will try to explain this in two stages – first stage being just the service charges alone; second stage looking at the surplus/deficit, as that has a significant effect on the service charge annually.

Service charge year 21-22: If I remove the surplus for the year, the service charge estimate equates to £130.65 per month (surplus was £20.61 per month, which reduced liability to £110.04)

Service charge year 22-23: If I remove the deficit for the year, the service charge estimate would have been £136.26 per month, a difference of £5.61 or increase of 4.29%. This is acceptable, and was in line with service contract agreements, in terms of annual uplifts.

Service charge year 23-24. If I remove the deficit for the year, the service charge estimate would have been £188.76 per month, a difference of £52.50 on last year. This difference is made up of the increase in insurance costs of £44.15 per month, plus the annual service contract rise, as allowable in the agreements, in line with RPI at the time, which would have been around 10%. So, as you can see, over the last three years, had I remove the end of year surplus or deficit figure, the actual services costs fluctuating over the three years can be considered within reason.

Now, looking at the surplus or deficit. As you may be aware, the reason for adding the surplus or deficit to the estimate has been a long and standing policy of Newlon. At the end of every year, we look at the actual costs of running the property, against the “estimated” cost we asked you to contribute towards, and if there is a difference, it gets applied to the following year’s estimate.

So, for the year 21/22, there was a surplus of £20.61 per month. This would have been used to reduce your liability, as what we asked you to pay was less than what it actually cost to run the building.

In year 22/23, there was a deficit of £15.60 per month, which meant what we asked you to pay towards costs at the beginning of the year was insufficient to cover all expenses, so we added the difference to your estimate. This is the same for this year. Last year’s accounts were insufficient by nearly £21,000 for the property. The majority of the shortfall was due to the new door entry system costs being charged to the service charges. I have attached the invoice for your perusal. This would have contributed to the deficit being added to your estimate this year (£29.31 per month). The reason why the door entry system wasn’t classed as major works, and not put through the Section 20 consultation (and sinking fund used to pay for it), was because the cost of the job divided by the number of properties within the building, was less than the £250 per property threshold.

In essence, this year was unprecedented, as this property (Berners) would have received a “double hit”, in that the deficit from last year’s account was high due to the door entry system being charged, as well as the hike in insurance costs.

If anyone would like to see the supporting documentation supplied, please email us and we will forward it on.

In addition, the following questions were raised and these are the responses from Newlon:

1. Based on my interpretation, if this year is unprecedented, can you please confirm that next year, we can expect to return to ‘normal’ levels or do you anticipate further uplift relating to the deficit in coming years? If so, in relation to which items? 
I cannot confirm anything at this present time. We are currently working through the reconciliation of the annual accounts to March 2023, which at the end will give us an understanding of whether there will be a surplus or deficit carried through to the next cycle of estimates. I cannot confirm if there will be a similar hike in relation to our leaseholders contributions for insurance. We have been assured it will not be as severe as last year, however work is on-going to see how Newlon can reduce its premium next year (possible increase in excess on claims, grading schemes based on risk, etc,)

2. When can we be consulted on this if there are uplifts on this scale? One of this issues is the uplift coming with no warning or explanation so can you please commit to communicating in advance should the issue arise again.
Once the statement of accounts are completed and ready to issue, we can share this data with the Barnsbury Leaseholder group for perusal and examination. It should be available from late August.

3. Can you advise the basis /criteria for using the sinking funds instead so we are all clear on that point as well? 
The sinking fund essentially is used to cover the cost, but not exclusively, on cyclical redecorations. In some instances, it may be used to cover costs associated with Section 20 major works, and my service charge book also states it can be used to offset fluctuations in service charges brought about by increases in services. So, in essence, it is the leaseholders’ money to assist with their maintenance programme contributions on their homes. The leaseholders would need to be consulted on how it is used, and when taking a snapshot of usage, the “majority” rules.

2. Old Barnsbury Refurbishment

Newlon’s plans are advancing and as mentioned in our previous update, there are significant implications for leaseholders and we need to be clear on a number of details ahead of the planning application being submitted at the end of the year by Newlon.  At July’s Old Barnsbury Residents’ Group meeting information was shared but few leaseholders and a relatively small number or residents attended.

Keith Mandy who is the lead for the Old Barnsbury Refurbishment has kindly agreed to hold an online meeting with Old Barnsbury leaseholders. The date we are proposing is Monday 2nd October 7-8pm. Please can you advise if you would like an invitation to this meeting, it is applicable to resident and non-resident leaseholders. Keith has indicated that he may not have all the answers at this stage, but is open to our questions.

Some information about the plans, with Fisher House to be the first to be refurbished but little known about phasing beyond that, are on Best’s website but many details are only just emerging. https://betterbarnsbury.org.uk/wp-content/uploads/2023/08/2023-08-08-Update-presentation-FINAL.pdf

3. Minutes of the Old Barnsbury Residents’ Group July meeting

Minutes for the July meeting of the Old Barnsbury Residents’ Group can be found here:
https://barnsburyleaseholders.org/wp-content/uploads/2023/09/old-barnsbury-residents-meeting-8_8_23-draft-minutes.docx

CONTENTS – 1 Old Barnsbury Refurbishment Consultation – 2 Barnsbury Residents’ Group – 3 Huge increase in Service Charges – 4 Help to run the Old Barnsbury Leaseholder Group

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1. Old Barnsbury Refurbishment Consultation

As most of you know, in May 2023, Newlon started its consultation on the Old Barnsbury refurbishment. 

As well as the original refurbishment works proposed, Newlon is now looking into ‘energy and sustainability’ works to potentially build in at the same time as the other planned Internal and external works. This requires separate planning approval (Autumn 2023 planned)  and as we understand it, no refurbishment work will begin in Old Barnsbury until this stage is complete.

There is some detail on the Newlon website which gives an indication of areas under consideration https://betterbarnsbury.org.uk/wp-content/uploads/2023/05/Newlon.OldBarnsbury.Presentation.23.05.22.pdf

Some of you have attended the two sessions offered to date to talk through some of the options Newlon is considering which could have significant implications for leaseholders. For example, depending on the solutions adopted for heating/energy supply, there could be internal works to leaseholders flats required which raises a number of queries about how any work would be made good and who would pay for this, assuming proposals can be accommodated in the various configurations of our flats etc. And for non-resident leaseholders, the degree of disruption this could mean for tenants etc .

There are many questions and we also need to seek assurance that the concession to resident leaseholders regarding zero cost on the refurbishment work includes any energy related changes.

Some of the questions raised include:

• What could the external cladding look like and will it be safe?
• Is external cladding really necessary, ie what is the heatloss through our walls?
• Could it make the flats too hot in the summer (requiring energy source/costs for cooling?)
• What size could the MVHR units be and where would they be placed? What existing external space could be sacrificed? 
• What are the costs of ongoing maintenance which would fall to residents e.g. replacement filters?
• Will it be one solution for all or will there be choice for leaseholders and/or tenants within or across blocks?
• Will flats have individual temperature control and individual billing?
• Will hot water be on demand?
• What will the phasing of the work be across the estate?
• How will Newlon ensure quality (history has told us that commissioned work has often been of a very poor standard)
• Can the business case for the options under consideration be shared?
• What kind of surveying is proposed to formalise and evidence feedback from residents?

Thank you to those who have sent questions so far, no doubt you will have others, so as a next step, as part of the consultation, we are suggesting an on-line and/or in person meeting with Newlon for Leaseholders specifically to answer questions on the implications for us and to respond to our queries. Newlon has appointed a new lead for Old Barnsbury – Keith Mandy – and at a recent Residents Group meeting, Keith agreed to this suggestion so we will get in touch with a view to arranging this during July and share details nearer the time. It’s really important that our voice is heard during the consultation phase. 

There are few other details of timing for the start of any of the refurbishment work, but we understand that Fisher House will the first block to be refurbished once work starts.

2. Barnsbury Residents’ Group

At the May 2023 meeting, it was agreed that the group will split into Old and New Barnsbury residents.  Some residents of Old Barnsbury are meeting soon to agree the set up of the new group and take steps to make other residents aware. Please advise if you would like to join the committee of this mixed tenure group, or represent your block and details can be passed on.

3. Huge increase in Service Charges

Despite chasing, we have had absolutely no response from Newlon on this so we have escalated to Newlon’s CEO Mike Hinch today. 

4. Help to run the Old Barnsbury Leaseholder Group

Please volunteer if you can help in any capacity by emailing barnsburyleaseholders@gmail.com

CONTENTS – 1 Old Barnsbury update – 2 High increase in service charges for 2023/24 – 3 Barnsbury Residents Group meeting

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1. Old Barnsbury update

Old Barnsbury plans are slowly progressing, nothing has happened yet but it looks like the consultation process on the planned works, due to start in January 2023, may be beginning. Newlon’s recent April 2023 newsletter shared the following update:

Newlon has recently written to Old Barnsbury residents to provide an update on the works to refurbish and improve your homes. We have been looking again at how we can future proof the heating systems and insulation in homes on Old Barnsbury to make them as energy efficient as possible.

We are developing information for residents on these additional works and will be discussing our proposals at a series of workshops over the coming months so we can consult and collaborate with you. We will continue to keep you fully updated on our programme as is develops.

We are developing information for residents on these additional works and will be discussing our proposals at a series of workshops over the coming months so we can consult and collaborate with you.

Next workshop drop-in session

• Tuesday 16th May 6pm start for a presentation and Q&A session at the Community Centre

If you can’t make it there is a drop-in session on Thursday 18th May between 5.30-7.30pm at the Community Centre.

Meanwhile, all leaseholders should have received a letter from Newlon confirming their status as resident or non-resident leaseholder. 

Contact Newlon if you haven’t received yours as it’s important going forward from a charging for refurbishment works perspective.

One of the points made in the letter is a reminder that leaseholders can opt in to the internal refurbishments proposals if they wish to. We assume more details in due course.

We have enquired with Newlon whether there will be an option for the refurbishment work costs applicable to Old Barnsbury Non-resident leaseholders to be phased/payable through, say, as an uplift in service charges, for example.

2. High increase in service charges for 2023/24

Some leaseholders have been in touch about this and we are asking Newlon for a statement on it.

3. Barnsbury Residents Group meeting

There will be a Barnsbury Residents Group meeting on 24th May at 6pm in the main community centre. At that meeting we are proposing an item on whether the group should split into two, one for Old Barnsbury and one for New Barnsbury.  Please join the meeting if you can. 

CONTENTS – 1 New Barnsbury planning approval and Old Barnsbury’s planning application – 2 Section 8.0 Residents’ charter agreement reached with Old Barnsbury Leaseholders with Newlon in Dec 2021 – 3 Flood damage 23/10/22 – 4 Barnsbury Residents Group meeting – community hall Thurs 8th Dec 6pm-8pm – 5 Seasonal Greeting from Sally & Mark your Old Barnsbury Leaseholder reps

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1. New Barnsbury planning approval and Old Barnsbury’s planning application

Planning permission for New Barnsbury – demolition and rebuild of new blocks – was approved on 29th November. For anyone not up to date on the implications, the detailed report is a recommended read as it a makes very clear what will now be happening in the area very close to us. 

https://democracy.islington.gov.uk/documents/g4531/Public%20reports%20pack%2029th-Nov-2022%2019.30%20Planning%20Committee.pdf?T=10

Old Barnsbury’s planning application takes place on Tuesday 6th December – a similar detailed report makes it clear what’s happening, albeit without any phasing information.

Click to access Committee%20Report%20-%20Old%20Barnsbury.pdf

2. Section 8.0 Residents’ charter agreement reached with Old Barnsbury Leaseholders with Newlon in Dec 2021

You will all recall being updated last year on an agreement to changes in Section 8.0 of the draft residents’ charter reached as follows:

Offer to Old Barnsbury Leaseholders 

8.1 Resident Leaseholders

Leases where leaseholders are resident in their homes at the date Outline Planning Permission is granted will be permanently excluded from the charges for the transformation works described in the offer document. This exclusion is noted against the individual leases of confirmed resident leaseholder and wholly transferable to any subsequent leaseholder if the lease is later sold.

This exclusion is fully protected in the event that leaseholders subsequently sub-let, within the terms of the lease and other legal requirements, or sell their homes.

Sinking Funds on those leases will not be deducted for refurbishment works as that is a form of charging.

Exactly how residency is to be determined still needs to be clarified.

Nothing changes in individual leases in respect of these Newlon commitments, it’s essentially a note on file for the position against each flat at the time outline planning permission is granted which can be referenced in future sale searches etc.

What Newlon is doing is making a public proposal and commitment about how they will implement their commitments in the Offer document and this commitment will override the original content in the Draft Residents’ charter (issued January 2021).

8.2 Non-Resident Leaseholders

Old Barnsbury non-resident Leaseholders will be charged the full cost of external works, except where these are improvements and the lease is a non-charging lease.

Charges will be subject to a cap of £50,000. Newlon anticipates the amount will be below

 this and will give estimates.

8.3 All Old Barnsbury Leaseholders

Newlon will consult all residents including tenants and leaseholders and be as clear as it can as to which works are happening to which block when and the costs.

Where windows or doors which conform to the requirements of the transformation have aleady been installed, they can remain and the costs passed to the non-resident leaseholder will be reduced. Newlon will honour any written agreement given when windows or doors were fitted with permission.

Newlon will follow Section 20 of the Landlord and Tenant Act 1985.

Newlon cannot give loans or put a charge on properties to pay for works. If the law changes to allow that Newlon will consider doing so.

Newlon will review and publish its adherence to these commitments annually.

During recent discussions however, Newlon’s Property Services director revoked approval of this agreement, although later confirmed formal agreement to the re-charging element under 8.1. However, Newlon has not formally reaffirmed commitment to other paragraphs. the latest from Newlon’s CEO is as follows:

‘I am aware there is a meeting already booked for Newlon to hopefully formally approve the changes below, I imagine there will need to be a brief consultation with Old Barnsbury residents before they can then be absolutely finalised’.

In addition, despite being requested several times to formally advise of the means by which leaseholder residency will be determined and confirm the day on which leaseholder residency will be determined,  Newlon’s directors have declined to respond to these points or agree to a meeting with us.

As a group, we suggest that we re-group early in the new year to agree a position on this, we have been offered support from local councillors as needed.

Suggest date for a January zoom call is: Thursday 12th January 19:00-20:00. Please send a message to barnsburyleaseholders@gmail.com if you’d like to join and we can send a link nearer the time.

3. Flood damage 23/10/22

A fellow leaseholder got in touch to ask if anyone else has been impacted by flood damage to Vittoria House caused by heavy rain on 23/10/2022.  The heavy rainfall and the poor drainage outside the walkway caused internal damage to the property.  If you were affected, please get in touch and I will connect you with each other so you can compare experiences and Newlon’s responses.

4. Barnsbury Residents Group meeting – community hall Thurs 8th Dec 6pm-8pm

All welcome

5. Seasonal Greeting from Sally & Mark your Old Barnsbury Leaseholder reps

We need more help in 2023, please get in touch if you can offer your services to the group!

CONTENTS – 1 Old Barnsbury planning application – 2 Request for Dec 2021’s Draft Charter Old Barnsbury Leaseholder proposals to be re-confirmed – 3 Date of next Barnsbury Residents Group meeting (BRG)

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1. Old Barnsbury planning application

Old Barnsbury planning application is still active – if you wish to send comments you can do this via email to: planning@islington.gov.uk & the application lead nicholas.linford@islington.gov.uk. 

The reference on Islington Council’s planning portal is: P2022/2454/FUL. (For New Barnsbury comments, the ref is P2022/1898/FUL – remember, we will be impacted by planning decisions there too so do comment about these plans as well if you want to!)

If you want to send comments, please do it soon, we don’t know the exact date the application will be considered but it could be any time from November onwards. 

Details of the flyers issued by Newlon with some recent design details are on the BEST website if you have not received through your doors –  https://betterbarnsbury.org.uk/

2. Request for Dec 2021’s Draft Charter Old Barnsbury Leaseholder proposals to be re-confirmed

As requested at the recent leaseholder meeting, Newlon’s Chief Exec and Director of Housing Services have been emailed as follows, hopefully we will hear back soon:

As you’re aware, Old Barnsbury Leaseholders held meetings with Bill Henderson in Nov/Dec 2021 to reach a revised agreed position for Old Barnsbury Leaseholders as follows (replacing Section 8.0 proposals included in the draft charter issued in early 2021 to all residents):

8.0  Offer to Old Barnsbury Leaseholders 

8.1 Resident Leaseholders

Leases where leaseholders are resident in their homes at the date Outline Planning Permission is granted will be permanently excluded from the charges for the transformation works described in the offer document. This exclusion is noted against the individual leases of confirmed resident leaseholder and wholly transferable to any subsequent leaseholder if the lease is later sold.

This exclusion is fully protected in the event that leaseholders subsequently sub-let, within the terms of the lease and other legal requirements, or sell their homes.

Sinking Funds on those leases will not be deducted for refurbishment works as that is a form of charging.

Exactly how residency is to be determined still needs to be clarified.

Nothing changes in individual leases in respect of these Newlon commitments, it’s essentially a note on file for the position against each flat at the time outline planning permission is granted which can be referenced in future sale searches etc.

What Newlon is doing is making a public proposal and commitment about how they will implement their commitments in the Offer document and this commitment will override the original content in the Draft Residents’ charter (issued January 2021).

8.2 Non-Resident Leaseholders

Old Barnsbury non-resident Leaseholders will be charged the full cost of external works, except where these are improvements and the lease is a non-charging lease.

Charges will be subject to a cap of £50,000. Newlon anticipates the amount will be below this and will give estimates.

8.3 All Old Barnsbury Leaseholders

Newlon will consult all residents including tenants and leaseholders and be as clear as it can as to which works are happening to which block when and the costs.

Where windows or doors which conform to the requirements of the transformation have aleady been installed, they can remain and the costs passed to the non-resident leaseholder will be reduced. Newlon will honour any written agreement given when windows or doors were fitted with permission.

Newlon will follow Section 20 of the Landlord and Tenant Act 1985.

Newlon cannot give loans or put a charge on properties to pay for works. If the law changes to allow that Newlon will consider doing so.

Newlon will review and publish its adherence to these commitments annually.

At a recent meeting, Old Barnsbury Leaseholders have requested a formal re-confirmation of this agreement and also requested to be formally advised of the means by which residency will be determined. I would be grateful if you can respond on both points no later than Tues 11th October. 

Our current assumption is that Old Barnsbury leaseholder residency will be confirmed on the day in which the Old Barnsbury planning application is granted, if and when this is. Please also advise if this assumption has changed.

3. Date of next Barnsbury Residents Group meeting (BRG)

Weds 12th Oct in the New Barnsbury community hall – 6-8pm.

CONTENTS – 1 Newlon’s responses to questions

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1. Newlon’s responses to questions

We have had the following responses from Symon Sentain and Robert Syme from Newlon:

Q1. Please explain why there are now two separate planning applications for New and Old Barnsbury (both our MP or local councillors seem surprised by this, we have forwarded your email to them so they can pick up directly with Newlon as well).  

Newlon’s response :We are seeking for the applications to be kept separate due to the different timelines that each will need for Islington Planners to consider, seek clarifications, assess the viability model, assess for townscape, heritage and so forth. It will take much longer assess the proposals for New Barnsbury planning application than the time that will be needed for the Old Barnsbury. This is largely because New Barnsbury will mean the wholesale demolition and replacement of all buildings, whereas this is not the case with Old Barnsbury.  

Q2. We are confused by this because as recently as Symon’s email of 23rd Feb, he was suggesting the Old Barnsbury planning application would be going forward at the end of April. What has brought about the change of heart and what are the implications of this?  

Newlon’s response:  I don’t know that we have had a change of heart as much as that it is simply more logical to submit the planning applications separately for the reasons I’ve outlined above.

Q3. You mention September as the new target planning application date and that the two applications are being separated ‘largely due to the fact that there will be different timescales involved in the project’  but what are the two sets of timescales now proposed?. 

Newlon’s response: It is currently proposed that the New Barnsbury planning application is submitted in late April and the Old Barnsbury planning application in late June, so the 2 applications can both be heard at the September Planning Committee.

Q4. Please be honest if you simply missed Old Barnsbury consultation deadlines and your hand was forced –  there is some speculation that this could be the reason.  

Newlon’s response: I am always honest when corresponding with residents, as it doesn’t pay not to behave with integrity. The consultation has recommenced later that we would have wished as we have needed to consider in detail the energy strategy and the fire strategy for Old Barnsbury, the former because of the need to future proof the estate from the effects of climate change and meet Government targets, and the latter due to new legislation regarding fire safety and the new regimes we will need to have in place. We are keen to share these ideas with residents on the estate, starting this afternoon.

Q5. Can you explain which elements, if any, from the overall estate design, such as outdoor space redevelopment, pathways etc. in Old Barnsbury will form part of which (of the now two) separate planning applications? Is it as simple as saying there will no reference to any changes in Old Barnsbury in the New Barnsbury application and vice versa? As much detail as possible would be appreciated if there is any overlap. 

Newlon’s response: There will inevitably be overlaps, or perhaps more correctly, interfaces between the 2 applications. This is because BEST was conceived as one masterplan covering both sides of the estate to ensure we considered the impact of one part on the other and sought synergies that could be positively optimised between both sides of the estate. The open space strategy will be a key component of this as we seek to ensure there is permeability, desire lines and safe spaces between the two sides dissected by Charlotte Terrace.

Q6. Could you please explain more clearly your answer – plain English would be great – to question 2 as this is too vague to answer the questions we are receiving. Specifically which aspects of the planning application which relate to Old Barnsbury will be included in New Barnsbury’s? and vice versa?

Please can you demystify the second sentence and express it in more simple, clear terms with a list of all the areas of overlap. What is a desire line, for example? and what do you mean by permeability in this context?  

Newlon’s response: A desire line is the route through the estate that residents use every day, which is often not the same as the route originally devised. For instance, if residents do not feel safe using one route they use an alternative one that may not have been planned by the original architects. Permeability is the extent to which the design of the estate permits or restricts the movement of residents or indeed, vehicles, in different directions on the estate. We will have project team members (our architects, landscape architect, etc.) who will be able to express all of this more fully at the consultation events planned.

Q7. Can you be more specific and say which elements of the New Barnsbury planning application will specifically impact Old Barnsbury and vice versa? 

The splitting of the planning applications means that people will have two sets of plans to review and comment on so I think Newlon really needs to help with this as much as possible. For example, Will any new pathways proposed anywhere in Old Barnsbury be covered by the New Barnsbury planning application or the Old Barnsbury one?

Newlon’s response: It would be best, I think, if you were to get the answers you are seeking via the formal consultation exercises we have planned, the latest session being this very evening at the Barnsbury Community Centre. 

It is likely that the New Barnsbury planning application will include provision for the open space strategy to cover Old Barnsbury as well in the form of a Section 106 commitment though I cannot confirm this as it will be determined by the planning process itself.

Note: We have looked up what a section 106 means and found the following definition: 

A section 106 agreement is designed to make a development possible that would otherwise not be possible, by obtaining concessions and contributions from the developer. It forms a section of the Town And Country Planning Act 1990.

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CONTENTS – 1 Change in Old Barnsbury planning application 2 Message from the BEST team re. Old Barnsbury consultation meetings

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1. Change in Old Barnsbury planning application

Further to our update earlier in March expressing concern about the lack of time for Old Barnsbury planning consultation, Newlon has messaged the group as follows:

Symon has asked me to respond to you as the project manager working on the Old Barnsbury refurbishment.

We will be sending out a newsletter to all residents of Old Barnsbury imminently, advising of consultation dates in the near future.

We recently met with Islington planners to discuss the Old Barnsbury proposals and based on feedback at the meeting, we now intend to submit a separate planning application for Old Barnsbury.

This is largely due to the fact that there will be different timescales involved in the project.

As a result, there will be plenty of time for further consultation prior to the submission of the application, which we are aiming to do in September this year.

Some of you have already been in touch to ask questions about this. Newlon has also posted an update to Old Barnsbury consultation through doors so we have been in touch with them to ask them more about the decision to separate the planning applications and what this means. Please get in touch with any further questions and if you hear anything helpful through your own enquiries, please email  us – barnsburyleaseholders@gmail.com – so we can share with the group.

These are the points we have raised with Newlon so far:

1. Please explain why there are now two separate planning applications for New and Old Barnsbury (both our MP or local councillors seem surprised by this, we have forwarded your email to them so they can pick up directly with you (Newlon) as well).  

We are confused by this because as recently as Symon’s email of 23rd Feb, he was suggesting the Old Barnsbury planning application would be going forward at the end of April. 

What has brought about the change of heart and what are the implications of this? 

You mention September as the new target planning application date and that the two applications are being separated ‘largely due to the fact that there will be different timescales involved in the project’  but what are the two sets of timescales now proposed?. 

Please be honest if you simply missed Old Barnsbury consultation deadlines and your hand was forced –  there is some speculation that this could be the reason. 

2. Can you explain which elements, if any, from the overall estate design, such as outdoor space redevelopment, pathways etc in Old Barnsbury will form part of which (of the now two) separate planning applications? 

Is it as simple as saying there will no reference to any changes in Old Barnsbury in the New Barnsbury application and vice versa? If there is any overlap, as much detail as possible, and information about timings for each planning application, would be appreciated. 

2. Message from the BEST team re. Old Barnsbury consultation meetings

These sessions are taking place in the Barnsbury Community Centre on the following dates:

• 29 March 2022 from 4pm to 6pm
• 5 April 2022 from 6pm to 8pm

Recent BEST Resident newsletter (A update for old Barnsbury Residents) is available here.

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CONTENTS – 1 Replies from Newlon regarding consultation and planning application

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We have been chasing Newlon about the lack of consultation and communication to Old Barnsbury residents and leaseholders about proposals for Old Barnsbury. 

The following replies (after the heading)  were  received from Symon Sentain from Newlon on 23rd Feb 2022. 

Despite promising consultation with us later in February, nothing has been forthcoming yet. We have chased again. Please be aware of the indicated date for planning application of April 2022  giving us very little opportunity to review, digest and be consulted on Newlon’s proposals. 

We are keeping local councillors in the loop as many of us have expressed concerns about being the lack of any detail for Old Barnsbury since the offer letter was received in early 2021.

As always you can contact us through barnsburyleaseholders@gmail.com

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1. Replies from Newlon regarding consultation and planning application

I want to assure you that consultation will commence before the end of the month and will be full and comprehensive to reflect the positive changes we want to bring about to Old Barnsbury. You are quite right that it has been too long to recommence the consultation process, but I want to assure you and other residents that a lot of work has been going on behind the scenes to work up proposals we hope will delight, inspire and energise the residents of Old Barnsbury, within the scope of the character and vernacular of these 1930’s blocks.

I will attempt to be as open and transparent as possible in replying to your questions below, answering each in turn:

1.       We haven’t had any consultation about Old Barnsbury – when are Old B consultation dates being confirmed? We want to about scope and phasing proposals and have been waiting a long time for this information. We will send out the dates next week in the form of a newsletter, which will include the scope of work proposed to Old Barnsbury and the dates that the consultation will be held in the form of both face to face sessions and Zoom to accommodate preferences.

2.       We aren’t sure which Old B refurbishment elements will be submitted as part of the planning application  – what are these? If none, please confirm that the planning application relates to New B solely. We are taking advice from our planning consultants, Lichfields, and so have been advised that a planning application is necessary and will include elements such as window and balcony details, as well as the energy strategy for the blocks (space heating, and ventilation) to incorporate changes in the near future to Part L of the Building Regulations and related to climate change more generally. There will also be elements of the proposed open spaces that will form part of the planning application as we would wish to bring about positive changes to these areas to reflect the high quality open spaces planned for New Barnsbury.

3.       When is the planning application being submitted? We are aiming to submit the planning application by the end of April, but this is contingent on ensuring that we have consulted with all residents on Old Barnsbury so that we can hear from everyone and reaffirm the Landlord Offer and the other positive changes we wish to propose related to climate change to ensure that the homes are future-proofed as summers get hotter and drier and winters wetter and cyclically colder.

4.       At which point/dates during the planning application period can residents review details and send comments/objections/support for consideration during the planning process? We will share details with residents immediately upon recommencing the consultation to include the elements we wish to include in the planning application and give residents on Old Barnsbury ample time to comment, share views or indeed object so we can understand the reasons for this and work through any changes needed.  

5.       If Old B is not included in the planning application, then at which point can we make comments /object/support elements such as proposed pathways through Old Barnsbury? As indicated in my responses to questions 2 and 3 above, a planning application will need to be submitted and we will ensure we consult fully on proposals so we work in partnership with resident and not diametric opposition , which would not help any of us in bringing about positive changes to homes and the blocks more generally.   

I positively encourage residents to involve local councillors in the proposals as we see Islington Council as a key stakeholder and partner as we all strive to ensure that we maximise the scope for bringing about the positive changes to Old Barnsbury promised in the Landlord Offer, and to meet the challenges and opportunities associated with climate change based on a passive, fabric first approach. 

The next time you hear from us will be when we send out the newsletter with the dates of consultation.

Thanks so much again for giving me the opportunity to provide details of the next stages in the transformation of Old Barnsbury!

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