Residents' summary report of Heating and Hot Water steering Group, 2010
In October 2009, the council executive reviewed the recommendations by Camden's officers to decommission the radiant
'hot' walls on the estate and replace them with radiators, a proposal that was strongly opposed in a deputation by the TRA.
The councillors did not accept these recommendations and unanimously requested that further investigation was needed before
they could make an informed decision. A steering group was then formed in early 2010 which included officers, residents,
independent consultants and councillors as neutral observers. This is a summary report on the outcome of the issues that have
been tackled by the steering group over the past year:
- Camden officers new recommendations to the executive in 2011.
- Testing of the heating coils.
- Repairs to defective coils.
- Repair procedure problems.
- The sustainability audit carried out on the estate.
- Electrics to A-block.
Camden officers recommendations on heating to the executive in 2011
Camden officers will recommend two possible options for changes to the heating
and hot water system to the executive early in 2011.
The first option is the same proposal put forward in October 2009, to decommission the radiant walls and to
install radiators whilst overhauling the boiler house and distribution system for the centralised system. The officers are
fully aware that this option is not supported by the residents on the steering group and that if the TRA ratify these
objections, they will strongly object to this through a deputation.
The second option is to retain the radiant walls and not make any alterations within the flats. There will be an overhaul to
the boiler house and distribution system as with the first option which should deal with the majority of the problems that
are felt on the estate regarding hot water and heating. The residents on the steering group broadly support this option and
assuming this is ratified by the TRA, this option will be supported at the deputation. However this recommendation will cost
significantly less than the first option and the residents would like to see the remaining money spent on improvements to the
fabric of the estate to reduce heat loss (see Sustainability Audit) although this will not be part of the officers'
recommendation due to budgetary constraints and that they feel the money is more urgently needed for other projects across the borough.
Testing of heating coils
After pressure from the TRA to provide
further evidence on the condition of the heating coils, the council carried
out high pressure flushing out of sediment in the coils of 10 flats on B-Block.
This flushing would show whether the pipework could withstand high pressure
and allow for the pipes to be cleaned prior to the overhaul of the boiler
and distribution system. Other than one set of coils which had a problem
prior to the testing that meant flushing could not be carried out, all other
high pressure flushing was successful. We have requested a report on this
testing, including what exactly is the problem with the coil that is defective.
We will circulate this report once it has been completed.
Repairs to defective radiant wall coils
There have been very
few incidents of failure to the pipework coils within the radiant walls:
anecdotally we have been told of around 4 failures in 30 years.
However, over the past year, 2 cases have been brought to the attention of the steering group: a
leak at 89B on A-block and a leak in a flat on B-Block, discovered during the flushing tests mentioned above.
The leak at 89B arose from a failure of a corroded valve where the pipe enters the wall, probably as a result of
water pouring onto this area from another leak (not a hot water leak) that had not been attended to by the council.
Max Fordham visited this flat and advised that this damaged valve could be repaired by a welder and the radiant walls
could be retained. However the council refused to allow a welder to inspect this and advise on a repair and have instead
proceeded with a radiator installation in this flat. The residents have protested against this kind of action and are keen
to seek advice from English Heritage and the conservation officer on how a more sensitive approach to repairs can be carried out in future.
The leak in the B-block flat has only been reported orally and the residents have requested a report on what has gone wrong. We
will circulate this information when we have it.
What has definitely become apparent is that when there is a defective coil, radiator installation will be carried out by the council.
This is an important issue that needs to be reviewed by the TRA.
Repair procedure problems
Other than the manner in which repairs
are carried out, there is a real issue with how problems are reported and
the TRA need to be more informed than they currently are. The local councillors
need to help us here to make sure accurate information can be channelled
to the TRA more quickly than is currently happening.
Also, much of the problems regarding hot water supply to flats has arisen due to prolonged periods
between problems being reported and repairs being carried out. This is often on account of issues with access
to flats and coordinating other council departments - this adds weight to the TRA proposal for a facilities
manager for the estate who can stay on top of the problems as they arise.
Sustainability Audit
An audit of the the estate with recommendations
for improvements to increase energy efficiency has been carried out by Arups,
a large multi-disciplinary consultancy. The report has been finalised and
we are awaiting copies to distribute. The most realistic improvements that
can be carried out which the report recommends include: - Improvements to
the boiler house and distribution system, which will be carried out in either
of the the two options recommended to the executive in 2011. - Draught-sealing
and double-glazing. The TRA need to discuss this recommendation but it was
felt by the residents in the steering group that these are essential works
to drastically reduce heat loss. However there does not appear to be money
available for these works, although they will probably be part of decent
homes works, if these go ahead in the next few years. The TRA could raise
the need for these works during the forthcoming deputation.
Electrics to A-block
The work to renew the electrical supply
to A-block will happen in 2011, providing new electrics from the panels
at the base of the A-block, up the communal risers and requiring some internal
work within the flats to wire into the individual distribution boards. The
contractor is about to be chosen and the good news is that the prices that
have been quoted appear lower than anticipated - a result of the TRA requesting
more open and competitive processes to choose the contractor. The same process
will be applied to the heating works, which is good news in particular for
leaseholders.
Please feel free to contact
the TRA with any questions - we will certainly need all the support
we can get in the new year to ensure a favourable outcome at the forthcoming
executive.
Get in touch if you have any news or think anything should be added.
info@alexandraandainsworth.org
You can also go to
our
blog to comment.
News In Brief
From Garden City to Green City
Our estate park is currently featured in an exhibition at the Garden Museum
in Lambeth. It is on until the end of February. Fiond out more here
www.gardenmuseum.org.uk/page/gallery-exhibition
Come Grow your Own Food: Community Garden 2011
The Abbey Hive is providing free grow bags and a space to residents to grow your own food. If
you are interested pop down and see them on Tuesday afternoons between 2pm and 5pm.
84-86 Abbey Road
Tel: 7974 1462
claire.callow@camden.gov.uk
The TRA
is working hard to set up activities in the Tenants Hall. For kids there is
now the very populat judo club run by the British Judo Association taught
by an olympic coach. There is also a Tai Kwondo class and an art class will
begin soon. The TRA is currently discussing setting up dance classes for kids.
Find out more on our youth page.
For adults there is a yoga class and table tennis, and we're discussing
dance classes. See our classes page for more info.
SHAK
SHAK run courses for young people and adults on the estate at the SHELL Centre
on Ainsworth Way. They also run the youth centre on the estate at the ARC -
The Alexandra Resource Centre. They have just started some great new courses. To find out more visit their website
www.shakonline.co.uk
One Below the Queen: Rowley Way Speaks for Itself - Documentary Film Launch
In 2009 residents made a documentary film about the estate. All residents recieved
a DVD of this after a big launch at the Tricycle cinema. The film has been
watched online over 5000 times and has been part of various exhibitions and
a film festival. Watch it online and find out more here..
www.rowleyway.org.uk
Honey Bees - Latest News!!
Three residents are currently undergoing bee keeping training and will be setting up our own hives on the estate. Here is the first of their updates and
they will be keeping us all posted on their progress.
Last week was a very exciting beekeeping lesson. Everyone has been quite
worried about the state of the bee’s because of the very dry spring
and then very wet and warm weather almost too late and because of this there
has not been much food for the bee’s! But our hives are doing extremely
well, so well that we were able to take 2 frames of honey from our hive
and have our very own first taste of what our bee’s make - honey!
I have tasted many different types of honey in my life but have to say that
this was some of the most delicious I have ever tasted, incredibly floral
– just amazing! These are all the people that attend the Wednesday
evening beekeeping classes and we are a very proud lot as you can see!?
It is all quite a complicated business and we will endeavour to explain
how bee's go about their business as we learn it. If you have any questions
please do email us
and if any of you got the questions correct please let us know.
From your intrepid estate Beekeepers!
Sara, Ron and Ben
Over 200 Residents Attended the Exhibition on the Design of the Estate with architect Neave Brown
Around 200 residents attended the exhibition, "Creating a Piece of City:
Neave Brown and the design of Alexandra Road" which was was curated and
organised by Mark Swenarton from Liverpool University. The exhibition, which
was moved from Holborn Library to the Tenants Hall, was on for one day only
on October 15th 2011.
The exhibition comprised black and white photography by leading architectural
photographer
Martin Charles, taken when the buildings were first finished, as well as
original drawings by Brown and others and the newly restored wooden model
of the entire project, and also the documentary
film made by residents. Architect Neave Brown came to answer questions
and conducted a fascinating walking tour of the estate accompanied by around
50 residents.
If you missed the exhibition there is some accompanying information written
by Mark Swenarton on our history page.
A big thank you to Mark Swenarton and also to Tudor Allen of Camden Archives,
and to the residents who helped make this happen, particularly Andrew Corden
who ferried the exhibition back and forth. A huge thank-you also to Neave
Brown for his talk and facinating walk around the estate.
"Give the Cuts The Boot"
South Hampstead Against the Cuts
Meetings have been organised by South Hampstead Against the Cuts, a group organised locally by residents angry at government policies. It has since
linked up with other local and national groups opposing the cuts. Look out for posters around the area and for more information about the
meeting click
here
Are you worried about how the government cuts are going to affect you?
For many of us living on the Alexandra and Ainsworth Estate, the government’s spending cuts are being felt already in the form of job losses and tighter budgets,
but the effects are set to get much worse including:
- No more repairs to our estate, except for basic ones
- Rents for tenants and service charges for leaseholders are set to increase.
- Policing and street cleaning services reduced
- Funding for youth services, extra schools activities and nurseries will be cut
- Cuts in Housing, sickness and disability benefits
- Libraries will close, charges for council gyms, swimming pools and crèches will rise
- Community centres will close and services reduced due to £2.5 million cut in council grants to voluntary organisations
- Rises in University Tuition fees and withdrawal of the Education Maintenance Grant grant for 16-18 yr olds
- Reduction in Care Services for pensioners
These cuts are going to hit all of us in one way or another.
NB - This is not a TRA organised event. A group of residents from across
the estate have come together to set this up, and the more of us who join,
the stronger we will be, so please come along whether you live on the estate
or not. We think there is an alternative to these unfair cuts.
Let's put our foot down!
Have your say! New Blog for Rowley Way.
We have just set up a discussion Blog for the estate. You can add to subjects set up already - repairs, the film project, football - or add a new subject yourself.
Come have a look and leave a comment.
See it here..
Tenants Hall
We have finally received news that the leaking roof of the Tenants Hall is
going to be repaired and the internal area re-painted. This is great news
as the TRA has been planning to begin a programme of activities which can
finally go ahead. Find out more about what is going on and planned on the
estate on our
classes page.
Do you want to run a club? The table tennis club is being run by residents.
They don't charge and don't make any money, it's open to eveyone on the
estate. The TRA supported this idea by purchasing three table tennis tables.
The TRA is willing to support any other ideas from residents in this way.
For example, you might wish to set up a chess and games club, dance classes
for kids. We're open to your ideas so please get in touch. Email
your ideas to us.
