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Camden Council announced to the leaseholders that they will have to pay 22.55% more for the additional works concerning the heating system on the estate. We asked some clarifications. See below for more information. |
TIMELINE OF EVENTS AND UPDATES
On 14-03-2011 at 06:24am, we wrote the following e-mail to Mr Harry Odoi:
RE: Notification of Additional Works (dated 8th March 2011)
Dear Mr Odoi,
Concerning the above, leaseholders are shocked to learn of the additional expenses outlined in this communication (see letter at http://www.curnockestate.com/?q=node/369 ).
We would like to know at what point in time it was discovered that these additional works needed to be carried out. The renewal of the piping system on the estate has been planned for a number of years. How come that the need of this “additional” works have only come to light now. Surely it would have been flagged up when the original assessment of the health of the estate’s heating system was carried out some years ago?
Please can you clarify the above.
Additionally please can you provide a current “state of health” assessment of the heating system on the estate that hasn’t recently been upgraded, (especially the boilers).
It is evident to the residents on the estate that these are also frequently failing, for a number of different reasons. Recently we have learned that there have been problems with the gas supply, the computer management system, and many, many other problems. We have been told that there are less than another 10 years (optimistically) before these too will need to be replaced. When are you planning to replace these and to tell us how much they will cost?
I am looking forward for your quick and detailed answer.
Yours sincerely
On 14-03-2011 at 17:49, Cllr Roger Robinson wrote the following e-mail to Mr Harry Odoi:
Dear Mr Odoi
The ward councillors have sought to get some sense into the heating on the Curnock estate for a long time to no avail. Can you send Cllrs Brayshaw, Khatoon and me the information requested by the resident so I can take the concerns re heating etc up with the Cabinet member for Housing ….it has gone on for far too long.
Regards
Roger Robinson Cllr
St Pancras and Somers Town Ward
On 15-03-2011 at 10:12am, Mr Odoi wrote the following e-mail:
Dear Cllr Robinson,
I have sent the information requested by the leaseholder to the Project Manager, Ms Jackie Louis.
As soon as I receive a reply from her, I will send the same on to you as requested.
Regards
Harry Odoi
Capital Works Service Charge Officer
Telephone: 020 7974 2813
On 23-03-2011 at 11:47am, Mr Odoi wrote the following e-mail:
Dear Resident,
I write in response to your e-mail below in regard to the additional works to the ongoing estate heating works.
I have now received a reply from the Project Manager and will reply to the issues raised as follows.
The Project Manager stated that, the initial options appraisal was carried out in 2006 and was revised in 2008. The renewal of the hot water pipe work within the 2 car parks was not flagged up in these assessments. The main failures were on the heating pipe work and not on the hot water pipe work hence it not being included in the original scope of works.
Camdenbecame aware in November 2010 of the need to renew the hot water pipe work within the 2 car parks. Residents were initially informed by the December 2010 newsletter that additional necessary works were to be carried out. The Camden formal notification of additional works is the letter of the 8th March 2011 received from homeownership services.
The other unforeseen items of work include health and safety works required following excavations.
The gas supply to the estate is outside Camden’s control as it is a National Grids network.
Once the current works and the additional pipe work is complete the distribution pipe work should be good for at least 25 years.
The boiler house plant is in fairly good condition and has had the refractory brickwork replaced recently in all three boilers. It is estimated that the boilers/burners have another ten years life expectancy.The calorifiers will be new. The control panel controls and wiring has approximately ten years life expectancy. The pumps are in good condition and should also last another ten years.
The worst of the radiators have been replaced in the flats along with the thermostatic radiator valves. The only area which is a bit of an unknown is the risers in the blocks which have not been touched.
All of the above are subject to usual wear and tear and no guarantee can be given for an old plant.
There is nothing further in our 5 year programme for this estate and other estates are higher priority.
I trust the above fully addresses the issues raised in your e-mail.
Yours sincerely,
Harry Odoi
Capital Works Service Charge Officer
Telephone: 020 7974 2813