June works update
Welcome to your latest works update. You will have also received this as a hard copy in the form of your resident newsletter.
If you have any queries or concerns about the works being undertaken by Equans, please contact Senior Resident Liaison Officer, Christine Todd on 07766 420 977.
General update
The Seren Park Gardens cladding replacement scheme commenced February 2022 and was due to complete May 2023. Following the addition of works to the podium landscaping a revised completion of August 2023 was submitted and agreed.
Works were progressing well until late 2022 when issues arose with our main subcontractor. Following communications received early 2023 it became apparent they were in some financial difficulty. A new director and management team were introduced and Equans agreed some measures to assist with the completion of works.
With the new management and assistance from Equans, progress on site increased and was approaching the levels required to complete the contract to the revised date. However, following further issues with the main subcontractor we were advised in April 2023 that they were entering liquidation. Progress on site has been extremely limited whilst we have been going through the legal process of contract termination. This is nearly complete and has allowed us to approach alternative contractors to complete the works.
All works to date at the various stages of completion have been checked and verified by the appropriate independent bodies to confirm compliance with required regulations. To ensure as seamless a transition as possible, Equans are in the process of appointing the subcontractors who carried out the removal and replacement of various finishes for the previous contractor where possible.
An experienced and proven contractor is being approached where this is not possible, we have currently re-programmed to complete in late November 2023.
Redecoration works
Redecoration works have started and further appointments will be made in due course. Sections 1 and 2 will be prioritised followed by Section 3 once the top coat render has been applied and all cap flashings installed to ensure the building is fully water tight.
Bulkhead Balcony Lights
Appointments will be made to access your property and balconies where bulkhead lights were removed last year. New bulkhead lights will be re-instated. Your RLO will contact you and further pre-condition photos will need to take place. We ask that residents please dispose of any old bulkhead lights.
Works update - sections
Sections 1 to 4: Scaffolding to these sections are complete, with minor adaptations required as works progress. Work to remove the existing cladding systems on these sections is virtually complete with a couple of high level external lift over-run structures to strip at roof level.
Section 1: Zinc / Rockpanel and external wall insulation (EWI) is virtually complete, with minor items of snagging and remedial works to complete before scaffold is struck. Scaffold striking on Section 1 will re-commence very shortly once operatives return to site and snagging works are complete.
Section 2: The powder coated in-set balcony coping flashings are currently being installed by a separate subcontractor. Zinc / Rockpanel and EWI is virtually complete, with minor items of snagging and remedial works to complete once the newly appointed subcontractors start on site before scaffold can be struck any further. Scaffolding has already been struck from the 9th floor and part of the 8th floor.
Section 3: This is the largest single section of the job and has been split into LHS and RHS for reference. Works have commenced on the Zinc carrier system installation at high level on both sides, EWI insulation fully installed where accessible and all areas base coated and primed. The final top coat of render should follow once the newly appointed subcontractors start on site. Following the final render coat and a brief drying/curing period, the render should be ready to receive the final two coats of paint.
For information, the render system is not complete to Section 3, the primer coat looks like finished white paint, however, the final top coat of render and two coats of paint are still yet to be applied, so please do not be concerned as this is not the final finish.
Section 4: Balcony wall to decking flashings and fire barriers have already been installed and the final Rockpanel cladding has been installed to various floors.
Section 5 & 6 (Podium area): The scaffold to both sections is complete. The original cladding and render EWI system has been removed with the exception of elements around the doorways which is still being co-ordinated with the intercom and CCTV installers. The remaining elements of existing zinc at high levels will be prioritised for removal as soon as works re-commence. EWI insulation and render, Rockpanel and zinc works will be underway once the newly appointed subcontractors start on site, starting on Section 5, then moving around to Section 6.
External balconies: Decking replacement will again re-commence once operatives are back on site. Decking replacement involves stripping out the existing decking boards, removing the timber sub-frame, installing a fire-break between the balcony steelwork and wall and installing a cover flashing with an EPDM waterproofing membrane tight under the balcony door / windows.
New aluminium box sections will be fixed to the existing steel frame and the new aluminium decking boards are fixed to the box sections, up to the scaffold tubes penetrating the balcony, stopped and then re-started. One or two of the old boards will be left in the gap for safety reasons and replaced with new aluminium decking once the scaffold is removed floor by floor.
In-set balconies (Only on Sections 1-3): All in-set balconies have been waterproofed and the in-set balcony decking is virtually complete to Sections 1-3 where direct scaffold access is available. Four balconies are left to complete, however two balconies are holding water which are currently being discussed as a design issue. Coping flashings to the lower face of the balconies are currently being installed to Section 2 and this will be followed by Section 1. Section 3 copings will be installed after the final coat of render and painting.
Scaffold security and emergency measures
Scaffold fire alarms have been installed externally on the scaffold in various locations. These alarms are not automatic and will only be activated manually in the event of a fire, fire drill, or accidental operation. In the event of an actual fire, emergency services will be contacted immediately, the concierge will be notified via Walkie-Talkie/phone and your own Seren Park fire plan will be put into action.
Fire drills - You will be notified well in advance via letter, notice board and Facebook and for this you will be advised to remain in your property. This will be a fire drill for Equans staff and contractors only. Accidental operation of fire alarms should be extremely rare - in the event that this happens, we can silence the alarms remotely. The Site Manager is also the Fire Marshall and will make this assessment as a priority and ensure all residents are aware that this is a false alarm as soon as possible.
Cameras have been installed to the scaffold in various locations and are only activated by a trespass incident during non-working hours. Any access to the scaffold during out of hours is picked up automatically by a remote incident controller and escalated to the Police. Footage from the camera is also sent to Equans for record purposes.
Any other business
As previously reported, we have video evidence of an intruder on the high level scaffolding outside of our working hours. Access directly on to the scaffolding was gained from one of the apartments so can we please reiterate the dangers of these actions and ask that you all take whatever steps necessary to ensure this is communicated to all visitors etc.
Access to the concierge and podium is not restricted for residents, however, access to the podium is at your own risk due to the ongoing works. We do ask that you access and egress your block via the ground floor where possible and for food deliveries, residents must meet the delivery drivers at the front gate.
Works to all balcony areas are now in progress and we can't stress enough that you all follow any of our guidelines regarding these or any other works. Please do not access your balconies between the working hours of 8am-5pm Monday to Friday. The safety of you and our workforce must be the first priority.
Copies of EICR certificates can be issued via email for those who ask for them, please contact Senior RLO, Christine Todd.
The RTM and Equans are actively looking for a solution for capturing the water leaking from the podium into the under croft car park below and we are aware that this is an ongoing issue that's being dealt with.
There's been a number of leaks going into various properties since the original cladding has been removed, we are endeavouring to stop this happening moving forward. If you have experienced a water leak since the works began you should have received a visit from someone in the Equans team to have a look at any water damage immediately after the event and at least another visit to check on the drying progress. Equans will look at each property individually and respond in due course to let you know the process if any remedial works are required.
Notice to residents:
- Please ensure that you have contacted your insurance company regarding the scaffolding to your property and the risk of damage caused by the works (contents insurance)
- Please ensure that you remove anything fixed to the external walls where there's a possibility that vibrations could make these items fall, such as pictures and mirrors. Also move any chests of drawers that have pictures, ornaments or fragile items on top slightly away, so not touching the outside walls
- Please re-secure your window restrictors inside the housings fixed to the window frame. The restrictors will damage the new window sills if left loose and Equans will not be responsible for repairing or replacing the sills
- Do not keep any fragile items on the window sills as they are too narrow and items can fall off due to wind or vibration
- Please note that under your lease agreements, with sufficient notice, Equans/RTM are permitted to access properties
- If you notice a fishy or chemical smell from outside, this may be emanating from the fire-proof Rockwool insulation. This smell will dissipate over time once covered with render
- Pigeon netting is not being re-instated to balconies due to fire risk as advised by the Fire Engineer
- Structural alterations made by the residents are not permitted under the lease agreements
- Friendly request: To help us identify flats when on scaffolding, could you please place a label/sticker of your flat number on internal face of windows (labels available on request from Senior RLO, Christine)
- Important notice: Residents must be aware that it is your responsibility as the leaseholder/tenant to move ALL items off balconies, despite whether the items were present when moving in. The RTM and HAUS have confirmed that there is no storage on site for personal items
- Again, we would like thank those residents that have come to Equans directly to advise of loss of the parking bays which in certain circumstances is as a result of materials, or our operatives. We are doing all we can to mitigate these issues in the future but appreciate you working with us on this matter.
Rockwool's response: "I would say that the occurrence of an odour in Rockwool/rolls is extremely rare. As I'm sure you are aware Rockwool insulation is manufactured from stone which is melted and spun into fibres and the cured in an oven to form the insulation slabs; during the manufacturing process we add resins and oils to these fibres, to help bind the fibres together and improve the water repellency.
Other Rockwool companies have found that a release from these resins under certain conditions, can cause an odour if the product becomes wet. This odour is often most noticeable upon unpacking but will dissipate over a short period of time, dependent upon the level of ventilation the product is subject to. The presence of this odour in no way detracts from the performance of the product and presents no hazard to health."
Pigeons: It has been brought to our attention that pigeons are nesting on balconies and under scaffolding. On your balcony which you have access to, it's the tenant's/leaseholder's responsibility to deter the pigeons from nesting.
Balcony clearance and storage space: Please ensure that your balcony is cleared of all personal belongings during works. Equans cannot be responsible for any damage or loss of items. There is no storage space on site for residents' personal items to be stored.
Final note
We would like to thank all residents for their collaborative approach with the delivery of this project as we fully appreciate that these level of works increase numerous inconveniences to you all i.e. Equans receiving deliveries, skip deliveries/collections, noise pollution etc. We also appreciate those residents assisting with the clearance of their balconies allowing our operatives access to undertake our planned works.
We will be contacting residents in each section separately in advance of works starting in their vicinity and keeping them updated throughout.
Should any residents require assistance with entering or leaving the car park via the access road please let Christine know. Our on-site Traffic Marshal will be happy to assist. If you accidentally hit the scaffolding, please let us know immediately to enable us to carry out any necessary safety checks.
