November/December 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.
We would like to thank all residents for their collaborative approach with the delivery of this project as we fully appreciate that the level of works increases numerous inconveniences to you all i.e. Equans receiving of 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.
Sections 1-6
Scaffolding to Sections 1 - 4 are complete, with minor adaptions required as works progress.
Work to remove the existing cladding systems on these sections has progressed well, as has the subsequent installation of the new cavity wall insulation, covering cement boards and all three individual cladding systems. The external wall insulation (EWI) rendering work is more difficult to manage during spells of unsettled weather so this will have a knock on effect for work in other areas. The main external wall top-coat render is more labour intensive and requires most of the operatives in attendance to ensure the quality and continuity from top to bottom without breaks. In-set balcony areas can progress individually.
Specific sectional progress is as follows.
Section 1: Zinc / Rock panel and EWI render installation has already commenced, progressing well and is at various stages of completion with just the external concrete staircase and the two Oriel window structures following behind. EWI render final coat has been applied to most areas and has received two coats of paint.
Section 2: Zinc / Rock panel and EWI render installation has already commenced, progressing well and is at various stages of completion, with all elements probably 1 - 2 weeks behind the progress on Section 1 due to the weather.
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 installed only on the LHS and EWI covered by base coat render on the RHS. Over the coming month, both sides of Section 3 will be base coated.
Section 4: Balcony wall to decking flashings and fire barriers have already been installed. The first phase of balcony decking is being installed at present to be followed shortly by the Rock panel carrier rail system and subsequent Rock panel installation.
Sections 5 & 6 (Podium area): Scaffold to Section 5 is virtually complete with some high level design elements on the upper terraced balconies to be ironed out. The original render system should be completely removed shortly with the exception of elements around the doorways being coordinated with the intercom and CCTV installers. Zinc removal is being held until the contractors are able to ensure the areas are guaranteed watertight. Section 6 scaffolding is underway and progressing well.
External balconies
The first phase of the balcony replacement works is underway and 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. The new decking will be covered with Correx for protection.
In-set balconies
Most of the in-set balcony waterproofing has been completed with the exception of six properties where there is standing water due to the heavy rain. The waterproofing will be completed in due course. New balcony decking will be installed very shortly in Sections 1 & 2, then 3 and covered with Correx until cladding works are complete.
Scaffold strike Section 1: The top two floors of scaffold (12 and 11) on Section 1 are programmed for striking mid-November as this will allow us to release scaffold ties and continue striking down the building during November and December, weather permitting.
Hoist move to Section 3: We are looking at re-locating the hoist to Section 3 to ensure that the largest section is fed with materials and make certain that the scaffold and hoist in Sections 1 & 2 do not have to stay any longer than they have to.
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 even 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 out of hours is picked up automatically by a remote incident controller and escalated to the Police. Footage from the cameras is also sent to Equans for record purposes.
On Saturday 22nd October it was necessary for Site Manager, Anthony Amayo, to access the scaffolding at short notice to double check on the temporary rainwater pipes. In the event that any emergency weekend access is required at short notice, we will notify the concierge and Robowatch that we are accessing the scaffolding. We will also notify them when we leave. This is a photo taken from the live video stream from the automatic camera; sanctioned scaffold access was confirmed with the Robowatch Control Room at 08:00 that morning. Any persons accessing the scaffolding will be wearing Equans PPE.
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 onto 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. There is an Equans Traffic Marshall stationed on the podium in the event you need to visit the concierge office. 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 our working hours of 8am-5pm, Monday to Friday. Your safety and that of our workforce must be the first priority.
Copies of EICR certificates can be issued via email for those who ask for them, please contact Christine.
The RTM and Equans are actively looking for a solution for 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 process. 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 falls, 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 their housings fixed to the window frame. The restrictors will damage the new window sills if the window is opened too far and the wind catches them
- 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 is emanating from the fire-proof Rockwool insulation. This smell will dissipate over time once covered with render
- Pigeon netting is not being reinstated 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 the scaffolding, could you please place a label/sticker of your flat number on the internal face of windows (labels available on request from 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 to 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.
We have displayed a few photos within the image library to give you all a snapshot of what is happening around the various areas to show you our progress and to give you a flavour of what is happening outside your homes.
