Scanning and investigations
Thank you to all residents for facilitating the first phase of the project. We scanned 146 of the 148 flats over 7 weeks and completed all 5 structural investigations. We also cut out sections of the ceiling material from the walkways for analysis.
We apologise once again for the inconvenience caused by the noisy works and the manual process of setting appointments. Our communication did not meet the standard we promised. We have reviewed this and will seek to make improvements for future phases at Bakersfield and other projects.
We will also ensure clear communication to minimise any confusion or concerns regarding appointments and other aspects.
We are awaiting the results and analysis of the intrusive surveys within the next few weeks. The plans and models from the scanning will be ready by the beginning of June.
Reactive works: Secondary escapes and compartmentation issues
As shared previously, the secondary escapes are no longer suitable and need to be officially removed from use (decommissioned). This includes both internal escapes (19 flats) and balcony escapes.
To do this, we need to complete works to ensure early warning of fire and smoke within each property (alarms with detectors in each room) and ensure the stairway is protected (internal doors). This is required in every property, including leasehold properties and will not be service chargeable.
A further assessment of the existing doors in each property is required as some will meet the specification, but this unfortunately cannot be determined by the scans that were recently completed.
Work is also required to ensure separation between flats within the risers (a shaft which travels the height of the building which contain water pipes, electrical wiring and waste pipes). This is a larger piece of work and may be separated from the items above so it can be completed effectively.
Communication survey results
We recently issued a survey regarding our communication and the impact of the investigations. We have only had 6 responses so far and the results show that most people feel the updates are detailed, informative, with an appropriate tone but some responses were strongly opposed to this. We want more residents to complete this, it takes only a few minutes as it helps us identify issues and improve how we proceed with the project. The survey can be accessed below
The survey also asks for feedback on the process and experience of the scanning appointments. We recognise the booking process was quite manual and we have looked for an alternative solution for future use. In the main, the team were seen as friendly and professional and the length of the appointments were as expected, however timekeeping and overall experience was not as positive. The results so far have been shared with Higgins, and we will all work to improve.
