Frequently Asked Questions
Current project: Triple Glazed Windows project
What is this project?
The window replacement project will be principally funded from Section 106 contribution from the Minerva development at St Botolphs, which is next to Middlesex Street Estate. Following consultation with the residents it was felt that the installation of triple glazing would greatly reduce the long term heating and maintenance costs for all residents as well as reducing the outside noise for residents. Plus, it will allow the City of London to look into making the Estate even more energy efficient.
When will the contract start and finish?
The project has already started with surveys being undertaken throughout the estate. The window manufacturing is going ahead and on schedule. Installation should start on Petticoat Tower late September 2010 and finish by the end of the year.
Roughly what energy savings per annum should be expected?
Gas consumption for 2008/ 09 = £146,000
30% energy saving = £43,800
Average of £220 per flat
How long should the windows last?
NorDan are leading manufactures in triple glazed windows and supply top of the range windows which have a life expectancy of approximately 60 years. They are relatively maintenance free which will ensure that the long term costs are minimal to all residents.
What are the implications for leaseholders?
There is an estimated cost for long lease holders. It has been estimated that a leaseholder owning a one bedroom flat in Petticoat Tower would have to pay approximately £1,700 towards the works.
How will the windows be installed?
Mast climbers will be used as much as possible to install the windows. Below is an example of what a mast climber looks like:
Will there be locks on the windows?
All windows and doors are to be fitted with integral security locks with keys which will increase security for all residents.
I need substantial handles on the windows to help me obtain grip.
Special adaptation can be made to windows to enable use by any residents who require assistance with operating them. These issues can be discussed with the Resident Liaison Officer when the survey is being undertaken in your home.
I need windows to open because the heat from the immersion heater makes the property very warm during the summer.
All the windows have been designed for easy opening as well as featuring safety aspects. This is to ensure that people can’t accidently fall out the window and stops unwanted people gaining access through the windows.
Unfortunately, the fan light windows have become problematic at the detailed design stage. The issue is due to the amount of space the opening mechanism takes up, hence reducing the amount of natural light that can penetrate into the property. The fan lights also have to be compatible with the external cladding for the future sustainability project. A decision has therefore been made that the fan light windows will be fixed and not operational.
Hpwever, a compromise has been achieved on bedsit properties because they have no full size operational windows to help airflow. A section of the window will have louver windows installed to enable ventilation to be maintained. This will only be a temporary measure because they will no longer be needed when the sustainability project is completed. Each flat will then have an air replacement system supplying fresh air, at a comfortable temperature.
Can the windows be cleaned from the inside?
Yes because they have a tilt and turn mechanism.
What will be done with the surrounding area around the windows once they have been installed?
The contractor will make good all damaged caused by the installation of the windows.
What is happening with the patio doors in the Tower block?
If, in the long term, funding is available for the sustainability project, then the patio doors will be kept and the external gap in the balcony wall will have a triple glazed window fitted. This will create a winter room for residents in the Tower.
However, if funding cannot be obtained, the patio doors will then be replaced with a triple glazed patio door.
What will be the colour of the window frames?
All windows and external Petticoat Square doors will be white so as to keep uniformity within the estate and to keep maintenance to a minimum. This decision was also taken because when the super insulation cladding is in place, it gives flexibility to the visual design because more options are possible on a neutral blank canvas.
Where will United House staff facilities be located?
We initially informed residents at Middlesex Street Estate that United Houses staff facilities ie changing rooms, health and safety area, canteen tables for eating etc, were going into the basement of the car park. However, this has proven to be impractical due to the area being so restrictive.
However, a new area has been found for these facilities which is in the void area under Petticoat Tower on podium level. These facilities will be put there and should pose no inconvenience to residents.
What happens if I have an iron gate on front of my flat entrance door?
We have noticed that there are a few properties with iron gates in front of their property on the Square. These iron gates will have to be dismantled so that the NorDan manufactured front doors can be installed. There will be no need to reinstall these iron gates because the new doors will be of sufficient strength so as to maintain residents’ security. Tony Zotti, the Area Housing Manager for Middlesex Street will be visiting these residents shortly.
What happens if I have secondary glazing?
The secondary glazing will be removed because they are surplus to requirements. United House will be contacting you soon.
Current project: Decent Homes works for kitchen & bathrooms
Who is eligible for this project?
This project applies to tenants only and relates to replacement of their kitchen and bathrooms. An assessment has already been made if your flat is eligible by our surveyors.
How is the assessment made?
The Government has set a parameter of non decent kitchens being twenty years old and in poor condition and bathrooms being thirty years old and in poor condition.
If I am not having a new kitchen or bathroom installed and I believe my kitchen or bathroom fits the government parameters above, can I have a new kitchen or bathroom?
Tenants can be reassessed after the project is finished and put onto the call backs list. To get on this list , please send a brief letter requesting that you want a reassessment of your kitchen and / or bathroom. Please hand the letter to the estate office who will forward it onto the project officers in housing technical services.
When does the contract start and finish?
The project is live now with many eligible tenants being surveyed and some kitchen and bathrooms completed. This project will be finished by December 2010.
Future project: Affordable Housing project
What’s this?
This project involves creating additional residential units on the estate, as well as a new estate office, community centre, children facilities and a new estate entrance.
How will this be financed?
Section 106 money from the Frobisher Crescent development has been earmarked for this project.
When will it start?
Due to the two major projects (window replacement & decent homes) going on simultaneously, this project has been slightly delayed until early 2011. This decision has been taken so as not to cause too much disruption to residents and the shop keepers at Middlesex Street Estate.
Future project: Sustainability project
What is this project?
The Climate Change Act 2008 will set legally binding targets which the City of London must comply. The City has therefore entered into discussion with the 80: 80 partnership whose aim is to deliver 80% less Co2 from our homes by 2050.
The installation of triple glazing gives an opportunity for the City to embark on a sustainable project which will also potentially include over cladding with external wall installation, and a combined heat and power system, so that Middlesex Street will become an exemplar estate.
What advantages will this give to me?
The advantages of embracing this project are:
- Reduced Energy costs
- Improved appearance of the Estate with resulting increase in values
- Less Noise
- Opportunity to take advantages of grants for works
- Compliance with legislation
When should it start and finish
This is dependent on a bid report later this year but the estimated start for the project is mid 2011
I missed the exhibition so where can I get more information on what was shown?
There will be paper copies of the exhibition boards at the estate office.
Would we have to put up with big ugly ventilation trunking as shown at the exhibition?
It is not possible at this early stage to say exactly which trunking would be used yet. However, in normal domestic installations we try, where practicable, to conceal trunking or, where this is not possible, we routinely use flat rectangular trunking - which is much less obtrusive.
Would residents keep their water tanks and hot water storage with the new CHP system?
This will be considered in the design proposals. However, if the full energy reduction and sustainability improvement works, particularly a new Combined Heat and Power (CHP) system, are given approval, it is likely that the current hot water cylinders would not be needed. We are aware that many residents would like to retain an airing cupboard.
Would I lose my airing cupboard?
Again, it is not yet possible to say exactly how much room would be needed for a heat exchanger in each dwelling or where it would be fitted, taking into account the need for and current position of the cold water tank. However, we understand that space is in short supply and would make efforts to reduce the impact of the changes on this valuable storage space.
Do communal lobbies need to be included in external insulation?
If the full energy reduction and sustainability improvement works are undertaken, which includes over cladding of the buildings, it is likely that the communal lobbies would be insulated.
Can we see a show flat for the ventilation system?
The City of London, like other landlords, are under pressure from the Government to make sure that no dwellings are left unoccupied. Therefore, it would not be possible to have a show flat. However, we would like to offer residents the opportunity to review and comment on designs before they are finalised via pictures of the features in use, and by using mock-ups or similar realistic methods.
Can you give reassurances about security with scaffolding?
The contractor will be used to working in and around peoples’ homes and appreciate that scaffolding is unsightly, obscures peoples views, may interfere with television reception and can be a security risk. Therefore, we try to keep scaffolding up for as short a time as is cost effective and protect the scaffolding from unauthorised access by a variety of means. Typically, we deter access by: removing ladders, blocking-off other potential access points, alarming the scaffold, etc.
Would existing repair issues be dealt with within the works?
We are aware of a few complaints of cooking smells migrating through ventilation ducts, water leaks, noisy pipes and/or service ducts, low water pressure, etc. We would ask residents to report these to the estate office in the first instance. However, if the full energy reduction and sustainability improvement works were to be approved we would expect that [many] of the ventilation and hot water problems would be resolved by the improvements.
Can leaseholders have indicative costs for the sustainable works in order to make informed decisions?
We are still in the early stages of the design process, compiling design options, and searching out and understanding the funding available, from a variety of energy, environmental, development, investment and other sources. Once the scope of the works to be undertaken has been defined, residents would be formally notified of the scale of costs likely to be incurred.
Would the shops benefit from the sustainable improvements? And, if so, how would they pay?
If the full energy reduction and sustainability improvement works are undertaken, it is likely that the shops would also benefit from the improvements.
Do the shop units have use of the communal heating system? And, if so, how would they be charged?
It has not yet been considered whether or not the shop units should have use of the communal heating system.
Future project: Car park enhancement
What does this entail?
This will look into the accessibility and security of the car park.
Are there more details?
No, it is being looked into, with future plans being developed in the near future.
If I have any further questions who can I contact?
City of London project officers:
Jason Clift 020 7332 3010
Steven Murray 07786 855 580
