COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL
MEETING OF CLONDALKIN AREA COMMITTEE
Wednesday, September 21, 2011
MOTION NO. 6
MOTION: Councillor B. Bonner
Cathaoirleach's Business
That the Manager would submit a report on the current situation with regard to the problems with the houses at Méile an Rí and Búirg an Rí in Balgaddy. What progress has been made since the last meeting towards addressing the problems with these houses?
REPORT:
There were 5 proposed phases of construction in the Balgaddy Scheme for which a Masterplan was prepared in 2000 - Balgaddy 'A' (Búirg an Rí), Balgaddy 'B' (Méile an Rí), Balgaddy 'C' (Méile an Rí), Balgaddy 'D' (not constructed), Balgaddy 'E' (Tor an Rí).
400 units were built in four of the five proposed phases by Gama Construction Ltd. the main Contractor appointed by South Dublin County Council.
There are issues requiring remedial works throughout the scheme including window sashes, roof flashings and external plaster cracks. In line with a good deal of new housing, the issue of condensation and mould growth arises as a result of increased insulation linked to decreased ventilation levels required by ongoing revisions to the Building Regulations. In some cases condensation is a result of building fabric failure and in others by the pattern of tenant use.
In the past year, a considerable amount of work has been carried out in the area in question by Council staff and Contractors working on their behalf, to address building defects and maintenance issues. A dedicated team comprised of a range of trades under the direction of the County Architect is now systematically inspecting and evaluating the condition of all housing stock which has been subject of complaints and carrying out any necessary remedial works on a house by house basis. This work is being facilitated by the Council’s Community Worker team. Any electrical / heating problems are being addressed systematically by the Council’s team of Mechanical & Electrical Inspectors. This process will continue until all affected units are addressed. Considerable progress has been made to date and is continuing. The approach is consistent and integrated and achieving real and verifiable results.
A contract is currently underway to pilot a window-sash replacement programme in 14 units in the area. The result of this pilot has been very satisfactory and a specification is being prepared to seek tenders for work on the remaining houses affected. This work should be undertaken in the third quarter of 2011.
5 houses in the area are being tested using a range of demand-led ventilation systems. These are already installed and under review. The result of this review will inform how the problem will be addressed in remaining problem units.
A building survey was commissioned by CPLN and carried out some months ago by BFP Consulting Engineers. The study was structured as a generic review of building faults and when presented publicly was already 8 weeks out of date and could not take into account remedial work ongoing in the interim. South Dublin County Council finally received an annotated copy of the report linking the problems stated to the addresses surveyed at the end of July. This is being reviewed against the Council programme and any fresh information supplied is being factored in to the ongoing work schedule. The contents of the report were broadly in line with the surveys carried out by Council technical staff and already being addressed by on-site teams.
The overall Masterplan envisaged a large landscaped public amenity space at its heart associated with the last remaining phase of the scheme which was tendered but not constructed due to the economic downturn. This left the overall scheme unfinished and lacking amenity for its residents. This remaining phase will not be constructed in the medium term so an alternative means of delivering the amenity open space requirements for the residents was explored by the Council with the Department of the Environment, Community and Local Government and late last year funding was approved for a scheme to complete these public-realm works which include a multi-use games area (MUGA) for teenagers, a playground for younger children, trees and planting opposite the completed dwellings and paths, lights and planting to the edges of undeveloped sites. These works are now almost complete and already contribute significantly to the amenity of the area.
Contact has been maintained by the Council with the Balgaddy Working Together Group who are aware of the considerable progress on the Council’s work programme. This group is also being afforded technical support by the Council in their bid to secure funding for a child and community centre in partnership with Barnardos and CPLN.