COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL
MEETING OF CLONDALKIN AREA COMMITTEE
Wednesday, November 16, 2011
H-I (3) Report on Remedial Works at Balgaddy Housing Scheme, Clondalkin
A building survey was commissioned by CPLN and carried out in May 2011 by Buckeridge Forristal Partnership, Consulting Engineers (BFP) covering 39 units in Búirg an Rí, Méile an Rí and Tor an Rí which were selected by CPLN and the Balgaddy Working Together Group. This report is linked to this reply.
In June 2011, SDCC was presented with a draft of the report which adopted a generic approach by building element and type, no survey dates or addresses were given which made it impossible to relate issues raised to specific addresses. This was indicated to CPLN at that time. The study was structured as a generic review of building faults and when presented publicly, in July 2011, was already 8 weeks out of date and had been overtaken in some cases by remedial work ongoing in the interim.
At the end of July, South Dublin County Council received an annotated copy of the report linking the problems stated to the addresses surveyed.
This was then reviewed against the extensive programme of investigations and consequent works which has been undertaken over the past year in the Balgaddy scheme and is continuing on site by a dedicated team under the direction of the County Architect. The contents of the BFP report were in many respects in line with the surveys carried out by Council technical staff and already being addressed by the Council’s on-site teams. Any additional issues raised in the report which had not already been picked up by SDCC surveys were captured and fed in to the ongoing work programme. Some of the issues raised were related to building defects and others related to building maintenance issues.
Previously, a building survey report was prepared by Thorntons, Chartered Surveyor’s in 2009 on behalf of Cara Housing Association who managed the units at 1-47 Méile an Rí Drive on SDCC’s behalf until they ceased operations in Ireland as a voluntary housing body in December 2010. A further report was prepared by EML Architects on behalf of Cara Housing in relation to these units in May 2010. Cara Housing Association have now given their permission to the release of these reports which are now linked to this report. In relation to these two documents, a number of key issues need to be understood:
1. Despite the fact that the units were in the ownership of SDCC, no permission of SDCC was sought or granted to the carrying out of the surveys.
2. The findings are based on non-intrusive visual survey and generalised findings based on assumptions are made which in many cases are not borne out subsequently by detailed investigation.
3. The level of maintenance of the units up to the time when they were handed back to SDCC in December 2010 could in certain cases be a contributory factor to some of the issues highlighted.
4. The surveys were used by SDCC as a basis for a detailed examination and recording of defects where warranted and the inclusion of these issues in a detailed, unit by unit work programme which has largely been completed.
The six key recommendations contained in the BFP report relate to the following:
1. Roofing issues – on traditional pitched roofs and flat roofs
2. Heating and plumbing issues
3. Electrical installations
4. Aluminium windows and doors
5. Wall construction
6. Building Regulation Compliance relating to:
a. Widths of doors & windows, clear heights
b. Mechanical ventilation requirements
c. Natural ventilation requirements
d. Compartmentation of properties
The current situation in relation to these recommendations is as follows:
1. Roofing issues – on traditional pitched roofs and flat roofs
Extensive remedial works have been completed over the past two years to repair leaks on roofs and balconies. Some of these were due to defects and some due to vandalism (i.e. removal of lead flashings from common areas). Further investigation and remedial action is underway by a roofing contractor engaged by the Council to deal with remaining problem areas.
2. Heating and plumbing issues
Following the withdrawal of Cara from the Méile an Rí block, an examination showed a lack of consistency in compliance with required boiler servicing intervals. This has been systematically rectified by contractors acting for the Council.
Soil stack connections in all the attics and at the rere in the Méile an Rí block have been inspected for compliance and most of the necessary remedial works have been completed other than where access difficulties were encountered.
Two contractors (mechanical & electrical) have been engaged by the Council and are currently carrying out inspections and any necessary remedial / maintenance work on the units referenced in the BFP report.
Rising damp has been encountered in a number of units but no evidence of a systemic link to leaking pipes has been found as suggested in the BFP report. All heating systems are now on an annual inspection / maintenance cycle which will uncover and deal with any problems associated with water pressure in the systems.
3. Electrical installations
Following the withdrawal of Cara from the Méile an Rí block, action was taken by the Council to ensure that all safety systems such as emergency lighting and alarms in common areas were put in working order. Automatic air vents in roofs have been re-commissioned and serviced.
4. Aluminium windows and doors
Substantial works have been carried out in Méile an Rí including replacement of all timber panels in aluminium doors with laminated toughened glass, overhead door closures fitted, door saddles to entrance doors fitted etc.
All works have been completed in common areas in the four blocks in Méile an Rí Drive including replacement of entrance doors to the four blocks and letter boxes. Replacement of intercom systems is ongoing.
A Pilot Scheme for the replacement of sash windows has now been completed in 17 of the 19 two-storey houses in Méile an Rí. A Tender has been prepared and has been advertised for the replacement of all other defective sash windows and doors, to include all units in Balgaddy B. This work will be commenced later this year and completed in early 2012. These works will finalise our response to windows which did not comply with proper fire and thermal bridging compliance.
5. Wall construction
Where dampness or water penetration issues have been uncovered, steps have been taken to address the underlying causes and deal with any consequential decorative work. This process is continuing.
Some instances of cold-bridging and condensation in party walls adjoining shared stairwells have been encountered and addressed prior to the BFP report. Any further instances of this problem will be dealt with by dry-lining and insulation.
6. Building Regulation Compliance relating to:
a. Widths of doors & windows, clear heights
Remedial works to handrails and rectifying inadequate head heights to some staircases have all been addressed.
It was discovered that bedroom windows in 17 of the 19 houses in Méile an Rí Crescent and Méile an Rí View did not meet Part B of the Fire Regulations, in relation to escape in the event of a fire. Arrangements were made to immediately rectify this situation. This work has been completed in all cases where access has been gained.
b. Mechanical ventilation requirements
5 houses in the area are being tested using a range of demand-led ventilation systems. These are already installed and will be reviewed in the course of this winter. The result of this review will inform how the problem will be addressed in remaining problem units.
Cooker extract fans were not a requirement of Building Regulations at the time the scheme was approved.
A discrepancy exists in many of the photos appended to the report purporting to show moisture meters recording high moisture levels whereas the meters photographed actually show low readings.
As part of a wider examination of condensation complaints already discussed at a number of Council meetings, it was agreed to produce a booklet for Council tenants in apartment accommodation, offering advice on achieving a balance between heating, ventilation and moisture control within such housing units bearing in mind cooking, showering and other normal household activities. This has previously been circulated to such tenants where complaints of condensation have been received which are not related to any building defects. A further copy of this advice note will be circulated to all apartment units in the Balgaddy scheme.
c. Natural ventilation requirements
Where deficiencies in provision of trickle ventilation have been encountered, these either have or will be rectified in the broader window replacement programme referred to in point 4 above.
d. Compartmentation of properties
This related to small gaps between adjoining properties in some attic spaces which could in certain circumstances give rise to the spread of smoke or fire. This was found to be the case in parts of the Balgaddy ‘B’ phase of the scheme and immediate works have been completed by a specialist contractor to remove this risk. All units in this phase have now been certified by the company as being in full compliance with the relevant Building Regulations.
Teams of Council technical staff are systematically examining all other phases of the scheme to confirm compliance in this regard. These examinations have not uncovered any further instances of this problem.
Conclusion
Many of the issues raised in the report refer to maintenance or other issues for which the Council can find no record of a previous report from the tenant. This is an essential route for any tenant to take in order to give the Council an opportunity to inspect and take action as necessary.
37 of the 39 units in Balgaddy A, B, C and E identified in the BFP report have been inspected. Works schedules have been issued to the foreman on site and works are underway on issues identified by a team of three contractors and the Council’s own maintenance crew which is permanently on site and will remain in place until all outstanding issues are resolved.
Extensive paving slab and cobble lock repairs have been carried out throughout Balgaddy which were caused by vandalism. In addition, works to green spaces and planted areas have been carried out which improves the overall appearance of the area and has given rise to greater ownership and involvement by local residents.
The extensive scheme of landscaping, playground and multi-use games area funded by the Department of the Environment, Community and Local Government is nearing completion in the area between Méile an Rí Green and Tor an Rí Court has been hugely successful and adds greatly to the amenity and safety of the general area.
Senior officials of the Housing and Architectural Services Department have personally met the Balgaddy Working Together Group on numerous occasions, the first being on 28th September 2009 and again on 24th November 2009. The Director of Housing further met the group with the Mayor on 16th February 2010 and 22nd June 2010 and again with the professional team including the County Architect on 5th April 2011 where the works proposed in terms of the completion of the Parks and play facilities projects, inspection of units, structure of the remedial works team to be put in place, making good the identified defects and routine maintenance of the units were directly outlined. A site meeting was held on 5th October 2011 between Architectural Services / Community / Planning Department staff, local councillors and representatives from the Balgaddy Working Together Group to give an update on the completion of the parks / playground works.
The Council's Housing Estate Management Officer and the Community Worker for the area are in regular communication with the Balgaddy Working Together Group and the CPLN Area Partnership to provide support for ongoing initiatives. The County Architect and senior Housing Department staff have had many meetings with both groups in relation to developments in the area and the County Architect has worked closely with both groups on the technical preparation of a bid for a local community crèche development.
We reiterate this Council’s commitment to deal with and make good the issues highlighted by residents, our own dedicated team, routine maintenance crews and the BFP Consultants report commissioned CPLN Partnership. We repeat our commitments to the residents, local councillors and DáIL representatives that all works required will be completed through a systematic inspection and remedial work programme and take the opportunity to pay tribute to the staff of the Architectural Services and Housing Departments on the ground in the area who are systematically addressing the undoubted problems which exist and will continue to undertake this work until completed.