Battersea Power station and re-generation of the UK

As Conservatives have chosen to launch the Manifesto and symbolic vision for the re-generation of the UK in the late 1960's iconic Battersea Power station. It is has been used for more backdops in the Music and film industry than virtually any other old building. Pink Floyd used this as a backdrop to their famous album "Animals" released in 1977 Jubilee year.

Lets hope that the manifesto launch will be as succesful!

Below is a series of photographs taken at the event on Tuesday 13th April by Nigel Rumble, photographer, activist, businessman and leading campaigner in Belsize, Camden.

Photographs taken by and copyright of Nigel Rumble

Advisory to all residents in high rise properties like Chalcots

The Secretary of State has asked the Chief Fire and Rescue Adviser, Sir Ken Knight, to provide an independent overview of progress with the fire investigations at Lakanal House, Havil Street, Camberwell on Friday 3 July. Sir Ken will report back to the Secretary of State on progress and emerging findings as a matter of urgency.

Sir Ken’s Terms of Reference for his report include the fire safety matters applicable to this building and operational procedures and practices undertaken by London Fire Brigade at this incident.

Until this work is complete I would appreciate your authority offering some reassurance to tenants.

There are practical measures that you could take such as reminding tenants how to protect themselves from fire, this includes having a working smoke alarm and regularly testing it. If tenants are concerned they can contact their local FRA and the Fire Kills website http://firekills.direct.gov.uk has plenty of up to date fire safety information.

The Chalcots "Where Are We"

CHALCOTS: With all what has been going on in Belsize with 133+ children in Camden without primary school places and the near collapse of the Government one may wonder what is happening to the Chalcots with "mould" and other serious problems reported in previous blogs.

So here is a timely update. After many high level meetings with Camden who still has yet to officially report back on all of the concerns raised by representatives of residents through the Housing and Adult Social Care Scrutiny and Hampstead DMC. Through the Operational Forum meeting, which meets monthly with representatives from all sides, it was stated by the PFIC CEO that on the question of “mould” that samples would be taken from THREE flats only and then for the rest of the 717 properties it would be up to the residents to report any re-occurring “mould” for a “TWELVE” month period.

This is in my opinion a disgrace, as I have stated in my previous blogs on “mould” and the problem of the “windows”, I feel that residents deserve better treatment.
I will continue to campaign for this better treatment and to receive acknowledgement that a serious problem exists.

I have received further news that I cannot yet blog about which is as vital and carries a significant H&S risk if unchecked. However, the implications of this particular matter which for legal reasons I cannot go into fully here presents a picture of a Camden Housing department which I have already stated for its failure to deliver "value for money", let alone quality of provision and adding to this an inability to monitor the capital works in the “regeneration” projects on matters of vital H&S standards. As soon as I am legally free to discuss these matters I will inform here in my blog fully the details. Rest assured however, that I will continue to actively campaign to get to the “truth” on these serious matters involving H&S standards.

Author: Nigel Rumble

In memory of Mr Tom Waters who died last week

I was very saddened to learn today that Mr Tom Waters an Officer with London Borough of Camden, who had tirelessly worked as a Project Manager "trouble shooter" for the Housing Department had died of Cancer last week.

Tom was a stalwart of the Housing Development team, he was well known for his sense of wry humour and getting involved in the sharp end of dealing with the very "real" problems that residents on the Chalcots Estate and many other estates across Camden faced. He provided his mobile number to all without question or hesitation and would personally try to sort out problems.

Whether that may have been Lifts out of service on bank holidays, security concerns or any one of a hundred or more potential problems that residents may have faced with "major capital works"

I had become to know Tom very well during the past years and had frequent chats with him; I will miss his views and unique perspective on the building industry. He was a very knowledgeable person with lots of wisdom to offer people.

Tom will be much missed by a very many people.

UPDATE for the Public Meeting on Local Primary School Provision 14th May 2009

First impressions, having attended this important public debate at Swiss Cottage School.
Camden officers have together with Cllr Andrew Mennear, Executive of Schools agreed to explore the short-term options of additional temporary classrooms on the spare grounds of Fitzjohn's as suggested by Cllr Chris Philp and other local schools having sufficient grounds to accommodate extra temporary classrooms.

I managed to get some of my ideas heard, the first of using "Portacabins" style classrooms which can be assembled during the summer as a fast track "pragmatic" approach to meeting the immediate needs of the 133. The second of using parts of the large "green" spaces of the Chalcots in Belsize to build a “new” primary school. Naturally, any such scheme would require the active cooperation and consultation of all residents on the estate. This would be a more long-term solution, since consultation, planning permissions are time consuming processes.

The other very significant agreement to come out of the public meeting was that a “Working Group” would be set up to allow volunteer parents wishing to actively engage in working together with senior Camden officers to find and develop a short, mid and long term solutions at a regular “focus” group meeting to be set-up shortly.

As a parent myself amongst the 133. I know first hand how incredibly frustrating this problem is, being 31st in the waiting list for one of our preference schools!
Clearly, emotions were running high at the public meeting, for example, the one question I heard time and time again from the floor was “what are you ‘Camden’ going to do about this problem?” but everyone managed to stay well mannered and focused on the key issues.

Camden has stated that a summary of all questions asked will be circulated shortly to all attendees of this key meeting.

Author: Nigel Rumble 15th May 2009

"The Chalcots estate super-saver makeover" Says the Times Newspaper!

"Flats in these four tower blocks get a whole new look for just £30,000 by United House"

I have just stumbled on this incredible story in Times Online, so as to be even handed I present the piece whole (everything in quotes is by the Times Author Kasia Maciejowska).

This piece reads almost like a glossy advertisement by United House as a PR exercise.


"Picture the upheaval involved in refurbishing one kitchen. Then multiply this by 439 and add in bathrooms, central heating, floors and windows that must also be modernised, everything being carried out to a strict budget. In this cost-conscious process, the price of a kitchen can be no more than about £3,000, a fraction of the typical six-figure outlay in a deluxe project such as the Rigby & Rigby house in Eccleston Street, Belgravia."

The Chalcots has 717 properties and even if you subtract the 110 leaseholder properties this gives 607 properties so where does Kasia Maciejowska get 439 from and what happened to the fifth tower block?

"You will then have some idea of the vast and challenging task undertaken every day by United House , the construction group that specialises in the regeneration of tower blocks and other council and social housing."

"You should also bear in mind that one prime objective of the work is the improvement of the energy efficiency of the homes - these have often not been modernised since the 1960s. Note too that only a few elderly or particularly vulnerable tenants will be moved into temporary accommodation for the period of the makeover, which can last for months. The rest remain in their homes and have a say in the proceedings: they are entitled to choose which colour schemes and finishes they prefer, for example. You may then be even more amazed at the good-natured enthusiasm of United House's staff. My impression from a day spent on site at the overhaul of the Chalcots estate in Swiss Cottage, North London, is that these workers always put the tenant first."

This is another incredible PR statement; there has been more complaints from residents in this project than any other comparable PFI project in recent years. The complaints run into the many hundreds, Estate blocks Tenant Representatives are busy chasing all the issues. Yes there have been some successful outcomes for some residents, but a substantial number have outstanding problems, which United House have yet to resolve.

"The £66 million Chalcots project involves recladding four 1960s tower blocks, each 22 storeys high, using weatherproof insulating aluminium and installing new bathrooms, kitchens, heating systems, windows and flooring and completely redecorating 439 out of the 660 flats. The work began in May 2006 and United House is on schedule to complete the project, part of the Government's Decent Homes programme for the improvement of social and housing assocation homes, by January 2010."

Here again we have complete story fabrication, the Chalcots comprises four tower blocks of same design and another of entirely different design. The buildings were completed during the period 1967 - 1968. The true cost of this PFI makeover "contract" is £150 million not £66 million as the Times article makes out. Also the project is not completing to "decent homes" standards but an entirely different protocol. In most cases much of the internals of the properties remain unchanged and undecorated from there 1968 appearance! Furthermore, on three buildings the "new" cladding system is de-laminating after only weeks of being erected by the PFIC. One building has so far been completely re-cladded and another two buildings are awaiting the same re-cladding exercise that will take two months each causing misery for residents.

"Given that the majority of United House's projects are ultimately publicly funded, financial efficiency is paramount. “There's no room for the bad weather excuses that are common in construction,” says Colin Dixon, United House's managing director. The company aims to complete the work on four flats every week (each flat takes 12 days to revamp)."

Complete rubbish, some flats have taken nearly two months to complete, some flats still have not been completed after one year of work.

"So how does United House meet its deadline and cost targets? To provide vast numbers of new kitchens and bathrooms with minimal errors and in a short space of time, it has a warehouse where the items required by each home - some bought in, others manufactured by the company itself - are packed together into individual units for each home. This enables the workmen to assemble the parts swiftly, minimising disruption to the tenants."

Many residents have had to have work re-scheduled multiple times because of unavailability of parts, making there internal disruption extend out to 6 or 8 weeks of work.

"It is a refurbishment production line that has been honed to near-perfection over the 44 years since United House began providing heating for council homes as Harp Heating."

The business of making money. It may be said has been honed out to perfection!

"Tower blocks are relatively easy to refurbish because the flats follow a regular pattern and the buildings are recent. However, in the 1960s, there was little concern for insulation. As a result of the refurbishment, the gas bill of one resident went down by £46 in the most recent quarter."

It is on record at official meetings, which I have attended virtually every one that these flats are a nightmare to work on as there was no thought given during there construction to a infrastructure re-fit. For the first one year of this PFI project hundreds of flats were converted into a virtual submarine by having visible 6 copper pipes for the central heating systems exposed all round the properties. After much protest this has been tidied up to a degree.

On the matter of improved insulation that it is reported by Times Author Kasia Maciejowska one resident's GAS bill is down £46 in the most recent quarter. This is complete hogwash since all residents in the "four" blocks pay for gas as a bulk gas supply from the Council and therefore pay a fixed "unmetered" charge. Only Blashford the "fifth" block that Kasia Maciejowska omitted previously have metered GAS. Yet again a tottaly misleading piece of information being reported!

In point of fact heating costs will be increased substantially by Camden over the next couple of years!

"Doing up period homes in Islington, which house many of the borough's council tenants, is considerably less predictable. United House has revamped 2,350 Victorian homes in Islington so far; each property has to be individually surveyed and its exterior preserved in an appropriate style."

Once again this is far from the truth, PFI Islington known as PFI 1 was beset with even worse problems than the Chalcots. The project reached such a low point that the entire PFI team of managers had to be replaced.

"Some local authorities employ United House directly and others fund the refurbishments through Private Finance Initiatives (PFIs). With PFIs, a bank or private lender funds the project and the Treasury repays the bank as the work is completed. Local authorities bid for PFI funding from the Treasury and companies, such as United House, then bid to the local authorities for contracts."

This at least is an entirely correct statement.

"Winning the contracts for these schemes is a slow process - it took three years to negotiate the Chalcots and the Islington contracts, but these were two of the initial six pilot schemes set up in 2003."

"While many developers struggle through the downturn, United House continues to grow. And as demand for social housing soars, it looks well placed to continue."

I have no reason to doubt that this is true, but at a high cost (stress) to the residents often getting sub-standard works with considerable disruption brought about by poor planning and management.

"Fact Box

Tenants can pick from five colour schemes; men like advice, women know what shades they want

The kitchens are designed around tenants' own appliances

The makeover process is democratic. At Chalcots, tenants voted for the large sitting room windows to be retained to keep the great views"

"Details: www.unitedhouse.net"

The author clearly says it all here.

I have felt it vital to set the record straight having read this piece written by the "Times", clearly its journalistic standard has dropped to a new low point. I will be more than happy to publish a reply from the Times editor, should it be sent to me here.


Written and edited by Nigel Rumble 27th April 2009

Article extracts originaly published in The Times. By Kasia Maciejowska February 6, 2009

BLACK MOULD (FUNGUS) hits the Chalcots PFI £150M project

Black mould (Fungus) growing on the NEW window frames hits the £150M PFI "Chalcots" project. This serious and potentially hazardous situation has continued to become worse due to the moisture condensation during these cold and dump winter nights.

The new "state-of-the-art" window metal frames (with poor internal thermal insulation) conduct heat from the warm inside surfaces to the colder outside surfaces. Therefore, all the inside metal frame surfaces become very COLD which acts as a condensing surface for the moisture in the air of resident homes.

It is believed that the condensates (upto 50ml per window) which collects on the lower window frame and window ceils is responsible for the development of black mould spores in the "silicon" sealant, which appears NOT to be the "anti-fungicidal" type which would have helped to control these bacterial growths.

It will be asked at the next PFIC meeting that all 710 properties be checked and repaired to comply with building regulations and Health and Safety legislation of mould spore prevention.

It is widely recognised by medical experts that mould spores are responsible for potentially causing allergic reactions and respiratory problems. Some moulds also produce mycotoxins that can pose serious health risks to humans and animals. Exposure to high levels of mycotoxins can lead to neurological problems and in some cases death. The health hazards produced by mould have been associated with sick building syndrome.
If you are concerned and wish to know more Read Wikipedia here, APSNET

The thermal efficiencies of the NEW window frames is thus compromised by not having any thermal insulation properties, heat (energy) is being conducted straight out from all the window frames in this £150M PFI scheme, this energy conservation inefficient and poor design requires an investigation at the highest level.

PFI Contract info here

Author: Nigel Rumble