23 May 2008 - Minutes of the meeting with CMBC 23.05.2008
Harley Bank Regeneration Scheme
Project Update Meeting
23rd May 2008
Present
Stacey McCarthy [SM] (HBCA)
Karen Devlin [KD] (HBCA)
Michael Wright [MW] (HBCA)
Nick Green [NG] (HBCA)
Mark Thompson [MT] (CMBC)
Barbara Sands [BS] (CMBC)
Michelle Catlow [MC] (CMBC)
Steve Fallows [SF] (Nicol Thomas)
Steve Dunn [SD] (Casey)
The start on site date for the works was 21st April 2008, however this was delayed due to problems with getting the road closure notices and all of the service disconnections through.
Caseys site office will be
600921.
SD said that Caseys will start the scaffolding when the disconnections are complete and they have final confirmation of the cut offs, there is no point in erecting the scaffolding before this as they can’t start the work. SD said that Caseys would write out to residents again to say when they are start work and that they would include a detailed programme of the works. They are currently awaiting the cut off of the utilities to inform the programme as works can be planned better after
this.
SD gave an outline as to how long the demolition would take, this was 1 month for the first two blocks which included 2 weeks for rebuilding the gables.
NG asked if the timber from the roofs of the demolished properties could be used in the town for the fabrication of the raised beds. SD said that this would be fine and that he would get Sarah, their Liaison Officer to contact the HBCA about this. SF thought that the floor timbers may be more appropriate for this.
It was confirmed that all sky lights will be replaced with new velux windows, however, no dormer windows will be worked on.
SM asked if the contracts could be reworded, following several owner occupiers not wanting to sign up for the scheme because of this? BS said that she could understand why this has been requested and acknowledge that a balance needed to be struck. This needs to be looked at ASAP because it’s regarding the OO full sign ups and the conditions in which they sign up under. NG is frustrated because this was asked about about 1 month previous to the meeting and said that because of the wording of the contracts. BS to look into revising contracts
SM asked if the owner occupiers already signed up would be given new contracts and BS confirmed that they would.
Warranties etc
SD gave out a sheet with the materials used and their associated guarantees and ran through them.
He said that they’ve been using the same type of door for several years and that they’re very good.
Gas fires, seamless gutters, rainwater pipes and soil and vent pipes are included in the scheme for those signing up for the full works and for tying it.
The wall ties have a 20 year guarantee which is covered by an insurance backed guarantee (Guarantee Protection Trust).
NG asked whether the cladding too could be guaranteed like the wall ties, SF is looking into this.
It was asked if the work itself could be warrantied. SF said that there was no warranty with Casey as Casey’s contract is with Calderdale. There is the standard defects period of 6 months after practical completion, NT inspect the work after the 6 months and if OK a certificate is signed by NT. In their inspections, NT seek input from the residents on defects. The works will be inspected and any works
to be carried out will be listed. Once these works are carried out, a ‘Making Good Defects’ certificate will be issued. After this the latent defects period starts, this normally last for 6 years and covers all works, but is extended to 12 years in the Calderdale contract. SF is looking into an extension of this
to 12 years.
If after practical completion and making good defects and there is a problem (i.e. a defect comes to light), then this can be fixed. This must however be a defect and not caused by damage by someone undertaking some DIY for example. It must definitely be a latent defect. Any defect found must be reported in writing to Calderdale MBC, not Caseys or NT.
Residents will be written to and given this information and guarantees. The guarantees given are transferable and not made out to the owners, but relate to the properties. Casey will also provide their own information pack for residents, which will contain a free phone number and a 24 hour emergency only number. The Free Phone number may be used during the 6 month defects period provided Calderdale are also kept informed of any defects.
SF is to check that the latent defects are in the form of contract.
Fires
MW asked whether gas fires are worked on/provided as part of the works for people that are signing up just for the tying in works. BS answered yes to this and that one gas fire will be provided should an existing one be condemned.
There was a discussion about fitting solid fuels burners and it was advised that it is better to do this before the works are done and that any residents wanting this type of fire should advise before the work starts, otherwise it will be a problem. This work could be done under ‘tying in’.
Group Repair rules
It was asked whether the amount that was expected to be paid back (should someone sell up and move away) to the Council be put in the contract. BS said that paying back the grant was at the discretion of the Local Authority depending on their circumstances etc, but could see that it would be useful for people to know this.
What happens if an owner occupier changes to being a landlord with regards to repayment of the grant? This would also depend on the situation and each case would be looked at on its individual merit.
The contracts for signing up for the group repair were discussed, and it was asked whether the contracts could include 25% contribution for owner occupiers and 10% for landlords, since some residents wouldn’t sign up if it wasn’t clear and comprehensive as to what was expected to be paid and paid back if a house is sold. BS to clarify.
Energy efficiency/microgeneration
Solar roof tiles, ground source heat pumps and grey water reuse are all possibilities, but given the size of the site, ground source heat pumps probably isn’t going to be viable. Grey water reuse is a possibility as is solar roof tiles.
The next stage is to get some prices and look at the practicalities of what can be done. David Parkin is to attend the next meeting with more information. SD said that Casey have done this type of work before on new builds, so will look into the possibility of doing this at Harley Bank.
It was suggested that the existing cellars in the properties for demolition would be ideal for grey water reusage and that a handpump could be place in the greenspace.
Concerns were raised over the use of solar roof tiles and SF said that it could mean a planning application or possibly an amendment to the existing application. Also the HBCA raised concerns over the energy efficiency/microgeneration being looked at last minute.
Bats
BS explained that bat boxes would need to be located in some house as mitigation for them having to move from the houses which are to be demolished. A plan of the bat boxes was shown and it was explained that there is a camera inside to enable the ecologist to monitor them. Several members of the HBCA are interested in a bat box. KD interested in bat box.
Signboard
BS showed the HBCA members the signboard and asked if they wanted their HBCA logo on it since there’s room. HBCA to provide graphic for inclusion on board.
General
The provision of wheeled bins was discussed and a bin store at the end of Barker St was suggested although this would be a long way for some residents to go with their rubbish.
The date of the next meeting was decided on being 23rd June at
There being no further business the meeting finished at 12.50pm.