BHP in South Kilburn

Since the Autumn of 2008, we have been investigating the condition of properties in South Kilburn that are intended to be demolished to determine the repairs and investment needed until the area is regenerated.

Further information about the regeneration can be found on Brent Council's planning webpages.

In addition, we have already completed or are in the process of completing various external works in the South Kilburn area.

We have considered the following issues so far.

• Window repairs programme (bison blocks*)
• structural survey (bison blocks) 
• concrete safety remedial works (bison blocks)
• communal decorations
• external works and windows to town houses
• external works and windows to non bison blocks
• electrical safety tests & remedial works
• roof safety works
• fire risk works
• lift modernisation
• communal heating plant works 09/10
• paving/environmental repairs.

*Bison blocks are blocks that were built using the bison wall frame large panel system method of construction.

Window repairs (bison blocks):

• Following a residents questionnaire and surveys, we identified urgent health and safety repairs that were needed to windows of the bison blocks. Through our repairs section, we have addressed all these urgent repairs
• we will be following with a programme to fully repair and decorate each window to the bison blocks during the 2009/2010 financial year
• we are currently preparing the specification for the programme which will also address other external repairs and include the possibility of communal decorations.

Structural survey (bison blocks):

• We have recently instructed TPS Consultants to undertake structural surveys on the bison blocks to asses their current structural status
• TPS Consultants have previously assessed the structural integrity of bison blocks a number of times since 1996
• the survey found no underlying structural issues with the medium or high rise bison blocks.

Concrete safety testing (bison blocks):

• We identified spalling concrete to Bronte House in February 2009. Following advice from Building Control we instructed a specialised company to test and repair the damaged areas of concrete
• The repairs are complete to Bronte House and are progressing to other blocks. We expect all repairs to be completed by the end of this financial year.

Communal decorations:

• We will be considering localised redecoration to the blocks that are planned to remain in occupation for the longest period.
  

External works and window replacement:

Town Houses on Hampton Close, Stafford Road, Stuart Road.

• As these properties are now no longer intended to be demolished as part of the regeneration of the area, we will be considering these properties for window replacement and external repairs during 2010/11 if funding is available.

Neville House, Wood House, Zangwill House, 4-26 Stuart Road.

• As these blocks are now not expected to be demolished in the next 10 years, we will consider replacing the existing windows with double glazed units during 2010/11 if funding is available.

Electrical safety tests:

• We have begun testing the electrics of dwellings that have not been tested in the past ten years. This is not all dwellings as most have been tested when void
• all remedial works arising as a result of the electrical test will be carried out
• we will continue to test all properties that have not been tested for 10 years.

Roof safety

Works to improve the safety of operatives that are required to access the roof will be undertaken to the following buildings:

• John Ratcliffe House
• Hereford House
• Exeter Court

Fire Risk Inspections and Remedial works

• We have carried out fire risk assessments to all blocks which highlighted remedial works and improvements needed
• all carpentry and building repairs required to address the recommendations from the fire risk assessments have been completed.

Lifts

After analysing the condition and performance of lifts, we have identified a number of lifts that would benefit from modernisation. We will consider modernising the lifts at the following blocks depending on funding being available:

• John Ratcliffe House
• Crone Court
• Winterleys
• Craik Court

We will only consider modernising lifts where the block is not intended to be demolished in the next 5 years.

Communal heating plants:

Exeter Court:

• We intend to replace 2 boilers as well as address other remedial works

John Ratcliffe House:

• We intend to replace the hot water services calorifier as well as identify and address other remedial works

Paving/Environmental repairs:

• After an inspection of the communal areas, BHP will be considering replacing areas of paving in consultation with residents in the next two years.

Digital television:

• We will be replacing existing communal TV aerials with digital TV aerials over 2009/10 and 2010/11 to ensure every property is able to receive digital signal.

The future:

• Residents in South Kilburn were consulted by Brent Council about the regeneration of the area in July 2009
• We will work closely with Brent Council to consider your comments and make decisions regarding future works.

Repairs:

Any items of repairs should be reported to the South Kilburn area office on 020 8937 2666.

Contact details

For further information about this page, please contact our Major Works team on majorworks@bhphousing.co.uk or by telephone 020 8937 2490.