Those of us living on the Cremorne Estate are no strangers to problems with the estate's district (communal) heating system. The system has been playing up for many years. Many of the estate's blocks suffered lengthy outages to their heating and hot water in 2017 and 2018.
There are of course disagreements as to the cause of these problems and outages. Some say the system is too old and hasn't been maintained properly. Others say the performance of the heating maintenance contractor leaves much to be desired. Given that the Cremorne Estate is not the only estate to have suffered severe outages in recent times we would suggest that there is more than a little truth to both of these suggestions - the system probably hasn't been maintained properly and the performance of the contractor probably has left much to be desired. And the two are very clearly related given that the contractor carries out the maintenance.
Whatever the actual cause of these problems the Council proposes to remedy the situation by carrying out extensive works to the system. These works have been split into two phases. The first phase contains all the works to the boilers and distribution pipework. The second contains all the works within buildings/blocks and inside individual homes.
The Council recently wrote to all residents with regards to forthcoming major works and described the works as follows (copied verbatim):
Phase 1:
Replace the whole boiler house including all boilers and relevant controls. Total refurbishment.
Replacement of all pipework involved in the distribution of heating and hot water system throughout the estate running from block to block, but not into the block.
This phase is to bring all the external heating systems into a good serviceable condition and increase efficiency in its present design.
Phase 2:
All pipework within each block and into each flat will be replaced.
Redesign the system install additional radiators and controls in line with the current legislation 'Decent Homes Standards'.
This will be a carefully programmed approach as we will need to carry out invasive works within each property.
The timelines given are 2020-2022 for phase 1 and 2022-2023 for phase 2.
Phase 1 is not controversial. We are not aware of a single resident who objects in any significant way to the first phase of works. Everyone seems to agree that the works are necessary, precisely because the current system is not in "a good serviceable condition" (for whatever reason). Leaseholders may wish to argue over the costs of the works, in particular as it could be argued that said costs will be abnormally high as a direct result of many years of neglect, but whether they will do so remains to be seen.
Phase 2 IS controversial. A number of residents have pointed out that the Council's description of the second phase is neither accurate or honest. They have noted that the second phase of works, as proposed will actually be:
1. Extremely expensive. In particular as it involves significant works inside both buildings/blocks and inside people's homes.
If you're a leaseholder have a good think about this, because you're going to be paying for it.
2. Extremely disruptive. Precisely because it involves significant works inside people's homes. And they will clearly be much more disruptive than the Council wants to admit.
In some blocks the distribution pipework runs through people's homes rather than through communal areas or spaces, so even replacing that will be extremely disruptive. Residents are likely to have workmen in their homes for many weeks if not months replacing not only the radiators and pipework serving their homes but also the pipework used for distribution.
And a consultant's report we have had sight of clearly states that to be the case. The report goes as far as to state that it may even be necessary to decant residents during the works. That's a rather extreme definition of the word "intrusive" being used by the Council.
3. Expensive for all in the longer term. That the additional radiators and controls referred to will include Heat Interface Units and Heat Meters and that their use will result in a significant increase in the cost of heating and hot water and drive many tenants and leaseholders into fuel poverty, something the Council has done before on a number of other estates.
The Council has rather a lot of form in this regard.
For example:
The residents of Grenfell Tower were convinced to have their district (communal) heating removed and replaced with individual boilers within their homes (arguably unsafe in a tower block) on the assurance that the new system would be no more expensive. This turned out to be a very blatant lie, the replacement system was a LOT more expensive and many residents were unable to pay to heat their homes as a result.
And there's a very similar tale of woe at Wiltshire Close.
Similarly the "hidden homes" flats created on the World's End Estate next door were intentionally removed from the estate's district (communal) heating system for no good reason and despite the opposition and objections from that estate's Residents Association. The tenants who subsequently moved into those "hidden homes" found themselves facing heating costs up to three or four times that of their immediate neighbours. And, unsurprisingly, having committed the dastardly deed neither the Council nor the TMO felt any obligation to either remedy the situation or help the affected tenants and that remains the case to this day.
And, we suspect, that's just the tip of the iceberg. The Council clearly has no qualms about making tenants and leaseholders fuel poor. It might say it has no intention of doing so but its actions to date clearly say otherwise.
And again we have had sight of a consultant's report that states that will indeed be the case if the second phase of works proceeds as planned.
The report states, quite clearly, that some households on the Cremorne Estate are likely to face increases in their heating and hot water charges of up to 300% if Heat Interface Units and Heat Meters are installed and used.
So there are some very obvious issues with the second phase of these works. And they have been brought to the Council's attention, both directly and via the office of Greg Hands MP. And what have the Council done? Not what you might have expected.
Or perhaps exactly as you might have expected.
The "heating controversy" referred to above is that having been told of these issues and concerns the Council has decided not to engage in a serious, adult conversation with the residents that have pointed them out. Rather it has decided that it would be best to pretend that these issues don't actually exist and suggest that those raising them are being "difficult", "obstructive" or "troublemakers".
Some members of Council staff have gone as far as to refer to the issues raised as "misinformation" which, given the existence of the two reports from the Council's own consultants, is not only farcical but bordering on the behaviour of Orwell's Ministry of Truth.
And where have we heard this kind of thing before? Oh yes, that's right, at Grenfell. When the tower was refurbished (and clad in highly combustible materials) the Council referred to any residents raising any issues or concerns as "difficult", "obstructive" and "troublemakers". The Council thought it better to insult, demean and denigrate residents than try and address their (clearly justified) concerns. It appears very little has changed.
What the Council should have done is respond to the issues raised by engaging in an open and honest discussion about the scope of the works, the impact they are likely to have on residents and allow residents to be actively involved in making the decisions that may yet mitigate, minimize or even eliminate that impact.
We appreciate that the Council may not have wanted to have that conversation at this time. But now that the cat is well and truly out of the bag it would be sensible to try and engage in a proper discussion with the residents that treats them as adults.
Said residents may, unsurprisingly, wish to have some input into a decision process that is likely to have a monumental impact both on their homes and on their lives but is currently completely opaque and in which they have no real involvement.
Sadly this has not happened. Other than the descriptions of the works quoted above the Council have sent us nothing. And the responses to any residents who have made queries or raised issues are not being provided by technical staff who might actually understand the issues and be able to address them properly but by "resident engagement officers" who clearly haven't a clue and are not beyond simply lying to make the residents and their issues go away.
And referring to any resident as "difficult", "obstructive" or a "troublemaker" suggests the Council has learnt nothing from the Grenfell Tower tragedy, let alone improved in any way as a result.
But should the Council ever get round to addressing these issues properly we will be more than happy to document their response here.
We hope for and await something meaningful. But we're not holding our breath.
