Fire door upgrade works Block 1-4 – 24-28th September

Following on from our recent fire stopping works, further works are planned on 24-28th September to upgrade fire doors in Blocks 1-4. This is being undertaken as part of a number of steps to ensure the development, built in the late 1980s, is compliant with the latest health and safety guidelines relating to fire.

The work will involve replacement of electrical cupboard doors with new doors that meet the latest standards as well as upgrades to the existing block entrance and 1st and 2nd floor entry doors.

There should be minimal disruption to those in the flats although residents may experience some noise during the hours of work (9am-5pm). Houses will not be affected by this work.

Parking permits

PWRA is introducing a new mandatory parking permit system for all residents from this month. This action has been taken as a result of receiving an increasing number of complaints about parking on the development from residents. It will be used to help enforce the parking regulations. Permits will shortly be issued to the owners of all properties and residents will be required to display these on their vehicle or that of any visitor.

Each property will be issued with two permits:

  1. A resident permit that must be displayed in the window of their vehicle
  2. A visitor permit to be displayed in the window of any visitor vehicle to the development

Each permit will be uniquely numbered and does not directly identify the associated property for security reasons. A register of assigned permits against properties will be held securely by PWRA in accordance with our data protection policy.

House owners, who have both a garage and driveway space will also be able to request an additional resident permit at no additional charge to use on their second vehicle.

Flat owners will only be issued with the two permits.

Tenants

In the case of tenants, it is their landlords responsibility to issue them with the parking permits. For security reasons, PWRA will not issue permits directly to tenants without approval from the landlord or their nominated managing agent. The landlord or nominated managing agent will be responsible for ensuring that permits are collected at the end of each tenancy and reissued to new tenants.

Enforcement

There will be a 3 month introductory period (September-November) to allow time to ensure that all residents (including tenants) have received their permits. PWRA will monitor during this time. From December, any vehicle without a permit displayed parking in a visitors bay or not in an approved space may be subject to enforcement action including: parking fines, removal or reporting to local authorities. In the case of vehicle without a permit that are parked in assigned resident bays the respective property owner will be contacted.

Replacement for lost and damaged permits

A small admin fee will be charged to cover lost or damaged permits. Replacement permits will only be issued to property owners or their nominated managing agent.

Conditions of use

The parking permits are exclusively for the use of residents and their invited guests only. It is not permissible to sell, lend or utilise the permits for any form of commercial agreement or financial reward.

CCTV and Main Gate works 2nd September and 10-11th September

***UPDATED – Main Gate works has now moved to 10-11th September and final follow up work to complete the CCTV upgrade will be on 2nd September***

We will be undertaking some minor upgrade works to the CCTV and Main Gate over the next couple of weeks.

CCTV

Final work will be undertaken on 2nd September as a follow up from previous work on 12-13th August by SECOM to add two additional cameras and move the position of two existing cameras. This is being undertaken to improve coverage of the central roadway areas and the riverwall entrance. The addition of extra cameras was discussed at the last AGM and care has been taken to ensure this upgrade in keeping with the requirements set out during the original CCTV consultation.

SECOM have confirmed that they will be following government COVID-19 working practices. There may be some minor disruption in the form of drilling noise during working hours – especially for residents in Blocks 1,2,3 & 4 (Flats).

Main Gate

Work will be undertaken on 27-28th August by WLS to upgrade and resolve intermittent closure issues with the main entrance gate. This work will involve upgrades to the automated mechanism with a more modern higher power one, correction to resolve one of the gates that has dropped over time and ensuring that safety systems meet the latest requirements. The upgrades should make the gates much more reliable and quieter in operation. The upgrades will prevent strong winds from causing issues with gate closure. Furthermore, the wheel, which causes a lot of noise, will no longer be required.

WLS have advised they will ensure the gate will remain accessible during this time and that the gate will not be left open overnight on 27th August. They have also confirmed they will be following government COVID-19 working practices. Disruption for residents should be minimal although those in Block 4 (Flats 53-62) may experience some drilling noise during working hours as part of the work to lift and refit the right hand gate that has dropped.

Gate intercom outage 9am-2pm 16th July

Due to essential maintenance work being undertaken by Hyperoptic on 16th July the Plymouth Wharf gate intercom (which uses a Hyperoptic phone line to connect) will not be operational between 9am-2pm on Thursday 16th July.

We apologise for the late notification of this outage but we only recently became aware that the maintenance work would also impact the phone line used by our intercom system.

If you have any urgent deliveries we suggest you fix a temporary note by the intercom panel.

Hyperoptic maintenance in Block 4 and service outage – 16th July

High speed fibre broadband provider Hyperoptic will be undertaking essential maintenance work in the Block 4 (properties 53-62) meter room to reposition their communications cabinet on Thursday 16th July. This is to facilitate better access to electricity meters for Block 4 residents that has been obscured by the current cabinet location.

We understand from Hyperoptic their communications cabinet in Block 4 is the “master” for the entire development and that the work to move the cabinet will involve disruption to their service. This means that anyone currently taking service from Hyperoptic on the development will likely lose internet access for a period of time on the day of the work. Hyperoptic have advised us that they have already contacted all affected customers with relevant information. If you are a customer and have concerns please direct this to their support team rather than PWRA.

Disruption to other residents during the work should be minimal although those in Block 4 may experience some noise during the day of the work for drilling etc.

Residents in Block 4 are asked to avoid using the meter room on the 16th July and to ensure that the area around the meter room is left clear (no child pushchairs etc). Residents’ personal possessions should not really be left in communal areas in the blocks under the terms of the lease anyway. PWRA will not accept responsibility for loss and damage in such cases.

Hyperoptic have assured us that they will be following the government working guidelines issued on Coronavirus.

Fire stopping in riser cupboards – July 20th – 22nd

Works are planned between July 20th and 22nd to undertake fire stopping in the riser cupboards in Blocks 1-4. This is being undertaken as part of a number of steps to ensure the development, built in the late 1980s, is compliant with the latest health and safety guidelines relating to fire. Furthermore, this work will serve to provide an additional level of protection to prevent possible entry points to pests such as mice etc.

The work itself will involve ensuring that any gaps where services (water, gas, electricity etc) enter the flats from the riser cupboards are filled with appropriate fire stopping material. This may also necessitate removal of existing non-compliant filling material.

There should be minimal disruption to those in the flats although residents may experience some noise during the hours of work (9am-5pm). We have sought assurances from our contractor that they will be following COVID-19 government working guidelines, which they have confirmed. Houses will not be affected by this work.

Carriageway resurfacing works in Seysell Street (29th June – 1st July 2020)

Tower Hamlets are planning to undertake resurfacing work on Seysell Street. The work is expected to commence on 29th June and complete 1st July. The hours of works will be between 8am and 5pm every day.

During the hours above all on-street parking bays will be closed and there will be no vehicular access.

It will still be possible to access Saunders Ness Road and Plymouth Wharf during this time using either Glenworth Avenue or Glenaffric Avenue further down.

However, those utilising on-street permit parking spaces outside Plymouth Wharf may find this busier than normal and struggle to locate a space. If this affects you then you may wish to make alternative temporary arrangements in advance. The parking regulations at Plymouth Wharf remain unchanged during this time.

Anyone wishing to discuss the carriageway works should direct these to Tower Hamlets directly and not to PWRA. The contact at Tower Hamlets for the works is jeff.aghoghogbe@towerhamlets.gov.uk

Change to main gate intercom

We have made a change to the telephone connection used by the main vehicle and pedestrian gate. The number that the gate will call you from will change and you may notice an improvement in sound quality when speaking to someone over the intercom. Aside from that there should be no change to the service. This change also means we are now able to offer connection of the intercom to mobile as well as landline telephones.

If you do experience any problems being able to open either the vehicle or pedestrian gate using your phone email directors@plymouthwharf.com

For a reminder on how to use the main gate intercom please refer to our other post on this topic.

New mandatory electrical safety testing for private rental properties

Mandatory electrical safety testing for all new tenancies in England is being introduced from July 1st this year with all existing tenancies required to be compliant by April 2021, following this date the regulations will apply to all properties across the Private Rented Sector.

PWRA remind any shareholders letting out their property that complying with this regulation will also be an obligation under the terms of the lease.

Further official guidance from government was expected on June 1st, however given the ongoing Covid-19 crisis this guidance is unlikely. PWRA advice to landlords is to commission an Electrical Installation Condition Report (EICR), fixed wiring test. These certificates are usually valid for 5 years. Landlords must rectify any Category 1 hazards immediately and Category 2 hazards as soon as possible but within 28 days.

A copy of the EICR report and its recommendations should be provided to each tenant on completion. PWRA also request that a copy of this report is sent to directors@plymouthwharf.com

Whilst the picture for renewals is less clear, landlords and agents acting on their behalf should assume that any renewing tenancies (including those that fall into Statutory
Periodic) will require inspecting and testing before the existing tenancy renews.

With that in mind and given the likely high demand for electricians, PWRA recommend you instruct works well in advance of a tenancy renewal.

Local authorities can impose a financial penalty of up to £30,000 for a breach of the regulations. Where there are multiple breaches, the local authority can impose multiple penalties. 

PWRA do not provide recommendations of electricians or tradespeople. Electrical Safety First, the UK’s leading charity on electrical safety provide a search tool on their website that can be used to find certified registered electricians.

Hyperoptic on-site (May 27-29th)

Engineers from Hyperoptic will be on-site to conduct surveys relating to provision of high-speed fibre broadband to the houses in the development May 27-29th. The service is already available to flats.

The work will involve lifting of BT manholes on the development and should cause minimal disruption. We have sought assurance from Hyperoptic that all work will be done following government COVID-19 guidance, which they have confirmed.

We have not been advised of any need to access individual properties at this time and have clarified to Hyperoptic that they will need permission from both us and corresponding owners if they do.

Any enquiries relating to Hyperoptic relating to getting service should be directed to them. Please do not engage the engineers directly whilst they are onsite. We have been asked to respect social distancing guidelines and they will be unlikely to be able to answer specific questions anyway.

Disclaimer

PWRA has no involvement between the relationship between Hyperoptic and residents opting to take their service. Any tenants are also reminded that they should seek the permission of their property owner before requesting a new connection as this typically requires wiring a connection point internally in the property.

PWRA does not promote or recommend the use of any broadband provider over another. Hyperoptic was granted permission to provide services to the development as an additional option after they contacted us after interest expressed by a number of residents. The connection provided by Hyperoptic will facilitate much higher internet speeds than currently available due to use of fibre to the premises (FTTP).