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.
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.
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.
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 firstname.lastname@example.org
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 email@example.com
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 firstname.lastname@example.org
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.
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.
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).
We have recently received a number of complaints from residents around parking on the development. The parking regulations are already stated within the Lease (shared with owners – [clause 4(n)] ) and the Residents Handbook (available to owners and tenants). For awareness we are also sharing these regulations here:
Defined parking areas
Each flat is provided a specific allocated space in the area outside the block or around the central garden. The allocated spaces are defined within the Lease and Residents Handbook. For privacy reasons we do not publish the space allocation publicly here but owners and tenants can contact email@example.com if unsure.
Each house is provided space on their forecourt for parking in addition to garage.
There are also a number of allocated “visitor” bays around the central garden, each one is clearly marked with a sign saying “visitor”.
Parking outside of the allocated areas is not permitted. The only exception being emergency vehicles or if explicitly agreed with PWRA board as a temporary exception. Such exceptions are typically only granted for maintenance of the overall development.
Use of allocated parking spaces
The following regulations are outlined in the Residents Handbook:
Parking for the flats is in allocated spaces around the blocks and garden in accordance with the provisions of each of the Owner’s leases
Flat Owners have exclusive right to use their own parking space. Flat Owners shall not park their vehicles in other people’s allocated parking spaces – this will amount to trespass – unless they have explicit permission to do so from the corresponding owner
There shall be no parking in such a way as to obstruct access to and from a resident’s allocated parking space – or allocated visitor bay
Parking for the houses is in their own garages and on their own forecourts. House Owners shall not park their vehicles in other people’s allocated parking spaces – this will amount to trespass – unless they have explicit permission to do so from the corresponding owner
The Lease does provide that the five visitors’ bays may be used, if vacant, on a short-term basis only. If these are full, then parking shall be outside the development
No parking is permitted at each end of the centre garden island as this restricts access of emergency vehicles. No parking of bicycles or vehicles on the communal pedestrian areas
No parking of bicycles in the flat block corridors or stairwells, nor the chaining of bicycles to railings, as maintenance of these areas is the responsibility of PWRA. There are two cycling racks to the left and right as you enter the main gates where you can park your bikes
Commercial vehicles cannot be parked anywhere on the development – unless explicitly agreed with PWRA board as a temporary exception. Such exceptions are typically only granted for maintenance of the overall development.
Owners and Tenants are responsible for ensuring that their visitors comply with the parking regulations set out in the above paragraph. The maximum stay for visitors’ vehicles in the visitor’s bays shall be 48 hours per week, after this time any visitor shall remove their vehicle from the Wharf – unless explicitly agreed with PWRA board as a temporary exception. Such exceptions are typically only granted for maintenance of the overall development.
It is not permitted for residents to utilise their allocated space for commercial purposes or to rent it out for use by other people who do not reside on the development
Any vehicle parked on the development must comply with government regulations – specifically be: registered with the DVLA, have up-to-date vehicle tax, have a current MOT and be roadworthy
PWRA board of directors will take action to enforce breaches of the parking regulations; including application of penalty fines, reporting to the police or even legal action if necessary.
Use of visitor bays and communal areas for parking is monitored regularly including via CCTV system where security or safety is a concern.
With regards to unauthorised use of private allocated spaces by others, we rely on residents to report this as we do not maintain a list of vehicles and their owners. Any resident whose space is being used without their permission can report this to firstname.lastname@example.org. All emails will be treated in confidence.
Longer term we are looking to introduce a parking permit system to enable more effective policing of parking.
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