16 October update

Updates from the Construction team

In previous updates we indicated two primary factors contributing to the anticipated delays:

• our limited control over when Mullaley achieves practical completion (PC)
• uncertainties surrounding the timely provision of necessary documentation for Building Safety Registration (BSR).

These remain the principle causes of delay and the reasons we’re unable to predict a date for PC or occupation.

Significant outstanding works to enable PC

Lift compliance update

During witness testing, our third-party consultant identified the supports for the lift doors had not been fitted according to the manufacturer’s guidelines. Mulalley has put forward two options for our consultant to review and we expect to approve a compliant option before our next update.

Whilst frustrating to discover a major compliance issue that requires remediation, it is evidence of the effectiveness of the witness testing in helping us to manage and support the contractor effectively.

s278 works update

The highways engineer at Wandsworth Council has responded to drawings submitted by Mulalley with a 13-page request for further information. Mulalley advises the level of detail required is unprecedented, based on previous schemes. They have found the scope of works increases with each change request. Therefore, they have advised they will submit this no sooner than 21 October.

Once accepted by the highways engineer, the independent Road Safety Audit (RSA) process could take a further six weeks. We have therefore reached out to the highways team again for assistance to unblock these issues.

More optimistically, the highways engineer is being very thorough, ensuring the drawings are prepared correctly for the Road Safety Audit. Time spent ensuring the information is complete before submission is expected to make the audit process more straightforward.

Virgin Media lowering of services

Virgin Media submitted a Traffic Management Plan (TMP) to the Council on 13 September. On the 24 September we were advised that the permit was refused, and Transport for London wish to meet Virgin Media to discuss the travel management as this will affect the main bus routes.

A review meeting was held on Friday 11 October and Virgin Media are expected to re-submit their TMP this week.

BT lowering of services

The highways review process has identified BT also requires a permit for lowering its services, which we anticipate will be carried out in tandem with the Virgin Media works.

Water ingress update

The flats are almost completely dry inside and Mulalley is confident remediation measures have been successful.

Work is beginning on the terrace ramp and external screeding is underway.

Other updates

The following activities have also taken place since the last update:

• The NHBC require a phased handover fire strategy report, clearly identifying fire safety measures are in place for phased occupation, if required.
• Landscaping works are complete apart from the tarmac road leading to the lower ground floor car park, which will be completed just before handover to ensure its in good condition for occupation.
• Condition 20, a pre-occupation planning condition (which requires approval of external lighting levels) has now been approved.
• Condition 22 (relating to the s278 crossover works) is the only remaining planning condition outstanding. The Council have approved an additional extension of time to 31 Dec 2024 for Blocks B & C.

What this means for the timeline

Block B

We previously advised that PC was achievable by mid-October and estimated it could take a further six months to achieve occupation of Block B. This was to allow us time to collate and validate the thousands of documents required for BSR and for the Regulator to review and approve the submission.

We now know that PC will not be achieved in October and do not yet have a new estimated date. However, we’re hopeful we can manage the anticipated delay within the previously estimated six-month period from October, ie by April 2025. This is because we will continue to gather and process the documentation whilst outstanding works are completed.

Block C

Block C can be handed over in sections as soon as our Employer’s Agent accepts PC. We now anticipate this will not be until after Christmas due to the outstanding matters highlighted in this update.

In terms of the crossover works, we are working to keep any delays to a minimum and will apply to the Council for an additional extension of time if this becomes necessary.

We will be able to better assess the timeline for occupation of all Blocks once we’ve reached PC.

Block B progress

Our latest Clerk of Works inspection reports:

• 28 flats have been snagged
• 21 flats have been de-snagged
• 20 flats are fully complete awaiting sales sign off.

Block C progress

Our latest Clerk of Works inspection reports:

• 26 flats have been snagged
• 22 flats have been de-snagged
• 12 flats are complete, awaiting sales sign-off.

Extra Care Blocks A and D progress

• 41 flats have been snagged
• 6 flats have been de-snagged
• 0 units are completed
• Communal landscaping is complete
• Internal communal areas are at builder's snag stage and are almost complete.
• Communal furniture has been delivered.

The Council will be given three months' notice to occupy Block A and D on receipt of the Practical Completion certificate. This will allow mobilisation of the care provider team.

Updates from the Sales team

There are no updates from the Sales team this time. If you have any questions for the Sales team, please get in touch directly with adina.shaw@southernhousing.org.uk or sarah.dodd@southernhousing.org.uk

Next update

Our next update is due on 30 October 2024.

You’ll find more information, including answers to some new frequently asked questions on our webpage.

Any queries should be directed to the webpage in the first instance. This is monitored by members of the team, allowing queries to be picked up when individual members are unavailable. Please indicate if you wish your query to remain private.