Greenside, Alton Road

Following our update on Wednesday, we had anticipated receiving the outstanding gas, emergency lighting, and dry riser certifications which would enable to be more specific about the timeline. We have received the emergency lighting and dry riser certificates, but the gas certificates are still outstanding. As these have not been provided, we are unable to progress to Practical Completion (PC) with Mulalley. These documents are critical conditions for PC; without them we are unable to proceed. We feel it important to continue to be transparent about the potential risks, that we must be satisfied the documentation is to the standard that our business and the regulator requires.

While the full suite of documentation for the high-rise buildings is not a prerequisite to taking PC, we also need to satisfy ourselves on matters such as fire safety before we take PC. This means there are also considerations we need to take before progressing to PC. As advised in our Wednesday update, Mulalley is not contractually obligated to provide this support, which presents a potential risk. Should inaccuracies arise in drawings, certificates, or reports, such as incorrect addresses or misplaced elements, corrections would require Mulalley's assistance. Furthermore, we acknowledge buyer communications indicating Mulalley has no outstanding obligations to Southern Housing raising our concerns about their responsiveness to future requests. We will be visiting site on Tuesday and will update you on Wednesday if we have received the final certificates which means we can progress to PC.

As soon as we receive these documents, we will be able to take PC of both blocks C and B. Once we take PC, we will serve notice to complete to those purchasing in block C. This will enable completions to commence. As mentioned on Wednesday, for those of you who have parking included then we will contact you separately about this.

Block B will need to be registered, and we are finalising the information required. We have been working in the background and have collated a significant amount of the information. This process will continue as there are some gaps, and we need to review the documentation as it’s received and prepare our pack for submission to the regulator. We have given an estimation of being ready to submit to the regulator at 8 weeks, and this is based on what documentation we currently have.

Kind regards

Vikki Walker – Director of Sales & Marketing

Luke Chandler – Director of Delivery | Development

Good afternoon

Further to our previous update, we are sending you the below summary or the outstanding items ahead of taking practical completion and for occupation of block C at Greenside.

There are still actions outstanding from Mulalley. For block C these are:

1. Certification – gas safety, emergency lighting and dry riser certification needs to be updated

1. Heat Network - As previously advised, there was an issue with the commissioning of the heat network and how it relays usage data to the building management system. Mulalley have not been able to fully resolve this, however the heating and the hot water within the apartments is working satisfactorily. We are fully aware of how important it is for you to occupy your homes; we have therefore taken a view that we can resolve this matter once you are in occupation.

1. Preoccupation FRA - There are some minor outstanding actions following the pre-occupation FRA, which relates to communal areas, this will not delay completion or affect individual apartments.

1. Mulalley awaits highways department approval to the S278 plans. This issue will not be resolved prior to practical completion, and we will still be able to occupy. This will mean no access to the lower car park, and we will contact those affected separately.

For Block B, the document controller completed their review of the drawings linked to the project and the actions are being collated to be returned to Mulalley. Whilst a significant amount of documentation has been reviewed, there are other major elements of the pack to be audited before we can submit for registration. We anticipate this will take a further 8 weeks from PC.

Mulalley have no contractual requirement to supply the level of documentation we need to be able to submit for registration, this is because the development was contracted before the legislation came into force. We feel it important to be transparent about the potential risks and we must be satisfied that the documentation is to the standard that our business and the regulator requires.

For taking PC and occupation of block C, we are 24 hours off having a clearer view on a timeline and so will provide you with this by Friday 28 March.

We have had a number of questions asked, we will respond to these by adding them to the frequently asked questions section of the webpage here.

Kind regards

Vikki Walker – Director of Sales & Marketing

Luke Chandler – Director of Delivery | Development

We are writing to provide you with an update on Greenside. The crossover works have been completed, and we are now looking at our position towards taking Practical Completion (PC), reviewing the paperwork which we have been compiling for some time.

There are still several outstanding items to resolve and because of this we have had to make the decision not to take PC of any of the blocks at this stage. This is because the overall risks are considered too great without certainty that we will achieve the paperwork that is required in a timely way from Mulalley.

We deeply value our social mission in delivering essential housing, but unlike private developers our longer-term investment in our residents and homes means we must consider all the risks carefully. A thorough high-level discussion about delaying PC included the impact of this decision when you had experienced significant delays already. This was not a decision that was taken lightly. We do not underestimate how this news will be taken, given the progress updates and the intentions to obtain PC this month.

The Building Safety Regulator has the authority to request a full building safety case of thousands of documents at any time, and we must ensure we have the evidence they require. Failure to do this could result in a heavy fine or the responsible named person being imprisoned. We had previously planned to take PC to allow for occupation of block C, but the overall risks are too great without certainty that we will receive the required paperwork for registration of block B.

We have appointed a document controller to review the O&M manual and all the documentation we have received. This exercise is expected to be completed early next week. As such, we will be able to provide you with another update and a timeline by Wednesday 26 March.

We are aware of the social significance of our work in providing affordable homes, particularly in this area with limited availability. The scheme offers multiple tenures, all of which are much needed in this locality. However, we are not immune to the realities of construction and development issues, which have been significant in this case.

Despite our social purpose there are contractual agreements in place, and when a scheme is delayed meaning we fail to meet the long-stop date, you are entitled to terminate the contract. We understand that for many of you this is not an option for several reasons, but we can never fully understand your individual and personal circumstances. This is a decision that only you can determine whether waiting for these homes is right for you given the ongoing delays and uncertainty.

We are very sorry that we continue to communicate delays. There are no benefits to us in delaying construction of this scheme. Our expectations were that sales would have completed, and rental income being generated over 12 months ago. As a non-profit organisation, that loss of income cannot be reinvested in the ways that we planned and can wider impact the provision of services we can offer residents.

We ask you to consider the full implications of whether waiting for these homes is right for you. Considering the delays you have experienced, should you wish to wait, we are offering a one-off payment of £2000 to all buyers. This is in addition to any costs we have already agreed to cover such as mortgage arrangement fees/valuation fees/storage costs. The payment will be made in the form of a deduction from your completion statement once completion is arranged.

We will provide another update and a clearer timeline by Wednesday 26 March.

Kind regards

Vikki Walker – Director of Sales & Marketing

Luke Chandler – Director of Delivery | Development

Please find below an update on Greenside:

Service diversion and temporary access (Block C)
We are pleased to confirm that the service diversion works are now complete. We have received and paid the council's fees for the temporary crossover works and this is booked in to start on 18 March.

S278 crossover works
Mulalley have submitted the latest drawings pack for the S278 works, they are awaiting highways approval.

Witness testing
We are waiting for Mulalley to invite Calford Seadon back to site to carry out their final witness testing.

Operation and Maintenance Manual (O&Ms)
The final items have been submitted by Mulalley, we await Calford Seadon’s sign off before this is submitted to our building safety team for their final review for the building safety registration of Block B.

Snagging and de-snagging update
Snagging and de-snagging is complete internally. Externally, the water ingress remedial works have been delayed by the weather, the sub-contractors will be back on site tomorrow with a view to start works on 10 March. This will not affect PC or occupation; however external access to those properties will not be possible until this work is complete.

Timeline to occupation
Occupation of Block B will follow registration with the Building Safety Regulator. We will be able to provide a reliable estimate of the date of occupation of Block B once we’re in a position to submit for registration.

Occupation of Block C will follow completion of the temporary crossover works and achieving practical completion. At the point of achieving PC, we will serve 10 days’ notice to complete, which could mean occupation falling into April if there is not sufficient time for your solicitor to draw down funds to complete and occupy in March.

If you have any questions for the sales team regarding your specific circumstances, please get in touch directly with adina.shaw@southernhousing.org.uk or sarah.dodd@southernhousing.org.uk. For questions specifically related to construction delays, please reply to this email, or submit your questions via the questions tab on the engagement HQ page here.

The next update will be on 19 March 2025.

Hello all

I am Lisa Strudwick, sales support manager at Southern Housing, I will be providing you with updates on progress at Greenside going forward, taking over from Alison.

Please find below an update on outstanding items:

The main issues outstanding are:

1. Service diversion and temporary access (Block C)

• Works have commenced on the BT, VM and service diversion works and are due to complete by 21 February
• The application for the Temporary Traffic Management Order (TTMO) order has been submitted and the council carried out a site visit on 17 February. Following this, the council are requesting that a temporary crossover is built which includes a ramp. We are waiting for the council to provide an estimate for the cost of the works and a timeframe for their completion.

1. S278 crossover works

Mulalley is still finalising the design for the S278 with the highways department. If this issue isn’t resolved prior to us being ready to accept practical completion, we will still be able to offer occupation, but without access to parking in the lower car park. We will contact those with allocated parking separately if this becomes an issue once we take practical completion.

1. Witness testing

Our third-party Mechanical and Electrical (M&E) consultant, Calford Seaden attended site on Thursday 6 February. They have provided the witness testing report and Mulalley are responsible for closing out any actions however this will not hold up occupation.

1. Operation and Maintenance Manual (O&Ms)

This process is still ongoing. We are waiting for Calford Seaden to confirm the M&E part of the O&Ms are complete. Mulalley’s Technical Manager is responsible for providing us with the complete O&M manual for the development.

Snagging and de-snagging update

There is no change from the previous update on this - externally all areas have been snagged and de-snagged except those affected by water damage, which are still drying out.

Timeline to occupation

There is no change to the timeline from the previous update. The above outstanding items need to be completed before occupation of Block C. It is still our view that occupation of Block C is achievable in March 2025.

Occupation of Block B will follow registration with the Building Safety Regulator. We will be able to provide a reliable estimate of the date of occupation of Block B once we’re in a position to submit for registration.

If you have any questions for the Sales team regarding your specific circumstances, please get in touch directly with adina.shaw@southernhousing.org.uk or sarah.dodd@southernhousing.org.uk. For questions specifically related to construction delays, please reply to this email, or submit your questions via the questions tab on this webpage.

The next update will be on 5 March 2025.

In our previous update we said we would provide further information regarding outstanding items required before occupation.

The main issues outstanding are:

1. Service diversion and temporary access (Block C)

• Permits have been approved for BT, VM and service diversion works to be carried out between on 17 – 21 February, which is school half term week. This allows closure of a 50-metre stretch of road and pavement as shown by the thin horizontal red line in the image below.

• Occupation of Block C is subject to the Council granting a Temporary Traffic Management Order (TTMO) to allow access in the event of an emergency (see thick vertical red arrow showing access route). This permit has not been granted yet and we are awaiting confirmation for when this work will be undertaken.

• We are requesting double yellow lines across the area indicated by the horizontal yellow line on the image below. This will stop cars parking on this stretch of road, allowing emergency access.

1. S278 crossover works

Mulalley is still finalising the design for the S278 with the highways department.

1. Witness testing

The witness testing process is ongoing. Our third-party Mechanical and Electrical (M&E) consultant, Calford Seaden will re-attend site on Thursday 6 February. They need to be satisfied the apartments are operating as designed before they are signed off.

1. Operation and Maintenance Manual (O&Ms)

We are waiting for Calford Seaden to confirm the M&E part of the O&Ms are complete. Mulalley’s Technical Manager is responsible for providing us with the complete O&M manual for the development. This process is ongoing.

Snagging and de-snagging update

All internal areas have been snagged and de-snagged. Externally all areas have been snagged and de-snagged except those affected by water damage, which are still drying out.

Timeline to occupation

The above outstanding items need to be completed before occupation of Block C. It is still our view that occupation of Block C is achievable in March 2025.

We understand everyone is waiting for a date for occupation. We are pushing Mulalley hard to resolve all the outstanding actions we have identified.

Occupation of Block B will follow registration with the Building Safety Regulator. We do not believe that April occupation is now achievable.

We’re not able to provide a reliable estimate of the date of occupation of Block B until we’re in a position to register. The actual length of time is dependent on how long it takes our Building Safety Team to review the documentation.

Updates from the Sales team

Viewings

The team will be in contact to arrange second viewings and measuring up opportunities once we achieve PC.

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

The next update will be on 19 February.

Hello all

Since the reopening of the site in January, we have been working on actions to achieve PC and subsequent occupation.

1. The Non-Material Amendment (relating to S278 works)

NMA to enable occupation has been extended to 31 March 2025.

This allows us to focus on the final remaining items needed to achieve PC.

2. Temporary access

We have asked Highways to agree the installation of a temporary metal ramp to allow service vehicles (ie fire trucks) access into the site. The council have said this will require temporary double yellow lines and a temporary footway closure. The council need to be comfortable with the proposed solution before we submit a Temporary Traffic Management Order (TTMO) that details these works.

We are waiting for a timeline for TTMO approval from the Principal Transport Planner and will confirm this in our next update. We need this approved before we can allow occupation.

3. Service diversion

We have been informed that BT, VM and the council have now agreed service diversion works will go ahead on 17 – 21 February, which is school half term week. It is common practice for any highways works to take place during school holidays to minimise disruption.

To ensure the most efficient resolution, we kindly request that you direct all enquiries through our team. Direct contact with the council may inadvertently delay the process.

4. Witness testing

Further witness testing of the Heat Network and Life Safety Systems took place week beginning 6 January. The visit highlighted some areas that were still not satisfactory. A report was sent to Mulalley on 9 January for them to follow up on the outstanding actions.

We have asked Mulalley to provide a response on the outstanding actions before our next update to you so we can provide further information.

5. Compliance documentation

The draft Operational and Maintenance (O&M) manual has been received from Mulalley. Our technical team are checking to make sure all items are complete and require no further changes for the final version.

We understand everyone is waiting for a date for occupation. We are pushing Mulalley hard to resolve all the outstanding actions we have identified.

Although we’re not able to confirm an actual date for when PC is to be achieved, it is our view that occupation of Block C is achievable in March 2025.

Snagging and de-snagging update

Block C - Cypress House – 26 homes

All internal areas have been snagged and de-snagged except those flats affected by the water ingress. These are three lower ground floor flats, C06, C07 and CO8. De-snagging of these flats and the external areas began week commencing 13 Jan 2025.

Block C occupation is subject to a temporary crossover solution, which is still being negotiated with Highways.

Block B – Yew House - 28 homes

All internal areas have been snagged and de-snagged except those flats affected by the water ingress. These are three lower ground floor flats, B01, B02 & B05. De-snagging of these flats and the external areas began week commencing 13 Jan 2025.

Block B is subject to Building Safety Registration, so occupation will follow registration.

The next update will be on 5 February.

Hello all

Please see below our first update of 2025, outlining progress towards occupation of the Greenside development.

The site opened again on Monday 6 January after the Christmas break.

This week further witness testing of the Heat Network and Life Safety Systems took place. We will update you on the results when we receive our third-party consultant review of the results.

Timeline to occupation

Whilst we’re not reporting any changes at the moment, this is because the site only opened this week. More information will follow in the next update.

We’ve received building control and building warranty sign off documentation and have updated the timeline to include a new key milestone; Document control sign-off. Our third-party M&E consultant, Calford Seaden is now auditing the Operational and Maintenance (O&M) manual.

We will review any outstanding items at a meeting with Calford Seaden on 9 January.

Block C - Cypress House – 26 homes.

All internal areas have been snagged and de-snagged except those flats affected by the water ingress. These are three lower ground floor flats, C06, C07 and CO8. De-snagging of these flats and the external areas began week commencing 13 Jan 2025.

Block C occupation is subject to a temporary crossover solution, which is still being negotiated with Highways.

Block B – Yew House - 28 homes.

All internal areas have been snagged and de-snagged except those flats affected by the water ingress. These are three lower ground floor flats, B01, B02 & B05. De-snagging of these flats and the external areas began week commencing 13 Jan 2025.

Block B is subject to Building Safety Registration, so occupation will follow registration.

The next update will be on 22 January.

Updates from the Construction team

Mulalley is making good progress with water ingress remedial works. Internally we are awaiting Clerk of Works de-snag. Externally the paving is still outstanding.

Mulalley must complete the following works:

1. Submission and acceptance of s278 crossover drawings including Virgin Media & BT lowering of services (see outstanding items below).

2. Provision of compliance documentation required for handover (Building Control sign off, Building Warranty sign off etc).

3. Provision of handover documentation, such as Operations & Maintenance Manuals, Health & Safety files. Approved Document B Regulation 38 pack, has been reviewed and approved.

4. NHBC certification, including the updated fire strategy that will demonstrate that fire safety measures are in place for phased occupation. Also approved as part of the Regulation 38 pack.

5. Water ingress remedial works to lower ground floor flats is nearing completion.

The signage of Yew House has been noted as a snag and will be changed to 78 Alton Road.

Significant outstanding items

S278 and lowering of services

Mulalley had a meeting with Highways on Thursday 12 December following a 26-page audit report from the highways engineer. These matters need to be closed out with a third round of drawings which will enable the road safety audit to be carried out in the new year.

Virgin Media had to cancel their works on 16 December because Highways did not approve the design. This is now provisionally booked for the end of January.

We are working hard to ensure we can still occupy Blocks B and C ahead of these works being complete. This requires a temporary crossover solution and an extension to the existing planning amendment, which currently allows occupation up until 31 December.

Highways have recommended a temporary Traffic Management Order (TMO) to extend the current double yellow lines along Alton Road. They have also asked us for insurance cover to mitigate against damage to underground services and their pavement.

Once we have clarification on the insurance/liability issue, and all utility companies can confirm they can lower their services to a safe level, then Highways can quote us for the cost of a temporary crossover.

Until the double yellow line and insurance are in place (and we can give unfettered access for emergency services), as a responsible landlord we cannot allow occupation of the building.

We are working hard with Highways on solutions to these problems.

Timeline to occupation

Block C

This has not changed.

Mulalley are closing for the Christmas period on Friday 20 December at midday. Site will reopen on Thursday 2 January.

Mulalley has verbally confirmed that Council of Mortgage Lenders (CMLs) were issued today. As we haven’t received all the required documentation, PC will be after Christmas. Occupation will follow in the new year.

Block B

This has not changed. Occupation will follow BSR registration.

Block B progress 

Our latest Clerk of Works inspection reports:

• 28 flats snagged (show home and office are not included in the de-snag process)

• 22 flats de snagged (awaiting lower ground floor flats: B1, B2, B4 and B5)

• 22 flats complete

Block C progress

Our latest Clerk of Works inspection reports:

• All 26 flats are now complete

Awaiting completion of lower ground floor.

Extra Care Blocks A and D

• 41 flats snagged

• 41 flats de snagged

• 40 flats complete

• Internal communal areas are almost complete.

Updates from the Sales team

Viewings

The viewings that were due to be arranged at beginning of December have now taken place.

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

The site will be closed from 20 December to 2 January. We will restart fortnightly updates from 8 January 2025.

Merry Christmas from all of us to you and your loved ones.

Hello all

See below our latest update outlining progress on the Greenside development.

Updates from the Construction team

Mulalley is making good progress with water ingress remedial works, the Heras fencing has been taken down from the front of the site and the ramp to the lower ground floor car park is now complete.

Mulalley must complete the following works:

1. Submission and acceptance of s278 crossover drawings including Virgin Media & BT lowering of services (see outstanding items below).
2. Provision of compliance documentation required for handover (EPCs, lift certificates, Building Control sign off, Building Warranty sign off etc).
3. Provision of handover documentation, such as Operations & Maintenance Manuals, Health & Safety files, Approved Document B Regulation 38 pack, etc. Draft documents have been submitted for review.
4. NHBC certification, including the updated fire strategy that will demonstrate that fire safety measures are in place for phased occupation.
5. Water ingress remedial works to lower ground floor flats is nearing completion.

Lift compliance update

The lift inspector has carried out his final inspection. Lift certificates were issued on 26 November (see point 2 above).

Please note the completion of the s278 works is not required before occupation.

Significant outstanding items

S278 and lowering of services

Mulalley submitted a second round of drawings on 4 November. Highways has responded with further queries which need to be closed out. Virgin Media have provisionally booked works to be carried out 16 December.

Water ingress update

Internal works are progressing well, and flats are ready to view (see Sales update below). Externally, the water proofing layer and paving will follow shortly.

Timeline to occupation

Block C

See previous update as this has not changed.

We anticipate PC will be after Christmas. Occupation will follow this.

Block B

See previous update as this has not changed. Occupation will follow BSR registration.

Block B progress

Our latest Clerk of Works inspection reports:

• 28 flats snagged (show home and office are not included in the de-snag process)
• 21 flats de snagged (awaiting lower ground floor flats: B1, B2, B3, B4 and B5)
• 21 flats complete

Block C progress

Our latest Clerk of Works inspection reports:

• 26 flats snagged
• 23 flats de snagged (awaiting flats C6, C7, C8)
• 20 flats complete

Extra Care Blocks A and D

• 41 flats snagged
• 32 flats de snagged
• 20 flats complete
• Internal communal areas are at builder's de-snag stage and are almost complete.

Updates from the Sales team

Viewings

Adina will contact purchasers who have not yet viewed their flats. This call will be by Friday 6 December to arrange internal viewings.

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

As the site will be closed from 20 December to 2 January, we will extend the next update by one week to 18 December. This will enable us to give a meaningful update prior to Christmas.

We will restart fortnightly updates from 8 January 2025.