Greenside, Alton Road

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.

We have added three new FAQs to the webpage. These are an amalgamation of some of the queries received since our latest update.

1. Can you clarify when I will be able to move into my new home? I need to give notice/my mortgage offer is about to run out.
2. Can you speed up/prioritise completion of my flat as my housing situation is urgent?
3. BSR Gateway 3 application has a determination period of 8 weeks from submission of the relevant documents. If PC is around Christmas, why are we targeting occupation in April?

Our responses can be found here in the FAQs under Programme and Occupation.

We have also edited the Update dated 13 November for clarity as follows:

Timeline to occupation

Block C

We expect to take handover of the whole of Block C in one go although, if necessary, the lower ground floors affected by the water ingress may follow later.

Once we have accepted handover of each block [added 15/11/24], we will work with buyers and their solicitors to agree completion dates. In doing this we will take into consideration your current accommodation circumstances and the status of your mortgage. Different lenders will require different notice periods to draw down funds and this will also impact who we are able to prioritise. We will also work with buyers who wish to have an extended notice period.

We will manage the number of sales completions each day due to restricted parking for removal vans and to avoid the lift being overworked with moving furniture.

Based on our previous experience we anticipate PC will be after Christmas. Please note, we are not able to prioritise or speed up handover of individual flats prior to PC (added 15/11/24 to clarify this point).

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

Updates from the Construction team

Mulalley must complete the following works:

1. Submission and acceptance of s278 crossover drawings including Virgin Media & BT lowering of services (see latest update 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.
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 in both shared ownership blocks (this is nearing completion, see Sales update below).

Please note the completion of the s278 works is not required before occupation. We have removed it from significant outstanding items but if this changes, we will of course let you know.

Significant outstanding items

Lift compliance update

Mulalley is carrying out remedial works as agreed by our engineer, who is due to re-inspect on 25 November.

Water ingress update

The internal fit-out works started on Monday 4 November, with a 3-4 week lead time to complete. We are still on track to achieve this.

Please note, this only impacts the lower ground floor flats.

Timeline to occupation

Block C

We expect to take handover of the whole of Block C in one go although, if necessary, the lower ground floors affected by the water ingress may follow later.

Once we have accepted handover of each block [added 15/11/24], we will work with buyers and their solicitors to agree completion dates. In doing this we will take into consideration your current accommodation circumstances and the status of your mortgage. Different lenders will require different notice periods to draw down funds and this will also impact who we are able to prioritise. We will also work with buyers who wish to have an extended notice period.

We will manage the number of sales completions each day due to restricted parking for removal vans and to avoid the lift being overworked with moving furniture.

Based on our previous experience we anticipate PC will be after Christmas. Please note, we are not able to prioritise or speed up handover of individual flats prior to PC [added 15/11/24 to clarify this point].

Block B

As above, based on previous experience we anticipate PC will be after Christmas.

Occupation of Block B will take place after we have collated and validated all the documents required for BSR and for the Regulator to review and approve the submission. Some of these documents will not be available until PC.

We have already begun the process of gathering and reviewing this documentation and will continue to do this whilst outstanding works are completed. As BSR registration is a new requirement, we don’t yet know how long it will take.

As we approach PC, we will have a clearer idea how much of the documentation remains outstanding. We have previously estimated it may take up to six months.

Block B progress

Our latest Clerk of Works inspection reports:

• 25 flats have been snagged
• 3 flats affected by water ingress need to be snagged again
• 21 flats have been de-snagged
• 21 flats are fully complete awaiting sales sign off.

Block C progress

Our latest Clerk of Works inspection reports:

• 23 flats have been snagged
• 3 flats affected by water ingress need to be snagged again
• 22 flats have been de-snagged
• 18 flats are complete, awaiting sales sign-off.

Extra Care Blocks A and D progress

• 41 flats have been snagged
• 31 flats have been de-snagged
• 7 flats are completed
• Communal landscaping is complete
• Internal communal areas are at builder's snag stage and are almost complete.

Updates from the Sales team

Viewings

As we said in the last update, we will arrange viewings of the flats affected by water ingress once decorative works have been finalised and the properties are ready to view.

We still anticipate being able to organise these viewings around the end of November.

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 27 November 2024.

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.

Hello all

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

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.

Mulalley must complete the following works (flagged in previous updates) before we’re able to issue PC:

1. Submission and acceptance of s278 crossover drawings including Virgin Media & BT lowering of services (see latest update 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.
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 in both shared ownership blocks (this is nearing completion, see Sales update below).

See also Your questions at the bottom of the webpage for a fuller explanation.

Significant outstanding works to enable PC

Lift compliance update

Following discovery of an issue with the lifts during witness testing, a compliant solution has been agreed.

Mulalley anticipates starting the remedial works the week beginning 4 November, when materials to carry out the works are due to be delivered. After this, our third-party lift consultant will be invited to re-inspect and issue the lift certificates. These are required by Building Control to sign off that element of the building works.

s278 works update

Mulalley previously advised they would respond to the highways engineer’s 13-page request for further information no sooner than 21 October. They have now confirmed they expect to submit the information on Friday 1 November.

Once accepted by the highways engineer, the independent Road Safety Audit (RSA) process could take a further six weeks.

Virgin Media lowering of services

The Traffic Management Plan (TMP) has been approved and Virgin Media works are scheduled for 16-20 December.

BT lowering of services

The initial fee was paid to enable survey works to take place to enable BT to apply for a permit for lowering its services.

BT have advised a duration of 12 weeks for approval of their works to start on site and we are now in week two. This brings us to the second week of January. If it does take this long, we will negotiate another extension of time with the Council for the s278 works.

We will do all we can to ensure the highways team are aware of the benefit of coordinating all these works.

Water ingress update

Externally, the screed base layer is complete. The waterproofing membrane needs to adhere to a dry surface before the paving can be laid. Subject to the weather, we expect this to be complete in November.

The internal fit-out works are starting on Monday 4 November, with a 3-4 week lead time to complete (see also Sales update).

Other updates

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

• NHBC lock and leave inspections have begun, meaning operatives are not able to access inspected flats without supervision.
• Mulalley has relocated their welfare and office accommodation to the ground floor communal lounge of block A. This is to enable fit outs of the office, staff and pamper rooms.
• Weekly meetings are taking place to review the progress of the Operations and Maintenance (O&M) and Health and Safety (H&S) files between Mulalley and their supply chain.
• We received the witness testing report from our consultant on 30 October. Mulalley is finishing off any outstanding actions contained in the report.

What this means for the timeline

Block C

Our Employer’s Agent will accept PC once Mulalley completes the outstanding works outlined above (see five numbered points at beginning of this update). Block C can then be handed over and occupied in sections.

Based on our previous experience we anticipate PC will be after Christmas.

Block B

As above, based on previous experience we anticipate PC will be after Christmas.

Occupation of Block B will take place after we have collated and validated all the documents required for BSR and for the Regulator to review and approve the submission. Some of these documents will not be available until PC.

We have already begun the process of gathering and reviewing this documentation and will continue to do this whilst outstanding works are completed. As BSR registration is a new requirement, we don’t yet know how long it will take. We have previously estimated it may take up to six months.

Block B progress

Our latest Clerk of Works inspection reports:

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

Extra Care Blocks A and D progress

• 41 flats have been snagged
• 14 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

Viewings

We will arrange viewings of the flats affected by water ingress once decorative works have been finalised and the properties are ready to view.

Although we can't be sure when the repairs will be complete, we are anticipating being in a position to organise these viewings around the end of November.

Tenancy extensions

When we met in July, our advice was to enter or extend your tenancies for a further six months because of the anticipated delays. This was to provide some security before we knew how long the delays would be.

Should your tenancies come up for renewal again, please contact us so we can discuss the best course of action. Where agreed, we will work with your tenancy terms if we are able to take handover at an earlier date.

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 13 November 2024.

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.

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.

Hello all

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

Updates from the Construction team

Work on site since the last update includes the following activities:

• Landscaping is now complete. A tree railing on the boundary and a pergola on block D roof remain to be completed.

• The witness testing has been carried out. A query has been raised by our third-party consultant about the enclosure to the ground floor entrance of each lift. Mulalley advised they have identified a solution, but this needs approval by both the manufacturer and our third-party consultant.

• We have now received our third-party fire consultant (OFR) pre-occupation FRA (Fire Risk Assessment), following their site visit on 20 August. The report has been issued to Mulalley and all actions will be completed before handover.

There are two outstanding planning conditions:

• Condition 20 is a pre-occupation planning condition which requires approval of external lighting levels. Mulalley has submitted the survey to the planners.

• Condition 22 is a compliance condition relating to the s278 crossover works. The Non-Material Amendment (see Glossary) has now expired. We’ve requested an extension from the council to allow occupation of Blocks B and C before works are complete. Planners have advised they will liaise with Highways. Southern Housing will continue to chase the planners.

We previously indicated two primary factors contributing to the anticipated delays: our limited control over when the contractor achieves practical completion, and uncertainties surrounding the timely provision of necessary documentation for Building Safety Registration.

The uncertainty around the length of time it could take to agree a solution for the lift entrances and the s278 works means we are no longer expecting to achieve an October PC date.

What this means for the timeline

Although we’re no longer expecting to achieve PC in October, this does not necessarily mean the overall timeline for Building Safety Registration will be extended. We will work to recover this delay from within the six-month period we have allowed for registration. Therefore, we do not anticipate any further delay to occupation of Block B.

We will better identify the impact of any delay to occupation of Block C by our next update. We understand this news will cause some concern to our buyers. We are working to keep any delays to a minimum.

As previously reported, the NHBC confirmed Block B must be handed over as a complete building. We decided to factor in a six-month delay after practical completion to allow for the building safety registration process. This hasn’t changed since the last update.

The fire strategy has been revised by Mullaley. The strategy needs to demonstrate that fire safety measures are in place for phased occupation. Mulalley is expected to re-submit to the NHBC (by the latest) the middle of next week (Wednesday 9 Oct).

Virgin Media and s278 works update:

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. We have been advised this site visit will take place the second week of October at the earliest.

As reported last time the final technical drawings were submitted to the Highways Engineer on 29 August. Mulalley is expecting feedback on these imminently because the review is expected to take six weeks from receipt. This takes us to 10 October.

Water ingress update:

NHBC has signed off the design change and Mulalley has commenced works to reinstall the paving on a permeable base of crushed limestone. Current weather conditions are hampering progress. We are seeking a timescale for the completion of these works.

Blocks A and D progress

• Block D communal areas are at builder's snag stage and are almost complete.
• Block A communal furniture has been delivered.

The Council will be given three months' notice to occupy Block A on receipt of the Practical Completion certificate. This will allow mobilisation of the care provider team. This hasn’t changed since the last update.

Block B Progress

Further progress has been made with snagging. Our latest Clerk of Works inspection reports:

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

Block C progress

Our latest Clerk of Works inspection reports:

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

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 16 October 2024. If we have significant information to report before then, we will send an additional update.

You’ll find more information, including answers to 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 in your message if you wish your query to remain private.

Hello all

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

Updates from the Construction team

Work on site since the last fortnightly update includes the following activities:

• Hard landscaping to the area fronting Alton Road is now nearly complete.
• Witness testing took place as planned between 28 and 30 August across the development. Calford Seaden (see Glossary) need to issue a report on its findings, which Mulalley may be required to respond to. Mulalley also needs to close out actions relating to lift compliance for all blocks. We will update you at the next fortnightly update.
• Our third-party fire consultant (OFR) visited site on 20 August to carry out the pre-occupation FRA (Fire Risk Assessment). Their report will be issued to Mulalley the week beginning 23 September, with all actions to be closed out prior to handover.
• There are two outstanding planning conditions:
  • Condition 20 is a pre-occupation planning condition which requires approval of external lighting levels. A survey needs to be submitted to the planners to close this condition, which Mulalley is dealing with.
  • Condition 22 is a compliance condition relating to the s278 crossover works. The Non-Material Amendment (see Glossary) is due to expire shortly so we’ve requested an extension from the council to allow occupation of Blocks B & C prior to works being complete.

We previously indicated two primary factors contributing to the anticipated delays: our limited control over the contractor achieving practical completion by the end of August, and uncertainties surrounding the timely provision of necessary documentation for Building Safety Registration. This hasn’t changed since the last update.

The NHBC have confirmed that Block B must be handed over as a complete building. We’ve decided to factor in a six-month delay after practical completion to allow for the building safety registration process. This hasn’t changed since the last update.

Since the last update, the NHBC have confirmed safe access and egress, but they require an additional phased handover fire strategy report. This needs to clearly identify how phased occupation is to be carried out, by demonstrating the fire safety measures are in place. Mulalley is revising the fire strategy to submit to the NHBC inspector to close out this action.

Once this is complete, Block C can be handed over in sections.

Virgin Media and s278 works update

Virgin Media submitted a Traffic Management Plan (TMP) to the Council on 13 September and are waiting for Wandsworth Council to approve and issue a permit.

Mulalley continues to liaise with Wandsworth Council to obtain the permit for the s278 works it will need after the Virgin Media works are complete. The final technical drawings were submitted to the Highways Engineer on 29 August. We’re told to expect the review to take six weeks from receipt, which takes us to 10 October. The engineer has already raised queries, which Mulalley is dealing with.

Water ingress update

Mulalley has presented the final drainage and waterproofing solution to the NHBC for review. There has been no fresh evidence of water ingress since the levels were reduced in the units affected.

The proposed solution is to reinstall the paving on a permeable base of crushed limestone. This maintains level access whilst creating a drainage solution under the paving that will enable the existing gullies to handle localised ponding.

Blocks A and D progress

• All snagging is complete on flats in Block A.
• Works are in progress to the ground floor communal areas.
• Contractor’s snagging is almost complete in Block D.

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

Block B Progress

Our Clerk of Works (CoW) de-snagging inspections and sign off are ongoing for flats on the 1st to 5th floors.

As of the CoW inspection on 16 September 2024:

• All flats have been snagged, apart from B01, 02, 05 (lower ground floor) which are affected by the water ingress issue.
• 20 flats have been de-snagged and 17 have been second de-snagged.
• 11 are complete, awaiting sales sign off.
• Communal stairwell and corridors initial snag complete 1st - 4th floors.

Block C progress

Our CoW de-snagging inspections and sign off are ongoing for flats on the 1st to 5th floors.

The initial snag of the communal stairwell and corridors, from the ground to 4th floors, is complete.

As of 16 September 2024, our CoW records that:

• All units in Block C, apart from C06, 07, 08 (lower ground floor) have been snagged.
• 19 flats have been first de-snagged and 6 have been second de-snagged.
• 8 flats are complete, awaiting sales sign off.
• The entrance lobby has now been decorated, ready for contractor snag.

What this means for the timeline

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

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

Updates re the webpage

We provided an out of sequence update on Wednesday 11 Sept in response to several buyers asking us for timescales and dates following our 4 Sept update.

To reiterate, we will inform you if anything changes regarding our expectation that mid-October is a realistic date for Mulalley to complete outstanding work on site.

Buyers also queried the sequence of events following PC:

We’ve since updated Key milestones on the webpage to clarify that handover of Block C follows on from Practical Completion, whereas handover of Block B follows on from Building registration confirmed by the Regulator.

This does not mean that BSR registration must wait for occupation of Block C; it will follow on from PC.

The Key milestones tool is linear and doesn’t illustrate things happening at the same time without looking cluttered. We’ve added a note to the ‘Building Safety Registration submitted’ milestone to indicate it ‘Follows PC, Block B only’.

Next update

Our next update will be on 2 October 2024. You’ll find additional information on our webpage, which is updated more frequently.