To consider any items admitted at item 3 above.
Minutes:
Chris Liffen, Interim Managing Director, informed the Panel that Homes for Haringey had recently put safety measures in place on the Broadwater Farm estate. Mr Liffen explained test result findings had shown several of the low-rise blocks had not met required building regulations for large panel system blocks with gas supplies.
The Panel was assured affected residents had been contacted to explain safety measures being taken following the review into the blocks. It was noted around 1,400 people across 725 properties had been affected.
Mr Liffen explained following national advice, given by the Department for Communities and Local Government, Homes for Haringey had started investigations into the construction of the estate which had been built in the 1960s and early 1970s. The Panel was informed that reviews from structural engineers had suggested some blocks did not meet required standards to use gas. It was noted that although the risk was very low, Homes for Haringey had taken a number of precautionary steps to enable residents to stay in their homes.
The Panel was asked to note that the blocks affected, housing both council tenants and some leaseholders, were Croydon, Hawkinge, Hornchurch, Lympne, Manston, Martlesham, Rochford, Debden and Stapleford. In addition, it was noted that the two tower blocks on the estate, Northolt and Kenley, did not have gas supplies while Tangmere was of a completely different construction to the low rise blocks. However, as a precaution, Mr Liffen explained that structural surveyors were reviewing these blocks with results expected soon.
The Panel was informed that Homes for Haringey would visit affected properties to arrange to cap off supplies for gas cookers and to replace them with electric cookers. It was noted that the team would work as quickly as possible and aimed to have the cookers replaced by Christmas, subject to staff gaining access to properties. In response to questions, Mr Liffen advised that as a precaution, the team would also be fitting interrupter valves in order to switch off the gas if a leak was detected and would increase the frequency of gas safety visits. It was noted that a gas safety check would be carried out for free in each leased home and that there were plans to replace the gas system temporarily until a permanent measure could be put in place.
The Panel noted that this was an uncertain time for Broadwater Farm residents but welcomed the steps that had been taken by both the Council and Homes for Haringey, including:
- Holding meetings with the residents’ association, knocking on doors on the estate, and distributing letters informing residents of the changes.
- The setting up of a dedicated phone line for effected residents.
- The drop-in centre at the community centre
- The sharing of information with community representatives on the estate.
- The large staff presence that had been on hand and available for discussion.
- The briefings and work that had taken place with colleagues from the police and fire brigade.
During the discussion that followed a range of issues were considered, including:
- The work that was taking place to help identify, and support, vulnerable residents.
- The fact all tenanted properties on the estate had valid gas safety certificates.
- Various issues in relation to the Ronan Point Disaster.
- The importance of good, and continuing, communication with all residents affected.
- Concerns that the cost of an electric cooker would be greater than a gas cooker.
- Compensation packages for affected residents.
The costs associated with putting the safety measures in place were also considered. In response to question, Mr Liffen made clear that Homes for Haringey always put the safety of its residents first and were looking to make residents as safe as possible in the quickest possible timeframe with the minimum of disruption.
In conclusion, the Panel was informed that work would be carried out by Keepmoat. It was noted that Keepmoat had recently been responsible for a kitchen and bathroom renewal project on the estate and had established relationships with residents.
AGREED: That the update on Broadwater Farm Gas and Fire Safety be noted.