Autumn 2022 Newsletter

Dear 417 community,

We’re not sure how 2022 is almost over, but we hope you are not all struggling too much with the emerging cost of living crisis and the like.

Just to remind everyone that these newsletter updates will not replace official updates regarding works, freehold or leaseholder issues which will continue to be issued on an ad-hoc basis from LBM).

Firstly, of course, the cladding project.

As anticipated, we all know we are facing a year of some disruption, but are pleased to announce that, at time of writing, we are on-schedule.

The project has given us a real-time opportunity to look at improving communications within the building for all residents, tenants and leaseholders alike. Working with ARJ and Ingleton Wood, a monthly ‘update’ notice is now issued in the lifts and communal noticeboard to inform residents which area of the building will be worked on that month, and a summary of the activities involved. ARJ are also currently drafting a more specific timeline which will outline the distinct construction ‘phases’ to help people manage times of particular disruption so that they might be able to manage their homeworking accordingly.

We are grateful as ever for people’s patience and understanding, although the truth is that the process will become even more streamlined at the works progress around the building (we realise this isn’t necessarily as helpful for the residents of Block C...)

As notified by mailbox drop and Whatsapp, we have secured the central courtyard passage as storage for outdoor plants and bulky outdoor furniture whilst balconies are worked on. ARJ in Apt 310 have the key code.

Related, a note on communications.

Following a survey on the matter, we have been looking at ways to strengthen communications and improve information for everyone on-site. Almost 90% of respondents said they prefer the Whatsapp groups as a method of communication, and so we have been working to recruit people onto the 2 groups: There is one for all residents (Which shouldn’t include live-out leaseholders), and one for leaseholders only.

Around 60% also liked mailbox drops, a similar number opting for posters in the lifts. As a result, have created the permanent lift posters (working with ARJ/IW as noted above), and Scottie is notifying residents of mailbox drops on the Whatsapp groups in an attempt not to miss anyone.

Regardless, if you are a live-out landlord, please do keep in regular touch with your tenants so they are aware of digital notices issued by LBM. We ask this especially as 75% of respondents say that they do not receive regular updates from their leaseholder.

More than 80% of respondents want the Whatsapp groups to include updates about a variety of topics, including the cladding process, safety concerns on site, as well as day-to-day matters. Thus, the introduction and invitation text will remain unchanged.

Feedback also told us that the website was less-used, although it remains the most efficient tool that both live-out and live-in members of our community can use. So, to enhance access, we’ve made this section Newsletter section open to all and have included a ‘Cladding Project’ page which will include the notices also posted on-site.

To summarise, we will be using the communications channels in the following ways:

WHATSAPP GROUP 1 (on site): Updates about the building day-to-day and referencing notices and mailbox drops ad-hoc.

WHATSAPP GROUP 2 (leaseholders): Strategic updates relating to leases, contracts and AGM. We are aware questions have been asked about exactly what is published here, and this discussion will continue via the AGM.

PHYSICAL NOTICES (in noticeboard and lifts): On-site, regular updates to cladding project and related requests for moving/clearance. Plus, fire and evacuation plan notices.

WEBSITE: All statutory and general building information, as well as additional online Forum & Document Drive for leaseholders for issues relating to contracts, building works and value of properties.

Looking forward.

In Spring 2023, we will be reaching out to the community for ideas on the transformation of the communal decking area. This is an opportunity for us to re-consider the multi-use of this space when the works finish by end October 2023. We are particularly interested to hear from families in our community so we can co-create a more engaged space for our younger residents to use.

And finally on our surrounding area.

After a change in leadership at the local LBTH Council, a consultation on improving the roads and pavements along Wick Lane to Mornier Road roundabout (including possibly re-zoning the footbridge), has been put on hold but we will notify the community as and when.

Plus, the site opposite (616 Wick Lane) has now been demolished and cleared, and we will share planning approval when we see it. We understand from initial Council discussions that it is likely to be a continuation of the low-rise Bow Industrial Estate next door.

Best wishes to everyone,

417 RTM Board