Upgrading our Windows - Message to Alderman David Graves

[Roland Jeffery]

As the staff won't reply to matters on here (and comments made in the consultation were rather brusquely dismissed) I should be grateful if our Alderman can help:-

I am concerned that wholesale replacement of windows - especially but not only in Crescent House - is proposed in the Brief for the consultants specifies this and does not appear to include the possibility of double-glazing the existing window frames and walling.

In Crescent House is attractive as an option to explore because:

 - the heartwood Iroko windows and wall framing are made of an exceptionally fine and expensive material and will almost certainly not be replaced like-for-like as the wood has become so expensive - it is mostly used in thin veneers these days.

 - it will also probably be a cheaper because the windows are in many cases sound and only a small number will need to be replaced completely.

 - it has been successfully done in at least two flats that I know of - indeed I watched one have replacement double glazing fitted within the present frames in just four hours one Saturday morning, without scaffolding. A fine job.  And there is another on the top floor where the curved windows were successfully double glazed as well.

 - it is central to the character of Crescent House which is a Grade II* listed building, for which retention of as much material as possible is the starting point. I think replacement will raise opposition at listed building consent stage.

 

Yet the feasibility Brief has been deliberately written to include only replacement. It is intended to develop a strategy and it not clear to me that Corp of London officers have the skill or knowledge base to pre-emp the feasibility options in this way.

Of course the issue is not only about double glazing (though the thermal performance of our homes is shockingly poor as will be clear from the posts on this site on condensation, cold and damp).  The asbestos and uninsulated panels will also need to be sorted. So too, the horrid brown paint that the Corp of London mistakenly smeared all over our windows - without understanding that, if anything, you oil Iroko heartwood and don't paint it! - will have to be carefully removed.

There are different issues with the maisonette block windows which I don't  understand; but even here I am surprised that wholesale replacement is sought.

Your response would be most welcome, David.

[Albert Pike]

New UPVC Triple Glazing for all, the way to go, cheap at half the price.

:-)

[David Graves (your Alderman)]

I think it is fair to say that "replacement" is being used as a generic catch-all phrase which really translates into "something must be done". At present I am told that there is no specification and that a consultant will be engaged to consider the options that are available. This could easily lead to different degrees of "intervention" depending on the block concerned. 

I have not been shown a "feasibility brief" - possibly this is intended as a starting point for the consultant, but I would be very happy to look at a copy of this document.

[Albert Pike]

Iroko is a large hardwood tree from the west coast of tropical Africa. It is one of the woods sometimes referred to as African Teak, although it is unrelated to the teak family. The wood colour is initially yellow but darkens to a richer brown over time. It is yielded mostly (probably) by Milicia excelsa. In much of the literature on this timber the names of the trees that yields it are given asChlorophora excelsa and Chlorophora regia.^[1][2] The tree is feared in some cultures where it originates and hence is shunned or revered with offerings.^[3] Yoruba people believe that the tree is inhabited by a spirit, and anybody who sees the Iroko-man face to face becomes insane and speedily dies.^[4] According to the Yoruba, any man who cuts down any Iroko tree causes devastating misfortune on himself and all of his family.^[4] They also claim that the spirit of the Iroko can be heard in houses which use Iroko wood, as the spirit of the Iroko is trapped in the wood.^[4] In Nigeria similar claims are made about other trees.^{[citation needed]}

Uses[edit]

Iroko wood

The wood is used for a variety of purposes including boat-building, domestic flooring and furniture. From the late 1990s, it was used as part of the txalaparta, a Basque musical instrument constructed of wooden boards, due to its lively sound.^{[citation needed]} Iroko is one of the traditional djembe woods.

It is a very durable wood; iroko does not require regular treatment with oil or varnish when used outdoors. Although it is almost as durable as teak, it does not have the same stability.^{[citation needed]}

In the UK there are no trade restrictions on the machining of this timber. The only reported adverse effects known to be caused by the dust from Iroko are asthma, dermatitis and nettle rash.^[5]

[Roland Jeffery]

Thanks, David, for your response.

The Brief that was circulated to leaseholders under the Section 20 procedure clearly states that the consultants must work on windows and other matters across all the Corporation's housing estates.  Since none except Golden Lane Estate and a part of the Sydenham Hill estate is listed this almost certainly means that the consultants will not be listed building specialists.  

The suggestions from residents that a separate tender process was used to get a listed building specialist for Golden Lane Estate was rebuffed with the statement that the consultant should act across the Corporation's estates to achieve best value, though it is not clear why. Golden Lane Estate represents 554 of the Corporation's 2,000 units.

The presumption of retaining as much as is practicable of the original windows frames at the listed buildings - a fundamental principal of conservation practice and especially pertinent at Crescent House as explained above - was rejected for inclusion in the consultants Brief when I propose such a change on the basis that "It is unlikely that any new windows or glazing could be accommodated within existing frames".  It is not clear how Corporation officers have come to this view, whether alternatives have been explored, nor whether the Corporation's officers are qualified to do make such judgements.

I assume, because we have not been consulted further that this Brief  has by now been priced by consultants.

David Graves (your Alderman) said:

I think it is fair to say that "replacement" is being used as a generic catch-all phrase which really translates into "something must be done". At present I am told that there is no specification and that a consultant will be engaged to consider the options that are available. This could easily lead to different degrees of "intervention" depending on the block concerned. 

I have not been shown a "feasibility brief" - possibly this is intended as a starting point for the consultant, but I would be very happy to look at a copy of this document.