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Bbc: Luxury Flats Fall Apart

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Can anybody explain how 'luxury' is defined?

Safety fears over building cracks

Cracks have appeared inside the building

Cracks have appeared inside and outside the building

The owners of a number of luxury flats have been asked to leave their homes after cracks appeared in the walls, BBC Scotland has learned.

The developer has asked to take possession of the prestigious properties on Dundee's waterfront to investigate the problems.

Residents said further cracks had been appearing on a daily basis.

However, AWG Property Ltd insisted there were no health and safety issues with the apartments.

In a letter to residents, the firm's director said "there may be some issues with the fabric of some of the properties" at City Quay.

David Pople added: "In order to ascertain the exact nature of these issues, it will be necessary to undertake a detailed structural investigation of the flats in your stairwell as a precautionary measure.

"Therefore, we regret to inform you that it may be necessary to take possession of your property for a time to facilitate a thorough investigation of the building."

On the exterior, there is quite substantial cracking appearing daily

Robert Lowe

City Quay resident

Resident Robert Lowe, who works in the construction industry, said he was "distraught" and "very concerned" at the content of the letter.

He told BBC Scotland the problems in his block started about four months ago and had recently got worse.

He said : "Internally, there's cracking on the stairwells; there's windows moving, where they're not able to close properly; there's doors opening when they should be remaining shut.

"On the exterior, there is quite substantial cracking appearing daily."

Cracks inside the building

AWG Property is to carry out repair work

Mr Lowe and a number of his neighbours have taken legal advice over the matter.

Russell Miller, from the Institution of Civil Engineers, said residents at City Quay had cause to be "reasonably concerned" about the problems with the buildings.

He said: "In the early stages of the life of a building, the foundations do bed into place, and you will get minor cracking.

"You can also get cracking as a result of the building expanding and contracting, but if the cracking is ongoing and is getting worse, then it's something that needs to be looked at."

He added that it was generally "unusual" for a developer to ask residents to leave their properties for standard remedial work.

A spokesman for AWG Property said residents had been asked to vacate their properties so they would not be inconvenienced by any repair work.

He said: "We can categorically state there are no health and safety issues whatsoever associated with City Quay in Dundee.

"As a responsible developer, we contacted a number of residents to inform them we may need to examine their properties on a purely precautionary basis.

"Our engineers can confirm that any cracking previously examined in individual properties and currently visible on the stairwell are localised and will be dealt with through an ongoing maintenance programme as is common with many new build properties."

E-ma

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Guest DissipatedYouthIsValuable
Can anybody explain how 'luxury' is defined?

Safety fears over building cracks

Cracks have appeared inside the building

Cracks have appeared inside and outside the building

The owners of a number of luxury flats have been asked to leave their homes after cracks appeared in the walls, BBC Scotland has learned.

The developer has asked to take possession of the prestigious properties on Dundee's waterfront to investigate the problems.

Residents said further cracks had been appearing on a daily basis.

However, AWG Property Ltd insisted there were no health and safety issues with the apartments.

In a letter to residents, the firm's director said "there may be some issues with the fabric of some of the properties" at City Quay.

David Pople added: "In order to ascertain the exact nature of these issues, it will be necessary to undertake a detailed structural investigation of the flats in your stairwell as a precautionary measure.

"Therefore, we regret to inform you that it may be necessary to take possession of your property for a time to facilitate a thorough investigation of the building."

On the exterior, there is quite substantial cracking appearing daily

Robert Lowe

City Quay resident

Resident Robert Lowe, who works in the construction industry, said he was "distraught" and "very concerned" at the content of the letter.

He told BBC Scotland the problems in his block started about four months ago and had recently got worse.

He said : "Internally, there's cracking on the stairwells; there's windows moving, where they're not able to close properly; there's doors opening when they should be remaining shut.

"On the exterior, there is quite substantial cracking appearing daily."

Cracks inside the building

AWG Property is to carry out repair work

Mr Lowe and a number of his neighbours have taken legal advice over the matter.

Russell Miller, from the Institution of Civil Engineers, said residents at City Quay had cause to be "reasonably concerned" about the problems with the buildings.

He said: "In the early stages of the life of a building, the foundations do bed into place, and you will get minor cracking.

"You can also get cracking as a result of the building expanding and contracting, but if the cracking is ongoing and is getting worse, then it's something that needs to be looked at."

He added that it was generally "unusual" for a developer to ask residents to leave their properties for standard remedial work.

A spokesman for AWG Property said residents had been asked to vacate their properties so they would not be inconvenienced by any repair work.

He said: "We can categorically state there are no health and safety issues whatsoever associated with City Quay in Dundee.

"As a responsible developer, we contacted a number of residents to inform them we may need to examine their properties on a purely precautionary basis.

"Our engineers can confirm that any cracking previously examined in individual properties and currently visible on the stairwell are localised and will be dealt with through an ongoing maintenance programme as is common with many new build properties."

E-ma

Haha, first they rob you, then the place starts falling down. *****.

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Surely no one is surprised by this, these "luxury" developments almost always look cheap and shoddy if you ask me.

I would not surprise me that in 20 years time half of them will have been condemmed.

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Can anybody explain how 'luxury' is defined?

Luxury: "Anything which pleases the senses, and is also costly, or

difficult to obtain; an expensive rarity; as, silks,

jewels, and rare fruits are luxuries; in some countries

ice is a great luxury."

Well....they are costly

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Can anybody explain how 'luxury' is defined?

Safety fears over building cracks

Cracks have appeared inside the building

Cracks have appeared inside and outside the building

The owners of a number of luxury flats have been asked to leave their homes after cracks appeared in the walls, BBC Scotland has learned.

The developer has asked to take possession of the prestigious properties on Dundee's waterfront to investigate the problems.

Residents said further cracks had been appearing on a daily basis.

However, AWG Property Ltd insisted there were no health and safety issues with the apartments.

In a letter to residents, the firm's director said "there may be some issues with the fabric of some of the properties" at City Quay.

David Pople added: "In order to ascertain the exact nature of these issues, it will be necessary to undertake a detailed structural investigation of the flats in your stairwell as a precautionary measure.

"Therefore, we regret to inform you that it may be necessary to take possession of your property for a time to facilitate a thorough investigation of the building."

On the exterior, there is quite substantial cracking appearing daily

Robert Lowe

City Quay resident

Resident Robert Lowe, who works in the construction industry, said he was "distraught" and "very concerned" at the content of the letter.

He told BBC Scotland the problems in his block started about four months ago and had recently got worse.

He said : "Internally, there's cracking on the stairwells; there's windows moving, where they're not able to close properly; there's doors opening when they should be remaining shut.

"On the exterior, there is quite substantial cracking appearing daily."

Cracks inside the building

AWG Property is to carry out repair work

Mr Lowe and a number of his neighbours have taken legal advice over the matter.

Russell Miller, from the Institution of Civil Engineers, said residents at City Quay had cause to be "reasonably concerned" about the problems with the buildings.

He said: "In the early stages of the life of a building, the foundations do bed into place, and you will get minor cracking.

"You can also get cracking as a result of the building expanding and contracting, but if the cracking is ongoing and is getting worse, then it's something that needs to be looked at."

He added that it was generally "unusual" for a developer to ask residents to leave their properties for standard remedial work.

A spokesman for AWG Property said residents had been asked to vacate their properties so they would not be inconvenienced by any repair work.

He said: "We can categorically state there are no health and safety issues whatsoever associated with City Quay in Dundee.

"As a responsible developer, we contacted a number of residents to inform them we may need to examine their properties on a purely precautionary basis.

"Our engineers can confirm that any cracking previously examined in individual properties and currently visible on the stairwell are localised and will be dealt with through an ongoing maintenance programme as is common with many new build properties."

E-ma

'Luxury' = exorbitantly priced out of the reach of most sensible people. ;)

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A spokesman for AWG Property said residents had been asked to vacate their properties so they would not be inconvenienced by any repair work.

I'd hate to think what they would count as an inconvenience! :lol:

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Guest DissipatedYouthIsValuable
'Luxury' = exorbitantly priced out of the reach of most sensible people. ;)

A bit like an hour of nipple torture and a good spanking from you?

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Doubtless some of these flats are lets.

Picture the person who imagines himself to be struggling because he bought a place whose rent would not cover the mortgage. Then the tenant gets a letter through the door telling them to find other accomodation. Instant financial cardiac arrest.

A long time ago I wrote a thread called Property Enronitis, designed to show folks how risky property could be. This is just another example.

I wonder whether the "Homes Live" "studio" was built by AWG. Wouldn't that just be the icing on the cake ...

Edited by Sledgehead

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Surely no one is surprised by this, these "luxury" developments almost always look cheap and shoddy if you ask me.

I would not surprise me that in 20 years time half of them will have been condemmed.

Er who by????

Local Authority Building Control Officers and Environmental Health Officers who would of done this work will have all disappeared by then.

I can't see the new breed of local govt - 'strategic equalities partnerships managers' and other golden trough winners getting their hands dirty in such a tawdry business as closure, or demolition orders.

Edited by Kurt Barlow

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Persumably the developer has to pay for the occupier of the affected flats (owner or otherwise) to live somewhere else or stay in hotel for the duration of the repairs. That must hit the profits somewhat. Also, what right does a developer have to "take possession" of flats they've just sold?

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There's some Barratt Hutches going up locally to me and it appears that the buildings inspector has been on site and given them what-for over some bay-window lintels.

You'd expect such lintels to be made from reinforced concrete. They were, instead, made from what appeared to be indivudual cut breeze-blocks placed on top of the window frame so presumably the window became load bearing :o

It make you wonder what other horrors await in this 'luxury' development.

Build em fast but not to last :ph34r:

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Persumably the developer has to pay for the occupier of the affected flats (owner or otherwise) to live somewhere else or stay in hotel for the duration of the repairs. That must hit the profits somewhat. Also, what right does a developer have to "take possession" of flats they've just sold?

It doesn't say whether these are leaseholds, but in a block that would not be unusual. You can't expect the owners of th eindividual flats to own the stairwell and roof etc.

Even 3-residence flat conversions are often split from the freehold.

Edited by Sledgehead

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There's some Barratt Hutches going up locally to me and it appears that the buildings inspector has been on site and given them what-for over some bay-window lintels.

You'd expect such lintels to be made from reinforced concrete. They were, instead, made from what appeared to be indivudual cut breeze-blocks placed on top of the window frame so presumably the window became load bearing :o

It make you wonder what other horrors await in this 'luxury' development.

Build em fast but not to last :ph34r:

Surprising!

All the large house builders opt out of local authority building control and go with the NHBC. I am reliably informed that an NHBC certificate is not worth the paper it is written on.

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this is bound to be a timber framed multistory block of flats. trouble is timber shrinks bricks don't, therefore it would'nt be supprissing if the windows have moved... well actually the windows fixed to the outer leaf brickwork have not moved, the internal innerleaf (studwork) and floors has just dropped relative to it. and the worst signs will be the penthouse flats.

timber is for sheds not houses, and especially not flats

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Guest Bart of Darkness
Can anybody explain how 'luxury' is defined?

Maybe it's one of those words that has changed its meaning to the opposite, like "wicked" or "bad".

That's appalling.

Does building control and planning permission allow this sort of shoddy stuff to go on?

All the time.

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The "posh" flats down by Failsworth canal have a service charge of 90 a month. There's about 100, so they make a fortune every month just in service charges. Assuming they don't need any repairs doing for a few years then they're quids in

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It would seem luxury today is defined by how much you pay for something and has nothing to do with what you're actually buying.

Luxury dog turd, sir? That'll be £50.

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