Q2 2025 Newsletter

Dear Pan Peninsula Leaseholders and Residents,

We hope this Q2 newsletter finds you well! As we move through the year, the Pan Peninsula Residents Association (PPRA) remains dedicated to championing transparency, value for money, and an improved living experience for all. This quarter has seen significant progress, ongoing challenges, and continued efforts to ensure your voice is heard on critical building matters.

Governance Update

Your PPRA committee has been actively engaged, holding open committee meetings to ensure transparency and accessibility, even with limited attendance.

Our New Workstreams

Our workstreams, established in Q1, continue to guide our efforts, ensuring focused attention on crucial areas. This newsletter provides updates aligning with these six key areas: Capital Expenditure & Long-Term Planning, Financial Oversight & Insurance, Resident Amenities, Building Maintenance & Infrastructure, Building Efficiency & Sustainability, and Engagement & Communications.

Capital Expenditure & Long-Term Planning

• Gym Facilities: The extended gym opening hours (5:00 AM to 11:00 PM) have been positively received, with minimal issues reported. However, ensuring guest access compliance during unstaffed hours remains a challenge. A draft gym staffing model has been prepared, with initial estimates suggesting savings of £35,000 through the potential removal of the receptionist role, a change that appears to be well-regarded by staff. Redundancies related to gym staffing were communicated in June, and there’s a proposal to further reduce gym staff while maintaining service levels.
• Corridor Refurbishment: A trial refurbishment for the 6th Floor East corridor proceeded, despite very low participation in a resident vote on the proposed materials. Concerns have been raised by committee members that the selected materials are not fit for purpose and the installation does not meet expected standards. Feedback from a resident on the 6th floor suggests the installed carpet looks more like interior carpet rather than heavy-duty public area carpet, raising doubts about its durability. The PPRA continues to push for proper consultation with leaseholders on such significant projects.
• Access Control & Intercoms: Following a review of the costly £1 million proposal for access control, the PPRA developed a cost-effective VoIP-based intercom system prototype, with a potential cost of under £50,000. This system allows for app or physical intercom access, and a demonstration for BAML is scheduled. Investigations also confirmed that biometric access is a viable and GDPR-compliant option, already in use at other Ballymore developments when concierge staff are not present. Furthermore, the current Impro access control system has been identified as obsolete and not actively maintained since 2021, requiring replacement of key controllers.
• Section 20 Challenge (Heat Exchangers): The PPRA is actively challenging the Section 20 dispensation process for technical works carried out on the heat exchangers in February. Arguments alleging a lack of proper competitive tendering have been accepted for a tribunal hearing. The reliability and warranty status of the heat exchangers post-replacement have also been questioned. Separately, leaseholders have noted issues with HIU meters, with some having their valves needing replacement shortly after installation.
• SkyBar: BAML issued an invitation for a Skybar residents’ surgery this quarter. However, the PPRA withheld support for the project due to ambiguous communication, concerns about potential budget overruns, and past issues with suboptimal outcomes in other amenity refurbishments (e.g., disabled bathrooms, business centre sofas). The PPRA has proposed an alternative approach where the freeholder would refurbish the SkyBar at their own cost and offer it to leaseholders under a long-term, transparent agreement. Meanwhile, efforts are underway to explore interim uses for the space, such as holding community events.

Financial Oversight & Insurance

• 2024 Service Charge Accounts: The draft 2024 accounts from Ballymore showed a substantial £500,000 deviation, although this was partially mitigated by refunds for electricity overcharges. The PPRA still has over 20 unanswered queries regarding outstanding loans and inconsistent data handling.
• Electrical Installation Insurance Implications: The PPRA has raised serious concerns about the impact of known electrical defects on both the building’s insurance and individual leaseholders’ contents insurance, particularly in the event of an electrical failure or fire. BAML has been pressed to confirm whether these defects have been disclosed to the building’s insurers and if cover remains valid.
• Procurement Practices: Concerns persist regarding BAML’s procurement policies, which often result in higher costs for services and supplies compared to market rates, as highlighted by investigations into specific invoices (e.g., laminators priced significantly higher than retail). The PPRA advocates for total procurement transparency, both historically and moving forward.

Resident Amenities

• Community Events: A successful community baking event was hosted in the Pan Peninsula lobby on June 8, fostering a sense of community spirit. Future plans include a pub quiz in the business centre in September and a holiday treats edition in November/December.

Building Maintenance & Infrastructure

• Electrical Installation Compliance & Safety: A critical issue regarding non-compliant hob circuits (40A breakers connected to 6mm² wiring) in many flats has been identified. This configuration, which was never compliant even in 2008, poses a significant fire risk by potentially pushing wires beyond their thermal limit. This concern is amplified by two consumer unit fires that have occurred in the past two and a half years. The London Fire Brigade (LFB) has been formally notified about this widespread issue, and the PPRA is urging BAML and the freeholder to take prompt action. Leaseholders are encouraged to commission Electrical Installation Condition Reports (EICRs) for their properties, which typically cost around £75-£100. Additionally, new regulations since 2022 require Arc Fault Detection Devices (AFDDs) in high-rise buildings, with five needed per flat at a cost of £95 each.
• Facade Lighting Vote: The resident vote to reinstate the external façade lighting concluded with a clear majority (70% in favour). Insta, the contractor, has been contacted to finalise the quote, though committee members raised concerns about the timing of works during winter.
• Facade Cleaning: Plans for facade cleaning have been put on hold after test cleaning attempts resulted in cracking of the stone, indicating potential damage if conventional methods are used. The PPRA is exploring less damaging alternatives, such as dry ice cleaning, and is seeking expert advice.

Building Efficiency & Sustainability

• Electrical Consumption: Despite ongoing suspicions of overcharging and excessive consumption, BAML has made no substantial progress in installing submeters to monitor individual flat electricity usage. The committee continues to stress the urgency of this issue given its significant financial implications for residents.
• VoIP Intercom Proof of Concept: (See Access Control & Intercoms under Capital Expenditure & Long-Term Planning)
• Automation Initiatives: The PPRA continues to explore various automation ideas, such as robotic cleaners, Automatic Number Plate Recognition (ANPR) for the car park, parcel lockers, and upgraded bin facilities, all aimed at reducing recurring costs and improving efficiency. The committee itself leverages AI tools for tasks like generating meeting minutes and drafting communications, showcasing a commitment to modern efficiency.

Engagement & Communications

• This quarterly newsletter is part of the PPRA’s ongoing commitment to keep all leaseholders informed.
• The PPRA website (pan-peninsula.com) continues to serve as a vital platform for updates and resident engagement, including hosting important polls and information. It has been noted for its high ranking in Google searches, indicating its effectiveness as an information hub.
• The PPRA actively encourages participation in surveys and discussions to ensure comprehensive representation of resident opinions.
• The committee maintains direct communication with BAML and senior Ballymore Group representatives to escalate concerns and advocate for resident interests.

As always, your feedback is invaluable in helping us improve the Pan Peninsula experience. If you have any questions, ideas, or would like to get involved, please do not hesitate to reach out.

You can find previous newsletters and updates at: https://www.pan-peninsula.com/news/

Warm Regards,

Pan Peninsula Residents Association (PPRA)