Campaign for affordable, controllable and safe heating for Pimlico
Pimlico Unites
Westminster Council is planning a complete overhaul of Pimlico's heating and hot water network (known as the Pimlico District Heating Undertaking) at an estimated cost of £133-211 million.
And they want YOU (tenants and leaseholders) to pay for it.
01
What's happening?
The primary heat generator, plus the pipework to and within your homes is to be replaced by 2030 (it may take longer with people needing to move out of their flats)
02
Who does this affect?
The Pimlico District Heating Undertaking (PDHU) supplies heating and hot water to residents across Abbots Manor, Churchill Gardens, Lillington and Longmoore and Russell House, as well as 50 commercial premises, 3 schools and a post office.
03
Why is this happening?
To meet new carbon emission legislation and because the infrastructure is failing due to decades of poor maintenance, openly admitted by Westminster Council.
04
Who's paying?
The Council may secure some grants, but PDHU users are expected to pay for any shortfall in the cost of replacing the piping network to and within their homes. Your share is currently estimated by Westminster City Council to be up to £66,000, with potential rent rises too.
Impact on residents
Financial Burden
The council currently estimate that the project will cost tens of millions of pounds, much of which will be recovered from residents:
- up to £66k per leaseholder
- possible rent increases for tenants
- doubled heating tariff for all residents
Reliability
Some of the technologies being considered are unproven at this scale. There is no guarantee that costs won't rise above current estimates.
Impact on property values
Prices/saleability will be compromised due to potentially decades-long repayment plans to cover the major works bill.
Is it legal?
Should residents pay to replace a commercial system that is owned and neglected by the council?
Relocation
Residents may have to leave their flats for the duration of the works. We have seen examples of major works on other estates where tenants have not been able to return to their original properties.
Impact on council tenants
Impact on rent and services charges are not currently clear. It's also not clear if tenants will need to move out whilst works take place and whether they will be able to return to their own homes following heating upgrades or if there will be pressure to downsize.
Community Impact
There are 5km of underground PDHU pipes across Pimlico. If the council choses to replace the existing PDHU with another district heating system, these will all need to be replaced, leading to years of disruption to roads, pavements and bus routes, as well as construction noise.
Impact on landlords
Landlord rents may be compromised due to ongoing works.
Timeline
The current project is expected to take at least ten years to complete, bringing prolonged uncertainty and disruption.
Damage to properties
A new district heating system will require complete replacement of all pipework within properties. New pipework will likely need to be boxed in and will be unsightly. There is a risk of damage to the fabric of our flats with residents needing to replace damaged flooring and substantially redecorate. There is a particular risk of damage to bathrooms and kitchens to allow access to pipework.
Private renters
Due to increased monthly repayments to cover major works, landlords may sell up, put up rents, or prioritise short-term lets and AirBnBs.
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