Hedges Park (D17, 99 Years Leasehold, Tripartite Developers Pte Ltd)

[leftrightcentre]

I just called the project manager. Has not TOP but they are expecting it anytime now. Still within "end-Dec give and take 1-2 weeks".

Have briefly communicated the general defects I.e. Facade painting, shaky fence, dented fence, uneven surfaces, etc. He said he'll take note for now but the proper channel for feedback for common property would be to the appointed managing agent after TOP.

I am still thinking to send in some photos particularly the fence and the uneven height stone wall since the creepy crawlies will need to be replanted and given time to regrow after replacement. Anyone keen to contribute?

[Bragpig]

I'd rather they give us the TOP now instead.
The joint letter can go after we receive the keys.

[hedgesalvin]

I share the same sentiments, that I would rather TOP now. Other things really can wait.

Anyway, saw from Seastrand thread, that the owners joined forces to make noise in early Dec. Then, very soon, Seastrand got its TOP. An inspiration to us?

[Shihtzus]

Hello neighbours, it's been a while since I drop by here. However, have been tracking bca website with no good news for us still. I went over seastrand forum to have a look, their letter is to call for some revisions to be done on fencing, lighting etc...and on the letter they actually wrote will have lawyer to hold payment to Far East if these revisions are not make Please advise if I am looking at a wrong letter written by one of the future seastrand owners.

Agree, we should come together n voice out unhappiness on certain things but also 100% agree it should happened after TOP. Guessed it won't help much for us to voice out on delayed TOP, coz afterall legal TOP is 2016. So we actually don't have any ground? Please correct me if I am wrong.

We have waited so long...(I am getting tired and I badly need a home). But guessed the only option now is to wait....start shopping for your new home to get by this waiting. I have started shopping quite a bit and my sister house is my temporary storage place....lol

Anyone care to share which mattress brand is good for consideration?

[Jopeki]

Hi neighbours, wondering if anyone has the contact number of the project manager?

[mka]

Hi neighbours, wondering if anyone has the contact number of the project manager?

Wang Choon Beng
62241695

[hedgesalvin]

Developer now says TOP expected in end of Jan. These delays are disgusting. :-C

[Regulators]

Better check the quality of the finishes very thoroughly, especially the flooring which many tend to overlook.

[akhran]

Anyone knows what are the major qualifying factors for TOP? Did the developers / project manager disclose the reason(s) why BCA suspend the TOP application?

Thanks.

[RSG]

I can understand the anxiety of the owners with regards to the TOP date. Chances are high for TOP by end Jan based on Developer's indication. Don't worry about the suspensions by BCA. Such suspensions are common and its a general / administrative term used by BCA in the TOP process. I pass by HPark every morning and I can see that its ready for TOP. Best Wishes to all owners of HP.

[leftrightcentre]

I made a detour into Flora to take a quick look at HPC earlier this evening to see what surprise awaits me this time.

Sigh... No progress! It's not like it's all fully done up waiting for move in.

1. I am still seeing a large number of fridge and washer out in the living (some in the balcony). Why?

2. Some creepy crawlies have grown, but all in all, I wonder if there's even a 0.1% coverage. 99% of the crawlies have not even grown too 1/4 height, not to mention filling up horizontally. Some crawlies are already browning/dead.

3. In fact, quite a number of the landscape has already browned/died. Is there something not quite right with the soil/drainage or is the weather simply too hot the last few weeks? The fire engine access is like half bare now. Under if this is due to the heavy traffic or...? Would the plants be replanted?

4. BBQ and dining pavilions still not equipped with the fixtures not to mention furnishings. I can see the main pool but I doubt the deck chairs are there.

5. Weeds/litter still seen in the perimeter planter boxes instead.

6. Other than seeing a few workers walking out/standing around talking on their phones I seen no other activities. Ok, it was close to 7pm but what are those workers actually working on? Can't see what's going on in the past 3 weeks? I don't even see general cleaning or facade touchup?

7. Ok, maybe there's some work/changes on the clubhouse. Looks like they are building a shelter for the entrance to the clubhouse on L2. Think this is something new that is not in the model? Can't recall and not going to dig up the photos just to check.

[leftrightcentre]

Came across this last week. Glass curtain. Moving panels of glass for your balcony to create an on-demand enclosed space. This does not seem to contradict the BCA restrictions on balcony works. They are not permanent and can be easily retracted/folded to fully expose the balcony.

Looks interesting and could extend the usable/practical space of your unit if you have a decently large balcony to shift the dining table out.

http://glasscurtains.co

[akhran]

TOP application suspended again.

BCA-TOP-APPLN SUSPENDED 16/01/2015 16:54:22

[njc]

Oh no! Delayed again?!? When will we get to move in??? This is so frustrating.

[NanaNana]

Yes...v.v.frustrating. it's takes almost 4 years to build a 501 unit condo!!! Look at Bedok Reservoir Road, Waterfront Isle launch after HGP, the landscape and plants already put up.
leftrightcenter you didn't see workers at the site cos they have moved to waterfront Isle already. I jog every evening around the area and see no improvement and default not done since early Dec 2014. Fridge and washer still not fix.

[anxious owner]

We contacted the project manager yesterday. He claims that the TOP is still on track for end of this month and that key collection can start soon after.

I hope he is right but I'm not as confident as he is considering how many times the TOP application has been suspended.

Earlier posts referred to the uncovered balconies of top floor units. I bought one of those units. I believe there were some discussions about this subject some time ago. There was an idea of approaching the developer to find a solution. Was there any progress to this?

[leftrightcentre]

We contacted the project manager yesterday. He claims that the TOP is still on track for end of this month and that key collection can start soon after.

I hope he is right but I'm not as confident as he is considering how many times the TOP application has been suspended.

Earlier posts referred to the uncovered balconies of top floor units. I bought one of those units. I believe there were some discussions about this subject some time ago. There was an idea of approaching the developer to find a solution. Was there any progress to this?

Not sure about the rest but I'm starting to find the responses to be rather patronising. No doubt any date before the official TOP date is a bonus but the multiple reschedules is slowly but surely bankrupting the credibility. And to benchmark against the industry norm, Tripartite is considered performing badly. It is either amazing that at least 2 other developers managed to deliver their projects that considerably ahead of time (launched months after but TOP months earlier) or Tripartite management and execution ability is mediocre to speak the least.

Anyway there's nothing to do except wait. Hope the keys would be collected within the quarter.

Still upset that no work is apparently done while waiting for TOP. Can't the aesthetic and general cleaning and whatever loose ends be tightened up in the time being? Can't the white goods be fitted and not exposed to the elements? it's not like everything is only pending the authorities.

[gav108]

Came across this last week. Glass curtain. Moving panels of glass for your balcony to create an on-demand enclosed space. This does not seem to contradict the BCA restrictions on balcony works. They are not permanent and can be easily retracted/folded to fully expose the balcony.

Looks interesting and could extend the usable/practical space of your unit if you have a decently large balcony to shift the dining table out.

No this is not allowed. It fully seals the balcony from the outside when closed, which is not allowed as the balcony is stipulated as semi-outdoor space. That is why FEO installs perforated/louvered screens for balconies of some of its projects, but never glass curtains. I have checked and explored this option before, and found out that it will not be approved. Otherwise we would have seen many condo owners installing them. However this restriction does not apply to the really old condos, which fall under an older set of regulations.

[gav108]

Earlier posts referred to the uncovered balconies of top floor units. I bought one of those units. I believe there were some discussions about this subject some time ago. There was an idea of approaching the developer to find a solution. Was there any progress to this?

This question has been answered previously. Someone checked with the developer and the reply was that installing a shelter over these balconies will cause the condo to exceed its GFA (Gross Floor Area), so URA will never allow it. Uncovered balconies are considered open terrace space which are 'free space' that developer can sell to owners outside of the condo's GFA. Personally I find it quite curious as the condo model and brochure clearly shows the 8th floor balconies without shelter, so I assume buyers should have bought with their eyes open and accepted it?

[NanaNana]

TOP by end of the month (Jan 2015)?
I don't think so, look at the children pool water still no clear, crawlies nor growing, some even dried up, rubbish in the pond, fridge and washer still in the living room. Very disappointed with Tripartite, I thought Hong Leong groups are reputable???

[JNSYN]

This question has been answered previously. Someone checked with the developer and the reply was that installing a shelter over these balconies will cause the condo to exceed its GFA (Gross Floor Area), so URA will never allow it. Uncovered balconies are considered open terrace space which are 'free space' that developer can sell to owners outside of the condo's GFA. Personally I find it quite curious as the condo model and brochure clearly shows the 8th floor balconies without shelter, so I assume buyers should have bought with their eyes open and accepted it?

http://www.ura.gov.sg/uol/circulars/...b/dc14-03.aspx

There has been a revision of GFA in Feb2014. These owners might be able to erect a cover but there some by-laws...

[gav108]

http://www.ura.gov.sg/uol/circulars/...b/dc14-03.aspx

There has been a revision of GFA in Feb2014. These owners might be able to erect a cover but there some by-laws...

Actually they still can't. From the circular:

"On 12 January 2013, URA implemented revised guidelines which treated PES and private RT in non-landed strata-titled residential developments as Gross Floor Area (GFA). The revised guidelines apply to developments which are submitted and approved on or after 12 January 2013."

The new guidelines only apply to condo plans submitted on or after 12 Jan 2013. In addition, unlike older condos where PES and open terraces are outside of GFA (e.g. Hedges), PES and open terraces are now part of GFA for these newly approved condos, which is why it no longer matters whether they are sheltered or not. This revision is URA's response to developers' excessive exploitation of the free space in the form of PES and open terraces in the past.

An architect friend who manages private condo projects explained these to me.

[Yuki]

No this is not allowed. It fully seals the balcony from the outside when closed, which is not allowed as the balcony is stipulated as semi-outdoor space. That is why FEO installs perforated/louvered screens for balconies of some of its projects, but never glass curtains. I have checked and explored this option before, and found out that it will not be approved. Otherwise we would have seen many condo owners installing them. However this restriction does not apply to the really old condos, which fall under an older set of regulations.

If make it such that it doesn't full seal the balcony..still can or not?

Anyway iirc, the TOP "suspension" doesn't mean something is wrong ..its just that the submission is still in progress. This is a final step so be patient!

And to share, this defect checklist should be useful to you:
http://allthingscozyandhomely.blogsp...revisited.html.

If gotten the keys liao...would be great to put up some photos to share how it looks like.

[Dianni]

Hi, what about roller blinds for patio, is it ok with that?

[leftrightcentre]

Things may change. Read this: http://www.straitstimes.com/news/sin...illes-20150125

Actually an owner could always leave one panel open or some other means to fit the description. A comparison is with those bamboo or roller blinds. When they are lowered the balcony is fully enclosed and covered too just like the glass curtains. When they retract, so can the glass curtains to reveal the full balcony. In terms of facade that glass curtain introduced less change.

I visited the show room for Jade residences with movable panels that can span the whole balcony. Yes, the panels are interleaved and have gals horizontally. But an owner can easily install glass panels behind and I doubt anyone can tell the difference from the outside.

Anyway, my balcony is not of a size to benefit. 4 bedders and maybe 3 may have practical use.

[JNSYN]

Actually they still can't. From the circular:

"On 12 January 2013, URA implemented revised guidelines which treated PES and private RT in non-landed strata-titled residential developments as Gross Floor Area (GFA). The revised guidelines apply to developments which are submitted and approved on or after 12 January 2013."

The new guidelines only apply to condo plans submitted on or after 12 Jan 2013. In addition, unlike older condos where PES and open terraces are outside of GFA (e.g. Hedges), PES and open terraces are now part of GFA for these newly approved condos, which is why it no longer matters whether they are sheltered or not. This revision is URA's response to developers' excessive exploitation of the free space in the form of PES and open terraces in the past.

An architect friend who manages private condo projects explained these to me.

Point 4 in circular dated 28feb2014 gives the same flexibilities to property approved before Jan2013.

[gav108]

Point 4 in circular dated 28feb2014 gives the same flexibilities to property approved before Jan2013.

Yes...seems you are right, though it also comes with various restrictions.

[gav108]

Hi, what about roller blinds for patio, is it ok with that?

That's not a problem, though I hope the developer will standardise the colour.

The glass panel idea looks interesting, but the greenhouse effect will be serious? I doubt it will be approved as it's not invisible safety grilles that are justified by safety reasons. Unless anyone has seen them installed in any new condos?

[gav108]

Things may change. Read this: http://www.straitstimes.com/news/sin...illes-20150125

Actually an owner could always leave one panel open or some other means to fit the description. A comparison is with those bamboo or roller blinds. When they are lowered the balcony is fully enclosed and covered too just like the glass curtains. When they retract, so can the glass curtains to reveal the full balcony. In terms of facade that glass curtain introduced less change.

I visited the show room for Jade residences with movable panels that can span the whole balcony. Yes, the panels are interleaved and have gals horizontally. But an owner can easily install glass panels behind and I doubt anyone can tell the difference from the outside.

Anyway, my balcony is not of a size to benefit. 4 bedders and maybe 3 may have practical use.

Well, safety grilles are justified by safety reasons, but not glass panels. Blinds and such cannot fully seal the space as there will be gaps, unlike glass panels, which will allow the balcony to be airconditioned and used as part of the living room. As for glass behind screens, that will be flaunting of regulations and owners will be told to remove them if caught. Installed glass panels are very obvious and easily caught if they defy regulations. Best to check with relevant authorities if anyone is very keen nevertheless.

[akhran]

Latest TOP application status... Is it normal to go through a few rounds (4th?) of suspended status before it gets approved, as part of the application process?

BCA-TOP-APPLN SUSPENDED 23/01/2015 16:51:25