Author: a5h-Man5 (Page 3 of 12)
Dear Flat Owner
Ashworth Mansions AGM – 17 June 2013, 7pm
I do hope that you will be able to join us at the forthcoming AGM to be held at the Paddington Sports Club, our normal venue.
The AGM is held primarily to discuss the company and service charge accounts. These are attached with this letter and I’ve enclosed a short explanation that gives some context to the numbers. We will also be voting on the appointment of Joanna Dineraki as a new director of the Company. She is an architect and longstanding resident of block two.
There are three other matters that we will need to talk about at the AGM.
Firstly, I am very sorry to let you know that Daron Tyas has been forced to leave our employment due to ill health. Daron has served our community well over the past few years and we are sad to see him go. We are grateful for all the hard work that Daron has put in over the years and we know how disappointed he is that he could not achieve full fitness and return to work as normal. We wish Daron well and hopes he achieves a full recovery in due course
We are taking a collection for Daron and if you would like to contribute please make a transfer to the Ashworth Mansions account 20-69-17 40126950 with reference “Daron”. All contributions will be anonymous.
At this stage, we have to consider whether to continue with a resident porter. We have discussed this before and, at the time, the great majority of flat owners were in favour of continuing this arrangement. However, times can change and I have been asked to put the matter once more to the AGM. In brief, we can save money by moving to a day porter, probably around £10K-£15K, but a resident porter will give the flat owners a better service. If you can’t be at the AGM please let me know your view.
Secondly, we are about to commence phase three of the four-stage refurbishment of the estate. Our policy is to finish each phase before beginning the next and also to only start work for which we have sufficient funds to pay for. This is why we had delayed phase three due to uncertainty around whether we would get reimbursed for our insurance claim for the cracking in blocks 6/7 (we did) and whether we could afford also to undertake some priority repairs to the link bridges and electrical inlets (we can).
Phase three is the refurbishment of the rear of the Elgin Avenue blocks as well as the Ashworth Road elevation. We have asked SHW, our surveyors, to come to the AGM to explain what will be done and answer your questions.
At this stage, we would hope to complete the fourth and final phase (rear of Grantully Road blocks) in 2014. You should budget for the fourth and final special service charge contribution to arrive in September of around £250K. You will remember that we had originally scheduled this for September 2013 but postponed it as the building work proceeding more slowly than anticipated.
Finally, I am delighted to report that our application to the Leasehold Valuation Tribunal to remove our obligation to supply communal heating and hot water to 53 flats was successful. Our current expectation is to turn off the heating for the last time in May 2014 although the hot water will need to run for longer. Flat owners will be able to install their own systems either this summer (we will drain down the heating) or in 2014.
We owe thanks to Michael Elliot and Devika Malik who have seen the project through to the positive result from the LVT. We now need to discuss how best to manage the change over.
I look forward to seeing you on the 17th of June. If you’ve any questions in the meantime, please get in touch.
Yours sincerely
Geoffrey Barraclough
Chair, Ashworth Mansions Ltd
Communal heating & hot water
Niall Carey, the lawyer acting for Ashworth Mansions Ltd has produced a draft application for the Leasehold Valuation Tribunal (LVT) to consider. This is the body that needs to grant permission for us to vary the leases to remove the obligation to provide heating & hot water. Once accomplished, we can then manage the move to independent boilers.
The draft was agreed with minor changes along with a covering letter. This will be sent to the flat owners forewarning them.
It is unlikely that the LVT process will reach a conclusion before the Spring and it was agreed to revise the target date for switch-over to Summer 2014.
The overwhelming majority of flat owners support the move to independent heating and we have recently received backing from Freshwater, the former freeholder, that still owns a number of flats. We know of only one flat owner likely to object.
It was agreed to ask Peter Ellis, the consultant engineer who produced the initial report, to prepare a plan and brief specification to help flat owners understand their options.
Major works
We have only undertaken two of the four phases of refurbishment begun in 2010. Phase three (rear of Elgin Avenue blocks) had been rescheduled for Spring 2013. However, we have some unexpected, emergency work (see below) to undertake which means that we may not have quite have enough money in our budget to complete Phase three in the current financial year to end September 2013.
The board looked at the options; including to raise additional money from flat owners this year or to proceed with Phase 3 regardless, knowing that, if there was an over-run on the emergency project, finances could become very tight. In the end, we decided (not unanimously) to replan Phase three so that it begins late Summer 2013 and runs into the 13/14 financial year.
The emergency work is the replacement of some of the link bridges connecting the front doors with the street. A number are badly rusted, causing water to enter and cascade over the mains electricity and gas heads. These will need to be relocated and kfh will be writing to flat owners with a short questionnaire so that UK Power Networks can install the correct capacity to meet our future demands. It is thought that the total works will be c.£100K but there is enough uncertainty to make budgeting for Phase 3 difficult.
The good news is that our insurance claim for reconstruction of the collapsed lintels in blocks 6/7 has been paid at £123K less a £10K excess. This was not a surprise but it has been frustrating that the whole process has taken the best part of a year. The insurance company has asked for a survey of the drains and a trial hole.
Repairs
It was agreed to go ahead with repainting the internal walls to the blocks this spring and to clean the carpets. This work is budgeted and kfh were asked to obtain quotes.
We are undertaking damp proof work in one garden flat.
One flat owner on the top floor has complained of a sloping floor. A surveyor has examined this flat and, after a long time spent negotiation access, all the other flats beneath. A report is being prepared but no evidence of generalised movement has yet been found.
Pigeons are becoming a problem on the Grantully side once more. Kfh has a quote for £8.5K to completely pigeon-proof the building. A second quotation was asked for before the board takes a decision.
Gardens
The plane trees will be pollarded on 5 March.
The garden committee has circulated a note for residents.
Kfh hasked the tree surgeons to quote for tidying up the ornamental cherry tree and for completely removing the tree of heaven.
Trees
An expert report was produced in Autumn 2011 to form a basis for future planning to maintain the trees in the estate (Copy report attached). The report was copied to and subsequently discussed with Westminster Council and there were two visits to Ashworth by Barbara Milne, Senior Arboricultural Officer (as Ashworth is in a conservation area, written permission is required from Westminster with respect to all tree works).
2012 tree works
The following tree work was specified and carried out in 2012:
- Prune out water shoots and thin crossing wood in purple plums in central garden (trees no. 24, 25, 28).
- Prune and thin Hornbeam (tree no. 32) and Copper Beech (tree no. 35) also raising lower canopy.
Both as specified in the report and subsequently detailed in permissions from Westminster. Work done was approved as to a good standard during the second of the Westminster visits.
2013 work specified
Knuckle pruning of the planes on the Elgin Avenue frontage has been approved and booked in for March.
Further 2013 proposed
Ornamental cherry at SW corner (Tree no. 36)
This tree is rather out of shape and hasn’t been pruned for some time. It’s only attractive in spring when it is in blossom (for approx. two weeks). It was proposed to remove this tree and replace with a small pyramidal Magnolia Grandiflora “Little Gem”.
On the initial visit Barbara agreed with this plan. However, on the second visit she took a different view – that the current tree should just be pruned back. This should be done in the summer months and it is currently proposed to apply for permission to do that in 2013 and reconsider the plan to replace in a subsequent year.
Other works considered and discussed with Westminster
Note: Ashworth residents should be consulted before applying for permission to carry out any of these possible tree works as they include removal (and replacement) of trees.
1. Tree of heaven (Tree no.19) (in SE corner, next to Boiler Room entrance)
This tree is out of shape and has outgrown its position between two other trees. In addition it overhangs the pavement substantially and a large branch broke off and fell onto the pavement during the summer, narrowly missing parked cars.
Barbara verbally agreed that it would be sensible to remove this tree. It is proposed that we apply for formal permission to remove the tree in 2013/4.
2. Silver Maple in SE corner (tree no. 21) (next to entry to the boiler room). This has outgrown its current position (although still not at full size) and was not well pruned back in its early life. The proposal is to remove the tree and replant with another Acer with a good autumn leaf colour and a smaller mature height/spread.
3. Silver Maple in grass on North side (tree no. 34) (opposite to Hornbeam). This has outgrown the current position (although still not at full size) and was very badly pruned in its early life. The proposal is to remove the tree and replant with another Acer with a good autumn leaf colour and a smaller mature height/spread.
4. Laburnum in NW corner
This tree currently has a split trunk and whilst it is considered safe at the moment replacement needs to be considered and it is proposed that we replace in 2014 or 2015.
Elgin Avenue frontage gardens
Central area – blocks 2/3/4
In the past year we have cleared and replanted the beds to either side of the main entrances with white rose Rosa Winchester Cathedral.
These beds are edged with low growing Lavender “Hidcote”
The roses are interplanted with Narcissus “Thalia” for spring
http://www.missouribotanicalgarden.org/gardens-gardening/your-garden/plant-finder/plant-details/kc/l290/narcissus-thalia.aspx
The grassed areas along side the Cotoneaster (pruned to a “cloud” shape) were re-turfed and other lawn areas seeded and aerated.
In 2013 the turfed areas will be further improved and seeded. Unfortunately, some residents and passers-by allow their dogs to pee on the grassed areas, creating brown spots. As far as possible the damaged areas will be repaired.
It is proposed during 2013 to plant two yew cones approximately 125cm high in the approach areas in front of block entrances 2 and 4 and to plant a matching yew ball approx. 1 meter in diameter opposite the entrance to block 3. Security devices below soil will be used to reduce the possibility of these being stolen!
Side beds blocks 1/5
The plants in these recently replanted areas are settling down well and starting to put on growth. Some plants may need to be re-sited and few extra plants added.
More bulbs were planted in the autumn, principally Narcissus W P Milner
http://www.crocus.co.uk/plants/_bulbs/daffodils/kitchengarden/cutting-flowers/ivories-and-whites/narcissus-w.p.-milner/classid.2000014401/
Central Gardens
More spring bulbs were planted in the garden during the autumn and snowdrop bulbs were divided and replanted.
The grass to the West end of the garden was rotavated to improve drainage, top-dressed and reseeded. This was partially successful in regenerating this area, although the poor weather conditions together with the amount of shade thrown by the beech didn’t help. Now that the Beech canopy has been reduced, further attempts will be made in 2013 to get the grass growing better in this area.
In addition to the general work of spreading leaf mould from the compost bins, pruning of shrubs, planting of some new shrubs and ground cover plants, a new bed was created and planted in the NW corner to utilize a rather unattractive area and balance up the garden at that end. All of the plants have taken well.
The bed underneath the Copper Beech has been dug and expanded into the areas of grass which were unable to grow due to the shade from the beech. More plants will be added here in 2013.
The bed on the north side of the garden containing the large Magnolia has been rather neglected in the last few years and will be rejuvenated in 2013.
Grantully Road gardens
These are looking rather neglected at the moment, as it was not possible effectively to work on them during the major works period and the later works, which ran up to the end of the year. There are still works outstanding which makes it difficult to know when the area will be free to work on properly.
It’s proposed that the Grantully garden be completely replanted with a scheme more suited to the renovated façade. The proposal is for half standard “lollipop” plants along the whole length (holly or bay tree) approximately 5 ft. tall under planted with a similar hedge to the height of the wall. A visual will be produce for circulation to resident together with a request for other ideas/preferences.
Gardeners
There have been a number of incidences of the gardeners arriving late, not at all on appointed days, changing visits etc. and although reasons have always been forthcoming it does not give the impression of “customer service”. Nurture does have a lot of customers and it may be that we are regarded as ‘just another site’. On the other had, we do have continuity of staff coming on site which builds some sort of loyalty.
There have also been a number of issues on the cutting of the grass and whether the equipment used is sufficiently maintained to give the quality of cut required.
It is recommended that we monitor the situation in 2013 rather than seek new tenders at this point.
John Sutcliffe
Jan 2013
Caretaker
In Daron’s continuing absence due to ill health, we will engage a temporary porter to work 0800 to 1300. We wish Daron a speedy recovery and look forward to his return to work.
Major works
The ongoing discussions with the insurance company about the cracking in block 6/7 have delayed the completion of phase two of the major works. Although the scaffolding has now been removed there are two other items to finish – the link bridges and replacing the electrical heads. This means that phase 3 is now scheduled to begin on 1 October, which is later than we’d hoped.
We anticipate that phase 3 (rear of Elgin Avenue) will proceed as the specification but that two optional items (cleaning the brickwork and full replacement of ground level paving) would be deferred.
The snagging from phase 1 is complete. We are waiting for costings to paint the plinth beneath the wall.
Communal heating and hot water
We have sufficient acceptances to proceed to amend the leases to remove our obligation to supply heating and hot water. This will need to be agreed by the Leasehold Valuation Tribunal and we have instructed Solicitors on the Company’s behalf to start the formal process for applying to the LVT to enable the lease variations to take place. We will fund the lawyers from the heating reserve fund in the first instance.
Security
We will fit bolts to the second doors to the main entrance doors and issue each flat with a key. Kfh will write to garden flats to suggest that alarms are fitted. We will consider the costs of CCTV in next year’s budget.
Board
Joanna Parapoulis was co-opted as a board member. She is an architect and will bring a great deal of experience to the board. Her appointment will be put to a vote of members at the next AGM.
Individual flats
The owner of one flat affected by damp has obtained quotes for remedial work. A second flat is suffering similar problems and is likely to require similar work. A third flat has suffered damage from a leak and the repairs are the subject of an insurance claim.
In another flat, we have discovered that previous internal alternation was not carried out using the necessary supports when a wall was removed. Kfh will investigate how this was passed by Building Control.
Electrical work
The following work has recently taken place:
- Install 2 lights to the outside of the sheds at the rear of the garden.
- Supply and install a twin fluorescent to the meeting room
- Supply and install a twin fluorescent to the boiler room
There is an outstanding order to replace the damaged bollard and we understand that the contractors have the bollard on order.
Gardens
Wimbledon tree surgeons have received consent to reduce some trees in the garden and this work has taken place in July. At the recent AGM members asked if squirrels dreys can be removed from the trees.
The website reports that in March two flats have been sold for £901, 187 and £890.000. These flats are on the Grantully Roads side and benefit from the communal heating and hot water.
This is the highest price ever paid for one of the standard appartments (c. 1000 sq ft) on either side of the garden. The previous highest was £868,000 for flat 88 in March 2011.
Note that one of the larger flats in block five sold (c. 1400 sq ft) sold for £945K in 2010.
Ashworth Mansions Annual BBQ 2012
Now, with added Britishness…
Fri, 25th May 2012
Dear Neighbours,
It’s time once again for the Ashworth Mansions Garden Party: Sat, 7th July, 2pm in our glorious central garden. In this special summer of the Queen’s 60th Jubilee and the Olympics, we invite you to join us as we put extra Britishness into our event.
We will be bbq-ing the classics such as beef burgers, chicken, sausages, veg burgers, and providing the buns and condiments for them. We’ll also supply the drinks: soft drinks, wine, and beer. We’ll also take care of all of the dishes, cutlery etc. There will be a few extra British twists here and there including Pimms O’Clock.
It would be great if you could bring a communal side dish such as any kind of green, veg, pasta or fruit salad – although not necessary. The more British, the better.
For entertainment, we will have an apparatus and/or summer games for the children. Feel free to bring skipping ropes, etc, or any other traditional British toys. Just no darts!
In order to help us plan the food/drink, please rsvp any positive responses to pamela_on_the_move@hotmail.com by the weekend of 9/10th June. If you’re bringing a communal dish, please let us know that too. Any questions, contact Pamela 07904 989 065.
Thanks very much and we look forward to seeing you.
Pamela & Peter, 65 and Charlotte & Richard, 56a
You’ve all received the formal notification but I’m writing to remind you of the Ashworth Mansions AGM which will be held at 7pm on 28 May at Paddington Sports Club.
After the formal business is concluded we will be discussing:
- The service charge accounts for 2010/11
- The ongoing renovation programme. Phase two (front of Gratully) is largely complete) and phase three (rear of Elgin Avenue blocks) will commence this Summer. The surveyors, SHW, will be at the meeting
- The move from communal to independent heating and hot water. We believe that we now have the necessary majority to move ahead with this.
We are indebted to Devika Malik and Michael Elliot for their hard work in canvassing flat owners for their support to make the necessary changes in the leases.
I will also make sure there is enough time to discuss any other items of general concern.
I’m also pleased to announce that the Ashworth Mansions summer party will take place in the garden on Saturday 7 July. Please put the date in your diary. Many thanks to Pamela Knudson and Charlotte Dryer who are organizing the festivities.
Geoffrey Barraclough
Chair, Ashworth Mansions Ltd
Heating and hot water
The sub-committee has made significant progress in gaining acceptance by flat owners to decommission the communal system and move to independent boilers. The target date is Summer 2013. Once the requisite number of acceptances have been received, lawyers will be engaged to bring the matter to the Leasehold Valuation Tribunal. We believe that this could cost as much as £20K. The board will decide at the next meeting whether this cost can be borne by Ashworth Mansions Ltd from its reserves.
If you would like to join the sub-committee please email hotwater@ashworthmansions.com.
Major works
The final works to complete Phase 1 (front of Elgin Avenue block) are underway and will take a total of 8 weeks to complete. The work includes chemical cleaning of the boundary walls, remaining redecoration of railings and gates, attending to cracks, re-pointing and rendering in entrances and on boundary walls, and further work at basement level to drainage channels to reduce standing surface water after rain.
We have been given the go-ahead by the loss adjustors to proceed with the repairs to the lintels on block 6 (Grantully Road side) which is currently scaffolded. This should complete the original specification of phase 2. However, additional works may be needed as the steel beams in the roof of the vaults beneath the garden area are crumbling. Also the electric heads in vaults are in poor condition.
SHW has been asked to draw up specifications for phase 3 (rear of Elgin Avenue block) which we hope to tender shortly for commencement in the Summer. The board has stressed the importance of regular and accurate communication with the directors and flat owners during the works.
Gardens
The gardeners have produced a tree survey with various other recommendations. These will be included in a note to residents from the garden committee. Longer term, one idea is to removing the plants on the Grantully frontage and replace them with lollypop shaped laurel trees.
Power cut
During a recent power cut the main entrance doors lock worked from the inside to let people out but would not work using the fobs from the outside. Daron Tyas, the caretaker, opened all of the doors but there were a few problems when people went out and locked them again behind them. We will contact Interphone to see if their panels are capable of having a battery backup.
The heating and hot water sub-committee has canvassed lessees to gather information about what their preferences would be in terms of the distribution systems for their heating and hot water. A number of questions were asked by lessees, and our answers have been included in a letter to all, which can be downloaded here. Most lessees are in favour of installing an independent system, but we are at the early stages of the process. We will be in touch soon about the next stage. In the meantime, please don’t hesitate to contact us if you have further questions, at heating@ashworthmansions.com
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