As you may have noticed, the central heating is not all it should be. The new pressurisation pump unit which did so much to improve the heating system following its installation in February has developed an intermittent fault. It is not always providing adequate pressure to maintain heat in all the flats. The unit is still under guarantee and the managing agents are organising the necessary repair work.
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The central heating season normally begins on 15 October but as the weather has been unseasonably cold we hope to start the boiler early next week.
Victor Gollancz, the publisher, was born and brought up at 258 Elgin Avenue, one of the terraced houses directly opposite Ashworth Mansions. Writing in his memior “Journey Towards Music”, he described life before the mansions blocks were built.
“We were living in Elgin Avenue, off Maida Vale, and, unbelievably, part of it was still semi-rural. From a point a few houses further down than ours up to a point not far short of the Paddington and Maida Vale High School [now City of Westminster College], which I went to till I was about ten, there was a gap in what would nowadays be called the built-up area, given over to ups-and-downs, fields with clover in them and market-gardens.
“I loved the smell of the clover but disliked picking it….. The market-gardens pleased me more, particularly in the autumn, when enormous multi-coloured dahlias sparkled like the morning dew…. As for the ups-and-downs, these were small hillocks and valleys on either side of the road where pavements ought to have been: I spent a lot of time running up and down them…. Little piles of flints lay alongside them for building purposes and I would go searching for fossil sponges, which happened to be particularly abundant in that part of the Thames Valley the flints came from.
“I was standing [on the stone balcony of the Elgin Avenue house] one August, a boy of six or seven, and suddenly found myself caught up I knew not wither as hussars came riding down from a neighbouring barracks, and the paving stones echoed to their horses’ hooves, and the street was afire with the afternoon sun, and everything was silent.”
Gollancz loved Wagner and (stretching things a little) declares that Rheingold brought to his heart “the sense of newly mown grass at the Paddington Recreation Ground, and of clover in my fields by the ups-and-downs, and of glistening dew on those great purple dahlias in the market gardens beyond Elgin Avenue.”
Victor’s father worked at Aldwych and took the train to the City from Edgware Road station [Maida Vale station was not opened until 1915]. Sometimes, as a treat, Victor would spend the day at his father’s office.
“In the evening we would take the Underground back from Aldgate to Edgware Road, and then catch the ‘bus home: and it might happen in winter that a suggestion of fog hung about us on our way to Aldgate Station. The question was, would it get thicker and thicker? I used to worry about this all the way back, but might find, on coming up into the open at Chapel Street, that ‘you couldn’t see your hand in front of your face’.
“Then the real fun would begin. My father – we would be walking, with the ‘buses long since at a standstill – might decide…. to bargain with a link-man..and… engage him to guide us home. The link-men were veryy attractive: they carried enormous flares, smelling of acetylene, which streamed in the wind of their movement like the strands of a woman’s hair. Streaming flares, muffled footsteps, mouths tightly shut,: a murky smell, lights suddenly looming, accidental bumpings, scraps of conversation from people unseen… each new enchantment was more ravishing than the last. And the final one was still to come; for suddenly, as we felt a wall with our hands, or peered at a name-plate by the light of a flare, we might realise, my father to his consternation, and I to my delight, that we had missed our turning and were lost….. “
Our garden party, held on 30 June, was remarkably successful despite the pretty continual rain that fell from 4 o’clock onwards. It was heartening to see residents of all ages enticed by wine – from Threshers – and a wide selection of food from around the world – brought by each other.
A bouncy castle and DJ in the communal garden? They said it couldn’t be done. So many thanks to Natasha Keats for organising in the face of adversity. We’d also like to thank Greene & Co, kfh and Vickers for their support.
If you would like to help organise next year’s party or have any other ideas for social events, please email party@ashworthmansions.com.
As we promised at the last residents’ meeting, we are carrying out a survey to better understand the views of owners and residents (whether they own their flat or not) about Ashworth Mansions – where we live and/or which is, for many of us, our largest financial asset.
You should have received this survey through your door (we have sent one copy direct to each flat) or via the Managing Agents (every owner whose service charge address is not at Ashworth Mansions has had a copy of the survey sent by post).
Please take a few moments to fill this out. We will use the results to inform our planning, for example about the budget process for next year, so we hope you will agree that completing the form is time well spent.
A copy is also available as a download at www.ashworthmansions.com/downloads
Internal redecorations
The contractor has almost completed the snagging and has continued to work to a satisfactory standard. A final account will be presented to the August board meeting but it is anticipated that the project will be completed to budget.
Mains water
Before statutory consultation with flat owners can begin, we need at least two quotes for the break-tank and pumps. One firm has responded in detailed fashion to our tender; another has responded incompletely. The project manager is to be pressed to ensure that flat owners are in possession of adequate information to respond to the consultation documents.
Routine maintenance
Pigeons – it was agreed to proceed with works to install additional netting at the two corners of the front elevation of block 8, to clear all nesting and treat the area with biocide and residual insecticides to remove all harmful bacteria.
Stack pipes – The quotation for the cleaning down of the Biddulph Road, Block 6 elevation is still awaited.
Water tanks – work to check, clean and chlorinate the existing water tanks was given the go ahead commencing 16 July. Residents will be notified of likely disruption.
Drains – specifications for works on over-flowing and foul-smelling drains outside flats 10a and 50 were agreed and will be sent to tender. The cost is not expected to be great enough to require formal consultation with flat owners.
Trees – it was agreed to postpone pollarding the trees on Elgin Avenue until the Autumn.
Company business
We have decided to consolidated the company’s legal requirements with TSS Law (general) and Sprecher Grier Halberstan (arrears). As a consequence, matters being dealt with by Wegg Prosser – lease extension and porter’s flat – are moving very slowly. This situation is not expected to persist.
Individual flats
One flat, owned by a property company, suspected of unauthorised building works, has been inspected by our engineer. It will now be the subject of a joint visit by the owner’s surveyor and ours.
Asbestos
A positive meeting was held on Wednesday 20th June with the contractors, consultants, managing agents, directors and the residents of block 3. Subject to contacting all other owners/residents in block 3 who did not attend, it is hoped that works can commence from Monday 20th August.
Central heating
We have agreed settlement with DMG Delta and have received credit notes for disputed/poor service. The board is instigating a review of the central heating and hot water systems. This will be led by Devika Malik and Russell Blackmore. They can be contacted at hotwaterreview@ashworthmansions.com.
Insurance
The building has been revalued for insurance purposes. The revaluation has been undertaken at a figure for re-building for the two blocks, to include demolition costs, contingency sums, architects and surveyors fees. This information has been conveyed to insurers and we await details of renewal terms.
Anti-social behaviour
Following representations from Ashworth Mansions residents, the council has agreed to remove the steps/gate leading from Paddington Recreation Ground to Ashworth Road. In addition, Daron will apply a fillet to the wall to discourage the coin-tossing game.
Garden Party
A vote of thanks was given to Natasha Keats for organising the garden party in the face of such inclement weather.
2008/9 Budget
A dedicated board meeting will be held at the end of July to set the 2008/9 budget. A survey will be sent to flat owners as part of the budget process to ascertain priorities for the coming year.
Directors’ responsibilities
It was agreed to assign particular roles to the board members:
Chairman & Gardens – John Sutcliffe
Communications – Geoffrey Barraclough
Buildings (major works) – Keith Williams
Buildings (routine maintenance) – Russell Blackmore
Managing agent & porter liaison – Martin Clements
Finance – Devika Malik
Company Secretary – Michael Elliot
It was agreed to draw up a one page document outlining what residents and flat owners can expect from the managing agents.
You can contact board members via board@ashworthmansions.com
Plans are well advanced for the annual garden party which is taking place next Saturday, 30 June from 3.00pm to 8.00pm. There’ll be music and a bouncy castle for the kids. Afteroon tea will be served from 3.00pm and the BBQ will get going from 6.00pm.
Once again, many thanks to our sponsors: Greene & Co, kfh and Vickers.
If you haven’t RSVP’d please do so to Natasha Keats party@ashworthmansions.com and let her know what dish you are bringing.
The national ban on smoking in enclosed public places comes into force on 1 July. Communal areas of residential blocks are included in the ban so, from that day, we are obliged to prohibit smoking in any of the stairwells and landings at Ashworth Mansions. It is also a legal requirement to post no smoking signs at the entrance to each block. You can find out more about the new legislation at www.smokefreeengland.co.uk.
You are, of course, still free to smoke in your own flat but please do so with courtesy to other residents.
Porters report
Pigeons – these are increasing in numbers and irritating a growing number of residents. The pest control contractor is to be chased to re-instate the netting. It was agreed to approach a falconer to evaluate an alternative approach to pigeon control.
Bike shed – this is now complete. 14 bikes are in the shed leaving six places spare. It was agreed that Daron would identify bike owners and issue keys subject to a £10 deposit.
Out of hours service – the board discussed various options and the issue was further discussed, at length, at the Annual General Meeting.
Intruder – it was noted that one flat owner had reported an intruder in the garden. Daron was asked to keep a watch for strangers.
Gardens – it was noted that some residents had let off fireworks in the garden and that a dartboard had been discovered nailed to one of the trees. Daron was asked to remove the dart board and return it to its owners once they had been identified. It was agreed to circulate some guidelines for garden etiquette.
Jet wash – it was agreed that Daron should try out Michael Elliot’s jet washer.
Company business
Two flat owners remain in substantial arrears. The matter is with the solicitors. The board discussed a valuation report on lease extensions and additional shares in Ashworth Mansions Ltd. The valuer had based his estimate on incorrect information and was asked to repeat the work.
Garden lighting
It was agreed to hold a public demonstration of possible options for the renewal of the garden lighting. The board felt that flat owners would be better informed in their responses to future consultation if they had the opportunity to see for themselves what might be involved.
Mains Water
It was noted that the performance of the consulting surveyor had not been acceptable (too slow) and that he was unlikely to be re-engaged to project manage the installation. Tenders would be sent out in time for them to be evaluated at the June board meeting. The Chairman reported on his visit to a similar installation at another block of flats and confirmed that Thames Water would make no grants towards our costs.
Asbestos
Reassurance air tests had been carried out in two more flats (above those initially affected) and had found no asbestos. A meeting is to be arranged with residents concerned (block 3) in May to discuss options for finishing the work. The managing agent confirmed that he had received no response from residents to his circular of 7 February.
Central Heating
Following a winter of poor service, the heating contractor has agreed to reduce a number of outstanding invoices. Additionally, kfh is proceeding with a review of the gas supply contract and invoices paid. The two hot water generators have been de-scaled.
Repairs
The board discussed an engineers’ report on two broken drains – at the back of blocks 2 and 6 – which are causing unpleasant smells and that sometimes overflow. It was agreed to have the drains repaired subject to the receipt of reasonable quotes from the contractors.
The final account for the interior decorations is still awaited from the main contractors. Payment has been released to the carpet contractor.
A temporary repair to the high level stack pipe has been made.
The new gas main supply to block 8 has been successfully installed by Transco and its scaffolding removed.
It was agreed to delay the planting of the replacement Cherry tree until the Autumn, on the advice of the gardeners. It was agreed to pollard the Plane trees as soon as possible.
Individual flats
It was noted that a civil engineer had been engaged to monitor cracking in two flats in different blocks. No further action is required at this time.
After inspecting one flat and finding no unauthorised plumbing further investigations into other flats are planned.
In one flat, owned by a property company, it is suspected that unauthorised building work may have taken place. Having been unable to gain access to the flat, the managing agent will involve solicitors.
Another ground floor flat is reporting damp and will be inspected. A second quote has been sought for damp proofing at another flat but it has not yet been possible to gain access for this.
One flat owner is undertaking major alterations. A license has been issued, and the flat owner has funded a deposit and a schedule of condition of the flat below. The heating system will need to be drained and residents will be notified.
One flat owner suffering from noise nuisance from above has been advised that Ashworth Mansions cannot take further action without a financial guarantee. It was agreed at the AGM that the board would circulate residents regarding the requirement to keep noise to a minimum.
The traditional summer party has been reinstated after a gap of several years. It will take place on Saturday 30 June from 14.00 in the communal garden. All residents are welcome. We are delighted that the party will be sponsored by local estate agents, Green & Co and by our managing agents, Kinleigh Folkard Hayward.
Natasha Keats has kindly offered to organise. If you’re able to help, please get in touch her directly at n_keats@hotmail.com.
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