First Port Update - Tuesday 19th May 2015
Road & Drains Update
Further to last months update, Matthew Snelling, Development Manager, and Helen Goldstone, Senior
Property Manager meet with Price & Myers.
Price & Myers have been instructed to review the drainage report in conjunction with the roads project. Areas
of the road which are deemed in need of urgent works were reviewed and agreed. Price & Myers are currently
working on ascertaining if there are any drainage issues below ground in the areas of road highlighted.
The 3 initial target areas of road are in the photos below which are Regents Drive, The Boulevard and
Clarence Gate. We aim to have these repaired within the current service charge period should no serious
drainage issues be evident below ground. If possible way may even be able to instigate additional works on
top of these target areas should sufficient funds be available.
Our objective for the current service charge period is to spend the money in the budget on the areas of road
which have been highlighted and deemed priority. This will coincide with the section 20 consultation.
Moving forward we will be looking to phase the remainder of the project, combining both road and drainage
works over the next 3-5 years. What this does mean is that for the new service charge period 1st August 2015
– 31st July 2016 a new and revised section 20 consultation and specification will need to be issued which will
combine both road and drainage work. This will then be approached using the guidance given to First Port by
Price & Myers who have been appointed to oversee/manage this project.
Grounds Review
Tree Works – Large Turkey Oak
A few months ago we reported concerns with a large Turkey oak Tree which is located on the cricket field near
the nursery. The base of the tree had a large fungus growing on it and bottom sections of the trunk were
hollow. Since being aware of these two issues the tree has is being checked on a regular basis.
The Development Manager has requested that MBS contest the council’s latest decision not to fell the tree,
especially as the council’s initial diagnosis was incorrect. The Development has concerns as if the tree was to
fall; due to its sheer size and location, the immediate risk areas are the nursery and Clarence Gate.
Summer Bedding & Planters
The summer bedding is being planted thrughout the grounds in May as
hoped. Also further to the improvment of the planters by introdcuing new
centre pieces as per the picture to the right, summer bedding will also be
planted around the outside of the planter.
The idea is to turn the planters into a focal point and another prodcutive way
of introducing a varirty of colours through the grounds. It especially brightens
up the areas where there is a lot of greenery.
We are also hoping by making these chnages that it will improve our chances
of being succesful in this years Redbridge in Bloom gardening competition.
Wild Flower Garden
The area of land along Clarence Gate, opposite the
turning into Regents Drive where we intordcued a wild
flower garden is being refeshed for the summer season.
You can see from the photos that the area has been
reculivated and any weeds and debris removed A fresh
batch of wild seed has been planted and we are hoping
in a couple of months the area will be in full bloom,
adding colour and a variety of flowers.
We are always looking at ways to possibly improve the
grounds and add colour, so if anyone has any
suggestions then please contact the Development
Manager.
Spring bulbs – life cycle & explanation
So everyone fully understands the process in relation to managing spring bulbs, this being dafoldils, crocus,
tulips, blue bells and snow drops, all of which we have on Repton Park, there is a specific life cycle the bulb
must go through after completing its flowering process.
In April – June it is no uncommon for some of
the spring bulbs to naturally die after being in
flower. The reason the flowers are not
strimmed down straight away is because for
around 6 weeks it is important that the
nutirents from the flower when decaying goes
back into the ground.
If the bulbs are cut down too soon after
flowering then they may not grow back the
following season. Although some areas may
look tatty for a short period of time, it does
not mean they are being neglected. If
anything they are actually being monitored
and managed correctly in our efforts to
prolong the life expecancy of the bulb in the
ground.
As I am sure you will agree, the spring bulbs
have looked fantastic this year, especially all
the new additions as in the photos.
The photo to the immediate right is
an example of some dafodils
which have just completed their
flowering cycle.
The dafodils will remain like this for
appoximatley 6 weeks for the
reasons explained above.The
gardeners will then strim them off
and the cycle of the spring bulb will
begin all over again ready for next
year. Doing this correctly really
contributes towards the wow factor
of the grounds we associate with
Repton Park.
Rear of Bartholomew / Repton Park Boundary
Further to works back in February where we tided up the boundary around the rear of Bartholomew House,
removing old builders rubble and original metal work and fencing from the days of the development being a
mental aslyum, it has let in lots of natural light.
This has encourged new growth and the area is now covered with wild garlic which has spread and currently in
bloom with a white flower. This coincided with somespring bulbs which were also added to the area looks
stunning and blends perfectly with the woodland surrounding.
Bike Storage
Investigation @ Repton Park
At last months meeting concerns were raised by the Development Manager as to how the introduction of a
bike storage facility in East & West Car Park would affect the service charge, which is paid solely by residents
who benefit from these car parks and pay towards its general up keep and maintenance. These car parks
come under schedule 5 of the Repton Park budget.
After reviewing the possibilities with our Senior Finance Analyst we could use the calculation/cost of a parking
space on an annual basis to make sure the service charge is fairly apportioned. For example:
If a parking space costs residents £100 a year in service charge, and each bike storage facility is
approximately 2 parking spaces in size, then £200 would be charged to schedule 1 of the Repton Park budget.
This addresses the fact that we are utilizing space paid by others to introduce bike storage but reducing the
overall space of the car park. The bike storage is then deemed as a permanent fixture and an available
option/additional service to anyone who lives on Repton Park.
Realistically once the bike storage area has been created there will only be room for around 20/30 bikes. The
actual amount is still to be calculated, but it’s an area designated to storing bikes which residents can benefit
from. Further things which need to be considered are:
1.
2.
3.
4.
How much would it cost to rent an individual bike storage space?
Will spaces be rented out on a monthly, quarterly, six monthly or annual bases?
Who will charge and collect the money?
Do rental agreements need to be drawn up, if so, who does this?
Once First Port are in receipt of the proposed plans/drawings of the bike store from the RPRA, we can start
looking into getting quotes for bike storage unit.
Redecoration Review @ Repton Park
Major Works – Repton Park apartments only
Topcoat have now returned to Repton Park and working on the remainder of the external redecoration works.
They have appointed a new contracts manager. His name is Jay Ryan and he will be visiting Repton Park 3
times a week to makes sure everything is running smoothly.
Topcoat have also started to make contact with residents who continue to have issues with the windows or in
some cases, not yet been redecorated. The onsite Management Team have given the new team a couple of
days to settle in and familiarise themselves with what needs doing. As of the week commencing Monday 18 th
May, daily checks will be undertaken by Management to ensure everything is being done correctly.
Pest Control @ Repton Park
There have been a couple of new pest control related issues this month. Some dead mice were retrieved and
we received reports of a large swarm of bees on the wall at Devonshire House. Thankfully the bees moved on
off their own accord so no action was necessary.
Swarming wasps, honey bees and even hornets is not uncommon this time of the year at Repton Park, so if
any residents witness this then please report it the gatehouse. Please do not approach a swarm or disturb any
nests, as it could be extremely dangerous if not approached in a professional way. Swarms can become
aggressive very quickly if disturbed.
The annual Maintenance Contract with Pro Kill remains in place and as you can see from the graph below
there is a large area where bait boxes are currently located. Pro Kill has kindly introduced 2 new controls at no
cost to the development also in their efforts to keep the development under control. There has been a slight
increase with the activity recorded but this is natural for the time of the year and nothing to be worried about.
Activity
200
100
0
Activity
Activity
First Port can instigate works on communal grounds but anything within a resident’s home is their
responsibility.
Should residents experience pest control problems, or simply require guidance, then please contact the
Development Manager. Alternatively if you wish to contact Pro Kill direct for private issues then you can speak
to Matt Garwood of Pro Kill. Matt has vast knowledge of the development and will be able to give you the
correct guidance and support should you require his services.
Matt Garwood – Pro Kill
Tel: 01708 441 615
Mobile: 07808 706 170
[email protected]
First Port Bespoke Update
PRIDE Awards
In April the Development Manager nominated both Jeff Wallis and
Ken Day for PRIDE Awards due to their involvement in assisting a
resident and going above and beyond what is expected of them in
the workplace.
Jeff and Ken were going about their normal duties when a resident
was seen sloped behind the wheel of his car; with the vehicle still
moving forward as it was on an incline into the car park.
Immediately Jeff and Ken realised something was wrong, managed
to bring the car to a halt and due to their quick reaction, with one of
them alerting the emergencies services whilst the other ran off to get
the gentleman’s wife, they potentially saved his life.
A HUGE well done to both of them!!!
Communal high level light cleaning
Our onsite cleaners have been going through the apartment
blocks communal areas, cleaning all the light fittings on Repton
Park. This is a time consuming exercise and requires two
people due to Health & Safety but an essential one.
When working at such a height it is always important that a
‘safety first’ attitude is adopted, and necessary for the light
fittings on the ceilings as demonstrated in the photo.
The cleaners carry out the cleaning of the light fittings twice a
year to ensure that the fittings do not become dirty, fill with dust
and are free from dead insects.
Also by taking extra care of the light fittings it prolongs the life
expectancy of the equipment and contributes towards keeping
the communal areas illuminated.
Basic Road & Path Repairs
Where possible the onsite team have been repairing areas of
road and paths which are in need of attention.
Although we are not in a position to carry out major repairs, we
can patch up pot holes, tidy up cracks and make sure any
hazardous areas are being given attention.
The work we are undertaking may not be a permanent solution
however it will certainly make areas safer and prolong the life
expectancy of the damage area of road or path.
Over the last couple of months Jeff, our Maintenance Operative
has been working hard on improving the standards out on site,
and as the photo highlights.
It is the small changes and efforts we can implement at a site
level which we hope will make a positive difference and show
value for money.
Railing Refurbishment
In recent weeks the caretaker has been focusing some of his
attention on the railings around the car parks in accordance with
our spring/summer program of works.
The railings have been rubbed down and will be given coats of
black hammerite paint.
This approach will protect the metal work and once the works are
complete, should not need doing for the next few years; however
we will monitor the railings on an annual basis.
It is our goal to have the railings painted and works complete this
year so everything is kept consistent and the standards remain
high throughout the development. If all this can be achieved
without the support of an outside contractor then it is a job well
done!
Keith Lemon visits Repton Park
In recent weeks the Development Manager had
been in discussion with a production company
about filming at Repton Park. After all the relevant
consents were obtained, Lee Francis, AKA Keith
Lemon visited Repton Park.
After meeting the production team and explaining
site regulations the filming went ahead with no
issues what so ever.
Although we are not in a position to state where the
filming took the place, the clue is in the photo as to
why they were at Repton Park.
Staff Announcement
After celebrating his 64th Birthday with the team, Ken Day decided to take the opportunity to officially announce
his retirement date to all the onsite staff. Ken will remain working at Repton Park for the foreseeable future;
however his last working day will be Friday 13th May 2016, leaving plenty of time for Management to plan for
the future where any recruitment will also involve Ken due to his vast knowledge of the development.
Security / Health & Safety
Police attendance in March
The police visited Repton Park on 7 occasions throughout the month of March. 5 of the visits were general
patrols by the police as noted below. There was however 1 occasion where Consort called the police to site.
General Patrol x 9
04/04/2015 @ 11.10
10/04/2015 @ 08.48
11/04/2015 @ 09.30
13/04/2015 @15.25
14/04/2015 @11.30
14/04/2015 @ 20.57
15/04/2015 @ 19.05
18/04/2015 @ 08.50
Just another quick update from Fairlop SNT
Crimes of note between 07/04/2015 - 08/04/2015
2 x Attempted Burglaries
4 x Theft from Motor Vehicles - These have been theft of number plates. Again I can’t stress enough how important it is to change
your number plate screws to anti-theft ones. These can be cheaply bought from DIY or car shops.
2 x Thefts - Barkingside High Street - The shops have been given crime prevention and security advice and local SNT posters to put
up at the location. PCSO Johal has patrolled the high street everyday this week to reassure shop keepers.
What have we been up to?
- Trelawney - Selecta DNA - The team have looked at the crime figures over the last year and identified roads that have suffered
from burglaries within the ward. This week we have leafleted every house on Trelawney Road offering local residents FREE
SelectaDNA property marking kits. We will be visiting other streets within the ward soon.
- Street Talks - The team has implemented "Street Talks" on the ward. Each week we visit a street, knock on doors and leaflet the
street with local SNT contact details and speak to residents on their street about any local issues they may have either police or
other agencies. Which will be forwarded on to council, housing etc on behalf of the residents.
- Aztec House - We attended a coffee afternoon day at Aztec house. Aztec house is for the Jewish, blind and disabled community.
Officers gave crime prevention advice to residents and staff and had a lovely cup of tea! If you know of any community groups that
would appreciate a crime prevention visit from the team, let us know.
- Speed Gun - This week we used the speed gun on Tomswood Hill as this is one of our ward promises. Three drivers were spoken to
and 100 cars were surveyed. The average speed was 26mph.
Until next time!
PC 409 Charlotte Herring
Fairlop Safer Neighbourhood Team
Email - [email protected] Tel - 020 8721 2569
Repton Park Entrance – Security Upgrades & Review
As discussed with the Repton Park Residents Association a lot of time has been spent focusing on the main entrance into
Repton Park. The idea was to implement a 3 phase project.
Phase 1 – to introduce a yellow cross hatched box, stop sign and speed bump in our efforts to slow people down at the
barrier. This has been a success and this phase of the project is now complete.
Phase 2 – this is part of the project which has just been completed. As agreed a large area was created opposite the
gatehouse to allow drivers who were refused access on Repton Park, to turn around. This is a vast improvement as
previously the barrier had to be opened and drivers had to be let in, to let them out. A hedge and fence has also been
introduced to make the area before the gatehouse a lot more secure – preventing people from being able to walk in
unnoticed along the boundary. Although the works have been completed we are just waiting for everything to settle
and aim to have it operational very soon. The Development Manager and Martyn Bass will be reviewing the works one
final time this month.
Phase 3 – the final part of the project is to look at the possibility of having a pedestrian gate introduced on the footpath
opposite the gatehouse. The idea is to have the gate work via a digital code and linked directly to the concierge office.
The concierge will then be able to open the gate remotely so any people on foot can not openly walk onto Repton Park
without having to communicate with the concierge. Residents will have access to the code and if all goes ahead the
Development Manager will be looking at instigating the works in the new service charge period.
The Development Manager would like to thank
members of the Repton Park Residents Association who
gave up their time and expertise in relation to the
security improvements opposite the gatehouse.
Not forgetting MBS and their team for a job very well
done. The photo to the right shows Martyn Bass and
some of his MBS staff who worked on the project
throughout April.
On the next page you will find photos taken throughout
the duration of the works, keeping an accurate record
of what has been carried out.
Bad Parking Notices & First Ports role in issuing them
It has been another productive month when it comes to issuing bad parking notices to vehicles which are
parked in the wrong bay or dangerously around Repton Park. There were 19 bad parking notices issued in
April. A detailed spreadsheet of the parking notices issued is kept at the gatehouse.
It is to be noted that First Port are happy to offer this service but none of the onsite staff are qualified parking
attendants, nor do we have any parking control enforcement powers. It is done to be helpful and offer support.
New Parking Restrictions
Over the last couple of months a resident has been in correspondence
with First Port over parking around the gym. It had been brought to our
attention gym members were parking alongside the gym and not in the
designated parking bays, creating a potential Health & Safety issue as
per the photo on the right which was taken over the Bank Holiday.
Although First Port issue bad parking stickers, they are not legally
enforceable and ignored a lot of the time. Because of this the
Development Manager has tried on numerous occasions to have a
meeting with the Virgin Active gym manager about this without success. As a meeting never materialised the
Development Manager visited Virgin Active and spoke with their Maintenance Operative. The Development
Manager explained the need to do something and made him aware that parking bollards were going to be
installed. The reason the Development Manager wanted to speak to the Gym Manager was simply down to
common courtesy however this problem could no longer be ignored.
The new parking bollards will be concrete and painted black, matching others in the surrounding area as per
the below photo. The Development Manager calculated with Virgins Maintenance Operative that 6 should be
sufficient and the bollards will run from the edge of the building back, leaving sufficient room for Virgins
deliveries. Unfortunately the planters get moved so having a permanent fixture is necessary.
Vehicles refused access or asked to leave Repton Park
Further to discussions with the Repton Park Residents
Association and in an attempt to tighten up security, please
note the table below which highlights vehicles either refused
access or asked to leave Repton Park.
This is the result of taking a more vigilant approach at the
barriers and Management will continue to work with, support
and monitor staff performance in this area.
It is important to remember that the staffs working at the
gatehouse that are responsible for the entrance barriers are not
security. They are concierge who monitors the traffic on top of
their other daily duties.
Although the concierge position is to be security conscious,
they do not have the training or skill set to deal with what may
be potentially dangerous situations. Residents are kindly
reminded of this and asked not to put pressure on the
concierge, or any of the onsite staff, to deal with problems they
are not qualified, or have the experience to deal with.
Date
Of Visit
Time
Of Visit
Purpose Of Entry
To Repton Park
Drivers Vehicle
Registration
Reason for vehicle being refused access
onto Repton Park
Staff
Name
6/4/15
22.10
3 boys wanted to visit a friends
xxxxxxxx
Refused entry - look suspicious
Tariq
12/4/15
20.30
xxxxxx
Refused entry - Gym was closed
Tariq
12/4/15
20.40
xxxxxxxxx
Refused entry - Gym was closed
Tariq
12/4/15
23.20
xxxxxxxx
Refused entry - Gym was closed
Tariq
14/4/15
1.00
2 boy & 2 girls wanted to go to the
gym
2 young guys wanted to go to the
gym
4 young guys wanted to go to the
gym
3 boys wanted to visit a friends
xxxxxxxxxx
Refused entry - look suspicious
Tariq
23/4/15
1.10
3 young guys
Provided wrong address
Junaid
24/5/29
2.10
3 boys wanted to visit a friends
xxxxxxxxx
Refused entry - look suspicious
Charles
29/5/15
1.05
2 young guys wanted to go to the
gym
xxxxxxxxxxx
Refused entry - Gym was closed
Thilak
xxxxxxx
Service Charge Review
The service charge continues to be in good health. First Ports Customer Collections Team remains on top of
this and monthly updates are provided to the Development Manager.
At the moment there are service charge arrears of approximately 7%
Annual Budget = £1,000,404.00
Arrears = £86,253.97
The below pie chart illustrates how the current service charge arrears is made up across Repton Park.
Rosebury Square - £5691.27
Osbourne House - £3882.34
Kensington House - £4256.34
Goldsmith House - £3957.09
Cheltenham House - £4535.56
Waterlily Nursery - £2215.48
Virgin Active £59,243.31