Author Topic: New letter regarding major works on the waterfront.  (Read 2670 times)

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Offline Peter De La Mare

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New letter regarding major works on the waterfront.
« on: March 12, 2018, 11:15:41 PM »
I received a letter today regarding what seems to be a new piece of work to make the waterfront safe in near the Rotunda. 

Iím confused, isnít this what is already underway for £140k and agreed last year?  This letter reads as if itís a totally new issue.  Has anyone else received it?

Offline green

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Re: New letter regarding major works on the waterfront.
« Reply #1 on: March 13, 2018, 08:45:05 AM »
we have received as well and agree this seems to be something new all together. looks like First port is here to make money off us owners and nothing more. May be it worth having a group of owners and we can take second opinion form some lawyers or surveys who can access this.
would anyone be interested in setting up a what up group or something?

Offline first-settlers

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Re: New letter regarding major works on the waterfront.
« Reply #2 on: March 13, 2018, 01:51:31 PM »
This looks like a new issue. First Port have purposefully left the description very vague. Ideally they should have included some pictures, detailed description of the issue, proposed remedial action and a broad estimate of costs.

This just seems to be another huge expense that will creep up on the management cost..

Offline Peter De La Mare

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Re: New letter regarding major works on the waterfront.
« Reply #3 on: March 15, 2018, 08:09:06 PM »
I guess a call to Ashley is required. 

Offline geoffv

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Re: New letter regarding major works on the waterfront.
« Reply #4 on: March 17, 2018, 04:36:49 PM »
What about the Residents Association?

Offline Peter De La Mare

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Re: New letter regarding major works on the waterfront.
« Reply #5 on: March 17, 2018, 08:06:23 PM »
What Residentsí Association is that? It never really got going and I doubt thereís anyone left who was part of it, apart from me. 

Offline tigercelt

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Re: New letter regarding major works on the waterfront.
« Reply #6 on: March 19, 2018, 09:58:21 PM »
This is going to be a major issue for us all, in essence Barratts should be taken to task as they evidently didnt shore up the Ďsea wallí a requirement of building along the river, if they had done the job properly it would never have deteriorated that fast. We need some construction engineers and property specialists to ask the correct questions. first port are never going to push Barratt as they manage many of their properties, I have been told by some rowers on the river who know construction that this is a £1m problem to fix not a few £100k. We need to ask to see surveyors reports from pre build, and the detail of the works undertaken to shore up the sea wall and a heap of other technical engineering questions (not my skill) First port and Barratt are banking on this not being challenged by the time the £1m is divided across all properties, apparently we would need c50% of owners to challenge any works proposed and First Port wont provide those details.

Offline first-settlers

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Re: New letter regarding major works on the waterfront.
« Reply #7 on: March 20, 2018, 09:35:20 AM »
The land immediately adjoining the wall is not even owned by the estate. It is in the private ownership of Barratt, so why are we even paying for these repairs!

Offline green

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Re: New letter regarding major works on the waterfront.
« Reply #8 on: March 20, 2018, 03:11:20 PM »
Can we set up a new Residentsí Association.
Also what about public usage of riverside pathways, we don't have private access to it so why should we be paying for everything.
often you see anti social elements breaking things around the development and despite camera and phone calls to concierge, don't see any action taken.

Offline 586

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Re: New letter regarding major works on the waterfront.
« Reply #9 on: March 21, 2018, 11:12:04 PM »
I don't recall seeing any Section 20 for the Rotunda waterfront issues previously, only a letter outlining the issue with no mention of costing, can anyone else confirm?

Also the section due for repair is very small, surely this will just become an ongoing problem with other sections on the waterfront over the next course of the next few years or so?

Ashley advised an update is due to be provided in this years budget pack due by end of next week.

In any case, this is going to be a very costly fix. As previously discussed we should look to form a new residents association and in the first instance have a sit down discussion with Ashley on this in early April.


Offline marksowji

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Re: New letter regarding major works on the waterfront.
« Reply #10 on: March 23, 2018, 11:39:49 AM »
I received the notice too, its sent to all the buildings in VQ but there are no details about the cost.
When you say it will be a costly fix, what approximate figure do you reckon it could be?

Offline marksowji

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Re: New letter regarding major works on the waterfront.
« Reply #11 on: March 26, 2018, 11:03:13 AM »
So how many dwellings would exactly share the cost for this? Anybody has any information on how many dwellings are there in VQ?

Offline mrangry

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Re: New letter regarding major works on the waterfront.
« Reply #12 on: April 06, 2018, 12:31:15 PM »
This site repair seems a bit dodgy because we have already seen that Barratt's are not averse to putting new buildings on any spare bit of land, is it not possible that VQ residents will end up preparing the ground for a new money making scheme by Barratt (for example development of that vast open riverfront space in front of the townhouses)?

Offline kewpie

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Re: New letter regarding major works on the waterfront.
« Reply #13 on: April 20, 2018, 11:24:57 AM »
I did think that Firstport would strengthen the waterfront, charge us and make money as a they get a percentage of the cost and then Barretts would build on the strengthened land. I guess it's almost impossible to avoid these types of cases when the management company is appointed by the freeholder. Only Settlers Court residents have the right to manage and have appointed another company. If only we could do the same for the other buildings. I know residents have managed to get enough signautres in the past..but heard that barretts "lost" the signatures so retained the right to manage.

Offline green

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Re: New letter regarding major works on the waterfront.
« Reply #14 on: April 20, 2018, 01:34:14 PM »
why don't we get this signed agained, I know for a fact now many flats are occupied by owners rather than tenants who don't care.

Offline Peter De La Mare

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Re: New letter regarding major works on the waterfront.
« Reply #15 on: April 21, 2018, 12:38:35 PM »
It has been tried a few times in the past, but not for quite a while, os itís probably worth giving it another go. 

Offline Fizz

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Re: New letter regarding major works on the waterfront.
« Reply #16 on: April 21, 2018, 03:29:50 PM »
I'd support this

Offline first-settlers

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Re: New letter regarding major works on the waterfront.
« Reply #17 on: April 24, 2018, 10:12:40 AM »
I would support it too..

Offline Settlers Court RTM

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Re: New letter regarding major works on the waterfront.
« Reply #18 on: May 11, 2018, 03:31:18 PM »
Hi, since the RTM Company took over the management functions of Settlers Court in November 2014 the service charge for the building has been reduced by just over 20%. For my flat (2 bedroom 2 bath) it's gone down from £1639.62 to £1304.22 per year. Management companies often make profits from taking commissions on insurance, introduction fees for electricity suppliers, uplifts for major works etc. We've managed to control management costs by reducing or eliminating altogether commissions/introductory fees and agreeing a spending limit authorisation with the management company we appointed (Urang).

If any blocks want assistance with setting up a RTM Company for their block or would like to discuss our experience please feel free to get in touch.

I also share the view that Firstport is overcharging massively and should be removed from the estate.

Regards,

David Taylor
07960150100
Flat 63 Settlers Court
Settlers Court RTM Company Ltd

Offline JMorgan

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Re: New letter regarding major works on the waterfront.
« Reply #19 on: May 18, 2018, 11:47:47 AM »
I think a communication was sent out back in 2016 from First port.
Reading the notes the Environmental Agency highlighted several major structural concerns and said the works would have to be done and from going through the budgets for the past few years the reserves were increased for this very reason as with on going estate maintenance works which I feel is reasonable.

I am not sure where the issue are on a  few points made but the Section 20 consultation period invites all residents to make their own queries and observations as with put forward their own recommended contractors.

We have seen the issue with the Sink hole which I can see has been dealt with but on either side to the sink hole there is quite a few uneven paving and speaking with the Management they are currently going through a tender process which is understandable and communicated via this year's budget which made sense.

On the point of Settlers and RTM, I own several properties around the Isle of Dogs, 2 of which are at Virginia in Bartholomew and Studley. My partner owns a property in Settlers and recently I took some time to study the budgets prior/current to RTM and- Urang and David Taylor take over and can see a healthy reserve fund was handed over from First port however to date although we have enjoyed the lower service charges but comparing the up keep of the respective blocks there is a mark difference. To be frank Settlers has deteriorated over the years since the take over and several major works are well over due. Vehicle gates have not been working for over 7 months, the lift issue took much too long to resolve. My partner and I would like to know why is there only 1 Director on the board and why are the cctvs and door entry being done by David as mentioned by some of the other Settlers residents. Is this not a conflict of interest. I am planning to meet Urang as there seem to be many grey areas which we would like clarification on.

Is is worth we compare the 2 companies First port and Urang and look at alternative managing agents as frankly there is something not quite right with Urang and David. Does David work for Urang? I will find out and share soon.
JM

Offline JMorgan

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Re: New letter regarding major works on the waterfront.
« Reply #20 on: May 18, 2018, 07:30:36 PM »
I have managed to look into a few aspects in relation to our
concerns.

The value of our flat is essential for us and the management of the estate and block has a bearing in our investment.

- Settlers RTM was formed by three individuals one of which
was David Taylor.
- The 2 other directors left during the process
of RTM at which point David continued on and won RTM of
Settlers.
- There was a relatively small number of Settlers
Residents who opted for the change in management
most who have since left through selling their flats.
- Speaking with some of the owners we were not aware of the this hence our surprise when 2 requests for payments was requested, one from Firstport, Estate, and one from Urang, Settlers Block which makes sense after check our Leasehold Docs i.e. Lease/Freehold agreement.
- looking at the transfer figures it would seem 100K aprox in reserves for our block was transfered to David Taylor and Urang

Looking at David/Urang's budget there are many anomilies and cannot understand how a director makes all the decisions for our block with absolutely no consultation what so ever as surely a director of any RTM should make this effort and speaking with Urang they refered me to David Taylor as stipulated below with his details.

Speaking with other Settlers Residents the following areas are currently personally being being done by David:

- Bin collections (David personally does this)
- CCTV install (David's company)
- Door Entry System (David's company)
- Gate and lift repairs (no idea yet)
- Cleaning by David's staff only once per week ... which is questionable as when we visit our flat in Settlers they are in a state which is most embarrassing

We are now turning our attention to the relationship between David and Urang.


This is most concerning on how our block is being managed.

I will try and speak with Urang and First point next week.

JM

Offline The Dome Ranger

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Re: New letter regarding major works on the waterfront.
« Reply #21 on: May 18, 2018, 08:59:55 PM »
Sounds like lots of opportunities for cross charging there, as long as it's all at a decent price with good service and quality

Offline kewpie

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Re: New letter regarding major works on the waterfront.
« Reply #22 on: June 06, 2018, 10:39:36 PM »
I'd like to say I've been a resident of settlers since 2014 and know some of the reasons why the residents got together to get the right to manage and try and make a change to the management company.

I know David's worked quite tirelessly over the years to make a positive impact on settlers court, after having other involved residents drop out of process.

That lift has been an issue long before Urang came into the picture.

A couple of years ago, a fix/workaround was put into place for the same lift - by FirstPort. The lift has a root cause issue which is was only looked at for the first time by Urang with a view to permanently resolving this issue. Something which didn't happen under FirstPort.

I also know David would love for more residents to be more active with the rtm affairs.

Offline Settlers Court RTM

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Re: New letter regarding major works on the waterfront.
« Reply #23 on: June 06, 2018, 10:47:48 PM »
Dear J Morgan, I'm David Taylor and I've read your two posts. I think it's unfortunate that you've decided to attack me on this forum personally and make unsubstantiated allegations of impropriety. I am always open to any leaseholder/tenant approaching me personally to discuss any matters or questions they might have. If you have any particular concerns youíre always welcome to come and speak to me. Everything that is being done at Settlers Court is being done transparently and above board. The fact that you could find out a lot of information about the block in less than 24 hours between you two posts is a testament to that.

The purpose of the tenants acquiring the right to manage (to which more than 50% of the leaseholders had agreed) was to control costs and prevent service charges ballooning out of control. This is hard work. However, since we took over the management, our service charges went down by over 20% per flat. This is in contrast to Firstportís service charges for the estate (which we are contesting and just won at the First Ė tier Tribunal) that keep increasing above inflation (close to 60% increase since 2014). Part of the service charge savings were achieved through me taking on some of the basic jobs i.e. putting out the recycling bins every Friday morning to save cleaners making a special trip at extra cost. Partly through my company providing certain goods and services (telecoms services and equipment) in which I specialise at cost or very heavily discounted. We also have imposed strict spending limits on Urang.

It is disheartening to see people like yourself making unsubstantiated and ill-informed personal attacks when in reality I have been working really hard for the benefit of the blockís residents.

I invite you, and indeed any other tenant/resident, to get in touch with me personally if you have any questions or to get involved with the management of Settlers Court.

Regards,
David Taylor
Flat 63 Settlers Court
07960150100

Offline green

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Re: New letter regarding major works on the waterfront.
« Reply #24 on: June 29, 2018, 09:05:26 AM »
any idea why river side is still not open, even though works have been carried out and finished. can see from top all tiles have been changed?

Offline Christopher Newport

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Re: New letter regarding major works on the waterfront.
« Reply #25 on: May 15, 2019, 08:59:02 PM »
Does anybody have knowledge of the details of the works being undertaken and why it costs c. £200,000?

So far there has been a barge moored by the property for a few weeks. There are wooden beams on it that the workers cut with a chainsaw. From what I could observe, some horizontal wooden beams along the top of the wall have been replaced. And some thinner wooden vertical beams have been attached to existing vertical beams.

For this cost I has thought there might be some back filling (e.g. with concrete) to be undertaken behind the wall.  Or installation of (long lasting) steel sheet piles, as has been installed by the Trinity Buoy Wharf development.

Tangentially, the contract size appears to be quite large compared to the company's net assets (WPH Ltd dba WPH Marine Construction). Its 2018 accounts show net assets of £96,872.