Administrators Attending

Tuesday 08th. July, 2008

The Falcons Estate Residents’ Association

Tuesday 08th. July, 2007 19:30 PM, Leisure Centre

Proposed Agenda

 Report on Progress since previous Residents’ Association meeting (April 2008)

 Redevelopment Sub-Committee Report

 Financial Sub-Committee Report

 Security Review

 Open Forum to discuss Issues/Questions

 Any Other Business

Email : [email protected]

of 12 Tuesday 08th. July, 2008

Administrators attending:

Chair B. Scott Minutes A. Lavelle

Gross Fine J. Kaye

Directors: D. Stephens C. Gilham

Sub-Committees Finance J. Byramji A. Lavelle

Redevelopment Not represented

Guest Speaker: Jerry Morgan, Security Consultant

Apologies: P. Gleisinger (Estate) D. Drodge (Minutes) H. Lintell (Redevelopment) L-A. Kerr (Redevelopment)

Summary: Action Points

O B. Scott / A. Lavelle - Produce and distribute the minutes

O H. Lintell To prepare a brief report discussing the redevelopment of the two buildings adjacent to the Falcons Estate.

O Board of directors To publish a timetable, or announce at the next meeting, plans for developing a secure bicycle parking/storage area. To meet with the Gardens Contractor to: Review state of the Gardens Identify defensive planting opportunities

O J. Kaye to organize the completion and distribution of the finalized 2006 service charge accounts Complete and prepare the ‘Welcome/starter’ pack for distribution.

O Next meeting, 16th. September 2008.

B. Scott opened the meeting by welcoming everyone who had turned up. B. Scott then invited residents’ who wished to receive a copy of the minutes of the meeting, and had not previously done so, to complete a circulated distribution list.

With a significant number of new residents’ attending the evening meetings, B. Scott invited everyone to introduce themselves.

As a result of concerns with regard to security around the estate J. Morgan, a security consultant, was invited to the meeting to present a summary of a security assessment of the Falcons Estate made, when invited by the board of directors to undertake a review of security, of the Falcons Estate at the end of 2007.

He had been invited especially to present a summary of the security review B. Scott adjusted the agenda to allow J. Morgan to make his presentation first in order that his working day not be unduly prolonged.

 Security Review

The directors pointed out that the information in the security report, undertaken by J. Morgan on behalf of the Falcons Estate (Battersea) Ltd, contained confidential information and would not be available for general distribution. J. Morgan agreed that he would present a summary of the security report.

Throughout his presentation J. Morgan reiterated that crime within the Falcons Estate, and the surrounding environment, was lower than average statistics would suggest and that we should be pleased that crime in this area is relatively low.

As part of the survey for security of the Falcons Estate, in his report J. Morgan identified a number of areas which present an opportunity for attention:

. Perimeter The perimeter of the estate is constructed using three different types of barrier; Brick built walls – Bramlands Close By the sides of all the gates partly Sullivan Close, running around Inkster House partly Falcon Road (by Providence House) running around the Church of the Nazereen, this is a low level wall allowing easy access to the Falcons Estate Railings – Falcon Road, Grant Road and Meryick Road Chain Link – Sullivan Close, part of Bramlands Close

 The directors have agreed that the perimeter of the estate needs to be improved

J. Morgan pointed out that one of the side-effects of a visible intruder deterrent is that there is something of value to be protected, the perimeter to the Falcons Estate secures; cars/motorcycle/scooters, bicycles, the Leisure centre and our homes. Additionally the perimeter attempts to stop intruders from using the grounds of the Falcons Estate for their own purposes.

. Front/Rear doors of the buildings The buildings of the Falcons Estate provide a second perimeter which discourages casual intruders. Both Eagle and Osprey Heights have additional security through the lockable doors on the landings of all floors bar the ground and lower ground floors.

. Grounds There have been a number of improvements to the grounds over the last year, notably cutting back overgrown ground cover and cutting back plantings from the lighting fixtures. While the grounds are fairly open, lighting and maintained gardens discourage intruders from loitering or undertaking actions of their own agenda. Open, illuminated, grounds provide useful sight-lines which discourage intruders from loitering in the well lit areas.

. Gates J. Morgan pointed out that improvements to the security of the perimeter would naturally focus intruders to the vulnerable parts of the perimeter, namely the gates. When all physical measures have been taken to secure the perimeter the gates are still open and closed at the discretion of the residents, either entering or leaving the estate or via the entryphone system. Practical measures cannot guard against residents failing to take reasonable care to ensure that the Falcons Estate is secured.

 The directors have already instigated works on the pedestrian gates to improve their security: the two gates in Sullivan Close have had the single magnetic catch replaced by two magnetic catches.

. Vigilant Residents J. Morgan repeated that the sheer number of residents living at the Falcons Estate was an active deterrent to intruders.

. Bicycle security The Falcons Estate enjoys the relatively strong support of a bicycling community; unfortunately there are few points around the estate to secure bicycles.

Having identified the major weaknesses on the estate J. Morgan then attempted to identify measures which could be undertaken to make the Falcons Estate more secure.

. Solutions : Benefits / costs J. Morgan outlined the benefits/costs of the proposed solutions to the question of security at the Falcons Estate

 Identify the areas of weakness/vulnerability around the estate. This is an on-going process and will require constant vigilance from the residents, especially when there is a high turnover of population, especially amongst sub- letting lessees.

 CCTV  This identifies a property as somewhere having valuables which need to be protected.  Intruders simply need to use ‘street clothing’ to conceal their appearance.  Intruders will move to other parts of the estate where there is a weakness in the coverage provided by CCTV, especially, as in the case of the Falcons Estate, where there is a large perimeter to protect  Monitoring of the cameras to identify real time intruders, or reviewing of recorded images after ‘events’ in order to bring intruders to justice?  CCTV could be used to target more restricted areas, such as the doors to the seven buildings on the estate; it is almost impossible for intruders to avoid using the doors to gain access to the apartment buildings on the estate.  Would CCTV be able to differentiate between residents and ‘tail-gaters’?

 The directors have already indicated that mass coverage of the estate by CCTV is not a solution; they have agreed that there could be a case for fixing CCTV in some identified areas, i.e. bike storage but not entry to property

 Manned security 24/7  This is an expensive solution. Manned security is regulated through the appropriate body which requires security personnel to be licensed and this would be expensive to supply.  Would this level of security need to be 24 hours-a-day, seven days-a- week?

 On-site visibility  Intruders enter the estate hoping to gain access to easily removed items; bicycles, property, cars, scooters, motorcycles. By controlling these areas, through the use of lighting and live-of-sight visibility, intruders can be encouraged to move to less well protected areas, often beyond the boundaries of the Falcons Estate.

 Bolster the perimeter, including;  anti-climb painting This solution would require a regular maintenance program and could be contra-indicated if the height of the perimeter were to be increased

 defensive planting This is a practical and relatively inexpensive option to promote the security of the estate  The directors confirmed that they will be having a meeting with the Grounds/Gardens contractor to review the requirements of the Falcons Estate

 raising the height of the perimeter  The directors have confirmed that they already considering making improvements to the perimeter of the Falcons Estate

While the solutions raised above seem practical and effective the danger is that intruders are simply channeled to the less secure areas of the Falcons Estate; The walled areas by the “Church of the Nazereen” Tail-gating False use of the entryphone system to gain access to the Falcons Estate

 Panic buttons  Installation of panic buttons throughout the seven buildings on the estate, enabling rapid contact to a central monitored support centre/the emergency services

 Secure bicycle parking area  There has been a call from residents’ for increased provision of secure storage of bicycles around the estate. J. Morgan recommended that firstly all bicycles should be identified as being in use and that abandoned bicycles should be removed. J. Morgan spoke of a number of alternative methods of securing bicycles around the estate including sheds and hoops.

 The directors confirmed that a ‘bicycle cull’ had recently taken place and that all bicycles on the estate were actively in use. The directors further explained that they had been looking for a site around the estate which could be utilized as a secure bicycle storage area. The directors went further to say that they would prepare to put a proposal together for a planned bicycle storage area.

 Vigilant residents  As stated above, residents of the Falcons Estate are its greatest asset. By simply being vigilant the number of intruders to the Falcons Estate could be minimized

 Training  Training estate to deal with intruders, recognizing when to call the police.

 Residents  Improve self –confidence; undertake self-defense courses  Be street-wise

B. Scott thanked J. Morgan for his time and his presentation, the meeting then continued with the next item on the agenda.

In an attempt to allow H. Lintell time to attend the meeting, (work pressures prevented H. Lintell being able to attend) to present findings from the Redevelopment Sub-Committee the order of the agenda was again adjusted.

 Progress report Since previous Residents’ Association meeting (April 2008)

. Garden Contracts B. Scott reported that he had received encouraging feedback from residents regarding progress being made by the contract gardeners.

. Web-Site P. Patton has agreed to progress the development of the proposed web-site; B. Scott agreed to follow up this development with P. Patton. The publication of the resident’s handbook, to be incorporated in the proposed web-site, is currently with J. Kaye for finalization.

. Refurbishment Osprey/Eagle Heights A schedule of progress of the works being undertaken, in both Eagle and Osprey Heights has been published and placed in the notice boards of both buildings; additionally D. Stephens confirmed that all residents, in the two buildings, had been personally notified of the schedule of works. Some residents expressed concerns at the quality of the carpet to be used throughout the redevelopment. It was explained that while the colour scheme was finalized, different ‘weight’ carpets would be used in different parts of the buildings, with high weight carpets being used in areas of heavy traffic.

B. Scott raised the question of the ‘snagging’ exercise to determine that the works undertaken met the requirements of the board of directors. As residents identify problems with the refurbishment the problems should be reported to the estate office and they will then be included in the official ‘snagging’ report. J. Kaye went further, to say that there is a six-month ‘period of grace’ to give an opportunity for problems to come to light and for The Falcons Estate (Battersea) ltd to have any emergent problems resolved.

Concern was raised that the revised ‘lowered’ ceilings as part of the refurbishment would pose difficulties when undertaking remedial works involving the electrics; these doubt was dismissed when it was pointed out that inspection access panels were being incorporated into the design of the lowered ceilings.

. Refurbishment of the Low-rise buildings The question of refurbishment of the low-rise building was raised. The surveyors previously employed by Gross Fine went out of business when the Erinaceous group went out of business. Gross Fine, now part of the Residential Management Group, have identified new surveyors, to undertake a survey of the low-rise buildings, subject to agreeing a fee for their works.

 Financial Sub-Committee Report

J. Byramji presented a review of the financial sub-committee meeting to review the service charge budget, 2009. Two members from the Falcons Estate Residents’ Association, J. Byramji and A. Lavelle attended the service charge budget meeting on 28th. May, 2008

J. Byramji felt that the presence of representatives of the residents’ association provided a reassuring ‘sounding board’ about potential residents’ reaction to the levels of the proposed service charge budget. J. Byramji revealed that he had only recently come to live at the Falcons Estate and that service charge budget review was an opportunity to see how effectively the service charge was being used.

During the meeting there were no substantial changes were made to cost centres on the budget forecast, and every effort was made to keep costs down without allowing the fabric of the estate being allowed to deteriorate.

While it was noted that the service charge cost centers represented essential spending, and could not be avoided, a small number of the cost centers on the budget contributed greatly to the overall sum of the service charge; Staff Costs Power consumption Grounds and Gardens maintenance Insurance Management fees Reserve fund

The reserve fund is particularly important for the undertaking of long term major costs, as identified in the Planned maintenance schedule, to the estate, such as; Refurbishment of the high-rise buildings. Carbonization (an oxidation treatment) of the concrete panels, to increase the longevity of the buildings

[There was a brief digression to discuss options for improving the aesthetics of the estate. While the appropriate equipment is on-site to undertake the carbonization of the concrete panels could any other value be derived, such as; Painting the panels with coloured paints Apply panels It was agreed that options should be investigated at the time.]

A few costs, namely fly-tipping, were under the control of the residents’ themselves. It costs the estate ₤250 to have rubbish removed from estate; the pathway just outside of gate one, Bramlands Close the green area beside gate seven, Bramlands Close

It was re-iterated that resident seeing people ‘dumping’ rubbish should challenge these people or alert the estate office, or J. Kaye directly, that dumping is taking place.

Details of the of the 2006 accounts were not available to explain the overspend, J. Kaye agreed that she would speed up the completion and distribution of the finalized 2006 service charge accounts. It was suggested that a large part of the overspend was due to items such as soaring power costs, and the amount of waste generated over the last twelve months from the grounds –approximately 132 tons of garden waste were generated from the Falcons Estate.

Changes to the budget this year include outsourcing a number of contracts. The advantages of this process are; Reduced liability to The Falcons Estate (Battersea) ltd Use of Service Level agreements to ensure value for money A ‘hire ‘n; fire’ policy if contractors are not performing Benefit of inviting contractors to tender for works to be undertaken

It was felt that the review process was worthwhile; Spending is target in the correct areas Consideration is given to the historic costs while planning for the forthcoming year

Future such meetings should be planned sufficiently in advance to allow a greater number of residents to attend a budget review.

While there have been a number of problems with the preparation and distribution of accounts in the past D. Stephens assured residents that a ‘turning point’ had been reached which would, in the future, considerably speed the preparation of budgets and final accounts.

 Redevelopment Sub-Committee Report

Unfortunately H .Lintell was unable to attend the meeting; B. Scott confirmed that he would ask H. Lintell to prepare a written report to be included with the distribution of the minutes. If any resident has questions or comments that they would like to put to H. Lintell, these should be made through the residents’ association.

 Open Forum

B. Scott initiated a ‘round-robin’ forum to allow residents to bring up topics of concern:

. The leaky roof at Kestrel House has been resolved. Insurance claims for water damage should be made through Gross Fine care of J. Kaye.

. With regard to the service Charge budget for 2009, it was pointed out that while the total of the ‘Maintenance Contracts’ was out by ₤1 the total for the service charge was correctly summed, the difference was explained as a rounding error.

D. Stephens took the opportunity of the meeting to thank J. Kaye for the work she has undertaken for the preparation of the Service Charge budget.

. B. Scott pointed out that the FERA meetings can also be used as a forum for spreading good news

. It was mentioned that the redevelopment of the two buildings, Griffin and Lanner, adjacent to the Falcons Estate had been temporarily put on hold. ‘To let’ notices have appeared on the railings; M . Gregory and J. Kaye, who have been independently communicating with members of the development company, confirmed that a meeting will be taking place towards the end of the year to review the redevelopment project. Further information, pending the report from the Redevelopment Sub-committee, could be found at the Wandsworth Council Planning web-site.

. Grounds / Gardens Concern was raised that, in the more obscure corners of the estate, leaf waste was collecting at the boundary of lawn and borders. The directors said that they would speak with the garden contracting staff to resolve this issue.

A tree surgeon has been working around the estate to remove overgrown trees. The trees are causing damage to footpaths, the common entrances (especially Hawk and Harrier Houses) and the hard standing of the car park areas. While this is leaving some parts of the estate looking a little stark there is a plan to replant these areas with more easily maintainable plantings.

Following on from the earlier discussion of security a number of issues were raised regarding the grounds and gardens: - Some residents had noticed that plants were being removed from the grounds, especially in front of Kite House at gate two, and that the soil was being poisoned with weed killers. - it was felt that it is important to be able to identify visitors genuinely working for the estate and that no one really knew who the gardening staff are. It was pointed out that the contract gardening staff work at the Falcons Estate typically on a Monday and that they generally wear khaki/green style clothing.

- B.Scott agreed to initiate a Gardening sub-committee of the RA

. Fly Tipping It was reiterated that fly-tipping costs the estate ₤250 to have non-domestic dumped rubbish removed the estate. If anyone saw anybody dumping non- domestic waste that the estate office should be informed immediately.

. Entryphone system The directors repeated that the costs of the entryphone system were still being held back pending a resolution of the current dispute. It was further stated that two options were being considered; - create a specification to cost updating the system as it is at the moment to the system which was originally required - create a specification to cost the installation of a new, up to date entryphone system

 Any Other Business

The date of the next Residents’ Association meeting would take place on 16th. September, 2008.

Preliminary additional topics to include - Recycling / Green Issues (any volunteers interested in taking a lead on these matters and representing the RA should contact B.Scott in the first instance)

B. Scott concluded the meeting by thanking everyone for attending.