Stuart Tower

Vodafone Mast

Leigh Fenton — Thu, 14 May 2009 15:06:45 GMT

We have recently had an audit carried out by Ofcom regarding the emissions from the mast on the roof and we are pleased to advise that these are minimal and well below any benchmarks set by Ofcom.

To view the full report please follow this link:

Stuart Tower Ofcom Report 12.02.09.pdf

Stuart Tower Development Consultation

Leigh Fenton — Sat, 19 Apr 2008 20:33:16 GMT

Above: Stuart Tower development plans and perspectives for more click here.

Additionally plans for the Wellbeing Centre can be viewed here

The proposed development project for Stuart Tower is designed to substantially ameliorate the cost of refurbishments, add value to the flats and significantly improve the living environment Please visit this page regularly. It will be used to update owners and residents of the progress of planning permission and the eventual build The initial consultation meeting held on 1st November generated substantial interest and a lively debate. This has led us to the next stage whereby the board will be providing a more detailed financial analysis by mid-November. Feedback and comments are now needed by the end of November in order to be ready for the lessees meeting of the AGM.

Project Outline

• The building of 10 further flats on the southern perimeter – the proceeds from this development to provide the funds for the required refurbishment works without negative impact on service charges and to allow a reduction in service charges during the build period.

• The development of fully landscaped gardens for the enjoyment of all tenants to be sited on the flat roof above the underground car park

• The building of a Wellbeing Centre occupying the land to the side of Stuart Tower and incorporating some of the basement rooms at lower ground level. The Centre will be run as a commercial operation, ultimately rendering rental income to Stuart Tower. All funds raised from this project would be used to reduce service charges. Significant concessions for the use of the Wellbeing Centre by residents and guests will be negotiated

Questions For Proposed Development

Leigh Fenton — Sat, 19 Apr 2008 20:25:23 GMT

Proposed Residential Development – following Consultation meeting (1.11.07)

Mr Mydat raised the point that when he was on the Board of Stuart Tower plans were submitted to Westminster Council to develop the area to the left of ST looking from Maida Vale, but it had been turned down by Westminster Council as there was concern over populating and parking issues.

Westminster Council is promoting a no car policy, therefore parking is not an issue, and planning consultants do not believe that the development of 10 flats will constitute over population.
Also the Board have been unable to find any evidence of a planning application at the time indicated by Mr Mydat. However a previous Board did apply for initial planning and the indication was negative from Westminster City Council because of parking and over populating issues. Council policy on these points has since changed.

Lessee requested details of planned major works as they did not feel they could access full implications of the project without this information.

Lessees were shown details at the meeting and information was later released in hard format with detailed financial information in November. Further financial information will be distributed to lessees prior to the EGM.

Do the potential developments have to go hand in hand or can lessees vote separately on each proposal?

Each project can be looked at on its own merits and the voting forms and proxy forms will reflect this.

Concern was raised over the building of commercial premises on Maida Vale (the Spa)?

There are already several commercial premises on this stretch of Maida Vale, and the board do not think this is a justifiable reason for planning to be turned down and the development will be sympathetic with the existing landscape.

Would the lessees of the proposed development contribute to the main service charge fund of Stuart Tower?

Yes it is proposed they would contribute and it would need to be reflected in the lease structure. Lessees would need to contribute to shared items they would use, such as reception, common parts and porterage.

A Question was raised over the suitability in the market place for a Spa as the restaurant on the corner of Maida Vale and Sutherland Avenue seemed to fail on a regular basis and maybe the market in the area could not sustain such type of businesses?

Nick Cheshire from Rooks Rider Solicitors advised that if the building were fitted out it would be easier to let. He advised it was a case of minimising the risk. NC advised that it would be necessary to ensure well structured paperwork, leases tightly structured and ensuring that guarantors were in place in respect of the Wellbeing Centre.

Questions raised at the AGM – held on the 4th December 2007

Can the proposed EGM be postponed until March?

The Board have now agreed to postpone the EGM until April to allow lessees to fully consult and digest the proposed plans – also the Board have instructed DTZ a firm of surveyors to carry out a valuation report to obtain advice regarding the value of the scheme when completed.

If 10% of the vote objects to the proposal then can the motion be carried

Mark Davies has advised that this is incorrect 75% of the vote on the night, i.e. all those attending or proxies, is required to carry the motion.

Can the Board release details of lessees to shareholders for canvassing purposes?

Legal advice is that names and address’ can be given if asked for – some lessees strongly objected to the idea that such information may be released. However, such information is available from either the voters register or the Land Registry.

Has consideration been given to the development of the roof – to create an additional floor of flats?

Architects and planners advise they could carry out a feasibility study. However, Vodafone have just renewed their lease of the roof area and where there is a break clause to allow for re-development. Stuart Tower must serve Vodafone with one year’s notice and this cannot be served before 2011.

If cost of new windows is to be met from the reserve fund , which in turn will be topped up once the funds come in from the development project, how will lessees who have sold their flats, during this period be treated in respect of being refunded reserve fund monies?

Lessees do not withdraw their contribution to the reserve fund when they sell their property. The value of the flats at Stuart Tower is enhanced by a healthy reserve fund.

What will happen from a tax point of view – will the reserve fund or lessees be subject to3 0% Corporation Tax?

The Board are looking at options with our advisors to try to ameliorate the tax liability.

Will the ambiance of the block change with the residential development as flats currently restricted to two people – such a restriction cannot be made with two bedroom flats?

No. The units will be built as two bedroom flats and not subject to the occupancy clause that currently occurs with the one bedroom units.

Will the residential development mean that current parking spaces will be lost and what provision for parking is being made for the new units

Current parking spaces will be protected and there will be no loss of spaces and at it is proposed that two additional spaces will be created.

Questions From Lessees

Where will the access to the new flats be?

Access to the flats will be via the reception through the hall way of the south wing, it will not be across the NCP roof.

How will the buildings works impinge on the residents of Stuart Tower?

All building works will be strictly regulated, the site will be cordoned off and all building works will be strictly regulated.

What structural alteration to the existing NCP garage will be required to support the additional building. How can this be achieved without interfering with the functioning of the car park?

The structural scheme has not yet been determined, but design will be required to minimise disruption to the residents of Stuart Tower.

How will Stuart Tower receive the proceeds from the development. Does the developer pay Stuart Tower for the site and then make what profit he can from the construction / sale or will there be another arrangement?

As we have not been to the market place with the project we cannot reply in depth on this point but Stuart Tower cannot be open to any financial risk, and we must ensure that the most risk proof option is achieved for Stuart Tower.

To what extent could the current downturn in the property market affect the financial viability of the operation, and the interests of developers?

It is a question of supply and demand and Stuart Tower is in a prime central location so there will always be a substantial amount of interest for properties in the area. However, this can be discussed further when we are in a position to take the project to the market place.

Has consideration been given to increasing the available number of car parking spaces and putting these up for purchase by owners? Who owns the freehold of the NCP car park? Will that be affected and could some or all of that parking be re-claimed?

As part of the residential development proposals, there is scope to provide two or more additional car parking spaces. The freehold of the NCP is owned by Stuart Tower but has been sold off on a long lease to NCP; we therefore cannot reclaim this parking area. Furthermore the return on the residential development will generate more income than developing parking spaces.

How high is the proposed new building? It looks as if the view from or light into the lower floors of Stuart Tower on that side will be affected. Also, these lessees will have to put up with residents in the garden right outside their window with resultant loss of privacy. If so how will those lessees be compensated? Also, how high will the archway into the current back ‘yard’ of Stuart Tower be? It looks as if the building may obstruct access for taller vehicles, such as removal vans?

The proposed new building is situated above the NCP car park and forms two storeys. Lessees will have a dedicated garden buffer zone to ensure privacy. Sunlight and daylight issues have been investigated by a specialist and it has been determined that the proposed new development will not have an adverse affect upon existing flats so far as rights of light are concerned. The proposed archway to the service yard will not obstruct access for taller delivery / service vehicles.

FAQ's

Leigh Fenton — Sat, 19 Apr 2008 20:14:05 GMT

We have attempted to cover all the questions you might have. Please scroll down for a full selection. However, should we have missed any element you consider important we would like to hear from you, so we can add further questions and answers to the website for the benefit of all tenants and owners

Questions relating to the financial elements of the Stuart Tower Development project

How has the process been financed to date?

The process to date has been funded out of the Stuart Tower contingency fund and has not been taken from the Service Charge fund

How will the development of the flats and the garden be funded?

Once planning permission is obtained, property developers will be invited to tender. The full costs of the development will be borne by the selected developer

What will be the basis of the selection of the developer?

Our choice will clearly be based on the developer that offers Stuart Tower the best return. However, we will also take into consideration their track record in terms of responsible, considerate development work and their proposed use of environmentally sustainable materials

What will happen to the funds raised from the developers?

The funds will go into the Service Charge 'pot'. The intention is to use these funds to complete the major refurbishment works including the window replacement project and to reduce the service charges substantially during the period of the build

By how much will the service charges be reduced?

This will depend on the price paid by the selected developer. It is the Board's intention to maximise the income, so that residents will benefit from generous reductions

Questions relating to the development of the Stuart Tower Spa

How will the Spa Operator be selected?

We are working with a Leisure Development Consultant who will help in the process of inviting and considering tenders from established spa operators.

What will be the cost to Stuart Tower of establishing this facility?

There will be no cost to Stuart Tower, but there will be an enhancement in the value of the Stuart Tower estate and of individual flats and an up-to-date Spa facility for residents to enjoy at reduced prices.

What will be expected of the chosen Spa Operator?

The operator will pay all the costs associated with the construction, fit out and operation of the facility. In return the operator will be granted a lease and Stuart Tower would charge an annual rent.

What kind of rental would be expected from the Spa Operator?

Rental income in year one is likely to be waived to take into consideration the initial investment from the operator. It is anticipated however that a substantial contribution to Stuart Tower funds would be accrued from rental income estimated at around £60,000 in year one, rising to around £150,000 in year five. This would offer a further opportunity to reduce service charges

What happens if the Spa Operator goes out of business?

Stuart Tower would retain the freehold ownership of the building and should an operator not remain as a tenant, then the Spa building would revert to Stuart Tower. A portion of accumulated rental income will accrue to provide financial cover in the event of a period of time without at Spa Operator in situ. The Board is also looking into potential insurance cover for such an eventuality.

Questions relating to the build

How long will the building work take?

It is anticipated that the build period will be approximately 9-12 months from start to finish

When is the refurbishment programme (specifically window replacement) scheduled to start?

Our intention would be to run the two projects concurrently to minimize the period of disruption. It is currently anticipated, subject to the necessary planning permissions, for work to commence in July 2008

What steps will be taken to keep disruption to a minimum?

Part of the selection criteria for the developers and contractors will be their track record in considerate construction processes and clear guidelines will be built into the contract to ensure that resident's are minimally disturbed.

Will car parking be affected?

There will be little or no disruption to present car parking arrangements

What additional security measures will be taken during the build period? TBA

In the event of any problems during the build period who should residents contact?

Hayward's Property Services will be the first point of contact for any issues relating to the development or the refurbishment programmes. Giles Mason, Haywards Property Services on Day tel: Night tel:

What are your plans for informing the occupants of neighbouring buildings about the plans?

We are planning consultation meetings with neighbours on 1st November 2007

Above: Wellbeing Centre project 3d Sketch Views for more click here

Questions relating to the Wellbeing Centre

Will the Wellbeing Centre be free of charge for residents?

As part of the negotiations with the selected Spa Operator, we will be seeking a reduced annual subscription for tenants

Will the Wellbeing Centre be open to members of the public?

Yes. The Wellbeing Centre will be run by the Spa Operator along commercial lines and will have a separate entrance from the main road

Newsletter Spring 2008

Leigh Fenton — Sat, 19 Apr 2008 19:49:49 GMT

PROPOSED DEVELOPMENT
As you will be aware an Extra- Ordinary General Meeting of Stuart Tower Limited was held on the 22nd April, to allow lessees to vote on whether they wished to proceed with the proposed potential development of ten residential flats to the rear of the Stuart Tower and a Spa development to the left of Stuart Tower. The Board had hoped that the income raised from the proposed development would ameliorate much of the cost of the major works that are needed at Stuart Tower and believe such a project would significantly improve the general environment of Stuart Tower. We are pleased to advise that the meeting was well attended. After a lively discussion the matter was put to the vote and the resolutions to proceed with the projects were rejected. The Board would like to thank everyone who made the effort to attend the meeting or use their proxy. The Board will continue to work in the best interests of Stuart Tower and look at opportunities to enhance the building and environment.

NEW T.V AERIAL SYSTEM
Work has now been completed on the installation of the new satellite aerial system. The new system will not only improve reception to the block but do away with the need for satellite dishes. We would therefore ask lessees to ensure that any satellite dishes are removed and remind you that it is a breach of the terms and conditions of your lease if you place a satellite dish on the balcony or walls of Stuart Tower.

NEW SECURITY SYSTEM
You will be aware that various works have been carried out at Stuart Tower in recent months to improve the security at the block. These include:-

A new entrance system that has been installed using PAC fobs as opposed to keys.
CCTV cameras have been installed at entrances to the Building and the lifts. These are linked to a VCR Recorder.
The fire exit doors have been alarmed to avoid unauthorized use.

RECYCLING
We would again take this opportunity to remind you of the recycling bins located in the basement. These have proved immensely successful, and we have been able to reduce the number of landfill bins by half. Thank you for your efforts, it is really
appreciated. The porters have recycling bags for those who have not picked one up.
The bins are located in the basement area adjacent to the rear entrance.

THE ANNUAL GENERAL MEETING
As you will all no doubt be aware the Annual General Meeting was held on Tuesday the 4th December at 7.30pm in St Joseph’s School Hall in Lanark Road. We are pleased to say there was a good attendance from lessees to the meeting, and after the formal matters of the AGM were completed, we took the opportunity to take some festive refreshments. During the course of the formal Company business section of the meeting, Civvals Chartered Accountants were reappointed as the auditors for the coming year.
Both Christine Ohlenschlager and Andy Stiff were due to retire as Directors from the Board and kindly agreed to stand for re-election. Both Christine and Andy were re-elected. A vote of thanks for the Directors continued hard work was called for by Mr Kahn of flat 2D Stuart Tower and was unanimously seconded by the meeting.

GARDENS
We are sure you will all agree that the gardens have been extremely attractive this year and Rod Tootell has done a very good job in enhancing their appearance. The gardeners will be carrying out a programme of cutting back and pruning the plants in preparation of the winter and spring season.
If any one has any comments or would like to make any suggestions concerning the gardens please contact Giles Mason at Haywards Property Services who will pass you suggestions on to the gardeners or arrange for a meeting.

SERVICE CHARGE
Lessees will now have received their quarterly service charge demand from Haywards Property Services which was due for payment on 25th March.
Haywards wish to remind all residents about the importance of paying the service charge on time. The smooth running of the block depends on these contributions.

DIRECTORS
The Board is always on the look out for new members who will take an active and interested role in the running of Stuart Tower.

If you are willing and able to offer your time please contact Ann Sullivan on ann@stuarttower.com, or alternatively you may contact the Board via the comments box in the reception of Stuart Tower.

CIGARETTE ENDS
There is a continuing problem of certain residents in the Building disposing of cigarette ends either on or over the edge of balconies to flats, which is not only dangerous, but causes a litter problem. The new No Smoking law came into force on the 1st July and it is now not permitted to smoke anywhere in the common parts of Stuart Tower but nevertheless can you please ensure that all smokers using your flat dispose of cigarette ends in a proper manner.
Still on the subject of balconies, would you please ensure that these are kept clean and tidy at all times and not used for the storage of any extraneous items, washing etc.

STAFF
Since the last newsletter we have had a new porter join the staff of Stuart Tower, we are sure you will join us in welcoming Ronaldo Adoptante, who has been with us for several months now. He has settled in very well and is proving to be a helpful member of Stuart Tower staff.
We would remind you that it is not part of the porterage staff’s duties to escort visitors to lessees’ flats. Please ensure that you make arrangements with any visitor to make use of the phone entry system.

HEALTH AND SAFETY
As part of the ongoing monitoring of all aspects of Health and Safety in the Building, we have been advised that doormats placed outside front doors are a potential tripping hazard. Haywards have already written on this point and if you have not already done so, these mats should be removed immediately.
Please note that the fire doors should not be wedged open at any time.

MR KRAUS
It is with deep sadness that we advise you, that in July of last year Mr Kraus, a long standing lessee of Stuart Tower died. Mr. Kraus was extremely well known around the block and had been a lessee for approximately 30 years and will be sadly missed. I am sure you will all join the Board in passing your condolences and deepest sympathies on to Mrs. Kraus.

HIPS
At the AGM in December 2007, the possibility of introducing a standard template for Home Information Packs for lessees of Stuart Tower to use when they market their flats for sale. The proposal was discussed in depth by Haywards Property Services and Brook Vincent and Partners, the building surveyors for Stuart Tower. It has been decided that to the very individual nature of the HIPS, it is not practical to have a general template, and vendors will need to seek advice when they market their flat from a HIPS surveyor.

SUBLETTING
We would remind you of the importance of applying to Haywards Property Services for a License to Sublet, if you are intending to, or are subletting your flat. It is vitally important that we have details of occupants at Stuart Tower from a Health and Safety point of view and anyone subletting without a License will be in breach of the terms of their lease.

INSURANCE
The Board has once again been able to obtain very competitive rates regarding the buildings insurance and continue to monitor claims closely, most of which are water damage. Your cooperation on ensuring all pipes, sanitary fittings and water vessels for which you are responsible for in your flat are kept in a good state of repair is much appreciated.

LAUNDRY
A lessee has asked us to share his laundry cleaner with you, whom he highly recommends. They are The Swiss Cottage Laundry and will collect on a Friday evening and return on a Saturday evening.
Telephone Number: - 02073288878.

HAYWARDS PROPERTY SERVICES / ERINACEOUS GROUP
As Giles Mason reported at the recent EGM Erinaceous Group Plc has gone into administration but Haywards Property Services which is part of the Residential Management Group (RMG) Ltd is not included in this outcome. RMG have now been sold to a company owned by three leading banks HBOS, HSBC and Lloyds Banks TSB and will continue trading in the normal way. This means that there will be no disruption whatsoever in the management processes but Haywards will now have no connection or relationship in anyway with Erinaceous Group Plc.

COMMENTS
If you have any comments / stories please leave them in written form with the porter, or email them to: ann@stuarttower.com

Tesco Licensing Agreement

Leigh Fenton — Sat, 19 Apr 2008 18:59:40 GMT

A ruling was passed by District Judge Roscoe on 1st February 2008 in regards to the Tesco licensing agreement.

This was an appeal by Tesco against the decision of the Respondent's licensing sub-committee on 21st December 2006 to refuse their application to vary the existing Premises License by allowing the sale by retail of alcohol on Mondays to Saturdays between 08.00 and 23.00 hours and on Sundays between 10.00 and 22.30 hours.

Please click here to view details of the ruling.

Wellbeing centre and spa plans and images

Leigh Fenton — Fri, 02 Nov 2007 12:14:44 GMT

Above: Existing Site

Above and below: 3D Sketch Views

Above: Ground and first floor plans

Above: Entrance / reception

Above: Changing rooms

Plans and Perspectives

Leigh Fenton — Wed, 31 Oct 2007 04:59:26 GMT

Plans for the Wellbeing Centre can be viewed here

Contact

Leigh Fenton — Wed, 31 Oct 2007 04:15:04 GMT

If you have a question please check the FAQ’s first and you may find the answer you are looking for. However, if you have a further query please email info@stuarttower.com and we will respond as soon as possible.

There is also a comment box in reception if you would prefer to contact us in writing.

Resident Pages

Leigh Fenton — Wed, 31 Oct 2007 03:50:41 GMT

FLOOR COVERING
We would remind you that the leases of Stuart Tower require that all floors are covered with carpets to help sound proofing and avoid noise pollution problems within the block. If hard floorings are installed they must have the correct underlay sound proofing to prevent noise disturbance to other residents. You will all appreciate how important this is in such a large block. Any complaints about noise disturbance will be followed up by the Managing Agents and if incorrectly fitted hard flooring is found to be the problem, lessees will be required to replace it with carpet.

SUBLETTING
We would remind all lessees that under the terms of the lease you are required to obtain a Licence to Sublet for any sub-tenancy of a flat. A copy of the tenancy agreement along with copy references taken on the tenants should be sent to Haywards Property Services for approval. All correspondence should be marked for the attention of Shkeila Russ. Please note if you do not have a Licence in place for a sub-tenancy you are in breach of the terms of the lease.

BALCONIES
Once again we would remind everyone the importance of not throwing rubbish or waste from balconies, from both a hygienic and Health and Safety point. You will all appreciate that the disposal of cigarette ends in such a fashion leads to a direct fire hazard. Added to this is the simple point of common curtsey to your neighbors.

RUBBISH
There have been reports of the rubbish chutes being blocked by overfilled rubbish bags. Could all residents please ensure that reasonably sized rubbish bags are only put into the chute. All large rubbish sacks should be taken to the bins in the basement area, adjacent to the lift. All furniture that needs to be removed should not be left in chute area, but either, to be picked up by the bin men, with agreement of Dave, or you can arrange removal directly with Westminster on 020 7641 2000 or their website does contain detailed information of waste disposal options : www.westminster.gov.uk If in doubt please ask the porters for advice.

OVERCROWDING
The leases of Stuart Tower restrict occupation of the flats to two people, to avoid any problems with overcrowding. This remains the case even if a flat has been converted from a one bedroom unit to a two bedrooms. You will all appreciate that overcrowding of the block can lead to security problems and raise issues of concern in respect of Health and Safety. Any lessee found to be overcrowding a unit will be in breach of the terms of their lease and appropriate action will be taken.

CLEAN WINDOWS
Under the terms of the lease lessees are responsible for keeping their windows and window dressings clean, and by doing so the general appearance of the building is enhanced.