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Enfield Island Village Residents' Association
Annual Report 2006

Introduction

1.         This is the first Annual Residents’ Association (RA) Report to residents and will be presented each year from now on to accompany the Annual General Meeting notification.  Whilst no place is perfect, the Island and its environment are out with of the norm and provide a unique place in which to live.  It is also a relatively safe haven to live in.  It has pleasant, picturesque surroundings is close to Epping Forest and surrounding countryside and within easy reach of London.  The RA is committed to maintaining and improving the quality of life for residents on the Island and has appointed CPM Asset Management Limited to help manage the Island on its behalf. 

2.         CPM’s commitment to the Island is evident from the fact that it has listened to the RA directors and, at their behest, established an office on the Island to house a resident Property Manager.   The current incumbent, Iain Campbell, has been ‘in residence’ at No 39 Island Centre Way since August 2005 and can be contacted Monday to Friday between 9am and 5pm.   We venture to suggest that few management companies would be willing to invest in a dedicated office with an on-site property manager to oversee the day to day running of the Island.  The RA has also established a dedicated website at www.eivral.com. Here residents can learn about the Island, its history and other information of relevance to resident.  The website also has a Bulletin Board which residents can use to communicate with one another to share their experiences of living on the Island.  It, alone, is proving to be a popular feature and is well worth a visit!

3.         There are many facets to managing the Island.  This report concentrates on a few main areas with the aim of giving you a flavour of what is involved, protocols to be observed and some issues which have needed to be dealt with during the past year.   It is worth mentioning that the RA is responsible for managing the Island - not policing it.  Should residents observe any criminal or anti social behaviour then they should report it to the appropriate local authorities to deal with; namely the police or the council.

General Issues

4.         Island ‘Constitution’.  The Island is made up of 3 main elements; 10 Block Management Companies (BMCs), the Residents’ Association (RA), and 2 housing associations; namely, Presentation Housing and London & Quadrant Housing.  The BMCs have their own areas, or real estate, to maintain/manage in addition to the block(s) of flats themselves - for which they pay an annual Service Charge.  The RA is responsible for ‘overseeing’ the whole Island, with particular responsibility for maintaining common areas of land/buildings/infrastructure, out with of the areas managed by the BMCs.  These include, most notably, certain aspects of sewerage, the parkland in the center of the Island, the water tower, canal arm and basin, the Rifles footbridge and the Constitution Bridge which provides access to Government Row.  Maintenance of these areas is funded through the levy of an annual Rent Charge on all residents.  Note, this Rent Charge is in addition to the Service Charge paid by residents of the BMCs and the council tax levied on all residents by the London Borough of Enfield Council.

5.         Company directors (volunteer residents) are appointed to run each of the BMCs and the RA.  All, bar one management company, have in turn appointed CPM to act as their Managing Agent.

6.         Conforming to Terms of a Lease and Restrictive Covenants (RCs).  There are certain rules and conditions for living on the Island which are contained within the respective Leases for those living in flats and in Restrictive Covenants for all those living on the Island.  Both are designed to ensure that the look and ambiance of the Island, and its environment, are maintained.   The main rule that is commonly broken by flat owners is the one that states that no satellite dishes are allowed on any of the blocks of flats.  The one notable RC that householders often break is that no changes should be made to the exterior of their house which will be at variance with the rest of the houses on the Island.  Our experience is that many flat owners and householder are either ignorant of the rules or choose to ignore them.  The rules are there for a reason and if you choose to ignore them then you may be held ‘accountable’ when you come to sell your property.  If you require any advice concerning RCs then it is suggested that you consult your solicitor.  

7.         Use of Bin Stores and Fly-tipping. 

a.         Bins Stores.  These are for the use of flat owners ONLY.  Householders are not allowed to deposit their household rubbish in the bins stores.  To do so is tantamount to flat owners putting their rubbish in your back garden.  Flat owners pay a separate service charge for the upkeep of the bin stores which are barely big enough for their refuse needs let alone ‘others’.  If you are a householder who uses the bin stores then please refrain from doing so.    

b.         Fly-tipping.  The removal of large items, particularly large household items such as beds and mattresses and fridges/cookers is the responsibility of the individual.  This applies to both flat owners and householders!   What you must NOT do is leave such items next to the bins store, or on other parts of the Island.  To do so is deemed fly-tipping which is a criminal offence and as such punishable.   The irony is that the Council will remove most large items for FREE.    All it takes is a simple phone call to their waste disposal department on 020 8379 1000.   Items which are not reported and fly-tipped will be removed by the RA – but the cost will be added to your rent charge or service charge.  So, if you see someone in your area dumping rubbish speak to the person concerned or report it to the Council’s Environmental Crime Unit, once again on 020 8379 1000.  If you choose to ignore someone you see fly-tipping then be prepared to pay for his/her criminal and anti-social behaviour!

8.         Vandalism.  There will always be elements within a community who disrespect property and the rule of law.  The Island is no different in this respect and is not immune to acts of vandalism.  However, the difference is that the RA has a  strong liaison with the police and in particular the Safer Neighbourhoods Team who meet regularly with Island representatives to discuss and investigate areas of common concern. There has been a marked improvement in combating vandalism and crime in recent months and this is in large part down to initiatives by the police to engage with the local community, to follow up on complaints, and to increase their profile and presence on the Island through more regular patrols. 

9.         Non Payment of Service/Rent Charge.  The Island is for the most part private and relies on monies collected through the Service or Rent charge to fund maintenance aspects.  Some residents, for whatever reason, have not paid their service/rent charge.  This is illegal and, more importantly, impacts on all who live on the Island. If monies are not forthcoming then the necessary infrastructure on the Island cannot be maintained adequately. For example there is an ongoing issue concerning the small development of houses on Government Row built originally by Ward Homes.  The owners are members of the Residents’ Association and as such legally required to pay the annual Rent Charge.  However, some are contesting paying it because they are not satisfied with the way the development has been completed.  Essentially, the infrastructure, particularly the road is not deemed to be of an ‘adoptable standard’.  The RA agrees and has raised the issue with both the Developers and the Council Planning Department but has, to date, achieved little in the way of progress.  The issue is not of the RA’s making as it has yet to accept responsibility of the area from the developers; nonetheless, the residents continue to hold the RA ‘accountable’.  This is not only unjust but unacceptable.  Despite this the RA continues to battle on behalf of the residents whilst also seeking to educate them on their social as well as legal obligations as members of the RA.

10.       Parkland.  The RA has now formally accepted responsibility for upkeep and maintenance of the parkland in the center of the Island.  In preparation for this the RA awarded a new contract to the Platinum Gardening Company which also won the contract to maintain the gardens of the various Block Management Companies.  We believe that Platinum have made a significant improvement to the overall look of the Island which is reflected in the well manicured gardens and parkland. The parkland is unarguably a major asset with its picturesque landscaped areas and play parks.  It is disappointing to note therefore that within a week of planting 25 trees, vandals had torn them all up and that the play park on the southern part of the park, despite having £4000 worth of repair work, has now been vandalised once more. Upkeep of this area is a major expense and it is incumbent upon all to ensure it is treated with respect.  This includes the exercising of dogs.  Owners are asked to clear up after their dogs and not allow them to damage the flora and fauna which are expensive to replace. 

11.       Block Management Company Parking Areas.  As previously stated flat owners pay for upkeep of the hard landscape areas around their flats.  This includes the parking spaces which are provided for the exclusive use of flat owners and their visitors.  Householders are not to use the spaces for their own use. Parking in some areas is at a premium and just sufficient for the needs of the flat owners.

12.       Drains and Sewage Problems.  As mentioned previously the RA is responsible for maintaining the sewage system on the island.  The waste from properties on the Island flow into 7 storage chambers located strategically around the Island fitted with submersible pumps which discharge automatically into the off-Island main sewer system.  The sewage pump stations are designed to handle foul water, natural human waste and biodegradable products. Other household waste and non-biodegradable products should never be disposed of through the drainage system.  Disposal of non bio-degradable products will affect the reliability of all pumping stations, causing pumps to block and storage chambers to become congested with non-pumpable waste.  For example: 

Nappies • Sanitary Products • Cleaning Rags • Cloths • Medicines and Medical Equipment. Syringes and Hypodermic Needles • Cooking Oils • Incontinence Materials.

13.       Such waste entering the Island’s pumping stations has caused major problem this year and resulted in higher maintenance costs than expected.  This is reflected in your Rent Charge and we ask that residents refrain from putting these items down the toilet or drains to help us reduce blockage/repair costs.

CONCLUSION

14.       The above is only a flavour of what is involved in running the Island.  Your representatives, the RA and Block Management Company directors, are conscious of the problems and costs associated with living on the Island and seek to minimise these wherever possible.  Better communication with residents and raising peoples’ awareness and understanding of issues associated with the Island is deemed crucial in achieving this aim.  Only by engaging with residents and showing them that they can make a difference can we hope to make the Island a better to place to live.  The RA has made some significant improvements to date and will strive to improve things even further.  We trust you will agree and support us in our future endeavours!

24 November 2006