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Dear Members
It has been quite a long time since the AGM Meeting in May, I did try to send out an update by email some time ago but only got 5 responses, so not really sure how many people got it.
I am sending this News Letter by post but to save cost going forward can I ask anybody happy to receive emails to email the association email address residentsassociation@glangors.info. I am also including the Minutes Produced from the 2023 AGM.
At the AGM one of my main reasons for standing was I felt I could resolve the impasse between the Residents Association and MSB. I also stated that I intended to come to an agreement with MSB to spend around 30k which was the old Reserve Fund for the estate on projects that eased demands on the Service Charge and improved the estate for all, but to protect the Associations Funds. At the AGM Paul Nicholson (Chairman) asked me if I was aware of and accepted the letter the committee sent to MSB in July 2022 that set out criteria that needed to be met by MSB and the willingness to transfer the Reserve Fund to a Sinking fund held by MSB. I acknowledged that I was aware and accepted it.
I am pleased to say that I have had a couple of meetings with MSB, we had open discussions including discussions on the old reserve fund we were holding. I made it clear that as I lived on the estate and was not working I would not hand over the money to an MSB sinking fund as I would manage agreed projects directly. MSB and I have reached agreement on this, MSB included 3 years accounts in the Service Charge notice meeting the requirement set out in the committee letter of 2022.
The project that MSB has agreed I can take forward and manage is a Full independent survey of all trees on the estate and all recommended work. As there has been no actual tree maintenance over the last 50 years I knew this project would involve major costs. When the survey was completed MSB were a bit shocked at how much work was required and the cost of the work. The cost of the work is just over £17000.00, why so expensive, see below.
Tree Maintenance Project Tree surveyor must be approved by Snowdonia National Park and be able to produce the required BS:3998 (2010) report. Submit Survey Report and work schedule to Snowdonia National Park for approval and manage any queries. Criteria for Survey to Assess Stability of trees Need to raise canopies in areas of Roads, Car Parks and Walkways. Look at trees that threaten buildings, sewers, water supplies. Trees affecting Drying and Bin areas Project to include removal of all pruning and tree felling waste.
It is important that this is an independent survey and report, personal preferences can not be accommodated. For example in the more than 10 years I have lived here because of tree growth I have lost my view of Harlech castle and the Snowdonia range. The work being carried out will not improve my views, I mention this as an example of how an independent survey needs to work and can not accommodate individual preferences.
Although the cost of this project is £17,000 I believe the letter that was sent to MSB in 2022 (which I believe was voted on by Members) means I have the authority to continue with this project. I know it wont please everybody but it benefits all leaseholders in all parts of the estate, and as the Reserve Fund was paid by all Leaseholder not just Members of GGRA I believe it is a good project. I would appreciate your thoughts, you can email me at the email address already listed or write to me at 83 Glan Gors, LL46 2NX.
My discussions with Mark Foreman of MSB included looking at ongoing estate maintenance that they need to start scheduling going forward including they plan for costs. Items discussed so far include ongoing tree maintenance, resurfacing of paths around the estate, repairing and enlarging the drying area at the front of the estate.
We have also discussed that MSB need to look at replanting trees around the edge of the estate as these were a requirement of Snowdonia National Parks. Please email me with any ideas you have. One thing that I have discussed with MSB in relation to the current tree project is the planting of an orchard in the middle of the main green. This is in part to pacify Snowdonia National Parks as we will be looking at removing around 14 trees of different sizes.
What we don’t want to do is plant really large trees and fruit trees would produce a useful crop for residents. Again we would be interested in your views on this.
Dumped Rubbish (Fly Tipping) We have a real problem with Leaseholder and Tenants dumping Household items and Building Rubbish. There is a Recycling Center just a couple of miles away, you can also arrange for the council to collect items from your property, you arrange this through the Gwynedd Council Website.
Dumping your unwanted items in or around the bin areas is actually FLY TIPPING as the council will not take it away. Recently a leaseholder dumped Plasterboard in one of the green bins in the middle car park. The council actually removed it and left it in the car park as it is illegal to dump or put plasterboard in the bins. Plasterboard is classed as HAZADOUS WASTE and requires special disposal. A couple of times in the past illegal waste in our bins has severely damaged the waste collection lorry. We also have an issue with having to request that bins need to be emptied more often than scheduled. One of the reasons we have this issue is the crap people put in the general waste bins, TV’s, Chairs, Prams, Microwaves. I DO NOT need to explain non of these items should be in the green bins. If people continue to abuse the bins then Gwynedd Council would be within their rights to simply refuse to empty our bins.
 
Final Comment It has taken a lot of effort and time to come to a point where in my view we have a working relationship with the Managing Agent MSB. Also coming to agreement on how the Old Reserve Fund should be spent, it took a bit of effort to get MSB to accept that I was not willing to transfer any funds to them and manage the projects myself.
If we are honest MSB have actually done a good job looking after the estate and keeping the Service Charge low, though we have to accept that the Service Charge will have to increase at some point.
The estate insurance has gone up from around £11,000 9 years ago to over £23,000 plus all other things have gone up in price a great deal in the last couple of years.
I must also urge you to read all the documents that come with the Service Charge Invoice, I know many people I have spoken to have missed the rise in the excess on properties empty for more than 30 day’s who do not comply with insurance instruction. The new excess is £20,000!!!
I will aim to send out a Newsletter in February 2024 giving an update and details of the next AGM which I am aiming to go back to Easter as long as I can book the hall. Easter was always a good choice historically as many more people tended to be here. Please remember you can email any queries or comments to our email address residentsassociation@glangors.info. Web address www.glangors.info Peter Hunter Marks 83 Glan Gors Glan Gors Residents Association Chairman
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