Minutes of the Annual General Meeting of Kennington Park Estate Tenants’ and Residents’ Association held online on 13 June 2024
Present: Joan Twelves (Chair), Joules Broderick, Erica Edwards, Marilyn Evers, Tanya Harm, John Hibbert, Chris Wells, Kerry Young.
In Attendance: Florence Eshalomi, Shelia Gammans, Hyde Customer Involvement Lead in London,
Apologies for Absence
Apologies for absence were received from Cllr Liam Daley, Stephanie Poynts
The Chair welcomed residents of Kennington Park Estate to the meeting, she also welcomed Florence Eshalomi, standing as a candidate in the forthcoming general election. She introduced Sheila Gammans, new Hyde Customer Involvement lead for the area.
Annual General Meeting
Minutes of the 2023 Annual General Meeting held on 1 March 2023 for approval and matters arising from the minutes
The minutes of the 2023 Annual General Meeting were approved as a correct record of that meeting. There were no matters arising from the minutes not covered by the current agenda.
2023 to 2024 Annual Report from the Tenants’ and Residents’ Association of Kennington Park Estate
A detailed Annual Report was circulated to residents in advance of the meeting. The report covered the following issues of interest and concern to residents and the activities of the Tenants’ Association on behalf of Kennington Park Estate:
- New Neighbourhood Service
As reported previously, Hyde had informed residents ‘We are putting more resources into delivering local services and aim to be more responsive and have a greater presence in our neighbourhoods’. However, it was noted that the current (June2024) position was that the Neighbourhood Officer appointed in February had since left the employment of Hyde and Kennington Park Estate was without a Neighbourhood Officer and awaiting with some concern the appointment of a successor.
- Parking management and enforcement
It was confirmed that Hyde was aware of performance shortcomings with UKCPM, the parking management and enforcement contractor, and was working with UKCPM to improve parking management across all areas to ensure fairness and ease of use for residents. Residents agreed the service to residents remained unsatisfactory.
- Estate Inspections
It was reported that, for many years KPETA representatives had worked closely with Hyde staff on Estate Inspections. Unfortunately, since introduction of the new Neighbourhood Service, regular Estate Inspections had not resumed. It was identified as of crucial to a good standard of management of the Estate to ensure regular liaison with the new Neighbourhood Officer as soon as a new appointment was made and during completion of the required induction and training.
The contract for cleaning and grounds maintenance was with Cleanscapes/Groundscapes. Hyde intended to retender the contract in the coming months possibly for a January 2025 start to the new contract. It was confirmed that communal repairs were reported on every Estate Inspection, however, the Hyde response to communal repairs could be slow. Separately, the Tenants’ Association reported specific issues of concern affecting communal areas in an attempt to maintain standards.
- Electrical mains replacement programme
As previously reported the electrical mains replacement programme had not been extended across the Estate. Key, Sherwin, Lockwood, Blades and Hornby were included in the programme. Subsequently communal lighting in Alverstone and Blythe was replaced with LED lighting, but electrical mains replacement was not included for those blocks. The necessity for mains replacement work was explained by Hyde as follows: ‘Existing electrical rising and lateral mains system obsolete. Cables, distribution boards and associated switchgear require replacement. Existing installation no longer complies with current regulations Spares for distribution boards and associated switchgear no longer available.’ However, some blocks of flats on the Estate had not had electrical mains or communal lighting replaced. Hyde justified this on the basis that those blocks had been inspected and were not a priority for electrical mains replacement.
- Cyclical Decorations
Cyclical decorations were last undertaken at KPE in 2015, eight, nearly nine years ago. Some two years ago the Hyde website confirmed KPE was in the cyclical decorations programme for 2024. This information was no longer on the website, replaced with: Our latest planned maintenance programme is currently being reviewed. We’ll update this page when it has been finalised. The TA had maintained constant contact with the senior member of Hyde staff with responsibility for cyclical decorations, seeking confirmation of the schedule for Kennington Park Estate. Meetings between the TA representative and the responsible Hyde staff, left them in no doubt about the state of decorations and the urgency of the situation. It was reported a meeting with Hyde earlier that day confirmed a restricted programme of block entrance doors and stair cores were to be redecorated in 2024 and pre consultation letters were to be issued to residents shortly.
- Service charge scrutiny and review
Whilst acknowledging national economic circumstances, this unprecedented increase in rent and service charges was a shock to most residents. Throughout the whole of the last year, The TA was in detailed correspondence with the Hyde Service Charge Team, identifying specific service charges for careful scrutiny submitting an enquiry on each one, (CCTV, Communal Electric costs, Controlled Door Entry, Fire Safety: Responsive Repairs, Management Charge, Buildings Insurance, Play Area Inspection). The response in the case of three of these charges was that the charge was incorrect and Hyde had made a mistake. CCTV, Controlled Door Entry and Play Area Inspection.
- Installation of a new CCTV system
No full resident consultation was offered or undertaken in advance of installation of 100 CCTV cameras across the Estate. KPETRA repeatedly expressed concern. Hyde responded to confirm that as there was no capital cost to residents, no consultation was required. However, the 2022/23 service charge actuals, received in autumn last year, included a figure of £163,000 for CCTV installation. The Tenants’ Association responded immediately to object to this charge from several perspectives. The formal response from the Service Charge Team failed to address the issues raised.
- Hangars for secure bike storage
The Tenants’ Association continued to make the case for more bike hangars on the Estate. It is, not permitted to store bikes or other items on balconies and in other communal areas where it impedes free movement, hampering potential means of escape.
- Kennington Park Estate Magee Street Office
Hyde intended to convert the office back to residential. However, as Hyde staff and contractors visiting the Estate required a base and basic facilities, this plan appeared to be on hold for the foreseeable future. Hyde has also confirmed the office could be made available for Community Centre use during the construction phase of the refurbishment of the Centre and redevelopment of 8A Harleyford Street.
- Community Centre
Hyde intended to bring the building up to date and extend the floorspace, along with construction of a small block of social rent flats on the site of 8a Harleyford Street. (More detailed discussion under a separate item on the agenda.) The KPCC Community Benefit Society continued to offer free school holiday activities with good food, funded by Lambeth Council, the Department for Education and the Community Benefit Society, plus other services such as the warm hub in winter months.
- Ward Boundary Changes
Kennington Park Estate now divided between two wards, Kennington Ward and Oval Ward, therefore represented by six Ward Councillors.
- Development of the gas holder and Tesco sites (Oval Village) by Berkeley Homes
TA representatives continued to attend the Berkeley Homes community liaison meetings to ensure residents of KPE were not significantly affected and the KPE resident perspective remained a priority for Berkeley Homes.
- TfL site redevelopment, Montford Place
In partnership with Grainger plc, planning permission was awarded to TfL for some 150 homes including 40% affordable, plus live/work light industrial space/studios, adding to the many construction sites close to and affecting Kennington Park Estate.
- Surrey County Cricket Club (The Oval)
TA representatives attend regular meetings with SCCC. In September last year, SCCC in collaboration with Lambeth Council announced a plan to reimagine Kennington Oval between Harleyford Street and Bowling Green Street. The TA expressed concern that SCCC, encouraged by the local authority, considered it acceptable to take over a local public road to extend its concourse for its own commercial purposes and advantage. This was likely to be at severe detriment to residents of Kennington Park Estate. The TA made strong representations to this effect to the Council and SCCC.
- Introduction of School Streets
At the beginning of 2024, the Council announced the introduction of Bowling Green Street as a ‘School Street’. The Tenants’ Association immediately assessed the likely effect on residents of the Estate of the associated traffic restrictions. While residents of KPE, no doubt support the idea of school streets, Bowling Green Street was the only route for vehicles to enter a significant part of Kennington Park Estate. Evidence suggested that, with no enforcement other than the road traffic sign, vehicles continued to access the Street to enter the Estate via Magee Street at the restricted times. Residents experiencing problems with access through Bowling Green Street at those times, were encouraged to inform the TRA.
2023/2024 Finance Report
The Chair presented the 2023/24 Finance Report.
It was reported that the Tenants’ and Residents’ Association had been with Barclays Bank for many years but, due to changes to the way it dealt with small community accounts, the Officers decided to transfer the account to the Metro Bank. The three principal TRA officers were the formally authorised signatories. It was also reported that a minor change to the terms of the mandate instructions was required to facilitate online banking, and the meeting was invited to agree that one signatory only was required in respect of bank online payments, but that such payments required written advanced authorisation by two of the three signatories, a record of which to be retained by the Treasurer.
It was agreed by a unanimous vote to approve the proposal that one signature only was required in respect of bank online payments, but that such payments required written authorisation in advance by two of the three signatories, a record of which to be retained by the Treasurer.
Nominations to the Executive Committee of the Tenants’ Association
Nomination and election of Officers of the Tenants’ Association
Joan Twelves was nominated for the position of Chair. Nomination duly seconded and on a unanimous vote in favour elected as Chair.
The Chair nominated Joules Broderick for the position of Deputy Chair. The nomination was seconded and on a unanimous vote in favour, Joules was elected to the position of Deputy Chair.
Marilyn Evers was nominated to the position of Secretary. The nomination was seconded and on a unanimous vote in favour, Marilyn was elected to the position of Secretary.
Steph Poynts was nominated to the position of Treasurer. The nomination was seconded and on a unanimous vote in favour, Steph was elected to the position of Treasurer.
Nomination and election of block representatives
The following were approved as block representatives:
Grace and Brockwell: J Gore. Sherwin: J Broderick. Abel, Lohmann and Hornby: M Evers. Key and Blythe: B Jennings. Alverstone: A Beale. Blades: S Poynts and J Twelves. Vacancies, Read and Lockwood.
Any Other Business
The Annual General Meeting was held in association with a general meeting of the Tenants’ and Residents’ Association and various housing management issues were discussed under that meeting.
Minutes of the Meeting of Kennington Park Estate Tenants’ and Residents’ Association
held online on 13 June 2024
Present: Joan Twelves (Chair), Joules Broderick, Erica Edwards, Marilyn Evers, Tanya Harm, John Hibbert, Chris Wells, Kerry Young.
In Attendance: Florence Eshalomi, Shelia Gammans, Hyde Customer Involvement Lead in London
- Apologies for Absence
Apologies for absence were received from Cllr Liam Daley, Stephanie Poynts
- Minutes of the KPETRA meeting held on 24 November 2023 and matters arising from the minutes
The minutes of the last meeting of the TA held on 24 November 2023 were approved as a correct record of that meeting. There were no matters arising from the minutes not covered by the current agenda.
- Housing and estate management issues for the attention of Hyde management
A resident of Lohmann House reported on the deteriorating condition of kitchen fitments. It was agreed to approach Hyde on behalf of the resident. The Hyde website was referred to particularly in terms of information for tenants. Hyde was promoting new features of My Account as a significant development for the convenience of residents, however a resident expressed disappointment in that the information relevant to individual residents was not sufficiently detailed or transparent. Concern was raised with reference to the standard of cleaning and grounds maintenance.
With reference to cyclical decoration of external communal areas of the Estate it was reported that a meeting with senior staff from Hyde earlier that day confirmed a restricted programme of decoration of block entrance doors and stair cores was to be undertaken in 2024 and pre consultation letters were to be issued to residents shortly. The TA representative had been in constant contact with the responsible Hyde manager and Hyde was in no doubt of the urgent need for external decorations.
It was confirmed that the Neighbourhood Officer appointed in February had since left the employment of Hyde and Kennington Park Estate was without a Neighbourhood Officer and awaiting with some concern the appointment of a successor. The TA representative expressed concern in that the Neighbourhood Officer vacancy meant that essential regular estate inspection were not undertaken and on an estate of 12 blocks of flats and 750 residential units regular, rigorous estate inspections were critical in relation to maintaining standards and monitoring and managing building safety issues. Florence Eshalomi also expressed concern and encouraged Hyde to ensure an appointment was made to the post without delay and before possible further delays over the summer months.
- Rent and service charge increases for 2024/2025
The Tenants’ and Residents’ Association was in lengthy and detailed correspondence with Hyde in relation to anomalous service charges. Evidence suggested Hyde continued to make the same mistakes and if not pressed on behalf of residents the mistakes remained in the charges year on year. Work continued.
- Kennington Park Community Centre refurbishment and redevelopment
The Chair presented a summary of the current position with plans for refurbishment of the Community Centre and the redevelopment of the site of 8a Harleyford Street. Throughout discussions with Hyde, residents had made it clear that refurbishment of the current Community Centre building was the much-preferred priority as opposed to demolition and new build. Hyde had agreed this was the most appropriate position in the circumstances and after further discussion in relation to changes to the Community Centre Hyde intended to submit the full planning application to the Council in September. 8A Harleyford Street was to feature community use on the ground floor including a café, a substantial sized activity/meeting room, with eight social rent flats above. The Community Centre was to be refurbished with an extension to the community meeting room to facilitate space for meetings/activities in that space while other activities occupied the main hall. The main hall was to be redesigned to support drama/arts performance including appropriate audio visual and storage facilities. WCs were to be completely redesigned. Extra storage to be provided in the external area.
6, School Streets and Kennington Oval Reimagined
While residents did not object the concept of school streets and supported the natural desire of Henry Fawcett School to have a more welcoming, calmer environment at the entrance to the school on Bowling Green Street, residents were very concerned that the traffic restrictions at school opening and closing times disadvantaged residents of blocks accessed from Magee Street. A resident who had paid for on street parking and used Bowling Green Street for parking reported finding it difficult if not impossible to park nearby as Clayton Street was the only street left where parking was permitted and was, as a result in great demand. Doubt was expressed in relation to information issued to residents to ensure all nearby residents were aware of the forthcoming changes to the public roads intersecting the Estate some of which were essential for access to several blocks of flats serving some 400 households.
7, Any Other Business
Sheila Gammans, the Hyde Customer Involvement lead for the area was thanked for attending the meeting. Sheila confirmed she found the proceedings interesting and informative.
- Date of next meeting of the Kennington Park Estate Tenants’ and Residents’ Association
The next meeting was scheduled for September 2024, precise date to be confirmed.