PCEL AGM- Minute of Meeting 3rd April 2025
Held in the Ovic Centre Pacific Close at 10:30 am.
The Chairman opened the PCEL Annual General Meeting by welcoming members. Apologies received from David Craig, Mrs S Reid
The minutes from the AGM held on the 18th April 2024 had been posted on the website and agreed by all present with no amendments.
The meeting then discussed significant issues regarding lease changes, insurance costs, and the jetty project. The Chairman highlighted the importance of lease amendments for leaseholders and the necessity of addressing the deteriorating condition of the jetty.
The Chairman noted that requests from leaseholders for changes to leases have been addressed after previous delays and a new solicitor has been appointed to expedite this process.
The Chairman thanked Rod Allsworth and Anthony Power for reviewing the budgets for 2026 and beyond and noted their cautious approach to reserves and major items like lift repairs. Thanks were also expressed to Rod for efficiently managing this year's insurance costs with the broker, especially given the significant rise in premiums. His efforts have been very beneficial in controlling increase in premium.
The Chairman reported on the Jetty project, noting he has spent significant time liaising with the relevant statutory authorities. After visual inspections by Tom O’Connor, the board hired consulting engineers to survey the jetty structure. They found the condition of the supporting piles was worse than expected due to gribble attack. The engineers proposed options including reducing the area of the jetty and complete demolition, since leaving it unchanged was not a viable option. Tenders were invited for these options. A leaseholder criticized this approach and wanted alternative designs to be considered but failed to understand that to produce and review each design option would increase costs by thousand pounds. The board are focussed on controlling the costs of managing the estate.
Out of 99 leaseholders, 86% voted for the demolition of the jetty. Only about 10 respondents have used the jetty in the last five years. Following the decision to demolish the jetty, the process to obtain the necessary approvals was begun with the engineers and legal advice was obtained on the head lease. The Chairman approached Ocean Village Developments, who raised no immediate objections. He also consulted with Natural England.
The Chairman stated that 'doing nothing' is not an option. Even in the interim period before demolition, it will be necessary to check for loose timbers and possibly carry out emergency work to remove or secure them. Repairing the entire jetty could exceed £1.5M plus ongoing maintenance costs.
The Chairman explained that he had previously managed the contractors selected to carry out the work and the application process to obtain a MMO licence which has saved leaseholders considerable expense.
However, due to unwarranted and harsh criticism of the Directors and totally unsubstantiated accusations by Dr Correa in widely distributed emails, the Directors are no longer prepared to continue to take on this responsibility. These tasks will now be contracted to Andrew Waring Associates at a cost of several thousand pounds to the leaseholders.
Questions Raised
Mr Lyons expressed concern that the jetty survey sent to all leaseholders was not democratic as only those with computer access could respond. The Chairman challenged this statement by noting that the survey letter invited leaseholders to either complete the online form or telephone Napier with their comments. Any such comments were then included in the report.
Mr. Lyons suggested that the jetty be left as is and allowed to disintegrate over time, and indicated and suggested the engineers had a vested interest in its demolition. The Chairman explained that the landlord, and consequently the leaseholders, could be liable for any damage caused by parts of the jetty breaking away. It was also necessary to prevent access to the structure, and most residents wanted the removal of the security fencing. Lowering the height of the fencing would not be an acceptable deterrent to trespassers.
Several comments were made about external changes to properties and balconies. The balcony in No 64 appears to have been fitted with a plastic handrail. Napier’s to investigate.
Napier’s are to investigate the requirement to redecorate the internal areas of all blocks.
A number of members expressed concern that garages are being sublet and activities that appears to be a car maintenance business. It was agreed the situation would be monitored and appropriate action taken if necessary.
Napier’s are to reissue the Pacific Close Handbook to all letting agents to ensure all “renters” are aware of the various rules.
The meeting closed at 12.30
Those present :
Mr R Vose Chairman.
Mr T O’Connor Director.
Mr A Power Director.
Mr R Allsworth Director.
Mr D Craig Director sent apologies.
Members present;
Mrs H Blackwell.
Mr J Stoddart.
Mr R Lyons.
Mr A Smith.
Mrs S Smith
Mr Enrico Clarke
Mrs A Allsworth
Mrs S Reid sent apologies.
