The Spectacle Works & Flats 624-634 Barking Road are managed by Westbury Residential in collaboration with the Right to Manage (RTM) Directors. For any property-related issues, please contact Westbury using the details below.
0207 751 8099
020 3764 5599 (Emergency out-of-hours only)
Fiona Williams - Senior Property Manager
fiona.williams@westburyresidential.com
Carolynn Goodsir - Assistant Property Manager
carolynn.goodsir@westburyresidential.com
Leonie Butler - Service Charge Credit Controller
leonie.butler@westburyresidential.com
Alison Mooney - Lead Director
alison.mooney@westburyresidential.com
The Spectacle Works RTM (Right to Manage) is legally required to ensure our building meets fire safety standards, as mandated by UK regulations. We’re committed to keeping our community safe, please follow these guidelines:
—— Fire Action Notice
—— Keep Communal Areas Clear
—— Front Door Upgrades (Post-Grenfell Requirements)
Following the Grenfell tragedy, new fire safety regulations require leaseholders’ front doors to be upgraded to meet enhanced standards. The Regulatory Reform (Fire Safety) Order 2005 applies to “the common parts of the building, including the structure and exterior, and any flat entrance doors” (Section 1, amending Article 6). This means front doors must comply with fire resistance standards, such as FD30S (30-minute fire resistance with smoke seals). The Building Safety Act 2022 mandates ongoing accountability: “The responsible person must ensure that fire safety measures, including flat entrance doors, are maintained and inspected regularly” (Section 156, amending the Regulatory Reform (Fire Safety) Order 2005). Under current guidance, each door must be inspected annually to ensure compliance and safety. These upgrades are the responsibility of individual leaseholders, with costs charged accordingly.
Cleaning/Garden maintenance happens throughout the year, we've mapped out the approximate timings for these below. If you have a problem with a specific service please contact carolynn.goodsir@westburyresidential.com
—— Internal Hallways
Weekly / Thursday
The internal hallways and stairwells are swept and vacuumed weekly, usually on Thursdays. This routine encompasses dusting light fixtures, wiping down primary and fire doors, sanitising handrails and banisters, cleaning hallway windows, attending to skirting boards, and removing cobwebs from corners and ceiling edges.
—— External Walkways
Weekly / Thursday
These are cleared of leaves, debris, and litter weekly, typically on Thursdays, ensuring a tidy pathway for all.
—— Chemical Paving Clean
Last completed April 2024
For the removal of persistent stains and residues, we're considering a chemical cleaning approach. This method utilises specialised solutions to deeply clean paved surfaces, eradicating tough stains and organic growths such as moss and algae. The process involves applying these chemicals, allowing them to take effect, and then rinsing or power washing for an in-depth clean.
—— Window Cleaning
Yearly
—— Garden Maintenance
Monthly
Conducted Monthly, garden maintenance includes clearing rubbish around the garden beds (notably in Augers Lane), removing overgrown elements attached to the building, and general weeding.
Rubbish collection
The council collects our rubbish from both bin stores on Tuesdays and Fridays. Only standard household waste as detailed below is taken anything else is left and incurs a cost to leaseholders for removal
—— Non-recyclable waste bins (black)
Allowed
General plastics (bags, non-recyclable packaging)
Polystyrene foam & takeaway containers
Personal hygiene products (nappies, sanitary items)
Food-soiled paper & cardboard
Non-recyclable household items (broken ceramics, toys, hangers)
Food waste
Pet waste & litter
Vacuum contents
Not allowed
Large/Bulky items:
Furniture (sofas, chairs, wardrobes)
Appliances (fridges, washing machines, ovens)
Electronics (TVs, computers)
Exercise equipment (treadmills, stationary bikes)
Large toys & playhouses
Hazardous Waste:
Paints, chemicals, pesticides, poisons
Clinical waste:
Dressings, swabs, pads, stoma bags, needles
—— Recycling bins (Green)
With the rise in work from home and home deliveries, our recycling bins are filling up faster than ever. Please take a moment to cut and flatten down your boxes before placing them in the bins. This small act can make a big difference.
Allowed
Cardboard/Paper:
Cardboard boxes (polystyrene removed)
Cereal boxes
Junk mail, envelopes, newspapers, magazines
Brochures and leaflets
Plastic Packaging:
Fizzy drink, water, milk, and shampoo bottles
Cleaning bottles
Yoghurt pots, plastic punnets, and trays
Tins and Cans:
Drink cans, food tins, and metal lids
Empty aerosol cans (e.g., deodorant sprays)
Glass:
Wine, beer, milk bottles, and glass jars (e.g., sauces)
Others:
Aluminium foil (clean and dry)
Tin foil food trays
Not allowed
Cardboard/Paper:
Greasy pizza boxes (except clean lids)
Juice, soup, milk cartons
Plastics:
Polystyrene
Cling film
Organics:
Food
For a more comprehensive information refer to the Newham Council website here.
Bulky waste collection
Refuse collectors will not collect bulky items like these from our bin room or car park. Collection for such items must be organised directly with Newham Council and be collected from the pavement on Jedburgh Road. Residents found dumping bulky waste inappropriately will be held responsible for the removal costs.
—— Bulky waste the council collects
—— Our local tip/recycling centre
Jenkins Lane Recycling Centre
Location and opening hours
Opening hours are 7.30am – 5.45pm,
Monday to Sunday.
Address:
Jenkins Lane Reuse and Recycling Centre
Jenkins Lane
Barking
IG11 0AD
Access: via Jenkins Lane.
Finding your parking space
The majority of flats have dedicated parking spaces which differ from the flat numbers, the table/plan should enable you to find out which space is allocated to your flat. Please do not park in another residents space even if it appears to be frequently empty
—— Parking bay allocation
Flat 1 — Bay 1
Flat 4 — Bay 2
Flat 2 — Bay 19
Flat 3 — Bay 3
Flat 6 — Bay 24
Flat 9 — Bay 4
Flat 10 — Bay 6
Flat 11 — Bay 14
Flat 12 — Bay 23
Flat 14 — Bay 9
Flat 15 — Bay 26
Flat 18 — Bay 12
Flat 19 — Bay 13
Flat 21 — Bay 25
Flat 22 — Bay 15
Flat 23 — Bay 17
Flat 24 — Bay 8
Flat 25 — Bay 28
Flat 26 — Bay 20
Flat 27 — Bay 18
Flat 28 — Bay 36
Flat 29 — Bay 37
Flat 30 — Bay 10
Flat 31 — Bay 21
Flat 32 — Bay 22
Flat 33 — Bay 57
Flat 34 — Bay 58
Flat 35 — Bay 11
Flat 38 — Bay 5
Flat 39 — Bay 59
Flat 40 — Bay 60
Flat 46 — Bay 16
Flat 50 — Bay 43
Flat 51 — Bay 42
Flat 52 — Bay 44
Flat 54 — Bay 7
Flat 55 — Bay 30
Flat 56 — Bay 32
Flat 57 — Bay 33
Flat 59 — Bay 29
Flat 60 — Bay 40
Flat 62 — Bay 39
Flat 63 — Bay 41
Flat 64 — Bay 45
Flat 67 — Bay 48
Flat 68 — Bay 46
Flat 70 — Bay 47
Flat 72 — Bay 55
Flat 73 — Bay 56
Flat 74 — Bay 54
Flat 77 — Bay 27
Flat 78 — Bay 35
Flat 79 — Bay 34
Flat 80 — Bay 53
Flat 624 — Bay 51
Flat 626 — Bay 52
Flat 628 — Bay 49
Flat 630 — Bay 50
Flat 632 — Bay 61
Flat 634 — Bay 62
Planned works
We prioritise works according to our legal and lease obligations. Fire safety and statutory compliance come first, followed by essential repairs to the structure and fabric of the building. Cosmetic or environmental improvements are completed when budgets allow. This ensures we remain legally compliant, reduce risk and protect the long-term value of Spectacle Works.
—— Fire safety compliance
Post-Grenfell regulations require all flat entrance doors to provide a minimum of 30 minutes fire resistance, and the RTM is legally obliged to inspect these doors every year. To reduce costs for leaseholders, we have partnered with a specialist organisation able to upgrade many existing doors rather than replace them. We are prioritising internal flat entrance doors first, and works will be scheduled block by block so that multiple doors can be completed efficiently during each visit. Leaseholders who prefer to use their own contractor may do so, but the work must be carried out by a competent fire-door contractor. This usually means holding BM Trada Q-Mark Fire Door Maintenance certification or FDIS (Fire Door Inspection Scheme) accreditation. Any upgraded door must meet current fire performance standards, and evidence of compliance must be provided to Westbury. This will be checked at the next annual inspection. We carry out all statutory testing of the fire safety systems throughout the year, including automatic opening vents, emergency lighting, dry risers and communal fire doors. Any defects identified during inspections are repaired as quickly as possible, and we continue to complete the actions raised in the annual Fire Risk Assessment.
—— Building maintanace
We carry out a mix of planned and reactive maintenance across the development. Scheduled works such as drain maintenance, inspections, cleaning, pest control and routine testing are delivered each year as part of the service-charge budget, while leaks, rainwater issues and other urgent repairs are addressed as they arise. Larger maintenance items, including the guttering and rainwater system, will be approached on a phased, section-by-section basis when funds allow, allowing us to prioritise the most urgent areas and avoid unnecessary one-off costs. Our aim is to maintain the structure and fabric of Spectacle Works in a way that is legally compliant, financially responsible and sustainable over the long term.
—— Cosmetic & environmental improvements
While most of the service-charge budget is focused on essential maintenance and compliance, we also plan small-scale improvements to shared spaces across the development. Areas being reviewed include the Tunmarsh Lane entrance, several walkways and hallways, the courtyard and the bin rooms. We are currently obtaining costs so that these works can be prioritised and delivered as funds allow.
—— Community works
Community gardening, driven by Jess and Olivia, has made a significant difference to the development, not only in how the site looks but also in how the communal spaces are used. Although Jess is sadly leaving, we thank her for the contribution she has made. Olivia will continue to oversee this work and will coordinate small community-led planting and improvement projects for residents who wish to get involved. We would also like to thank Helen and Jonathan for keeping the CCTV system running. Their work has helped protect the development and supported us in managing security issues effectively.
Budget 2026
The service charge is derived from our projected budget for 2026, detailing expected management and maintenance costs. While individual charges might differ due to parking space ownership, we've presented an average cost per leaseholder for a clearer breakdown.
—— Total service charge per leaseholder
Spectacle Works with Parking (54 flats) = £3,137.00 / Half-Yearly Payment = £1,568.50
Spectacle Works without Parking (26 flats) = £2,930.00 / Half-Yearly Payment = £1,465.00
Barking Road (6 flats) = £2,841.00 / Half-Yearly Payment = £1,420.50
Schedule A / Flats 1-80 Spectacle Works
Leaseholders: 80 / Total Budget: £234,380.40
£612.50 — Buildings Insurance
20.9% | Total £49,000
Building cover with Covéa and includes property, liability and reinstatement to £27.3 million. Premiums reflect market-wide increases across London. To help stabilize costs, leaseholders must maintain boilers and plumbing systems, as leaks caused by unserviced systems or unresolved issues could result in individual liability for costs.
£539.40 — Water (Supply and Waste)
18.4% | Total £43,152
Across June 2019 to August 2024, water use in the development remained stable between 21 and 25 m³/day, with a long-term average of 23.4 m³/day. The most recent measured period (4 July 2025 to 20 August 2025) shows a marked spike to 29.57 m³/day, which has required an increase to the water budget. We are investigating the cause of this rise. Water costs are split across both buildings, with Spectacle Works accounting for 93 percent and Barking Road for 7 percent.
£312.50 — Management Services
10.7% | Total £25,000
Management services, Westbury Residential’s management fee for day-to-day operations, contractor coordination and compliance oversight. All spend requires RTM Director approval.
£300.00 — General Building Repairs and Works
10.2% | Total £24,000
General building repairs and works, day-to-day maintenance and reactive repairs to render, guttering, doors and communal areas so that the structure and exterior remain in repair as required by the lease.
£275.00 — Reserve Fund
9.4% | Total £22,000
Annual contribution towards major works and unexpected costs, helping avoid one-off charges, we are aiming to maintain a total reserve of around £100,000
£154.38 — Cleaning
5.3% | Total £12,350
Weekly cleaning of internal hallways and stairwells every Thursday, including sweeping, vacuuming, dusting light fittings, wiping primary and fire doors, sanitising handrails, cleaning internal glazing, skirting boards and corners, and removing cobwebs. External walkways are cleared of leaves, debris and litter each week.
£112.50 — Electricity
3.8% | Total £9,000
Communal lighting, pumps and security systems.
£63.85 — Firestopping (Flat front doors)
2.2% | Total £5,108.40
FRA-required repairs sealing door frames to prevent smoke spread and maintain fire resistance.
£62.50 — Door Entry
2.1% | Total £5,000
Servicing and repairs to intercom and access systems to maintain security.
£62.50 — Grounds Maintenance
2.1% | Total £5,000
Monthly maintenance of external planting and garden areas, including clearing rubbish around garden beds, removing overgrown vegetation attached to the building, general weeding and upkeep of shared outdoor spaces such as Augers Lane.
£62.50 — General Contingency
2.1% | Total £5,000
A yearly allowance for unplanned repairs or urgent compliance items arising throughout the year.
£50.00 — AOV and Emergency Lighting Inspections
1.7% | Total £4,000
Monthly tests and annual servicing of emergency lighting, smoke vents and dry risers, required under the Fire Safety (England) Regulations 2022 to ensure escape routes remain lit and smoke can be vented in an emergency.
£43.75 — Water Monitoring and Works
1.5% | Total £3,500
Statutory water-safety testing and maintenance required under HSE L8 and the Water Supply (Water Fittings) Regulations. This includes routine Legionella monitoring, tank cleaning and servicing of the communal booster set that supplies water to all 80 flats.
£37.70 — Communal Fire Door Inspections (quarterly)
1.3% | Total £3,016
Quarterly inspections of all communal fire doors to ensure they close correctly, provide 30-minute fire resistance and meet the requirements of the Fire Safety (England) Regulations 2022. Because the building is over 11.4 metres in height, these inspections must be carried out every three months.
£25.00 — Refuse and Bin Costs
0.9% | Total £2,000
Charges for clearing bulky or inappropriate waste left in the bin stores or car park. These costs arise when residents dump items that Newham Council will not collect from the estate. Bulky waste must be booked with Newham Council for pavement collection on Jedburgh Road, as leaving it onsite results in additional charges to all leaseholders.
£25.00 — Window Cleaning
0.9% | Total £2,000
Annual contract window clean for communal glazing across Spectacle Works and Barking Road.
£25.00 — Projects / Community works
0.9% | Total £2,000
Small planned works and minor improvements across the development, typically covering materials only.
£25.00 — AOV and Emergency Lighting Maintenance and Servicing
0.9% | Total £2,000
Repairs and remedial works arising from monthly tests, ensuring life-safety systems remain compliant and operational.
£19.00 — Front Door Inspections (annual)
0.6% | Total £1,520
Annual inspection of all flat entrance doors to ensure they continue to meet current fire-resistance standards.
£18.75 — Drain Maintenance
0.6% | Total £1,500
Routine clearing and maintenance of the drainage system to prevent leaks, blockages and water ingress.
£17.50 — Fire Risk Assessment
0.6% | Total £1,400
Annual Fire Risk Assessment identifying legal non-compliances and required actions across the estate.
£12.50 — Fire Safety Signage (FRA requirement)
0.4% | Total £1,000
Installation and replacement of statutory fire-safety signage required by the FRA.
£12.50 — Fire Equipment and Safety Repairs Contingency
0.4% | Total £1,000
Allowance for unforeseen fire-safety related repairs and minor compliance works identified during the year.
£12.50 — Electrical Condition Report
0.4% | Total £1,000
Periodic statutory inspection and testing of communal electrical systems.
£12.50 — Pest Control
0.4% | Total £1,000
Scheduled and reactive pest-control treatments in communal areas.
£12.00 — Out-of-Hours Emergency Assistance
0.4% | Total £960
Access to emergency call-out support for urgent building issues outside normal working hours.
£6.25 — TV Equipment Maintenance
0.2% | Total £500
Maintenance of the communal aerial and TV distribution system.
£2.88 — Directors and Officers Insurance
0.1% | Total £230
Management liability insurance protecting RTM directors when making decisions on behalf of the company.
£1.38 — Health and Safety Monitoring Software
0.05% | Total £110
Online system used by Westbury
£12.93 — Accountancy Fees
0.4 % | Total £1,034
Schedule B / Flats 624-634 Barking Road
Leaseholders: 6 / Total Budget: £17,048.00
£541.33 — Water (Supply and Waste)
19.1 % | Total £3,248
Across June 2019 to August 2024 water use in the development has held consistently between 21 and 25 m³/day, with a long-term average of 23.4 m³/day. The recent measured period (4 Jul 2025 → 20 Aug 2025) shows a marked spike in usage to 29.57 m³/day, and has necessitated an increase in the water budget. We are looking into what has cause this spike. The water use is split across both building with the main building paying 93% and Barking road paying 7%
£500.00 — Cleaning
17.6% | Total £3,000
Weekly cleaning of internal hallways and stairwells every Thursday, including sweeping, vacuuming, dusting light fittings, wiping primary and fire doors, sanitising handrails, cleaning internal glazing, skirting boards and corners, and removing cobwebs. External walkways are cleared of leaves, debris and litter each week.
£466.67 — Insurance
16.4% | Total £2,800
Buildings insurance and associated cover for the Barking Road block.
£316.67 — Management services
11.1% | Total £1,900
Westbury Residential’s management fee covering contractor coordination, compliance oversight and day-to-day operations.
£166.67 — Door entry
5.9% | Total £1,000
Servicing and repairs to the access-control and intercom system.
£166.67 — Fire equipment maintenance and testing
5.9% | Total £1,000
Maintenance and statutory testing of extinguishers and communal fire equipment.
£166.67 — Electricity
5.9% | Total £1,000
Communal lighting and power for the Barking Road block.
£166.67 — Grounds maintenance
5.9% | Total £1,000
Upkeep of external planting, pruning, litter clearance and waste removal.
£106.00 — Reserve fund
3.7% | Total £636
Contribution towards future major works and unexpected costs.
£83.33 — Refuse and bin costs
2.9% | Total £500
Removal of bulky or contaminated waste that Newham Council will not collect.
£58.00 — Communal fire door inspections (quarterly)
1.5% | Total £348
Quarterly inspections required for buildings over 11.4m to ensure communal fire doors remain compliant.
£41.67 — Fire Risk Assessment
1.5% | Total £250
Annual FRA identifying any legal non-compliances and required actions.
£30.00 — Accountancy fees
1.1% | Total £180
Statutory accounts and service-charge accounting for Barking Road.
£19.00 — Fire door inspections (annual)
0.7% | Total £114
Annual inspection of flat entrance doors.
£12.00 — Out of hours assistance
0.4% | Total £72
Access to emergency call-out support outside normal working hours.
Service Charge C / Car Park - 60 flats between Spectacle Works and Barking Road
Leaseholders: 60 / Total Budget: £12,450
£100.00 — Reserve fund
40.1% | Total £5,000
Contribution towards future car-park works and major repairs.
£100.00 — Roller shutters
48.2% | Total £6,000
Annual servicing, repairs and operational maintenance of the roller-shutter system.
£16.67 — General building repairs and works
8.0% | Total £1,000
Repairs to car-park structure, lighting, surfaces and associated fixtures.
£7.50 — Engineering insurance
3.6% | Total £450
Statutory engineering cover required for inspection and certification of mechanical equipment.
An RTM (Right to Manage) is a legal process that allows leaseholders to collectively take over the management of their property from the landlord. The Spectacle Works adopted this approach in 2017 due to widespread leaseholder dissatisfaction with the previous management company.
—— Current Directors & Officers
—— Role & Responsibilities
The Directors of The Spectacle Works RTM aim to manage the development in the best interests of leaseholders, whilst also ensuring we meet the responsibilities dictated by the law and our lease. Our key priorities encompass ensuring residents' safety, upholding the building's integrity to protect leaseholders' investments, and improving the development where budgets allow. Directors are not paid and serve voluntarily, working closely with the management company to scrutinise expenditure and ensure funds are used in a responsible manner. All directors are current resident leaseholders within The Spectacle Works development, and each has an equal voting right in any decisions made and is legally responsible for those decisions.
While only leaseholders can legally become RTM Directors, we welcome the support of all community members, including tenants and residents. We have a wealth of talent, skills, and abilities within our development; by working collectively, we help build a better environment without the need for costly external contractors. We encourage anyone interested in helping manage the block or contribute their skills, whether by becoming a Director or in any other capacity, to contact either Olivia Rose or any of the Directors on our WhatsApp group. Your contribution, no matter how big or small, can make a significant difference.