contacts

contacts

Cleaning

Cleaning

Rubbish collection

Rubbish collection

Bulky waste

Bulky waste

Parking

Parking

Planned Works

Planned Works

Budget 2025

RTM Directors

RTM Directors

The Spectacle Works

The Spectacle Works

The Spectacle Works

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.

https://www.westburyresidential.com/

—— Report a Problem

—— Report a Problem

—— Report a Problem

carolynn.goodsir@westburyresidential.com

0207 751 8099

020 3764 5599 (Emergency out-of-hours only)

—— Our Westbury Residential team

—— Our Westbury Residential team

—— Our Westbury Residential team

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

Cleaning/Garden maintenance

Cleaning/Garden maintenance

Cleaning/Garden maintenance

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

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

McConnell Windows will be cleaning windows at The Spectacle Works and Barking Road on January 24th from 8 am, with any remaining work scheduled for February 7th. We kindly ask for your cooperation in providing access during these times. www.mcconnellwindows.com

—— 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.

You can schedule a bulky waste collection
with the council here.

After scheduling, you'll receive a reference number. When leaving your items outside the development on Jedburgh Road, group them together and attach a note with the reference number to identify them as awaiting collection.

You can schedule a bulky waste collection with the council here.

After scheduling, you'll receive a reference number. When leaving your items outside the development on Jedburgh Road, group them together and attach a note with the reference number to identify them as awaiting collection.

—— Bulky waste the council collects

Allowed

  • Artificial Christmas tree (maximum 6ft length)

  • Bed bases & mattresses

  • Bedside cabinets & wardrobes

  • Bicycles

  • Black sacks of household waste (max 24)

  • Chairs, sofas & tables (without glass)

  • Clothes

  • Computers, TVs, VCRs/DVDs

  • Cookers, microwaves & ovens (domestic only)

  • Dishwashers & washing machines

  • Household electrical appliances

  • Fridges, freezers, and fridge freezers

  • Household furniture (shelves, cabinets, dressers)

  • Ironing boards & laundry/linen baskets

 

Allowed

  • Artificial Christmas tree (maximum 6ft length)

  • Bed bases & mattresses

  • Bedside cabinets & wardrobes

  • Bicycles

  • Black sacks of household waste (max 24)

  • Chairs, sofas & tables (without glass)

  • Clothes

  • Computers, TVs, VCRs/DVDs

  • Cookers, microwaves & ovens (domestic only)

  • Dishwashers & washing machines

  • Household electrical appliances

  • Fridges, freezers, and fridge freezers

  • Household furniture (shelves, cabinets, dressers)

  • Ironing boards & laundry/linen baskets

 

Allowed

  • Artificial Christmas tree (maximum 6ft length)

  • Bed bases & mattresses

  • Bedside cabinets & wardrobes

  • Bicycles

  • Black sacks of household waste (max 24)

  • Chairs, sofas & tables (without glass)

  • Clothes

  • Computers, TVs, VCRs/DVDs

  • Cookers, microwaves & ovens (domestic only)

  • Dishwashers & washing machines

  • Household electrical appliances

  • Fridges, freezers, and fridge freezers

  • Household furniture (shelves, cabinets, dressers)

  • Ironing boards & laundry/linen baskets

 

Not allowed

  • Chest freezers

  • Commercial waste

  • Cooking oil & paint cans

  • DIY waste from building work or re-fit

  • Fence panels & fixtures like kitchen cabinets or staircases

  • Green and garden waste

  • Gas cylinders & fuel cans

  • Hazardous waste such as chemicals and poisons

  • Large glass items like patio doors

  • Sofa beds with metal bases

  • Vehicle parts

Not allowed

  • Chest freezers

  • Commercial waste

  • Cooking oil & paint cans

  • DIY waste from building work or re-fit

  • Fence panels & fixtures like kitchen cabinets or staircases

  • Green and garden waste

  • Gas cylinders & fuel cans

  • Hazardous waste such as chemicals and poisons

  • Large glass items like patio doors

  • Sofa beds with metal bases

  • Vehicle parts

Not allowed

  • Chest freezers

  • Commercial waste

  • Cooking oil & paint cans

  • DIY waste from building work or re-fit

  • Fence panels & fixtures like kitchen cabinets or staircases

  • Green and garden waste

  • Gas cylinders & fuel cans

  • Hazardous waste such as chemicals and poisons

  • Large glass items like patio doors

  • Sofa beds with metal bases

  • Vehicle parts

—— Our local tip/recycling centre

For residents seeking an immediate solution to dispose of their bulky waste the Jenkins Lane Re-use and Recycling Centre accepts a very broad range of items for recycling or repurposing.
It's a free service for residents. Find out more here.

For residents seeking an immediate solution to dispose of their bulky waste the Jenkins Lane Re-use and Recycling Centre accepts a very broad range of items for recycling or repurposing. It's a free service for residents. Find out more here.

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

Timely interventions prevent the escalation of minor issues into major repairs. By addressing building maintenance issues promptly, we help protect the investments of our leaseholders and ensure the building is safe for everyone to use. All major works are subject to statutory consultation. Planned works include:

—— Guttering & Water ingress

Recent surveys have identified critical maintenance requirements for the guttering system at Spectacle Works. The planned works include clearing standing water and debris, repairing rusted areas, and applying a specialist coating to prolong the life of the existing metal gutters. Additionally, gutter joints will be reinforced, and leak detection tests conducted to ensure long-term durability. Further tasks include addressing major leaks in downpipes, replacing defective sections of rainwater goods, and repairing or replacing missing or damaged fascia boards. Provisional inspections will assess the underlying timber fascia for potential rot and determine if replacement is required. These comprehensive works aim to resolve current water ingress issues and prevent future damage.

—— Fire safety compliance

Following the Grenfell Tower disaster in June 2017, changes to fire safety regulations in the UK have imposed stricter criteria for managing buildings like ours. Recent inspections of communal, riser, and flat fire doors at Spectacle Works revealed that many doors will require work to meet current fire resistance standards. To address this, we are planning a phased repair or replacement approach will focus on the most critical areas first and effectively manage costs over time.

—— Community Gardening & Courtyard works

Growing plants to grow the community. While most of the budget focuses on essential maintenance and compliance, we’ve set aside 5% to enhance shared spaces. Our first project will transform the 15m² courtyard in the center of the development by replacing the gravel with grass. With guidance from our new community gardener, Jess Ansell, we’ll collaborate with residents on community-driven gardening projects to create vibrant, inviting spaces. Building on the connections made through our WhatsApp group, this initiative allows us to maximize every penny spent while strengthening our community by working together to improve our shared environment. If you like plants and fancy pitching in to help, contact Jess on our community or gardeners channel on WhatsApp.

Budget 2025

The service charge is derived from our projected budget for 2025, 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) = £2,706.66 / Half-Yearly Payment = £1,353.33

Spectacle Works without Parking (26 flats) = £2500 / Half-Yearly Payment = £1250

Barking Road (6 flats) = £2,261.33 / Half-Yearly Payment = £1,130.67

Schedule A / Flats 1-80 Spectacle Works

Leaseholders: 80 / Total Budget: £200,000

£562.50 — Buildings Insurance

22.5% of budget, Total: £45,000

£562.50 — Buildings Insurance

22.5% of budget, Total: £45,000

£562.50 — Buildings Insurance

22.5% of budget, Total: £45,000

£437.50 — Water

17.5% of budget, Total: £35,000

£437.50 — Water

17.5% of budget, Total: £35,000

£437.50 — Water

17.5% of budget, Total: £35,000

£277.20 — Management Services

11.1% of budget, Total: £22,176

£277.20 — Management Services

11.1% of budget, Total: £22,176

£277.20 — Management Services

11.1% of budget, Total: £22,176

£250.00 — Reserve Fund

10% of budget, Total: £20,000

£250.00 — Reserve Fund

10% of budget, Total: £20,000

£250.00 — Reserve Fund

10% of budget, Total: £20,000

£250.00 — General Building Repairs/Works

10% of budget, Total: £20,000

£250.00 — General Building Repairs/Works

10% of budget, Total: £20,000

£250.00 — General Building Repairs/Works

10% of budget, Total: £20,000

£125.00 — Electricity

5% of budget, Total: £10,000

£125.00 — Electricity

5% of budget, Total: £10,000

£125.00 — Electricity

5% of budget, Total: £10,000

£118.75 — Cleaning

4.75% of budget, Total: £9,500

£118.75 — Cleaning

4.75% of budget, Total: £9,500

£118.75 — Cleaning

4.75% of budget, Total: £9,500

£62.50 — Courtyard Works & Community Gardening

2.5% of budget, Total: £5,000

£62.50 — Courtyard Works & Community Gardening

2.5% of budget, Total: £5,000

£62.50 — Courtyard Works & Community Gardening

2.5% of budget, Total: £5,000

£62.50 — Fire Equipment Maintenance

2.5% of budget, Total: £5,000

£62.50 — Fire Equipment Maintenance

2.5% of budget, Total: £5,000

£62.50 — Fire Equipment Maintenance

2.5% of budget, Total: £5,000

£62.50 — Grounds Maintenance

2.5% of budget, Total: £5,000

£62.50 — Grounds Maintenance

2.5% of budget, Total: £5,000

£62.50 — Grounds Maintenance

2.5% of budget, Total: £5,000

£50.00 — Alarm / Emergency Lighting testing

2% of budget, Total: £4,000

£50.00 — Alarm / Emergency Lighting testing

2% of budget, Total: £4,000

£50.00 — Alarm / Emergency Lighting testing

2% of budget, Total: £4,000

£45.00 — Terrorism Insurance

1.8% of budget, Total: £3,600

£45.00 — Terrorism Insurance

1.8% of budget, Total: £3,600

£45.00 — Terrorism Insurance

1.8% of budget, Total: £3,600

£37.50 — Door Entry

1.5% of budget, Total: £3,000

£37.50 — Door Entry

1.5% of budget, Total: £3,000

£37.50 — Door Entry

1.5% of budget, Total: £3,000

£37.50 — Water Monitoring, Testing & Works

1.5% of budget, Total: £3,000

£37.50 — Water Monitoring, Testing & Works

1.5% of budget, Total: £3,000

£37.50 — Water Monitoring, Testing & Works

1.5% of budget, Total: £3,000

£31.25 — Window Cleaning

1.25% of budget, Total: £2,500

£31.25 — Window Cleaning

1.25% of budget, Total: £2,500

£31.25 — Window Cleaning

1.25% of budget, Total: £2,500

£25.00 — Refuse & Bin Costs

1% of budget, Total: £2,000

£25.00 — Refuse & Bin Costs

1% of budget, Total: £2,000

£25.00 — Refuse & Bin Costs

1% of budget, Total: £2,000

£18.75 — Fire & Safety Inspections

0.75% of budget, Total: £1,500

£18.75 — Fire & Safety Inspections

0.75% of budget, Total: £1,500

£18.75 — Fire & Safety Inspections

0.75% of budget, Total: £1,500

£12.93 — Accountancy Fees

0.5% of budget, Total: £1,034

£12.93 — Accountancy Fees

0.5% of budget, Total: £1,034

£12.93 — Accountancy Fees

0.5% of budget, Total: £1,034

£12.50 — Pest Control

0.5% of budget, Total: £1,000

£12.50 — Pest Control

0.5% of budget, Total: £1,000

£12.50 — Pest Control

0.5% of budget, Total: £1,000

£12.00 — Out of Hours Emergency Assistance

0.5% of budget, Total: £960

£12.00 — Out of Hours Emergency Assistance

0.5% of budget, Total: £960

£12.00 — Out of Hours Emergency Assistance

0.5% of budget, Total: £960

£6.25 — TV Equipment Maintenance

0.3% of budget / £500 total

£6.25 — TV Equipment Maintenance

0.3% of budget / £500 total

£6.25 — TV Equipment Maintenance

0.3% of budget / £500 total

£2.88 — Directors & Officer's Insurance

0.1% of budget / £230 total

£2.88 — Directors & Officer's Insurance

0.1% of budget / £230 total

£2.88 — Directors & Officer's Insurance

0.1% of budget / £230 total

Schedule B / Flats 624-634 Barking Road

Leaseholders: 6 / Total Budget: £2,124.50

£700.00 — Cleaning

33% of budget, Total: £4,200

£700.00 — Cleaning

33% of budget, Total: £4,200

£700.00 — Cleaning

33% of budget, Total: £4,200

£450.00 — Buildings Insurance

21% of budget, Total: £2,700

£450.00 — Buildings Insurance

21% of budget, Total: £2,700

£450.00 — Buildings Insurance

21% of budget, Total: £2,700

£302.50 — Management Services

14.2% of budget, Total: £1,815

£302.50 — Management Services

14.2% of budget, Total: £1,815

£302.50 — Management Services

14.2% of budget, Total: £1,815

£166.67 — Fire Equipment Maintenance & Testing

7.8% of budget, Total: £1,000

£166.67 — Fire Equipment Maintenance & Testing

7.8% of budget, Total: £1,000

£166.67 — Fire Equipment Maintenance & Testing

7.8% of budget, Total: £1,000

£166.67 — Grounds Maintenance

7.8% of budget, Total: £1,000

£166.67 — Grounds Maintenance

7.8% of budget, Total: £1,000

£166.67 — Grounds Maintenance

7.8% of budget, Total: £1,000

£83.33 — General Building Repairs/Works

3.9% of budget, Total: £500

£83.33 — General Building Repairs/Works

3.9% of budget, Total: £500

£83.33 — General Building Repairs/Works

3.9% of budget, Total: £500

£83.33 — Refuse & Bin Costs

3.9% of budget, Total: £500

£83.33 — Refuse & Bin Costs

3.9% of budget, Total: £500

£83.33 — Refuse & Bin Costs

3.9% of budget, Total: £500

£83.33 — Reinstatement Cost Assessment

3.9% of budget, Total: £500

£66.67 — Electricity

3.1% of budget, Total: £400

£66.67 — Electricity

3.1% of budget, Total: £400

£66.67 — Electricity

3.1% of budget, Total: £400

£41.67 — Fire & Safety Inspections

2% of budget, Total: £250

£41.67 — Fire & Safety Inspections

2% of budget, Total: £250

£41.67 — Fire & Safety Inspections

2% of budget, Total: £250

£33.33 — Door Entry

1.6% of budget, Total: £200

£33.33 — Door Entry

1.6% of budget, Total: £200

£33.33 — Door Entry

1.6% of budget, Total: £200

£18.33 — Accountancy Fees

0.9% of budget, Total: £110

£18.33 — Accountancy Fees

0.9% of budget, Total: £110

£18.33 — Accountancy Fees

0.9% of budget, Total: £110

Service Charge C / Car Park - 60 flats between Spectacle Works and Barking Road

Leaseholders: 60 / Total Budget: £12,400

£100.00 — Reserve Fund

48.4% of budget, Total: £6,000

£100.00 — Reserve Fund

48.4% of budget, Total: £6,000

£100.00 — Reserve Fund

48.4% of budget, Total: £6,000

£83.33 — Roller Shutters

40.3% of budget, Total: £5,000

£83.33 — Roller Shutters

40.3% of budget, Total: £5,000

£83.33 — Roller Shutters

40.3% of budget, Total: £5,000

£16.67 — General Building Repairs & Works

15.38% of budget / £1,000 total

£16.67 — General Building Repairs & Works

15.38% of budget / £1,000 total

£16.67 — General Building Repairs & Works

15.38% of budget / £1,000 total

£8.33 — Engineering Insurance

7.69% of budget / £500 total

£8.33 — Engineering Insurance

7.69% of budget / £500 total

£8.33 — Engineering Insurance

7.69% of budget / £500 total

The RTM Directors

The RTM Directors

The RTM Directors

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

Aron Shapiro - Director
Mathew Rees - Director
Jonathan Clayton - Director
Jagadissen Mooneyan - Director
Stewart Greenway - Director
Olivia Rose - Community Relations Officer
Jessica Ansell - Community Gardener

Details here - The Spectacle Works RTM Company Limited

Aron Shappiro / Mathew Rees /
Jonathan Clayton

Details here - The Spectacle Works RTM Company Limited

—— 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.