Welcome to Millacres
Please see below a copy of our "Welcome to Millacres" brochure
Millacres
The Millacres development was built between 1989 and 1991. The development is centred next to a converted 1880’s warehouse – the Frenlight Mill – six new build interlinked blocks comprise, with the conversion, a total of 82 apartments.
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The apartments, which include three, two and single bed flats and some studio’s, are mostly individual in design and format. This provides for a unique development set within its own gardens, courtyards and secure car parks in the local conservation area. The benefit of easy pedestrian access to the railway station and Ware Town serves to further enhance the appeal of the Development.
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The apartments were sold as leaseholds with a 99-year term; there is an annual Ground Rent payable to the Freeholder. Any leaseholder that desires to extend their lease can apply to the Freeholder for the terms and costs involved with such an extension. There is a fee attached to the application. The details of the Freeholder are shown at the back of this pamphlet.
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In addition to the standard leasehold agreement that binds all the leaseholders; the Freeholder established a company, Granary Mansions Management Ltd – GMML –for the control and management of the development and leases. Each leaseholder is a shareholder of GMML and is entitled to attend and vote at the General Meetings, GMML is bound to hold within Company Law. Directors of GMML are also leaseholders and undertake their duties and responsibilities on a voluntary basis.
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GMML employ a managing agent to oversee the various service and maintenance contracts for Millacres and to collect the annual maintenance charges. The budgets for maintenance charges are reviewed and approved by the Directors each year. The details of the current managing agent are shown at the back of this pamphlet.
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We have set out in this pamphlet a number of matters that have served to cause concern or misunderstanding with new Leaseholders and Tenants at Millacres. The directors would be grateful if you gave them your attention. Millacres is a close community and if every member pays due consideration to others, then it will continue to be a very pleasant place to live.
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The managing agent should be your first point of call for any matter of concern or general queries with your residence or Millacres. You may also e-mail on info@millacres.co.uk
Security
Lobby entrances and doors.
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Lobby entrance doors are fitted with individual coded security keys. Two keys are supplied to each leaseholder, in the event you lose or damage a key you will need to apply to the managing agent in writing, and they will arrange and charge you for a replacement. Depending on the circumstances of any loss, it might require that the lobby lock be changed and new keys provided for all affected residents in your block; this can provide for quite an expense, so please take care of your lobby entrance key.
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Lobby entrances also have an intercom system, which allow your visitor/trades person to gain your attention. The system allows you both to vet the caller and also releases the Lobby door, if you deem it safe to allow them to the lobby of your set of apartments. The system has a ‘timed’ trades feature, which facilitates Royal Mail deliveries to your door.
Car Parking
The original planning permission for the development required that the size of each parking space was limited. It may be that you have chosen a passenger vehicle whose size might challenge those limits. If this is the case then care should be taken to ensure that space is allowed to ensure safe access to vehicles in adjacent parking spaces.
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Each apartment in Millacres has a designated passenger vehicle parking space as part of the leasehold for that property – some have two spaces included in their leasehold agreement. Parking spaces are marked ‘V’ for visitor spaces or ‘R’ for resident/reserved spaces.
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Some leaseholders may wish to ‘mark’ their parking space(s) and we would ask that any such marking is both neat and unobtrusive. It is recommended that you use the managing agent’s contractor for this marking. Advice from the local crime prevention officer is that a ‘marked space’ may provide for useful information to the criminal fraternity.
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The remainder of the car parking in Millacres is available for visitor parking. Parking within the development is restricted to residents and short term visitors only. Visitor parking spaces and the roadways within Millacres are part of a shared demise. Any arrangement on the behalf of a leaseholder/tenant to promote parking for shoppers, commuters or other business parking is an unsustainable breach of this shared demise.
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Section 6 of the First Schedule of the Millacres’ lease specifically excludes Commercial vehicles and Caravans from the carparks. This is a specific lease term and cannot be over ruled by any GMML Director or someone acting on the behalf Managing Agent.
Vehicle and Pedestrian gates
The Vehicle Gates are an electro hydraulic installation and have three modes of operation. For exciting the car parks ‘mass sensors’ installed under the pave operate the gates. Please wait behind the white lines situated at the car park exit until the gates are fully open.
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In order to enter the Millacres’ car park, there are two modes of operation:-
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1/ The coded Remote Control Unit (RCU).
RCU’s these are small hand held radio transmitters and operate within approx 15/20 mts of the vehicle gates. The allocation of these –on loan- RCU’s is limited to two per apartment. A deposit of £100 is required against each RCU together with a signed loan agreement provided by the management company.
It is for security reasons that the Directors of GMML have elected to retain ownership of Millacres RCU’s and within the terms of the loan agreement GMML reserve the right to take action if they have reason to believe that any non- resident is using an RCU to gain access to the development. Such action will usually include forfeit of the £100 loan deposit for that RCU.
The managing agent takes control of the deposits for the RCU’s, individual loan agreements and arranges refunds on the return on the return of serviceable units.
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2/ the Keypad.
This is situated on the brick column to one side of the vehicle gates. A visitor/resident keys in the number of the apartment they wish to visit and then presses the ‘CALL’ button. The system then contacts the resident via either a mobile ’phone or landline. The resident can then vet the visitor prior to releasing the gates using the ‘HASH button on their own ‘phone.
The system allows the resident to select two ‘phone numbers – one being the lead number – these can be for either land lines or mobiles, or a combination. The call will cascade to the second number if the lead number is not answered. Please note that if your lead number has a voice mail or answer phone facility operative, then the gate call will not cascade forward.
The management agents hold the documentation that will enable the nomination of lead and second numbers for the Keypad system. Please note there will be a charge for each ‘phone number change
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Pedestrian Gates.
Two secure pedestrian gates are installed within Millacres, one next to the vehicle gates and the other at the exit to French’s Yard and Amwell end. The same ‘coded’ cards operate both these gates. The issue of gate cards is limited to two for each apartment.
If you require a replacement card please contact the managing agent; in the event that the existing card has been lost or is obviously damaged there will be a charge. The cards are quite sensitive to magnetic discharge so please do not store yours next to a mobile ‘phone, TV or microwave.
There is a substantial investment required in the vehicle gates and their continued maintenance. Anyone opting to use the vehicle gates as a walking access to and from Millacres, rather than the pedestrian gates provided, should understand that this additional use of the vehicle gates, will attract extra costs that will reflect on the annual maintenance charge and general cost of accommodation.
Modern society demands that we pay close attention to the security of the whole Millacres’ development. If we all take due care as to whom we allow onto our demise. It will it will benefit both the safety and security of all fellow residents.
Waste Bin Facility
Our waste bin area provides for normal household waste. Please ensure you pack your waste into secure plastic bags and place these within the galvanised ‘hopper’ bins. This is the only hygienic and safe way to dispose of your household rubbish.
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The council also provide some bins for recycling. Please only use these as directed by the signage on the containers provided. Failure to do so will corrupt the load and negate the resource.
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Please ensure any contractor you may use clearly understands that our waste bin facility is not available to them. Disposal of all contractors waste and rubbish should be ‘costed’ into the contract price for the supply or work.
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No furniture, white goods, electricals or toys – heavy waste - can be ‘abandoned’ in the Millacres waste facility, this a clear safety matter. The council charge -via the rates- for this type of disposal and provide waste facilities within a reasonable drive for your use. If you are unable to get your heavy waste to a council facility, then please contact the managing agents, who can guide you through a chargeable service to remove your stuff from Millacres.
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Please be advised the waste bin facility is CCTV monitored 24/7 and it is not a safe play area. The lease requires that any waste must only be deposited within the bins provided. Any abuse of the facility may cause considerable embarrassment in addition to expense.
Bicycles
There is no provision for secure external bicycle storage at Millacres. Health and Safety and Fire regulations prohibit the storage of bicycles, scooters, prams and other wheeled items, within the stairways, stair wells, walkways and other internal common areas inside the development. Secure storage for bicycles and other wheeled items is best provided within the individual apartments, and this is safe for the others who have use of the stairways and internal common areas.
Pets
Section 27 of the Third Schedule of the lease requires written permission from the directors of GMML to keep any animal on the premises.
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Because of the close proximity of the apartments, common areas and the restricted grounds; plus the multitude of allergies, this clause in the lease would seem to be a prudent restriction in order to prevent the majority of leaseholders/residents suffering any inconvenience in regard to noise, smells and fouling caused by pets.
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Fellow residents enjoy shared access to common areas and garden spaces, which can also be used for play by children. If you have a desire to have a pet, then this has an attendant responsibility to include insurance, so perhaps Millacres is not the suitable environment.
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The Directors are duty bound to take a view that protects the majority of leaseholders /residents from any problems that could be caused by ineffective pet owners. To date the Directors have not seen fit to grant permission for any pet within Millacres. They will, however, take appropriate consideration to any need for seeing or hearing dogs.
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Please submit any written application for pets at Millacres, via recorded delivery to the managing agent for the Directors consideration. The Directors decision will be binding.
Noise
Section 21 of the Third Schedule of the Lease requires that no nuisance be occasioned to any neighbour, lessee or occupier. To include not to play any musical instrument, electronic recording, television or radio which may be audible outside the premises between 11-00pm and 08-00am.
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The apartments within Millacres are situated in close proximity, please take care how you use the common areas, stairs and external doors and be considerate to your neighbours if you have laminate or tiled flooring.
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Common sense will provide for a peaceful environment for all stakeholders.
Insurance
Buildings insurance is provided for Millacres; the insurance premium for this is collected within the annual maintenance charge. The buildings insurance covers the roof, walls and structure of the development, including common areas and stairways.
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There will be insurance excess charges levied on any claim made on this insurance, particularly in connection with any water related claim, where the excess charge is £1000. The excess charge will normally be recovered from the leasehold which was the source of the leak.
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The Buildings insurance will not cover replacement furniture, furnishings, white goods, electrical accessories or personal items. You may need to consider arranging your own insurance cover for such items and personal risk.
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It is recommended that you employ only accredited operatives to undertake any water, electrical or gas repairs, upgrades and servicing within your apartment. This should assist you with the recovery of any excess insurance charge subsequently made on you and any action by the Building Insurers relating to faulty workmanship.
Replacement Windows
The Directors of GMML have researched and approved a specific design and construction of replacement sash style UPVC double glazed window for the development. This has been approved by East Herts Council, matches the requirement of the local conservation area, and is the only replacement window design approved by the freeholder.
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A substantial proportion of the apartments within Millacres have already been updated, together with all the stairwells and common areas. The similarity of the new approved units is so close to the originals that this may not be immediately apparent. Owners of the new windows enjoy a considerable benefit by way of security, temperature control, energy saving and noise reduction.
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In the event that you desire to update the windows in your leasehold property – or indeed make any alteration to the fabric of your leasehold property – the lease requires that you obtain written permission from the Freeholder. There will be a fee chargeable for any such permission and in the case of replacement glazing the Freeholder will insist that the ‘approved’ glazing provider only is used for Millacres.
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The managing agents will provide information and guidance on replacement glazing and internal upgrades/alterations.
