For Householders, Blainroe Estate

From Terry Neill, chair – Interim Blainroe Estate Management Company board

May 7th 2021    

BEMC status update (number 4)

This is a status report following the fourth meeting of the interim board of BEMC, which will serve until new elections for a board to be established in August.

Fourth meeting of Interim BEMC board

The meeting, via Zoom, took place on Tuesday May 4th 

Eugene Davy, Derek Griffith, Pat Hinkson, Philip McEnroe, Katie Mooney, Terry Neill, Billy Nelson, Linda O’Leary and Paul O’Neill attended.  We were joined by Marie Byrne, Anne Nugent and Bernie Nelson

Main agenda items were

1. Directors’ Code of Conduct
2. Finance update
3. Management Agency
4. Communications/website
5. Planning policies
6. Landscaping, Playground, Water, Pond
7. Safety and security
8. Other items

We also covered actions agreed in April meeting (all done); and April minutes approval. 

1. Directors’ Code of Conduct

The board agreed and adopted a document covering Director’s code of conduct – to formally reflect board members’ responsibilities for promoting the best interests of Blainroe Estate and its householders; and for dealing with all matters with integrity and appropriate confidentiality.

2. Finance update

Paul O’Neill and Ann Nugent provided a preliminary overview of the likely year end outturn of BEMC finances.  It reflected a well planned and managed year, which will allow a modest surplus to be added to the sinking funds which are so vital to securing Blainroe estate’s long term future.  Much thanks are due the Finance subgroup of Paul O’Neill, Anne Nugent and John Bouchier Hayes.

3. Management agency

Steven Bourne, of Schnittger Bourne, has begun the review. He has been provided with various materials covering the work of the Blainroe estate team. He has now had a tour of Blainroe water infrastructure with Billy Nelson, and will be spending time with other team members over the coming two weeks. He aims to have a discussion of preliminary conclusions with the chair before month end.

4. Communications/new website

Linda O’Leary reported that work on upgrading the website is progressing well and that the team is gathering content to populate it.  If testing and content creation goes well, the aim is for a launch date in June.

5. Planning Blainroe Estate

Derek Griffith reported on the work of the planning subgroup, who are Derek, Peter Stapleton and Robert McCarthy.  The group does vital work in protecting the building and common area standards in Blainroe estate.  Two key documents inform current planning regulations

• Building Rules for House alterations in Blainroe Estate, and
• Blainroe Estate House rules

Both were agreed and adopted in 2019.

Derek reported on further thinking on “Common Ground Policy” for Blainroe estate.  He suggested that some revisions and updates will be required as the estate evolves. He suggested some items, a small number of which may lead to updates of the 2 basic documents.  More work needs to be done to refine and agree possible changes.  Further update at June board meeting.

6. Landscaping, Playground, Water, Pond

Bernie Nelson’s report (“May Landscaping and General Maintenance Report”) is Attachment 1.  It provides a good overview of the work of Bernie, Billy and the BEMC team.

Section 6 identifies the dangerous state of manhole covers in Ben Mooney’s field behind the pond.  Billy Nelson will be moving as quickly as is feasible to deal with what is a very dangerous situation.

In the meantime, it is essential that no-one – especially no young people – enter Ben Mooney’s field.

Though they are not supposed to, we are aware that some of our younger residents sometimes enter the field.  Where you have influence, please make sure everyone is aware of the dangers and forcefully explain that no one should enter the field.

Bernie’s vigilance in reviewing potentially dangerous trees was vindicated on May 3rd, when one of the identified trees (beside the tennis Pavilion) fell in Monday’s wind.  We were fortunate that neither people nor property were damaged.  Board members praised Bernie and Billy for the speed with which the fallen tree was dealt with.  The plan is for other dangerous trees to be removed in the second week of May.

7. Safety and Security

The board briefly discussed safety and estate security.

Safety

The discussion concluded that the current estate safety policy needs to be updated and developed to better reflect current standards of safety statements.  An effective safety statement should both document risks and the actions required to mitigate them.  Experience tells us that a serious safety policy requires a lot of work. We will begin the process.

Security

We are privileged to have houses in an estate largely free of crime or anti social behaviour.  Recently a group of estate householders have been sharing views and ideas on estate security. The chair had just received from them a list of possible actions for upgrading estate security, some of which would imply a significant commitment of finance and personnel.

The objective, obviously, is to maintain cost effective security without unreasonably inconveniencing the several hundred people who enjoy legitimate access to Blainroe.

We will endeavour 

• to document the extent of security risk
• to establish the costs of personnel and equipment required to pursue the suggestions
• to determine the appropriate investments consistent with the level of risk, 

Classics Corner

We had Aristotle’s views in April.  Socrates (not the Brazilan footballer) claims the airwaves for May:

“Enjoy yourself. It’s later than you think.”

“The nearest way to glory is to strive to be what you wish to be thought to be.”

“Be kind, for everyone you meet is fighting a hard battle.”

Stay safe and stay well.

Attachment 1

Blainroe Estate Management

Landscape and General Maintenance Report

Date: 28th April 2021

Prepared by:      Bernie Nelson

Landscaping Update:

Landscaping activities are back to normal schedule since the 12thApril i.e., 2 x landscapers on site 3 days per week (Wednesday to Friday).

William Doyle was onsite this week, we conducted a full review of the Estate landscape and agreed priorities for May & June, including the following,

• Application of topsoil & fertilizer to light trenches and other bare patches of the landscape.
• Complete the outstanding tarmac following the water meter project.
• Levelling of water meters in the grass areas and repair of the surrounds.
• Cutting schedule for the Paddock & football pitch & application of fertilizer to pitch section to promote grass growth.
• Cutting schedule for the Biodiversity areas – every 6 weeks for the 3 hills & Briary, & the large area in the Wavering will get one cut only, in September.
• Plant additional shrubs in the small Wavering bed & mulching of all small flowerbeds
• The removal of weeds around driveways and edging
• Monthly hand cutting / maintenance of the boundary fence through the bird nesting period.
• Identified several areas of sterile soil where annual wildflowers will be planted.

We also reviewed the queries regarding grass quality & high quantity of moss at MG, the poor grass growth is primarily due to wet conditions, lack of light / shading from large trees.  We will monitor during coming weeks as grass growth is currently hampered due to low night-time temperatures.

We discussed the subsidence along the river, Avondale recommend building up the area near the bridge with boulders (some will be available from the entrance flowerbed) main cause is the flooding from the field, the modifications to the drain in MG should help to stop the water flow and reduce the risk of this happening in the future.

Avondale suggested when the water level is low during the summer to build up the bank near the weir with concrete to reduce further erosion underneath the road.

Removal of unsafe Trees

• Provisional date from the Tree Surgeon is 2nd week May.

Strategic Tree Management Plan

Contacted Felim Sheridan (Consultant Arborist) & he visited Blainroe Friday 30th April.  We did a tour of the Estate and I briefed him on our plans to develop a 5 year strategic plan to manage our portfolio of Trees.  He was familiar with the Estate having done a safety review & tagging of large trees some years ago.

He suggested we identify heritage / valued trees we want to keep and add GPS locations to OSI map. As part of the site tour, we inspected many trees and spinneys across the Estate including the unsafe trees earmarked for removal.  He had some interesting comments as follows,

• He agreed with the removal of all identified unsafe trees except for the Oak at MG, this is one of the trees he tagged during a previous visit.  He recommends removing dead wood but keep the tree for now.
• Our Ash trees are infested with Dieback & Canker disease and are unlikely to recover.
• He considers the large pines as young trees approx. 40yrs, these trees will survive to 100-150yrs.
• He suggests removing the tree & saplings growing on the bridge in MG as they will eventually compromise the structure of the bridge.

He confirmed his interest in the strategic plan project and we concluded that BEMC would send him a specification / brief, detailing our requirements & he will revert with price, timing etc.

Entrance Flowerbed

The  re-design and planting scheme to upgrade the Entrance flower bed is finalised, with the approval of the Management Committee we aim to complete the works by begining of June.  Special thanks to Marjorie Neill & Fiona Davy for their input & support with this project. 

Playground Fence

• Order was submitted, and deposit of 33% paid.

• NK Engineer visited the site this week, due to the uneven/raised ground the fence will need to be stepped along the roadside.  Leadtime is 4-5 weeks, expect to have it installed by end May.
• Following consultation with residents living in proximity it was decided to go for low key, black rails (as per quote) and contrasting grey gates as required by Playground safety standards EN1176.  The second gate will be installed facing ditch where the children have already created a pathway.
• We will need to close the playground for approx. 1 week to facilitate the installation works and will communicate to residents once we have confirmed dates.
• Weekly routine safety inspection of the playground in ongoing by our certified inspectors and special thanks to Margaret Shannon for her support with this task.

General Maintenance Activities

The Pond

Kelly drain services were onsite Tuesday 2nd and pumped out the attenuation Pond Tank.  This should resolve the ongoing issue with flooding in the pond area during wet weather.

Replacement manhole covers & frames are ordered and will be installed on receipt.

• We surveyed all manholes in Ben Mooney’s field and identified 14 in total, approx. 50% are sewage with the remainder surface water drains.  Some of these drains relate to the Nursing Home & Cottages waste systems.
• Several of the manhole covers are partially open, ref. picture.  These need to be closed for Health & Safety reasons and will require the hire of a digger to complete the task.

Sewage

• The Sewage tank was emptied on Tuesday 4th May. 
• Some works are required around the treatment system to remove the briars and reduce any potential safety risks for operators / subcontractors working in the area.

Beach 

Artwork (above) approved & Beach Bands ordered, due for delivery next week, distribution to each household will be organised.

Beach shower has been re-instated since 1st May and matting replaced.  Plan to paint existing furniture in coming weeks and install new sun chairs.

Monks Glade Traffic 

2 x New Signs installed at entrance to the Lane.

Summer Outdoors ideas?

• Develop Pond area into picnic spot with tables & chairs? – would need gravel pathway to facilitate access.
• Picnic tables at the Pavilion – section off area of car park? 

Dog unleashed exercise space.

• Request from a group of dog owners who are interested in having a designated fenced area to allow dogs to exercise unleashed complete with dog bin & seating.

General Maintenance Activities for May include

• Cut back weeds along beach access pathway.
• Paint beach furniture
• Paint Black Fence at entrance
• De-moss & clean the Pavilion Patio area
• De-moss the Tennis Courts and remove weeds & Briars around the perimeter.
• Clean Estate signs 
• Remove and dispose the old playground fence.