Blending old with the new at the Quay
Even in today’s depressed property market, the homes at Exmouth Quay are valued at around £80million, which is good news for those of us who have invested in the waterside estate. At least another 50 properties are to be built before the project is complete. However, when a prestigious new residential development is blended with elements of an old working docks and an established leisure and watersports community, there are likely to be tensions. IAN DOWELL discusses the situation with some of the people who have made their new homes at the Quay and finds that a key issue concerns Belshers Slipway and Shelly beach…
Retired eye surgeon Nigel Walshaw has a foot in both camps. He and his wife Gillian live in a house in Cutters Wharf, own an apartment in the old dockside street of Point Terrace and have had family holidays in Exmouth for 35 years. “I chose to retire to the Quay because of its strong maritime connections,” says Nigel. “I want boats nearby and I love the activity of the Marina and what remains of the old working docks.” He said he enjoys strolling along Camperdown Gut at low tide and studying the craftsmanship in wood at the surviving boatyards and savouring the atmosphere of the old Trinity House buoy store. “Quay residents and local authorities should be careful not to do anything to damage our heritage,” he says. “Without the boats, the sport, the fishermen, the boatyards and the buoy store we would have nothing.” Nigel is concerned that current moves by some Quay residents and councillors to improve safety on Belshers Slipway and the adjoining Shelly beach could lead to the closure of the traditional and popular launching facility. “I take my car down on the beach at Belshers to launch my boat every April and return to retrieve it in September and I would hate to see the slipway go or have major obstacles placed on it,” he says. Nigel accepts that there is a safety issue, but says this is due mainly to bad construction and could be rectified at a minimal cost. “All that needs to be done is to make the exit path surface firm and useable like other slipways and nobody would need to drive fast at all,” he says. “It is the soft sand that causes the problem and without that you wouldn’t need a 4X4. It should be quite easy to stop people parking on the beach. Everybody hates that and the jet skiers have their restricted areas elsewhere. It just needs some firm rules.” Nigel added: “I have launched a boat from the Recreation Ground slipway, which is a typical slipway designed by developers. Most of the time there is no water, but when there is, you have a massive problem once the boat is down there as it is miles from the moorings and there is nowhere to leave you car and trailer. It is useless as a slipway, as is Mamhead, which can be dangerous when there is heavy traffic or a south east wind and a high tide.” David Apperley, who is Chairman of the Residents’ Association and a boating enthusiast, sympathises with Nigel. “I love nothing more than looking out of my flat in Pilot Wharf to see shellfish boats leaving and sea anglers assembling at 6am for a full day’s sport under the guidance of an experienced skipper. Some people have complained that noise from the boats wakes them, which is ridiculous as we are all here because of the busy boating environment.” He said Belshers provided good access at all states of the tide and Shelly beach was ideal for people of all ages to learn boat handling skills. However, Belshers had some safety issues because a pedestrian walkway crossed the slipway and he felt residents had been right to get involved.
Roy Pickering, of Windward Court, who has campaigned for change, said everyone agreed that the estuary, long waterfront and marine heritage were Exmouth’s greatest assets, but there didn’t appear to be a municipal plan to guide the way forward. “The Quay is a substantial residential development which, for the purposes of planning, is now classified as an urban area,” he said. “At the heart of the development, Belshers and Shelly beach provide major access to the water for many townspeople and visitors, but there are drawbacks and authorities are faced with trying to sort out a solution within, we are told, a cash-strapped budget.” The issue was complicated because responsibilities for the slipway, beach and walkways involved the Devon County and East Devon District Councils and the developer.
Roy Pickering, of Windward Court, who has campaigned for change, said everyone agreed that the estuary, long waterfront and marine heritage were Exmouth’s greatest assets, but there didn’t appear to be a municipal plan to guide the way forward. “The Quay is a substantial residential development which, for the purposes of planning, is now classified as an urban area,” he said. “At the heart of the development, Belshers and Shelly beach provide major access to the water for many townspeople and visitors, but there are drawbacks and authorities are faced with trying to sort out a solution within, we are told, a cash-strapped budget.” The issue was complicated because responsibilities for the slipway, beach and walkways involved the Devon County and East Devon District Councils and the developer.
Paul Stanbridge’s home in Leeward Court overlooks Belshers Slipway and Shelly beach. “Shelly is a hive of activity in the summer and we enjoy watching sailing club members launching their craft and dozens of youngsters taking to the water on Friday evenings,” he said. “The beach is also popular for young families to build sand castles and play in the shallow pools.” Paul pointed out that the use of the slipway had caused a lot of debate in recent years. “Some of the local people have taken against residents because we question what it is used for. We are told that before the Quay properties were built, fishermen and others used to trundle small craft by hand down a fairly narrow sandy track to the water – and we have no argument with that continuing. But with improved access, there is a steady stream of 4X4s and commercial vans pulling motor launches and jet skis down to the beach and the vehicles travel quickly to avoid getting stuck in the sand. A significant number leave their vehicles and trailers on the beach, which becomes a car park and denies sailors, walkers or families use of the beach. Add to this the levels of noise and pollution, and I cannot think of any other beach resort in Devon where such activity would be allowed. There will be a serious accident unless some restrictions are imposed on the use of Belshers.” He added: “We have sympathy for those who want to launch cruisers and jet skis. They should have a safe and convenient launching and parking facility on the seafront but, in our view, Belshers and Shelly are not the solution.”
Any more for deep sea fishing?
A growing number of local residents are members of Exmouth Deep Sea Fishing Club – and you could join them. Quay regulars include Tony Dix, John Dawe, John Comisky, David Dow, Averil Hill, Cliff Stevens and Gareth Awbery. (If you are interested, contact Gareth on 278 797). The club has an extensive charter programme, which ranges from shark fishing off Looe to deep sea day trips in mid-Channel (50 miles offshore). There is also inshore fishing out of Beer in unique clinker-built boats. The club has a boat section and will be competing against Starcross Fishing & Cruising Club and taking part in a deep sea contest in Exmouth Regatta over the weekend of 27/28 June. The main Regatta events are racing for dinghies, cruisers and windsurfers, but there will be a power boat event and kite boarding on the seafront. A party at Exe Sailing Club on the Saturday will be followed by fireworks at 10.30pm.
Quay website: 1400 hits in three months
Over 1,400 visits were made to the Quay Residents’ Association website in the first three months of this year – more than double the number for the same period in 2008. News is updated regularly and you can view it on www.eqra.co.uk Residents with ideas for the site should contact Roy Pickering.
Cocktails on the Quay at Christmas
Quay residents are to take over The Point Bar & Grill on a Saturday in December for a special night of Christmas entertainment, which will include cocktails, a buffet and dancing. It will be the third major date in our social calendar following the success of the annual ‘Canapes on the Quay’ in July and the pre-Christmas ‘Carols on the Quay.’ Terry Darville came up with the idea of an event at The Point and has asked ex-neighbour Gareth Awbery to organise it. The proprietor of The Point, Nick Hunt, has agreed a date of 12 December. “Dress will be smart casual and we want to provide something that is completely different from the dinner dances of previous years,” said Mr Awbery. The decision to stage the event followed the news that David Dow and Andy Price, who ran the 2008 Christmas Ball at the Royal Beacon Hotel, will not be available to organise a function this year. ‘Canapes on the Quay’ raises funds for the Exmouth and Lympstone Hospiscare and will be held on the evening of Wednesday, 15 July at Terry Darville’s house (2 Clipper Wharf) and surrounding properties. Previous events in 2007 and 2008, raised a total of £3,000. Neighbours and friends will again help with the catering.
Sailing School for Moorings commercial units?
A Quay couple want to transform two vacant commercial units on the ground floor of The Moorings apartment block into a base for a sailing and powerboat school. Keith and Sue Spring have opened talks with Eagle One on the purchase and say they are anxious to keep Quay residents in the picture. There would be a classroom, changing rooms and showers in the school and the couple propose to have café facilities providing tea, coffee, soft and alcoholic drinks and snacks, subject to planning and licensing approval. Their dinghies and power boats will be kept on a pontoon on the Exe near the ski lanes and those receiving practical instruction taken to the training area byboat from the docks. Mr and Mrs Spring, who own a house in Clipper Wharf and an apartment in The Moorings, directly above the commercial units, said: “We think our venture would add to the ambience of the Marina.” The couple launched their school last year from temporary offices in the Ski & Powerboat Club on the Pierhead and said they felt there was a gap in the market following the demise of the Spinnakers sailing school. The Springs’ Exe Sailing and Powerboat School is registered by the Royal Yachting Association and they are working with a number of schools on activity week courses, adventure days and weekly after-school programmes. Courses in first-aid are also available. “All our instructional team have a passion for the sea and a genuine love of their sport,” said Sue Spring, the Principal. “We relish the chance to share our experience with people of all ages, particularly children.” She said those adults who arrived by car for courses were encouraged to go in the Pierhead car park administered by Exmouth Fisheries. The couple have agreed to meet the Quay Residents’ Association committee next Monday evening. Eagle One director Chris Fayers said he would be interested to hear residents’ views on the project.
Western Power to repair meter cupboard
Cutters Wharf resident Jane Jerrard has established that Western Power will rectify damaged electricity meter cupboards at the Quay. Jane said the meter cupboard door at her house was broken and every time a meter reader came the damage got worse. Eagle One were unable to source a replacement, so she got in touch with Western Power (Tel 0845 6012 989). “Western Power have accepted responsibility and say they will be doing whatever is necessary to prevent my meter being exposed to the elements,” said Jane. However, the company told her their new meter cupboards make those at the Quay obsolete and irrepairable once spares run out. “The new ones are smaller and this may cause problems,” she said. * The gas meter is protected by a cupboard supplied by Transco (Tel 0870 608 1524) who, it is understood, will also do repairs.
Fayers questioned on year-end accounts
Quay Management Company administrator Chris Fayers attended a packed meeting of the Residents’ Association committee last month to talk about the year-end accounts for 2007, which were sent to all owners in this year’s service charge pack. He answered questions ranging from expenditure on legal costs and general estate maintenance to lift contract charges and cleaning costs for communal areas of apartment blocks. Sarah White, who assists with managing the Quay accounts, accompanied Mr Fayers. They will meet the committee again in December to discuss proposals for the 2010 budgets.
Quay long-term funds may be switched
A large proportion of the Quay’s long-term capital reserves may be switched from a bank’s high interest savings account to index-linked gilts. The Management Company administrator Chris Fayers is to investigate the possibility of such a move after a request from the Residents’ Association. A group from the Quay met him to discuss ways of improving the security and performance of the funds and also asked if the signature of a Residents’ Association official could accompany that of the normal Management Company director for the movement of long-term monies. He said this was a reasonable request, which he would discuss with his managing director. Mr Fayers has since had talks with the investment managers who work for Eagle One on its pension fund and investments and said they would prepare a document advising on ways to invest the estate capital reserves in products other than cash to preserve the value against inflation and produce higher returns with minimal risks. “One solution to the ‘risk versus return’ equation may be to invest in an index fund that tracks the market to which we would like exposure, ie gilts rather than investing in actively managed funds,” said Mr Fayers. “It is possible we could obtain exposure to index-linked gilts by holding a fund that replicates all the UK index-linked gilts currently in issue. This reduces costs and captures some of the market returns available, but avoids the chances of an active fund manager making the wrong decision at the wrong time.” Mr Fayers will have more talks with the Quay group when the information is available. Windward Court resident Martin Luce, who is a member of the EQRA finance committee, provides the following background information to the discussions …
As Quay owners will be aware, there is a long-term fund being built up by the Management Company against the liability to maintain the bridge, sea and dock walls and walkways by means of a charge, currently set at £140 per property per year. The fund has now risen to around £240,000 and up to now it has been in a high interest savings account with the NatWest. A number of us have been concerned for some time about the problems of inflation over the period of time, say 40-60 years, before serious work is required. We may well be entering into a period of deflation, but, if history is any guide, the inflation will return. One option is to invest in the equity market via an inexpensive tracker fund, but while this may produce a great return over the period envisaged, there is a body of opinion which regards this as too risky. Another alternative, favoured by our Quay group, is to use Index-linked gilts (Linkers) which are mainly used by insurance companies for pension liability purposes. These UK Government issued securities are traded daily on the stock exchange and their price varies according to demand. The Government guarantees broadly to uplift the payout value stock at redemption by the increase in the retail price index from the issue date to the redemption date. The Linkers need to be held to redemption to be sure of the return, but they can be sold at any time at the then current rate. If inflation was to go negative, the payouts would also be reduced, but the consolation is that we would have maintained the purchasing power and removed the risk of being virtually wiped out by inflation.
Roof net has stopped the seagulls
The translucent net erected on the roof of The Moorings apartment block to deter seagulls has been successful. “It has done its job and the birds now keep away,” said Morley Pennington, who has owned property in the block since it was built in 2002. Morley said there had been a problem for some time, with droppings, feathers and debris from feeding gulls scattered over the roof and onto balconies. The spikes on other buildings were not used during construction because of the shape of the roof. “The net is mounted about 2ft off the roof and doesn’t appeal to the birds at all,” he said. The £8,819 cost was met from The Moorings’ capital reserves.
Membership renewals flood in
Residents’ Association subscription renewals for 2009 have kept treasurer Pat Braden busy over the past three months and there are already 120 properties under our wing . We had 145 last year.
Lifeboat coxswain: Quay can be proud
Quay residents have been praised for their fundraising efforts for Exmouth’s new seafront lifeboat station, which is expected to be operational next month. “You can be proud of your input into the building,” said coxswain Tim Mock as he received the £751 proceeds from the December Carols on the Quay concert. It was the sixth time the Quay has run the event with Budleigh Salterton Male Voice Choir and over £3,000 has been handed to the RNLI. The formal opening of the station will be on 6 June. “Most of the remaining work is external, sothe weather will determine the precise date of completion,” said the coxswain. There are two boat halls in the new building: one will house the Mersey class all-weather Margaret Jean and the other will be home to the D-class inshore George Bearman. If necessary, the vessels could be launched simultaneously via a concrete ramp over the beach and launching will also be possible 24 hours a day, whatever happens to the navigation channels and sands. The RNLI lifeguards will use the old boathouse near Harbour View cafe for maintenance and storage.
* Picture: The Quay’s David Dow hands a cheque to Mr Mock at the new HQ. Right, choir chairman Bob Austen. Back, John Nettleton of Exmouth Shantymen, the guests on the night
The room with a view in the Regatta Court Penthouse
These spectacular views of the estuary were taken from a penthouse in the soon-to-be-completed Regatta Court apartment block (see arrowed inset). There are nine other penthouses among 39 properties being built in the complex. Prices range from £420,000 to £800,000. Builders Midas say they are on schedule to finish in August * A special customer: Page 6
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Hot off the press!
Quay funds are safe, says Fayers
Exmouth Quay Management Company funds have been invested safely and have not been affected in the financial crisis, said Eagle One director Chris Fayers. Residents’ Association secretary Roy Pickering reported at the annual meeting that he had written to Mr Fayers seeking reassurances on a number of issues concerning the well-being of the maintenance funds “in these difficult times.” Mr Fayers administers the Management Company and told him that not long ago some residents had felt not enough was being done to maximise the interest payable on funds held by the Management Company. “We were told we should be much more adventurous and get better rates of return by moving the money around,” he said, “my response was that the Management Company duties were to ensure that the money held on trust for residents were safe. I am pleased to tell you we did not take the advice to be more adventurous with our investment policy and the monies are safely held with a British clearing bank.” He added that the Management Company money was handled within a very straightforward and transparent system. Roy Pickering also asked if there was adequate ring-fencing in place to protect the funds and Mr Fayers said all monies were accounted for in respect of each individual block at the Quay, together with the estate fund. “The nature of the ring-fencing is that the money is Exmouth Quay Management Company money and is in the Exmouth Quay Management Company bank accounts,” said Mr Fayers. “It is completely separate from Eagle One funds and has its own company accounts. Funds for day to day running costs are held in a NatWest current account and the capital reserves monies are held in a NatWest special-interest bearing account, the interest rates for which are available from NatWest. The account balance is currently £486,184.40 (the letter was dated 12 November, 2008) which includes all the capital reserves, interest received and a small element of running costs not required for immediate use. The value of the separate sinking funds is reported to residents each year.” Mr Fayers has agreed to meet a small group from the Association next week for further discussions on the funds.
Progress on Shelly Reach bottleneck
A solution to the vexed question of indiscriminate parking at the entrance to the docks development in Shelly Reach appears to be in sight. Mr Jeremy Upfield, who is Devon County Council’s officer dealing with the design and control of adoptable highways at the Quay, told Residents’ Association official Roy Pickering that the adoption of Shelly Reach and nearby Harbour Court was imminent. “Once I receive the detailed and agreed ‘as built’ plans showing the areas of adoptable highway, it will become maintainable at public expense,” said Mr Upfield. “The nearby Sharps Court has already been adopted.” Roy told EQRA members at the annual general meeting he understood the developer of Shelly Reach had been asked to supply new detailed drawings and that the matter should be resolved in a matter of months. Elsewhere at the Quay, Mr Upfield said there was provision for a traffic order restricting parking on the main spine road through the development. He explained: “I understand that, within a Section 106 Agreement with Devon County Council, provision is made for the developer to seek, fund and implement a traffic regulation order for the restriction of all on-road parking within the development spine road and to Camperdown Terrace, which would come into force when it was a dedicated highway.” Mr Upfield pointed out that a lot of remedial work needed to be done to bring Shelly Road up to standard for adoption at some future stage and a topographical survey had been requested from the developer. He added: “Because of the nature and layout of the development, it is quite normal that the highway works would not be completed ‘to the finished article’ until all the housing work was done. This reduces the wear and tear of any construction traffic on the new road and is normal practice on such developments.” He said if the road and footways deteriorated to any further degree, he could enforce the developer to make repairs to ensure “safe ease of passage” for vehicles and pedestrians. Roy Pickering said each section of road at the Quay was covered by a bond. “A sum of money determined by the highways authority is earmarked and held by a bondsman against default by the developer. In effect, money is taken from purchasers at the time of purchase to fund the work. In some cases, part of the purchase price may be withheld by conveyancing solicitors to be made over later to the developer when the road is due to be completed.”
Controversial wall wins top award
The Quay’s controversial sea defence wall, which has attracted criticism from residents in Madison Wharf and Windward Court, has won a major accolade in the British Construction Industry awards. The developers, Eagle One, builders Dawnus Construction, designer Sands Consultants and quantity surveyors Taylor Lewis collected the award in the Small Civil Engineering category for projects of up to £3 million (The Quay scheme cost £1.27 million). The sheet piled sea wall, with reinforced concrete capping beam, was built on the estuary side of the Regatta Court development and included pre-cast wave deflector concrete blocks and a walkway. Rock armour was also used to prevent scour to the face of the wall. The Environment Agency required the developers to position the pre-cast blocks about three metres behind the piled wall to deflect waves in stormy weather. Residents living in the five ground-floor apartments in Madison Wharf had their views of the estuary obliterated and there was great sympathy for Nigel Smith, who suffered from multiple sclerosis and needed a wheelchair. He told Quay News at the time: “All my views have gone and the place is now a prison.” Nigel has since left the Quay and bought a property elsewhere in Exmouth. (As is reported below, ground-floor residents in Windward Court also say they have been adversely affected by the wall and proposed raised walkway). The awards ceremony was held in London and judges said the project was logistically demanding and neatly executed: “Navigation along the narrow marina entrance was maintained and the team overcame unexpected and challenging issues intelligently.” The scheme, commissioned by Eagle One, had to incorporate comments from English Nature, the Environment Agency, the local planning authority and the people of Exmouth and beat off companies representing 180 of the best projects in Britain and some abroad involving UK firms. Each of the35 short-listed schemes were visited by the judges and project teams were questioned on site.
Ombudsman examines Planning dispute
The Local Government Ombudsman has appointed an inspector to investigate residents’ dispute with East Devon District Council over the Quay’s wave deflector wall and walkway. The wall, which was constructed in 2007, runs from the entrance to the Marina, along the waterfronts of Regatta Court and Madison Wharf, and abuts onto the Windward Court apartment block, which was built and occupied in 2002. Ground floor residents in Windward Court say the wall and partially-built walkway affects them adversely, but believe it should be possible to correct the situation without much difficulty. East Devon District Council has taken the view that all necessary planning permissions and consents were applied for and granted in the appropriate manner and that it would not be possible to make changes at this late stage. Residents were not convinced on either count and after taking legal advice decided to make a complaint against East Devon District Council, whilst notifying the Ombudsman’s office of their action. The Council responded to the complaint within the statutory 12-week period, but declared the matter closed. Residents regarded the Council’s response as inadequate and unacceptable and communicated their views to the Ombudsman’s office. An inspector has now been appointed to examine the case and will give an opinion, probably within three months. The Ombudsman does not instruct local authorities, but it is unusual for the inspector’s opinion to be ignored.
Beach safety breakthrough (January 2009)
The Quay Residents’ Association campaign to improve safety on Shelly Beach and Belshers Slipway has gathered momentum. East Devon District Council has been asked to implement a bye-law which would prohibit driving or parking on Shelly Beach as a means of ending the chaos caused by vehicles, particularly four-wheel drives, clogging up the area when boats are launched. Residents’ Association official Roy Pickering told Quay News: “Both councillor Eileeen Wragg and MP Hugo Swire have been active on our behalf and, earlier in the year, Karime Hassan, EDDC’s Corporate Director, told his Executive Committee that, for safety reasons alone, it was a matter that could not be ignored any longer.” The situation is complicated because responsibilities for slipway, beach and walkways are with Devon Country Council, East Devon District Council and developers Eagle One respectively. “However, there seems to be a degree of co-ordination,” said Roy. “The possibility of curbing use of the slipway was discussed at Devon County’s Highways & Traffic Orders Committee early in December and there was unanimous approval of a motion which viewed bye-laws to prevent parking and driving on the beach as the preferred option.” It is understood restrictions on Belshers Slipway would only be considered if the ban on driving and parking proved to be ineffective. Councillor Eileen Wragg told Quay News: “The whole matter should have been dealt with long ago by East Devon District Council as Shelly Beach is in its ownership. Now that it has the powers handed to them and the funding by Devon County Council by way of Civil Enforcement Officers, there should be no more delays.” County Solicitor Roger Gash said: “The conflict between a pedestrian user of the adjoining footpath and a vehicle user of the slipway is a cause for concern.” He added that the district council was conducting a feasibility study to build more slipways along the seafront at Queens Drive, near the new lifeboat station, and if that happened it may supercede the Belshers Slipway problem.