Editor

Geoffrey Williams from local solicitors Wiseman Lee talks about lease extensions and explains why a government proposal that would reduce the cost of extending shorter leases may not come to fruition

If you own a flat or are thinking of buying one, you must check how many years are left on your lease. Why? Because as the remaining term – the number of years left to run – shortens, the value of the flat will fall.

If the remaining term is about 125 years, this isn’t too serious. If it’s around 90 years, you should do something about it.

Fortunately, if you have owned the flat for two years, you have a legal right to extend the term by 90 years, but you have to pay compensation to the landlord. How much you have to pay depends mainly on the value of the flat and the remaining term, so the shorter the remaining term, the more you will have to pay.

You would need to get a surveyor to advise how much you may have to pay. Don’t forget, if you do claim a lease extension, you will have to pay most of your landlord’s costs as well as your own. You can get a rough idea of how much you may have to pay by visiting the Leasehold Advisory Service website (lease-advice.org), where you will find a premium calculator.

There is an unpleasant surprise in store if your remaining term is less than 80 years. The amount to pay suddenly increases. This is because you then have to pay something called marriage value. There is a hidden value in the flat that neither the landlord nor the tenant can individually access. It can only be unlocked by uniting – marrying – the landlord’s and the tenant’s interests in the flat. Extending your lease does just that.

The rule is the landlord gets none of the marriage value if the remaining term is more than 80 years when the tenant makes the claim. If there are less than 80 years left, the landlord gets half of the marriage value.

The government announced last January that they intend to abolish completely the marriage value element of the compensation paid to the landlord. If this happens, there will be a big reduction in the amount tenants have to pay to extend shorter leases.

If you have a shorter lease, you may think you will be better off waiting until the law changes. You might be wrong, though. There is no timetable yet for changing the law. Also, the change may well be challenged by big freeholders, as it will slash the value of their property, so the law change may never happen. If it doesn’t and you delay extending your lease, the amount you will have to pay is almost certain to go up.

Wiseman Lee is located at 9–13 Cambridge Park, Wanstead, E11 2PU. For more information, call 020 8215 1000

Streets Apart – run by the charity Living Streets – arranges weekly walks for the over-65s. Project coordinator Tricia Edeam introduces the tri-borough initiative and urges Woodford residents to get involved

We are Living Streets, a charity for everyday walking, and we are working with older adults around the UK to reconnect them with their communities and improve their streets. Our work aims to support those with accessibility needs, providing safe, friendly spaces for organised group walks.

Building on the successful two-year Streets Apart project in Redbridge, the City Bridge Trust has once more invested in walking as a solution to loneliness and inactivity. But this time, extending across three London boroughs: Redbridge, Havering and Barking and Dagenham.

The focus of the Streets Apart programme is to reconnect older people with their community; reducing isolation, improving physical fitness and mental well-being. Walking and talking is easy and free with huge all-round benefits.

Our new three-year project involves led walks with older adults, training walk leaders to leave a walking legacy in the boroughs, street route audits to assess the walking environment and audit reports to suggest improvements to local councils.

Our walks are designed to help older adults stay independent. Rebuilding confidence in the simple act of walking can give the confidence to go out to the shops, attend a doctor’s appointments, attend local events, or visit friends or family. At present, our walks are in Barkingside, Clayhall and Ilford, but we are looking to introduce new walks in other parts of the borough. We are particularly interested in Wanstead and Woodford and are looking for participants to take advantage of this service. To be able to attend, you must be over 65 and be able to walk a short distance. Living Streets staff will discuss your needs with you and match you with a group close to your home. At the end of the walks, the groups visit cafés to allow for the opportunity to sit together and have a tea or coffee and a chat. For many attendees, this is the highlight of the walk as they get to spend time socialising and getting to know each other.

“I feel better, and it was nice to have someone to talk to. I enjoyed both the walk and walk leader, who has given me new information about where I live,” said one participant.

The led walks are set at a slow pace, designed to cater for all abilities and all are welcome to join. Walk leaders are all fully trained, DBS checked and live within the local community themselves.

To join a Streets Apart walking group, refer a friend or volunteer with Living Streets, call 07714 616 599 or email Patricia.Edeam@livingstreets.org.uk

For more information on Living Streets, visit swvg.co.uk/livingstreets

Redbridge Council’s Work Redbridge service will be hosting a one-hour virtual interview workshop on 17 November from 10am.

“This session is dedicated to supporting individuals perform in virtual and pre-recorded interviews. This includes guidance and suggestions on preparing effectively, using technology, building rapport and delivering a confident interview,” said a spokesperson. The council’s free Work Redbridge service is open to all residents aged 18 and over, regardless of circumstances.

Visit swvg.co.uk/wrk

Woodford resident Andy Newman provides a consultancy service to the licensed leisure trade. Here, the former police inspector offers his advice to those going out and those operating venues this festive season

Whether you are going out to enjoy yourselves, organising an event or you’re an operator running your own hospitality venue, there are some dos and don’ts to make for a safe, social and superb night (or day) out. Woodford and Wanstead have some excellent venues. But do remember this: pretty poor planning prevents pretty poor performance.

Those going out
For those going out, do ensure you check out your intended venue beforehand. Don’t go by one thing alone. What are the reviews like? What is the hygiene rating? How does it feel inside and outside? Is it clean? Are the toilets kept clean? Are the staff smart and friendly? Do they appear to know what they are doing? Do you like the ambiance? Is there good signage?

Do book early. You won’t be happy if you can’t find anywhere to go! Do also be polite, respectful and patient with staff, as skills and people have been lost during the pandemic.

Do ensure you or someone you trust always has an eye on your drink. There are too many cases of drinks being spiked (drugged) – don’t let this happen to you. Do engage positively with staff, especially if you are on your own. Venues have a responsibility towards vulnerable people, which is why you want to choose your venue wisely.

Do let people know where you are going and plan your route home, avoiding alleyways, poorly lit areas and suspicious characters where possible. Do have your phone charged and do take positive action. Walk confidently. Be aware of your surroundings and cross the road to avoid unsavoury characters. Be alert to your nearest places of safety. This includes well-run venues that tend to have CCTV and door staff, especially at night. Don’t carelessly flash your phone, money or jewellery around, especially at stations and crowded venues.

Operators running a venue
For those who run their own venues, do submit your Temporary Event Notices (TENS) early. Do ensure all four licensing objectives are being promoted (the prevention of crime and disorder; public safety; the prevention of public nuisance; and the protection of children from harm). Check your staff know and comply with your conditions, especially around CCTV, dispersal and respecting neighbours.

Do the right thing and seek professional help (quickly) should you fall foul of the authorities. An expedited review of your licence could close your business. Do remember the authorities always implement joint Enforcement Operations for the winter festivities. Expect visits; don’t get caught out.

Andy is the founder and director of Andy Newman Consultancy Ltd. For more information, call 07717 834 798 or visit andynewman.co.uk

Now is the time to find out what we can all do to help reverse climate change, says Louise Burgess of the South Woodford Society, which has launched its Greening South Woodford project

As we start to consider the outcomes of the UN Climate Change conference (COP26), combined with the recent struggles over fuel distribution and worries about heating costs, it is now time to find out what we can all do to help reduce greenhouse emissions and reverse climate change.

The above issues, the biodiversity of our local area and the need to increase the amount of green spaces for wildlife (and humans!) are very important to the South Woodford Society. To that end, we recently held a Green Day at the community orchard (which, unfortunately, was also a very wet day) to showcase some greening initiatives.

We tasted some delicious old varieties of apples, learnt how to make and use waxed bowl covers (to reduce single-use plastic), created a wonderful bug hotel from an old beehive and made our own small ones to take home from recycled cans and twigs. We heard about the new soft plastic recycling from the Co-op (such as crisp bags and bread bags) and there was a chance to chat to Peter Desner, the owner of the new electric bike shop in The Galleria, and try out the electric bikes that had been cycled down to the orchard. There was also a stand from the Party Kit Network, which hires out reusable party kits, so you don’t have to use throwaway plates and cups ever again.

Councillor Jo Blackman (Cabinet Member for Environment and Civic Pride) and Councillor Beverley Brewer both braved the downpour and gave their full support to our Greening South Woodford project, which will transform the patch of green at the corner of Eastwood Road with biodiverse planting, herbs and spaces to sit and relax. We are also planning more work at the orchard and hope to install benches and a much-needed storage container for both gardening and litter-picking equipment.

To reduce your own carbon footprint, the main things to try – as well as the five Rs of refuse, reduce, reuse/repair, recycle and rot – are to eat less meat and dairy and use your car (and fly) less often. You’ll be pleased to know that first-class flights take up to at least three times as much carbon as economy flights, so you shouldn’t be envious of those who turn left! One thing that might not occur to many people is the impact of internet use. While it may only be a few grams of carbon dioxide emitted from the energy needed to run your devices and power wireless networks, even more energy intensive are the data centres and vast servers needed to store the content we access. So, do consider if those Facebook updates are really necessary!

We’ll be adding to the environment pages on our website over the coming months, so please have a look for a selection of hints and tips you can follow at home.

To find out more about the South Woodford Society’s sustainability projects, visit swvg.co.uk/sws

Amateur dramatics company Wanstead Players has relaunched itself as WP Drama, with a new home in South Woodford. Lindsey Sculfor explains the changes ahead of their first post-COVID performance

Wanstead Players is reputed to be the oldest amateur drama group in east London and Essex. After successfully performing at the Kenneth More Theatre in Ilford for 43 years, the company is moving to a new venue at the Redbridge Drama Centre in South Woodford. We have marked this revitalising new venture by rebranding ourselves as WP Drama (not having been based in Wanstead for some time).

Wanstead Players has always been noted for producing high-quality, wide-ranging tragedies, comedies, dramas and musicals by such authors as Wilde, Dickens, Ibsen, Priestley, Shaw, Godber, Shakespeare and Coward. Members of the company have even written their own plays.

Our company includes members from teenagers to senior citizens, many of whom not only act but also provide backstage expertise, and we constantly welcome new members. Some of the company have been encouraged to tread more exalted boards, including Louise Jameson, Tony Robinson, Don Henderson and Ricky Groves, who started his career as Gary in Eastenders. We are now hoping that relocating to a new venue will provide an opportunity not only to broaden our audience but to attract new talent to join us as actors, directors, technical managers and crew.

Loot by Joe Orton was intended to be performed back in March 2020, but with two weeks to go, COVID intervened and we were locked down and out. Instead of giving up, it was merely moved to the back burner, and we are very happy to announce that it will now be our first show as WP Drama in our lovely new venue, a fresh start all round.

During COVID lockdown, members kept in touch by ‘cinema evenings’ organised by the director of Loot, Brian Seaton. People met in the virtual Zoom bar before the show to catch up. YouTube then provided the platform for a screening of a past Wanstead Players production; audiences reconvened in the Zoom bar afterwards to share happy memories or relive disasters. There are always a few of those!

Loot is a black, outrageous and anarchic comedy satirising the mismatch between the way society dictates people should behave in religious and secular situations, and the reality. It takes a shot at the Church, attitudes to death and bereavement and the corruption of the police force. Premiered in 1965, it reflects some of the attitudes of the day which are less acceptable to current audiences, but its themes remain relevant and topical.

We are delighted by the welcome we have received from Redbridge Drama Centre and look forward to exciting times.

WP Drama will perform Loot at Redbridge Drama Centre from Thursday 18 to Saturday 20 November (tickets: £13). Call 020 8708 8803 or visit wpdrama.co.uk

Ahead of a virtual meeting of Redbridge Council’s new climate forum, Councillor Jo Blackman, Cabinet Member for Environment and Civic Pride, outlines plans to improve greenery across the borough

The pandemic made us all realise the importance of green space in and around our neighbourhoods. The benefits of green space are extensive and well documented – for our own health and well-being as well as for the global climate, nature and biodiversity.

Redbridge Council has recently undertaken a thorough review and update of its policies for managing our green space. For the first time ever, we have a Green Urban Landscape Policy that puts nature and an equitable distribution of green space at its heart.

Nearly 500 people participated in the consultation, showing the value our residents also put on our green space – with environmental concerns and societal benefits featuring prominently in the submissions.

In line with the views received, our new strategy puts the needs of residents and nature at its heart as it sets out how the council will protect, manage and improve greenery and trees.

The action plan included in the policy sets out a number of actions the council will take over the next three years.

We aim to plant over 2,000 new highway trees in addition to several hundred replacement trees, and to replant many shrubs that have been lost from highway beds. This is in addition to thousands more trees that will be planted on other sites across the borough as we seek to support the London-wide target of a 10% increase in canopy cover by 2050.

We have trialled a number of grow zones across the borough where we left grass verges to grow to benefit biodiversity. Initial studies of these sites have revealed an incredible variety of plants and insects, with over 100 different plants identified. We therefore plan to increase these to cover 50,000 square metres across the borough, which equates to 25% of high grass verges.

Our new policy rightly recognises that we need to work with residents to promote the value of our green space, and to help us protect, manage and enhance it.

Our tree pit adoption scheme saw over 1,300 tree pits signed up for adoption this year and we are aiming to double this. Next year, we’ll also be giving away free packets of wild flower seeds to all those who adopt a tree pit. So, make sure you adopt yours – all those who have previously adopted them will need to reapply again this year.

We’re grateful to all our community groups, including the Wanstead and South Woodford Community Gardeners, Wild Wanstead and the South Woodford urban orchard, as well as those that maintain the green space around our places of worship and schools. These groups play a vital role, enhancing our natural environment and building strong communities. To support these and other groups across the borough, we’re giving away a record 50,000 bulbs this year for planting in publicly accessible sites.

We also want to encourage people to improve greenery on private land and we will soon be publishing details of our winter fruit tree giveaway.

Finally, we will be hosting an online session on 1 December to explain more about the Green Urban Landscape Policy and our plans to improve greenery and tackle climate change, and how you can get involved.

Applications to adopt a tree pit close on 30 November. Visit swvg.co.uk/adoptatreepit

To take part in the virtual meeting of Redbridge Council’s new climate forum (1 December, 6.30pm), visit swvg.co.uk/climateforum

Redbridge Council is keen to remind South Woodford residents with electric vehicles – and those considering the switch – that they have access to a charging hub in Mulberry Way car park.

The hub – installed in July – has 12 dedicated charging bays. “Redbridge is one of the first London boroughs to incorporate a large, fast-charging hub into a council car park… Transport is one of the largest sources of carbon emissions in Redbridge, making it one of our key areas for action in tackling climate change,” said a spokesperson.

Woodford Green Library and Gym has reopened following a £300,000 refurbishment.

The venue was improved during its closure for much of the pandemic and now boasts a new children’s section, new books, digital devices, study area and a meeting space for group activities. The centre – located on Snakes Lane West – also includes a new fitness facility with a range of cardiovascular and weight training equipment, new changing areas and toilets. Both the library and gym are open seven days a week.

Visit swvg.co.uk/wglib

With Woodford Police Station having been decommissioned and sold earlier this year, Sir Iain Duncan Smith MP explains why his successful campaign for a policing hub in the local area was vital

Having listened to residents and police officers alike, it is clear there was a need for a policing hub in Woodford, South Woodford or Woodford Green.

Following the Mayor of London’s wrong-headed decision to close Woodford Police Station, local Safer Neighbourhood Teams for Monkhams, Churchfields and South Woodford lost the police station they used as a base. This means they have to travel to Barkingside Police Station to use its facilities, often on public transport.

This seems to be an extremely poor use of police time and resources. Reducing the travel time for the Safer Neighbourhoods Teams would free up more resource hours to tackle local crime. This extra police time will be necessary to tackle the recent spate of dog thefts and the thefts of cars and catalytic convertors that are issues of real concern to my constituents.

The need to travel long distances also impacts the well-being and job satisfaction of officers, who feel they spend more time travelling to and from their wards than doing their job.

Residents, local officers and business owners have spoken to me about the importance of having designated police who understand the neighbourhood, know the local crime hotspots and build trust within the communities they serve. The whole area will benefit from a visible police base, which will provide reassurance to residents and assist in building relationships with the community.

Myself and local councillors are therefore pleased that, as a result of our continuous campaign, there has now been recognition of the need for a police hub here, with the recent announcement of a soon-to-be-opened venue in Woodford, which will serve the wards of South Woodford, Churchfields, and Monkhams.

We held a public meeting with the Borough Commander, Detective Chief Superintendent Stephen Clayman, where residents discussed the need for a stronger police presence in the area. This was in addition to letters to both the Detective Chief Superintendent and the Commissioner, Dame Cressida Dick, and our petition, which has been signed by almost 2,000 local residents.

I await further details from the Metropolitan Police on where the hub will be based and look forward to an official announcement from Redbridge Council regarding when it will be operational. I will continue to work with the council and the police to ensure the residents of Woodford have the resources that are needed here. The simple yet vital truth is that local people need to know the police officers who work in their neighbourhoods and feel reassured by a visible presence.

For more information on Sir Iain Duncan Smith’s campaign, visit swvg.co.uk/ids

Residents are invited to a Remembrance service at the Snaresbrook Garden of Remembrance on 11 November (arrive by 10.45am).

This will be followed by a gathering at the Woodford War Memorial outside St Mary’s Church on 13 November (arrive by 8.40am).

“This is the first opportunity in two years to come together as a community to commemorate those who have died in the service of their country… Our short ceremony will include a silence and laying of wreaths by civic leaders,” said Revd Dr Elizabeth Lowson.

Applications are open for residents to adopt the tree pits on their streets and plant them with wild flowers.

“The Adopt a Tree Pit scheme is part of our community gardening initiative and gives residents the chance to show trees on their street some love and boost biodiversity,” said a Redbridge Council spokesperson. Last year, more than 1,300 tree pits across the borough were successfully adopted. Applications close on 30 November, with a free packet of wild flower seeds while stocks last.

Visit swvg.co.uk/adoptatreepit