Reflections

About Reflections

Information on the history of the site is available here JLHistory-Reflections. More information on the history of Pyrmont is available here https://pyrmonthistory.net.au/.

Welcome

Welcome to Reflections section of the website.  New information for Reflections owners and tenants will be posted here.

Key Contacts

Building Manager: Nick Gardner
Mobile: 0488 693 510‬ nick@manage-meant.com.au. After hours, please call security on 02 8565 9494.

Strata-Specific Questions

For most questions, the information applies to the whole of Jacksons Landing – please refer to the non strata pages of the website.

However, some information is different for different stratas.

Visitor Parking

Reflections has a limited number of visitor car parking spaces provided for the use of visitors and non residents.

Application for use of a visitor car park space is to be made to the RSM by you or a person authorised by an apartment resident. In the absence of the RSM, see the on-duty security staff.

A key to the space’s allocated bollard will be issued by the RSM or security staff member. After the visitor leaves, the bollard must be returned to the upright position and key-locked. Bollard locking prevents later unauthorised use of the space. The bollard key must then be returned to the RSM or security staff member without undue delay.

Ideally, visitor car spaces should be vacated as quickly as possible (within 4 to 8 hours). Bollard keys are provided for a maximum period of 24 hours.

If bollard keys are not returned promptly after use, considerable inconvenience is caused to other residents who may be seeking a visitor car park space.

Resident Parking

Car park space is provided for residents.
While it is possible to make internal arrangements to lease or lend an unused car park space to a fellow resident, it is a breach of by-law to lease a car park space to a non-resident.

Facilities in the building

A heated swimming pool and a spa are located on the ground floor of Bridgeview.

Architectural Standards

These Standards must be read in conjunction with the Architectural Standards for the Community Association which can be found here.

Air-conditioning units: Window or wall-mounted units are not allowed. Air conditioning units must be installed within the designated air conditioning cupboard in each apartment
Balcony enclosures: Balcony enclosures are not allowed.
Balcony furniture: Only the following balcony furniture is allowed:

• outdoor setting
• BBQ
• umbrella
• planters/fountains.

Light Fittings: The light fittings on external balconies cannot be replaced.
Real Estate Signs: Only one ‘For Sale’ or ‘For Lease’ sign is permitted per unit at any one time. This sign:

• Must not exceed 1 metre by 1 metre in size,
• Must not be attached to balconies, and
• Must be affixed to the inside of a window.

Security Grilles: Security grilles are permitted on ground floor doors and windows and shall match the colour of the door or window, and equal to ‘Crimsafe’ TM (ph) 02 9536 1555. The typical aluminium frame colour is Dulux – “Regatta White” powder coat – 73763001 Low Sheen.
Colours: Original colours are to be maintained.
Flywire screens: Flywire screens are permitted and shall match the colour of the door or window.
Window Treatment: As all window frames in this building are white, and the wall colours have pale tones, all curtains must have white backing. All blinds and timber shutters must be white.

Strata Notices and By-Laws

Each strata in Jacksons Landing is bound by the Community Management Statement, and the Jacksons Landing Architectural and Landscape Standards. These documents can be found here.

There are various regulations which apply to residents of Reflections.  These include:

• the original strata plan by-laws and subsequent amendments
• special by-laws which are made from time-to-time
• architectural and landscaping standards both for Jacksons Landing and Reflections
• rules of the Community Association which apply to every strata in Jacksons Landing
• State government laws relating to strata schemes

The by-laws and other rules exist to ensure harmonious living, to protect the amenity of our building, and to allow for approval of renovations and alterations to individual properties.

References to the by-laws are made in the Living at Reflections guide for residents. A few key by-laws are as follows:

• Balconies (by-law 4 and Architectural Standards)
• Car-wash bay (by-law 7 and Special by-law 4)
• Garbage and re-cycling (by-law 7)
• Garden care (by-law 2)
• Kayak and other storage in garages (special by-laws 12 and 13)
• Moving in/out/bulky goods delivery (by-law 5 and special by-laws 3 and 6)
• Number of residents in each flat (special by-law 7)
• Renovations –  special by-laws are passed to ensure compliance with requirements, for example special by-laws 1, 2, 9 and 15 plus Amend special 9 and for balcony doors, see special by-law 12
• Service of notices and documents by electronic means (special by-law 14)

Further details and links to the original by-laws can be found here.

Strata Meetings at a Glance

All owners are welcome to attend strata committee meetings as observers. Since this website is public, and agendas and minutes of meetings are restricted, owners can access these from the strata manager’s website. You will need the user name and password from the agenda or minutes of the last AGM.
For the date and time of your next strata committee meeting, contact the strata manager on 02 9267 6334.

Strata Committee

SC members freely give of their time to ensure that the property is managed in the best interest of all of the owners.  SC members are:

Leesa Bennett

Allen Blewitt (Chair)

Pat Caines

David Keetley

Graham Meyer

Jill McKeough (Secretary)

Richard Watson (Treasurer)

The Committee has a number of sub-committees which divide the work up and report recommendations to the Strata Committee for all decision making.

Building works and by-law : Allen Blewitt (convenor), Leesa Bennett, Richard Watson and David Keetley

Communications : Jill McKeough (convenor) Pat Caines, Richard Watson and Allen Blewitt

Landscaping : Leesa Bennett (convenor) and Graham Meyer

Renovating Your Apartment – Structural Alterations

Common property

If you wish to structurally alter common property, you must first receive written approval from the Executive Committee (EC).

You are not permitted to alter, interfere with or otherwise damage or deface any structure that forms part of the common property.  Common property not only includes the common areas but also all the perimeter walls, windows and doors of your apartment.

Alterations to your own apartment

If you wish to make alterations to your own property, you will need to complete a form (Application for Carrying out Building Works) and submit this to the Building Works (BW) subcommittee of the EC with full details of the proposed works (email: reflections@jacksonslanding.net.au).  You MUST obtain the EC’s written approval before you commence any work.

Download a copy of the form here.

After the BW subcommittee has assessed the application, it will forward a recommendation to proceed (or not) to EC members for formal approval.  Once approval (or rejection) of the works has been obtained by a majority of the EC members, you will be informed by the Managing Agent and the approval (or rejection) will be noted in the minutes of the next EC meeting.

The EC will endeavour to provide approval as soon as possible but if the alterations are of a complex or controversial nature, additional information may be requested and further advice sought before approval can be given.

Reflections has by-laws in place which regulate changes to floor coverings and the installation of bi-fold doors to balconies.  If you are considering making an alteration of this nature, please ensure that you read the relevant by-law carefully and comply with the requirements.  Please note that, in particular, the Reflections by-law prohibits the installation of floor coverings which will result in excessive transmission of noise and requires reports from acoustic experts before and after installation.

Once approved, and before any renovation takes place, it would be considerate to advise neighbours of any works that may generate excessive noise.

Soundproofing

Significant design effort and specialist materials have been incorporated into Reflections to minimise the transmission of sound between apartments.  Even experienced tradespeople may not be aware of how easily this can be compromised.  For example, drilling a single hole to hang a picture can significantly compromise the soundproofing materials sitting just behind the wall surface.  If you are having even minor work done, we ask that you err on the side of caution and discuss how best to proceed with those familiar with Reflections construction by contacting our building manager.

(By Order of the Executive Committee Strata Plan SP68839)

Large Deliveries and Moving Procedures

The following information has been compiled to assist all residents with the effective management of their relocation into and out of Reflections (Clearwater and Bridgeview) and for the safe delivery of large articles without damage to property.

Moving forms

Click here to view Reflections Moving Procedures

Please see also the moving in or out page for general instructions.

Before the move

• Contact Resident Services Management (RSM) (located on 45 Bowman Street) (02 9518 8656) to book your move.
• In the case of move ins / outs, a refundable deposit bond of $300 plus a security fee (non-refundable) must be lodged with the RSM at the time of booking.  You should do this at least 5 days in advance. 24 hours notice is required for cancellation of the security guard, otherwise charges will be incurred.
• You should arrange with the Security Gatehouse located at 58B Bowman Street on 02 8565 9494 for the supply and installation of protective lift covers (as per by-law) to protect furniture and prevent damage to the building.

Arrival

• On arrival, stop at Security Gatehouse and advise them of your arrival. Alternatively, call on approach. (Please phone if you are running late).
• The person responsible for the move will be given key access to lift controls. Security will provide instruction as to locking off the lift.

The move

Under no circumstances, are household goods to be moved through any of the lobby glass entry doors nor are lift doors to be forced open.

• For move ins / outs, a security guard will be in attendance dedicated to the move for 4 hours. This ensures that you are provided with appropriate direction and that both the loading dock and residential lift are made available for your move. As only one lift is available for each lobby, this service will be shared with residents, with residents wishing to enter or exit their apartment having priority.
• The guard will conduct a pre- and post-move inspection report prior to the lift key hand over and its return.
• Any damages to common property or additional cleaning requirements caused by the move will be at the mover’s expense.  Please ensure that reasonable care is taken to prevent damage of the common areas.
• Move ins / outs may not proceed before 9.30 am or after 5.30pm (two 4 hour blocks are available only) unless written authority has been granted by the Owner’s Corporation. For the quiet enjoyment of other residents, moves are not permitted on Sundays unless written approval is received.
• If the foregoing conditions are not complied with, the intending mover/s access swipe card may be deactivated by security / RSM thus preventing access to lifts and lift lobbies for the purpose of moving furniture.

The loading dock

The loading dock is the correct and ONLY point of entry for your large  removal / delivery van to park and offload and is located adjacent to Refinery Drive. There is only one loading dock for Reflections.

Dimensions are as follows:

• The loading dock has the approximate height of 3600mm
• Residential lift cars are 2250mm high x 1200mm wide x 1960mm deep
• The goods lift which services the buildings is 2000mm high x 1100mm wide x 2300mm deep

We recommend resident / removalist inspection of the site prior to the move and that the removalist consider use of a ferry vehicle to transport goods from the goods lift to the apartment lift which will avoid some double handling.

After the move 

• The $300 deposit bond will be refunded on return of lift key.  If there is no damage recorded by Gatehouse Security, the full deposit bond will be refunded.
• If any damage is recorded, refund of deposit bond will be withheld pending advice as to probable costs of repair/additional cleaning. Please be aware that you may be liable for costs exceeding the value of the bond.

Responsibilities of the security guard

• Signage is to be placed in the lift the day before the move, identifying day and start time of move
• Padding is to be affixed to the lift interior on the morning of the move and signage to be placed on each landing affected by the move, advising: contact information for Security;  use of internal intercom for exit or entry
• A condition assessment report is to be completed at the start of the move in the presence of the mover
• Security are responsible for directing all traffic including transport / removalist and residents and will be required to be on-site throughout the move and accessible to all residents in the main lobby area
• Residents will have priority over transport / removalist
• When the move is complete, Security will complete a condition assessment report in the presence of the mover
• Signage should be removed from the lift and all landings

Role of residents

• Residents are to expect short delays during moves with reference to lift availability and are to refer to signage on lifts for additional information
• A complaints procedure is in place to improve the removal process as follows:

In the first instance you should advise the Security Gatehouse.  Please do not discuss problems with the security guard dedicated to the move, as he/she may be new to the site and unaware of the correct operating procedures

Secondly, you may contact the RSM.  A proforma can be obtained from Security to allow you to lodge a written complaint.

Please see the moving in or out page for instructions and forms.