Nearly 100 High Royds residents attended a meeting with representatives from Trinity and Avant Homes last month. The two companies were given a list of questions about the estate, submitted earlier by residents. Trinity plans to send its note of the meeting to residents, but meanwhile, here are some of Q & As as taken by HRRA.
Promotional material
Q. When will the promotional material relating to the sale of houses (including the flags on the roads into the estate be removed? And will the marketing ‘building’ be dismantled now that it is no longer in use?
Avant: Specific dates can’t be provided at this stage due to there being unfinished conversions on site that remain unsold.
Cycle sheds
Q. The cycle sheds are full to capacity and bikes have been stolen. Are there any plans to increase capacity and/or provide more secure storage?
Trinity: Trinity are unable to add any storage to the site once completed by the developer as per the terms of the management agreement. We can only maintain what has been put in place by the developer. Trinity can remove any old bikes which have been left, but Avant Homes need to advise if they are going to provide further storage or increase capacity.
Avant: No further storage is to be provided by Avant.
Trinity visits
Q. I understand that a representative of Trinity visits High Royds on a regular basis. Could we know those dates in advance so that residents could arrange to meet the representative in person when necessary?
Trinity: Yes, residents are able to meet with Joanne during her site visits, but these must be booked in advance following the Fixflow notifications. (Residents need to register their email addresses in order to receive these notifications and if they are struggling, please contact: websupport@trinityestates.com with your account details and they will be able to set you up). Fixflow is used to record all general maintenance issues – so residents can see what jobs are taking place. For instance, if you live in a block, you can see if anyone else in your block has reported a problem.
Please be advised that due to the size of the site, meetings will be on a first-come-first-served basis and if Joanne is unable to meet you on one visit, she can arrange to see you on her next. Any general queries can be forwarded to HRRA who will liaise with Joanne as the residents’ representatives, however, if you have anything which is specific to yourself/your property, then Joanne is happy to accommodate a meeting.
Painting
Q. We understand that the external parts of Arkendale Court are due to be painted in 2022?
Trinity: The internal communal areas of Arkendale Court and Deepdale are due for redecoration in 2022. The external areas of Arkendale Court are not due until 2023. If you have any repairs required to your timber framed windows in-between redecorations this would be the responsibility of the owner as we are only responsible for the painting of decorative surfaces and will only carry out minor repairs whilst completing the redecorations. As advised, the blocks that have redecorations due this year will receive the relevant S20 paperwork in the coming weeks.
Also, external decoration of properties, storage units, railing/bollards, bike shed and bin stores serving Appleton Court are past the dates decoration should have been carried out.
Avant: Avant Homes still manage and maintain Appleton, Aysgarth, Cotterdale, Grassington and the Clock Tower. These blocks and associated storage units, bike sheds and bin stores will not be redecorated prior to handing these over to Trinity Estates, so residents have three options:
- They can carry out their own redecorations prior to handover and then they will be added into the redecoration cycle which for external redecoration is every five years.
- Trinity Estates can carry out the redecorations as soon as the blocks are handed over provided all the units who pay towards the Block Charge are in agreement that the redecorations are going to be carried out. Following this these properties will be immediately billed for the cost of this work and then added into the redecoration cycle thereafter.
- Owners can leave their redecoration until the five-year timescale and then have their redecorations carried out. (The only issue with this option will be that the windows/doors are the owner’s responsibility to maintain and repair and we are only responsible for painting these areas so if they are left for a prolonged period they may deteriorate and owners will need to carry out repairs prior to the redecorations being completed.
The old mortuary and other derelict buildings
What are the plans for the old mortuary and workshops? These buildings are an eyesore and deteriorating fast.
Avant: Avant are currently in discussions with a potential purchaser for Block XL and Building 22. The mortuary is still on the market, as are the office units. The vacant units on this scheme are being marketed by Thomas Robertshaw MRICS ACIArb of Steadman Brierley.
Benches on communal areas; solar panels; and glass recycling
Could a flat resident buy and place a bench on a communal area of grass? Would he/she have to consult with all of the other residents within that block?
Trinity: No, these are communal grounds and not personal gardens therefore we are unable to give permission for resident to put benches or anything like this in the communal gardens. Should these be found they will be removed at a cost to the service charge and in some cases billed back to the resident who the item belongs to.
This is the case for service cupboards and communal hallways, any items found in these areas will be removed and disposed of at a cost to the service charge or to the responsible resident. Please also be aware that there may also be a cost to return any items which have been removed.
Q: Any objections to putting solar panels on roof (renovated Cotterdale building).
Avant: Requests for permissions should be made in writing (email will suffice) with details of the proposal. This will then be assessed by Avant Homes but please be aware that due to the nature of the development, planning consent would have to be sought by the resident at their own cost.
Q: Any plans for glass re cycling point?
Avant: There are no plans for a glass or any other recycling point.
Roads and Parking
Q: What can be done about inconsiderate and dangerous parking on High Royds Drive (HRD) before a serious accident occurs? A large number of residents complain about cars obstructing the sight lines by parking on bends, too close to roundabouts and on kerbs. There have already been a number of ‘bumps’. Could we have street or junction markings and/or yellow lines on relevant sections of the roads?
Avant: Avant cannot deviate from the highway designs completed under the S38 Agreement with Leeds City Council, and we are unable to allow any changes whilst it is under our control until the road is adopted by LCC Highways. Avant will, however, install temporary No Parking signage where possible to aid with the issue. The signage will be temporary as it will need to be removed as we move to adoption of the road.
Q: Can we have clearer parking signs for visitors – and encourage residents to use their own spaces rather than whichever happens to be empty (and not simply leave their cars on the roads)?
Trinity: We can white line the bays and also install new signage but they will still be at ground level due to health and safety. We will discuss this further with the HRRA to determine what is required.
We will also send out reminder letters to residents advising them to parking in their marked allocated bays only, however unless we introduce parking enforcement with permit parking on the estate we are unable to fully police this.
Q: There are a number of unmarked areas typically between blocks that were deliberately not designated as parking spaces because they enable vehicles to turn the corner easily and with clear vision. However, some of these spaces are being used daily by residents who only only one space but two cars. This is hazardous. Could we have some signs saying NO PARKING. Also, can residents be reminded that they must park in their designated spaces and not in the unmarked areas.
Trinity: We have issued a letter to residents reminding them not to park anywhere other than designated areas. Moving forward, further notifications should be picked up by Trinity as unallocated parking will undoubtedly cause damage and a maintenance issue if cars are parked in areas that are not designated to be parked upon.
Trinity can look to erect signage in the areas which are used as parking bays but should not be. (We can discuss this with HRRA and look at the specific areas of concern.) We can only do this for the areas that form part of the managed estate and not the areas to be adopted.
Q. When will the roads on the development be finally finished in terms of resurfacing, kerb repairs and pathways installation? We understand this was dependent on a drainage survey to be undertaken by Avant at the request of Yorkshire Water. Has this survey been completed, what were the findings and what is the anticipated timeline for completion of these works? And when will the top end of HRD be adopted by Leeds City Council – and resurfaced to a satisfactory level?
Avant: The road surfacing is dependent upon Yorkshire Water (YW) accepting the current built positions of sewers. The CCTV survey is complete and was issued to YW in December and we await their response. In the meantime, we have engaged with a contractor to complete rectification works that are outside the influence of the drainage, and these works are due to commence in March 2022.
Q. When will the Norwood Fold Road surface be completed?
Avant: Following remedial works now requested by YW.
Q. Some residents have expressed support for turning the top end of Guiseley Drive (currently unenforced No Through Road) into a one-way system with traffic travelling up from the A65/Guiseley Drive to the top end of High Royds Drive (HRD). This would not only be convenient for residents living at the top of the estate – but would also mean there is an alternative entry into the estate. This is important given difficulties of access that occur with dangerous parking on HRD. There have also been reports that emergency vehicles (ie fire engines) would not easily be able to negotiate HRD because of the nature of the parking. It is ‘ridiculous’ that an estate of this size has only one entry/exit point. Other residents would prefer to see the traffic restrictions enforced to make the stretch of road safer for walkers and cyclists.
Avant: Creating a new access road is not an option Avant will be pursuing. The estate roads have been installed in accordance with highway plans inserted into the S38 Agreement and we will be continuing our works in pursuance of adoption by Leeds City Council.
Q. There have been problems on the estate in the past with travellers caravans parking up at the side of High Royds drive on the Orchard and cars driving on the football pitches. These parts of the estate are still not secure. Also, as Ingle Lane is now open at the Car Park end, access to the football and cricket pitches is now easy for vehicles. Can these areas be made secure to stop this happening?
Avant: The areas will remain free of fencing in line with our planning approved plans. The estate roads have been installed in accordance with highway plans inserted into the S38 Agreement and as such, there is no intention to close these roads.
Q. I have contacted Chris Coley on several occasions regarding the surfacing of Norwood Avenue and Norwood Fold. He told me that the contractors were booked for the New Year. When will this happen, specifically for my street but also other roads on the estate as they look terrible?
Avant: Following remedial works now requested by YW – targetted to commence in March 2022.
Q. I notice that the drains are full of muck, silt and debris which doesn’t help the drainage issue we experience on HR. Will these be sorted, cleared and dealt with and if so by whom and when?
Avant: If this note is referring to road gulleys, these will be cleaned using a Jet Vac once they are placed on maintenance following works completion. Following the 12 month maintenance period, it is likely that these will be re-cleaned prior to adoption by Leeds City Council.
Q. When will the two white bollards on the corner of HRD near Escroft Court be replaced? I was assured by Avant they would be replaced with “Manchester” bollards before the end of 2021 – and they are still there: an eyesore.
Avant: These works have now been programmed to be commenced in March when the contractor is commencing highway rectification works.
Q. Virgin Media are cabling in the surrounding area – would it be sensible for Trinity to encourage them to cable the estate before road resurfacing occurs?
Avant: Virgin Media apparatus is located in footways, as the majority of the footways are final surfaced, Avant homes will not grant permission to Virgin Media to dig up a footway until adoption by Leeds City Council has occurred.
Block paving
Q. How do we get work to repair blocked paved areas completed please? In our case, the courtyard in Newby Court, where there are loose stones etc. Apparently this is something that was outstanding prior to handover and was not addressed, are Avant Homes going to repair these block sets along with the block sets in the car park to the rear of Chevin House as discussed with Matt Ellis?
Avant: Newby Court is a BDW site. This has been raised with BDW.
Lampposts, Lighting and Pylons
Q. When will the unconnected street lighting on HRD (3 lamps), Ingle Lane (3 lamps) and Menston Drive (2 lamps) be connected to a mains supply?
Avant: These works have now been programmed to be commenced in March when the contractor is commencing highway rectification works.
Q. When will the streetlights at top of Norwood Avenue and going into Norwood Fold be completed and connected?
Avant: These works have now been programmed to be commenced in March when the contractor is commencing highway rectification works.
Q. On Menston Drive, there are two lampposts in situ but unlit. Are you able to advise whose responsibility it is? There are safety concerns on this unlit stretch of road.
Avant: The two columns in the area covered by S38 Agreement are currently the responsibility of Avant Homes. Investigations are underway and if ducting is required, these will be programmed to be commenced in March when the contractor is commencing highway rectification works.
Q: General lighting is in poor repair in the Trinity maintained areas. Can a full audit be carried out and repairs made?
Trinity: A full audit was carried out before Christmas and we have been repairing all the lights which fall under the managed estate providing the parts for the repairs have been received. As soon as the parts are in, the lights will be repaired. Please note, we cannot repair any lights which are fed from the electricity in blocks which are not yet in management. These blocks include the Clock Tower, Aysgarth, Appleton, Cotterdale and Grassington.
Q. Can lighting be added to Menston Drive as it is unsafe for people walking home from Menston station.
Avant: Avant Homes have no plans for street lighting to Menston Drive. In the last meeting held on this matter, the MP for Guiseley was looking into alternative funding options. Avant homes offered to conduct the works if funding could be sourced, however, we are yet to be informed whether this is an option LCC wish to pursue.
Q. The electricity pylon on the right at the bottom of Menston Drive is constantly flooded. This area often smells due to its swamp-like nature! The trees seem to be dying in that area – due to lack of drainage? Who is responsible for cleaning this area up?
Avant: This area is now under the management of Trinity, however, the area in question has been investigated and appears to be a natural ponding point, therefore, no further works are proposed.
Q. Following the recent works undertaken by National Powergrid on the pylon between Bingley Road and High Royds Drive, there was extensive damage caused across large areas of The Orchard. When will this damage be rectified, by whom and who is overseeing these works?
Avant: The legal agreements are being reviewed to understand responsibility. Avant will update when the review is complete.
Field boundaries
Q. What is to happen with the field boundaries by the left side of Menston Drive and Bingley Road? I saw on the planning applications site that it was to become a wildflower meadow. I thought it was a condition of the planning being granted.
Avant: The fields have been sold and the obligation to maintain in line with the planning consent has been passed to the new owner as is the case with land sales.
Electric charging
Q. What/are there any plans to install private and/or communal charging points for electric vehicles on the development?
Avant: No communal or private electric charging points are to be provided by Avant.
Trinity: Trinity, as a company, are looking into retro fitting charging points on a national scale and there are a lot of factors to consider:
- Is your parking space demised to you?
- If the space is not demised, do you have sole use?
- How far is the electricity supply to the parking space?
- Would we need to traverse communal land to put in the electrical infrastructure?
- If we need to traverse, a wayleave agreement is likely needed from the landowner (plus related fees)
- Who would fund the install?
- Limitations within the Lease or the TP1, is this classed as an ‘improvement’ (we are contracted to maintain existing services as set out in the contractual documentation).
As you can see, this is a complicated issue and there are no clear guidelines set out by the government – so we are governed by the terms of the lease which makes things complicated. As a business we are looking into this but will be taking a site by site approach, and, due to the complexities involved, it’s a lengthy process.
Wider estate
Q. a) Residents now pay a wider estate charge. What is Leeds City Council contributing given that the council has declared the estate open for public access?
Avant: LCC are not contributing anything to the costs of maintenance to the Wider Estate as it’s not their responsibility.
b) Is it acceptable that commercial dog walkers should be free to operate on land for whose upkeep the residents are paying?
Trinity: No, it is not acceptable, but we are unable to police the use of the land, however, we can erect signage asking dog walkers to ‘pick up their mess’ and ‘keep dogs on lead’ etc.
c) Could Trinity restrict the high number of dog walkers using the estate? At one count, there were 32 cars parked along Guiseley Drive. This is not acceptable to residents given the amount of wear and tear to the land, the wood and pathways. Also, what can be done to encourage owners to keep dogs on leads and clear up their mess?
Trinity: As above – this is not feasible as we cannot possibly police this.
d) Could dog walkers be encouraged to use the visitor car park (and be charged for their visit?)
Trinity: As above.
Q. a) Why are the garden landscapers not replacing dead shrubs as per the lease, not undertaking weed maintenance and renewing the mulch in garden areas?
Trinity: Joanne asked residents to contact Trinity separately giving details of the specific areas. There are areas where replanting is occurring, however, in relation to the wider estate, as it wasn’t in the best condition on handover, this will take a while to bring in line.
b) The communal area landscaping is a mess. When I have spoken to Joanne Palmer in the past, I have been told the work to bring this up to scratch should be completed next Spring. Is this still the plan?
Trinity: As above – please let us know which areas you are referring to as there is a plan for replanting and it will depend on where the area is as to when the work will be done.
c) There are a lot of communal areas where cars have driven over the grass. Will Trinity’s landscapers repair these areas?
Trinity: Yes, we will repair the damaged areas which form part of the managed estate.
Q Can we create an outside exercise area?
Avant: Requests for permissions should be made to Trinity. However, given this would affect all residents I would suggest having prior approval granted by the HRRA.
Q. What’s happening with the sports pavilion/social club? If this doesn’t go ahead can Avant confirm what will happened with the cricket/football pitches etc.
Avant: The proposed club is currently being priced by contractors and discussions will re-commence with HRRA representatives once received. No confirmations can be made regarding the cricket or football pitches at this stage until further discussions have been had with HRRA.
Q. What is the electricity charge of £10k in the estate charge for? I thought all none block streetlights were now maintained through Leeds CC and therefore paid through council tax?
Trinity: All external streetlights, bollards and ground level lights are now payable under the service charge unless they are adopted by LCC. Please note that the external lights attached to a block will be paid for by the owners within the block under a separate schedule and not charged to the estate. The budget is an estimate and once we have managed the whole site for a full-service charge year we will have a better idea of the costs which will be incurred for this item on the Estate Charge and can adjust the budget accordingly. Residents will only pay for money spent and if there is an excess at the year end, this will be refunded. Alternatively, if there is a deficit, then this will be demanded.
Clock Tower
Q. When will the power be reconnected to the clock tower clock?
Avant: This is now completed.
Q. There is a raised corridor coming out of the side of the clocktower that is in a state of disrepair with smashed windows. What is Avant’s plans for this?
Avant: Avant will inspect and any smashed windows will be replaced.
Q. Many of the tiles on the walkways are broken. Can an audit be carried out and repairs made? – Can Avant Homes confirm that all the broken slabs that they were to repaire near the blocks not yet in management and the diagnal walkway from Aysgarth to Buckden have been completed as they were supposed to be removing the in-paving lights from the walkway and replacing them with slabs?
Contracts
Q. Can Avant provide a comprehensive update on the current situation regarding defective contracts? This issue was first identified in 2014, and 8 years later it remains unresolved. The impact of this issue has resulted in a number of blocks still not coming into management. This of course means the service charge is continually depleted of revenue every year.
Can Avant provide a definitive timeline for the resolution of this matter?
Would it also be appropriate that Avant take responsibility for the resultant service charge void bearing in mind this problem was caused by their legal team.
Avant: Avant Legal are reviewing the properties not in management and will be in touch with affected parties to arrange a separate meeting.
Q. Can Avant provide clear and concise evidence of how the service charge apportionments are calculated. If you look at these apportionment %’s over the last 8/9 years, it is clear they have all increased. This seems somewhat surprising as over the same period the number of properties contributing to the service charge revenue line has in fact increased. Logic would suggest these %’s should have reduced.
Avant: Trinity prepare and produce the service charge matrix detailing the heads of expenditure and apportioned percentages in their capacity as managing agents.
Trinity: We prepare and produce the matrix and calculate the % based on information provided by Avant Homes and agreed following their instruction.
Q: Can you please explain the Estate Charge? Am I currently paying it within my monthly Maintenance Charge? What is the amount of this charge per annum? Is the charge fixed or flexible going forward?
Trinity: Joanne advised residents to contact her on an individual basis to discuss each resident’s service charge separately.
Secondly, the service charge is flexible going forward and can go up or down depending on what costs are incurred and what is planned for the coming year. Once the site is fully handed into management we will be working with HRRA on the production of the budget and costs for works. Also if residents wish to recommend contractors for work, please make sure to pass on their details in the future.
Q: Why was there a mistake made with adding a block sinkage fund to the estate charge? It seems a bit convenient that it was actually part of the estate sinking fund. Can you confirm what this cover and the calculations behind them?
Trinity: There was an error when the budget was signed off and this was not picked up until it had already been sent out. The Estate Sinking Fund is used for any items that are not otherwise itemised and usually those items which cannot be predicted. A fund is gradually built up so that in the event that emergency works are required we then don’t have to pass full costs at the time onto residents.
Q: Can you confirm how the bill for 2022/23 will be calculated and if there is a cap on the increase %?
Trinity: The budget is calculated in the same way each year and based on what has been spent in previous years, the contracted costs that we know going forward and any planned works are also considered. There is no cap on the increase, however, if there is an increase of more than 10% in any one year residents will be advised of the reason for this.
Q: Who will review the billing going forward?
Trinity: Joanne Palmer along with the budget and accounts teams review the invoices/budgets and year end accounts which forms the basis for calculating costs.
Q: When will the David Wilson built areas be handed to Trinity for management?
Trinity: Trevor Barraclough is liaising with BDW regarding the handover of these areas either into management or to LCC.
Q: When will Appleton Court be taken into management? It’s been 7 years since problem with transfers was known.
Avant: Avant Legal are reviewing the properties not in management and will be in touch with affected parties to arrange a separate meeting.
Trinity: Trinity Estates are NOT taking any of the remaining blocks (apart from the Clock Tower as they are on their own schedule) into management until ALL of the transfer issues have been rectified and we are in receipt of the correct signed documentation for all properties who wish to be part of the Block service charge and Avant Homes have confirmed in writing all properties who are going to be responsible for maintaining their own exterior.
Balancing pond
Q. HRRA have previously been advised that the balancing pond is to be taken over by Yorkshire Water or LCC, it is unclear which, however this process is dependent on works been undertaken to bring the pond up to an appropriate standard, which of course will involve large expense. When will these works take place and who will be responsible for the associated costs.
Avant: There are no further physical works expected at the pond. The maintenance of the pond is now likely to be through the management company and quotations are to be sourced, the pond adoption will be dealt with via a one-off payment to the preferred management company by Avant.
Ecology
Q: Please provide proof of the requirement for Ecological surveys on High Royds. What exactly is required and what are the respective responsibilities of the developer (Avant) and Trinity? Please provide documentary proof of the planning dept’s requirement to HRRA.
Avant: Avant and the HRRA have sought advice from the planner on this and we are awaiting a response. This was also raised again at a meeting with LCC on 01.02.22 between Avant, Trinity Estates and HRRA. LCC have advised that they will look into this and come back with an update.
Bin Stores
Q. a) Could letters be sent to residents advising them of terms of use and where to dispose of larger items off the estate? Bins are left dirty and smelly and overflowing so rubbish left strewn on the floors. Dog walkers leaving poo bags in residents’ bins. Notices on doors perhaps?
Trinity: Yes, we can send letters out and put signage on stores to make it clear what rubbish should be disposed of and where.
Q: b) The estate is covered in litter, which is picked by volunteers, so why is there a £1,500 charge for reactive refuse removal?
Trinity: This cost is for the removal of bulk items which are dumped throughout the estate areas. It does not include litter picking as this is also carried out by the landscaping team when they are on site.
High Royds Residents' Association 