Newsletter from High Royds Residents’ Association (HRRA)

The agenda for tonight’s (20th July, 2023) High Royds Residents Association (HRRA) Extraordinary General Meeting is below. All High Royds Residents are welcome to the meeting being held in the Drama/Performing Art Studio at St Mary’s School at 8pm.  1) Hear updates on issues relating to the completion of the development. 2) Support HRRA to ensure residents are able to influence the management and costs of running High Royds. 3) Discover more about progress with the planned Sports and Social Club.Help build a strong vibrant community here at High Royds.                         Agenda 1) Introductions 2) Update from recent High Royds Liaison Group Meeting (HRRA, Leeds City Council, Avant and Trinity). 3) Update on the adoptable road works currently underway. 4) Discussion on the future of HRRA: The need for a properly constituted association for formal recognition by Trinity Estates and to ensure that residents have an input into management and service charge costs on High Royds. 5) New Sports and Social Club updateElection  of a new committee and officers 6) Next steps

WE NEED YOUR HELP – EXTRAORDINARY GENERAL MEETING

at 8PM on 20th JULY at ST MARY’S SCHOOL HALL

A make-or-break meeting is planned to decide the future of High Royds Residents’ Association (HRRA).

At our last meeting in May, it was explained that in order for our managing agents, Trinity, to continue liaising with us on matters to do with the High Royds estate, we must have a fully constitutional and recognised organization.

We have managed to find a Treasurer, but no-one has come forward to take on the roles of Chairperson and Secretary – and nor do we have enough regular committee members to run HRRA.

We are currently relying on the goodwill of a few volunteers to continue the Association and its dealings with Avant, other developers, and Trinity. But this relationship could end if we are unable to establish a more formal approach.

An extraordinary meeting will be held on Thursday 20th July at 8pm at St Mary’s School Hall to decide the way forward.

We are inviting residents to attend – and to consider taking on roles within the Association in whatever form it takes.

If you would like to attend the meeting – and/or put your name forward for one of the posts – please email hrra@highroyds.org.uk

NB. This meeting is only for property owners and residents on High Royds.

HRRA has been told that the four missing central bollards either end of the private road stretch of Menston Drive are to be replaced this week.

Trinity has told us the insurers have approved the replacement quote and the bollards are to be reinstated.

For info: Leeds City Council made it part of the original planning permission that the road was to be closed with semi-permanent bollards so it could be used as a bus route. The bus scheme has since been shelved.

Avant have informed HRRA that they have selected an alternative roads contractor to the one previously advised.

The previous contractor, Advance2, had created a turning head adjacent to 75 High Royds Drive and some minor works, but has now left the site.
The new contractor, Bridgebank, intend to start on 19th June – and the work is expected to last for 20 weeks.

Bridgebank will be communicating directly with residents who will be affected by the various phases of the works.

A member of HRRA will be meeting with Avant and Bridgebank on Thursday 15th June to discuss any issues. On the same day, a meeting is planned with Leeds City Council Highways Department after which time the revised programme should be confirmed and affected residents will be contacted.

Three members of HRRA (two leaseholders and a freeholder) met James Livesey-Clarke, senior property manager of Trinity Estates on Friday 2nd June to discuss numerous issues affecting all residents on High Royds. HRRA members intend to have regular meetings with James, to improve communication and understanding of the issues facing the residents.

Accounts: HRRA raised several queries regarding how the accounts were communicated and how they are presented. We stressed that residents are confused by the structure of the accounts and asked for clarification. We await a response and are committed to keeping this item on the agenda.

Landscaping and General Maintenance Issues:  After a discussion, the group walked around the Estate and pointed out many outstanding issues, which James noted. He confirmed that Trinity’s current grass cutting policy is “cut and drop”. It was suggested that it would be beneficial if the grass was cut when shorter to prevent cuttings becoming a nuisance, although this might be an issue due to the fixed frequency of cutting. James confirmed that if grass cuttings were collected and removed, it would be at an additional cost which we are aware some residents would be unhappy to pay for. The issue of weeding borders vs weeding blocked areas was raised. It was observed that one planted area was being cleared of weeds, using a scarifier and by applying weed killer. There are however numerous areas which require attention. The group also pointed out the number of areas where replanting or reseeding is required. James promised to send the landscaping specification to HRRA. When HRRA receive more information we will provide an update.

Insurance and roof repairs: James advised that the high cost of roof repairs previously incurred related to issues which were not identified as storm damage. He did confirm however that the insurance policies for High Royds does cover storm damage where proven.

Trinity and Avant: Trinity were requested to follow up with Avant on a number of matters which are their responsibility such as landscaping the area of the former sales office, the badly damaged path outside Aysgarth and a missing kerb on Menston Drive.

The group asked for Menston Drive to be cleared of debris and for the issue of a local farmer’s right of way for access to a field to be clarified. Apparently, the insurance claim relating to the stolen bollards is close to resolution. Trinity intend to replace the bollards with similar ones although it was pointed out that the theft may be repeated and that the permanent closure of the road at one end, which still provided access at the other end  via removable bollards, might be a better solution is possible.

Paving slabs: The many cracked paving flags were discussed. Some have been replaced at the expense of both Avant and sub-contractors who caused damage. However, it is evident that there are a large number of loose and cracked flags, plus many others where the mortar has broken away. It is evident that this will be a long term and expensive maintenance item, which needs to be addressed with an ongoing programme, to spread the costs over a number of years to reduce the potential impact on the service charge.

High Royds Residents may recall that HRRA previously announced that two defibrillators had been provided for use on High Royds. The funding was secured by Councillor Paul Alderson and former Councillor Paul Wadsworth.

While the defibrillator reference AAF169 behind 2-12 Kingsdale Drive (accessed via the undercroft at 39 High Royds Drive), is operational, the appliance planned for Barden House has not been fitted.

HRRA were told there was an objection from a resident living in Barden House. HRRA are waiting to hear if an alternative location at the top of the estate can be found. Please note that an additional defibrillator can be found outside the Wetherby Whaler and presumably at the nearby ambulance station.

Councillor Alderson has agreed to become the initial “Defibrillator Guardian” for High Royds. This volunteer’s role is to check the defibrillator to ensure that they are “rescue ready” and to submit a monthly report to the overseeing body.

It would be helpful – and make sense – if one or two High Royds-based residents shared this community task in the future.

HRRA are delighted to advise that Avant held a pre-start meeting with road construction on Thursday 4th May.

Following the meeting HRRA members met the contractor’s representatives and were advised that pre-adoption Road, Footpath and Lighting works are due to start soon.

The phase one work will begin from 75 High Royds Drive as far as its junction with Menston Drive at the roundabout there.

Phase one will take about 16 to 20 weeks. The No Entry section of High Royds Drive will be blocked off at the Ingle Lane end after Wharfedale Court during the road works.

The road contractors YPP and MJL will be being supervised by Advance2. They have advised that they will be contacting residents to inform then how the works affect them individually. If any problems can’t be sorted out with locally based staff, Avant say residents should contact their Customer Care Department – email:

Customerservice.yorkshire@AvantHomes.co.uk

HRRA were told by Avant that the current intention (subject to the initial works being satisfactory) is for the contract for a second phase to be awarded to follow on from phase one, with a view to completing the works to all the adoptable roads on the estate for which they are responsible.

David Wilson Homes have not yet given a timescale for the work on the roads they constructed but say that their works will follow on after Avant’s.

In view of the extent of the works required it will possibly be well into 2023/24 before all the roads due for adoption on High Royds are brought up to the standard required by Leeds City Council. There will then be a defects period prior to Leeds Highways accepting full responsibility.

Earlier this year residents in Arkendale informed HRRA of the increased ground rent demands which had been received by leaseholders who own apartments there.

HRRA members explained that whilst they could not intervene in contractual matters they supported residents efforts in questioning the demands and we wrote to the relevant government department expressing our concerns.

The attached letter has now been received from the Department for Levelling Up, Housing & Communities which sets out the current situation with leasehold reform.

The letter refers to an inquiry which the Consumer and Markets Authority (CMA) previously undertook . The CMA has now been commissioned to undertake a further inquiry into housing which will cover the experiences of customers buying property, including quality and management arrangements.  HRRA are hoping to feed the experiences of purchasers on High Royds into the inquiry. We have now written to the CMA asking if they will accept evidence from HRRA and await their response.

It is hoped the the CMA will in due course report to government and advise on potential legislative and/or regulatory changes to improve the customer experience for future housing developments. Whilst this will not benefit owners on High Royds directly, we consider we have a great deal of valuable feedback to offer, given our experiences over the last 16 years.

Levelling Up letter

From: Department for Levelling Up, Housing and Communities
Fry Building
2 Marsham Street
London
SW1P 4DF

To: High Royds Residents Association Committee

Date: Apr 2023
Thank you for your email of 29 January regarding leaseholder ground rent
legislation. I have been asked to reply and apologise for the delay in response.
The Govemment is committed to creating a housing system that works for everyone.
Leasehold and commonhold reform supports our mission to level up home ownership
by addressing the power imbalance at the heart of the leasehold system.

We understand that some leaseholders have suffered, and face difficulties with
resale or mortgage issues as a result of high and escalating ground rents. Unfair
practices have no place in the housing market and the Government is committed to
ending them. We want to see homeowners who have been affected obtain the
justice and redress they deserve. This is why we asked the Competition and Markets
Authority (CMA) to investigate potential mis-selling of homes and unfair terms in the
leasehold sector.

The CMA have secured commitments benefiting over 20,000 leaseholders. In 2021,
commitments were secured from Aviva, Countryside Properties and Taylor Wimpey, to return doubling ground rent terms to original rates and from Persimmon to support
leasehold house owners to buy their freehold at the original price quoted. In 2022,
commitments were secured from 15 landlords who bought freeholds from
Countryside Properties and nine companies who bought freeholds from Taylor Wimpey.

These commitments will remove doubling ground rents terms for their leaseholders
and revert charges to original rates. A further four national developers – Crest
Nicholson, Redrow, Miller Homes and Vistry – have also agreed to work with the
companies who purchased their freeholds to remove doubling terms.
The Government is taking forward a wido-ranging prograrnme of reform to end unfair
practices in the leasehold market. The Leasehold Reform (Ground Rent) Act came
into force on 30 June 2022, which means that landlords will be prevented from
requiring a financial ground rent in most new residential leases. For existing
leaseholders, the Act means that any extended portion of a voluntary lease
extension cannot contain any requirement for a financial ground rent. We have
published guidance on this, which is available at http://www.qov.uk/guidance/leasehold-reform-ground-rent-act-2022. We are due to bring forward further leasehold reforms later in this Parliament.

We have announced measures that will make it easier for leaseholders to buy their
freehold, or extend their lease, with significant discounts for those trapped with
onerous ground rents. We will also enable leaseholders, where they already have a
very long lease, to buy out the ground rent without the need to extend the term of the
lease should they wish to do this. We will empower leaseholders by making it simpler
and quicker to take over the management of their building, we will require
leaseholders to be given clearer information on what their costs pay for, and we will
improve their access to redress.

We are due to bring forward further leasehold reforms later in this Parliament and
details on the next bill will be published in due course. I regret that at this time, I am
not able to add further detail about the content or timing of future legislation.
The Department cannot provide legal advice on specific cases. However, free
information and advice is funded by the Department and provided by The Leasehold
Advisory Service (‘LEASE’). LEASE offers a comprehensive range of online
resources, as well as a telephone and email enquiry service. LEASE can be
contacted through their website http://www.lease-advice.orq, via telephone (020 7832
2500) or by email (info@lease-advice.org). The Department has also created a ‘How
to Lease’ guide that is available at:
www. gov.uk/government/publications/how-to-lease.

Once again, I appreciate how important this matter is to you and I am grateful to you
for contacting the department.
Yours sincerely,
Aidan Morrison

High Royds Residents’ Association will be holding its AGM on Thursday 23rd March at 7.30pm, at St Mary’s School. All residents are welcome – and we’re particularly hoping that some of you will put your names forward to get involved.

The HRRA Committee still has a number of outstanding issues to resolve with Avant Homes. But we also need new members to become involved in discussions with Trinity Estates with the aim of monitoring services and costs to ensure we all get value for money.

Without fresh member involvement it will be difficult to continue our work on behalf of all residents.

If you’re willing to put your name forward for one of the three Officer Roles, please advise us by Wednesday 22nd March by emailing hrra@highroyds.org.uk. We’re looking for a:

Chair

Secretary

Treasurer

You can also ask to join the Committee to spread the workload and help the designated officers in carrying out their duties.

Agenda for the AGM

Welcome and introductions

Apologies

Chairperson’s Report

Updates on the following:

• Road/path/lighting adoption
• Latest residential planning applications
• Avant personnel
• Balancing pond

Update on the planning application process for the new Sports and Social Club.

Treasurer’s Report

Election of Officers
• Chairperson
• Secretary
• Treasure

Request for committee members

AOB

Date of Next Meeting