1. Road/pathway/lighting adoption

HRRA has been advised by the area manager of Avant Homes that adoption and work on the roads around the estate has, once again, been delayed. Works were due to start at the end of February.

We’ve been advised that the contractors who were to undertake the work gave back word at the last minute.

As a result Avant has had to put the contract out for tender again. They are awaiting tenders from three separate contractors and have advised that they anticipate having a replacement by the end of March. We’ll keep you updated on progress.

In light of this, HRRA intends to write to Avant to express our disappointment and frustration on behalf of all residents at High Royds.

2. Avant Homes Personnel changes

HRRA has also been advised of the following personnel changes within Avant Homes, Yorkshire:

Alistair Hart, MD has left the business

Jon Birkin has moved regions and is no longer responsible for the High Royds site other than for matters relating to the new Sports and Social Club.

3. Cricket pavilion

It’s expected that the demolition works on the existing pavilion will start towards the end of March. We’ve been advised that an asbestos survey has to be carried out in advance and then demolition can take place.

HRRA understands that Joanne Palmer has been promoted within Trinity Estates and James Livesey-Clarke has taken over as the new Senior Property Manager responsible for High Royds.

His email address is: james.livesey-clarke@trinityestates.com

Leeds City Council will be installing two defibrillator machines on High Royds. The locations are:

Barden House – front of block (entrance area) 2 Norwood Drive

2-12 Kingsdale Drive – rear of block above the mailboxes.

The council has also provided the following information:

“Cardiovascular Disease (CVD) is a significant public health issue within Leeds. It is the largest cause of premature death, with very low survival rates from out-of-hospital cardiac arrests. Defibrillator machines have been identified as the most important development in the treatment of sudden cardiac arrest. Research shows the following survival rates when used within set times:

•            3 mins – 70% survival rate

•            5 mins – 50% survival rate

•            8 mins – 20% survival rate

Figures show that less than 1 in 10 people in the UK survive an out-of-hospital cardiac arrest mainly due to the low numbers of public access defibrillators in the community.

This is why we encourage the installation of Community Public Access Defibrillators in our communities, particularly where access to hospitals is more limited.

Our recent citywide programme of work around defibrillators has improved access to these resources. Feedback from installations also show that where installations take place, we see increased community cohesion, and a sense of safety having the devices to hand in an emergency.

There is information online about defibrillators. One good source is the Resuscitation Council Restart A Heart Day | Resuscitation Council UK, as well as The Circuit The Circuit – the national defibrillator network.“

Who can operate a defibrillator?

The British Heart Foundation website says: “Anyone can use a defibrillator and you don’t need training. Once you turn it on, it will give clear instructions on how to attach the defibrillator pads. The device checks the heart rhythm and will only tell you to shock if it’s needed. You can’t shock someone accidentally.”

Other advice online says you should not use a defibrillator if someone is lying in water or a conductive surface, over a medical patch or for young/small children, or those with a pacemaker.

People need to use common sense and follow the instructions.

Avant has applied for planning permission to convert the old mortuary on High Royds into three residential properties.

The developers also want to create a three-bedroom maisonette in the tower of the Clock Tower building.

The applications – made to Leeds City Council – are in addition to the proposals for the new social club building (previously described on the HRRA website and on Facebook).

The deadline for comments to Leeds City Council on Avant Change of Use and Planning Applications for the Mortuary and Clock Tower is 18th November 2022

The plans can be seen by logging on to Leeds City Council’s Planning Portal where individual comments can be made by those who register on the site.

You can also see the details here:

• Listed Building Application for internal alterations to clock tower to form one residential unit 

Clock Tower High Royds Fold Menston Leeds LS29 6GW

Ref. No: 22/06783| Validated: Thu 06 Oct 2022 | Status: Current

• Listed Building Application for alterations to block 6 (former mortuary) to form three residential units including new bike shed and bin store 

Former High Royds Hospital Site-Block 6 Bradford Road Menston LS29 6GW

Ref. No: 22/06805| Validated: Tue 18 Oct 2022 | Status: Current

• Change of use and alterations to block 6 (former mortuary) to form three residential units including new bike shed and bin store 

Former High Royds Hospital Site-Block 6 Bradford Road Menston Leeds LS29 6GW

Ref. No: 22/06247| Validated: Tue 18 Oct 2022 | Status: Current

• Change of use and alterations to clock tower to form one residential unit 

Clock Tower High Royds Fold Menston Leeds LS29 6GW

Ref. No: 22/06130| Validated: Thu 06 Oct 2022 | Status: Current

• Erection of new sports clubhouse and changing rooms and associated landscaping works 

Land Off Ingle Lane Off High Royds Drive Guiseley West Yorkshire

Ref. No: 22/05951| Validated: Fri 23 Sep 2022 | Status: Current

There are a large number of leasehold apartments on High Royds including conversions plus new build by Barratt David Wilson Homes or Avant Homes.

The freeholds of these blocks are owned by different organisations plus two registered social landlords. It appears from comments made by residents that the annual amount of the ground rent differs between blocks possibly due to when the apartments were first sold.

HRRA has recently learned that in one case of a new build apartment originally built by Avant, the freeholder was willing to amend the ground rent increase clause to make it acceptable to a major bank for mortgage purposes. This involved the seller paying a premium in return for this variation of the lease terms.

If any leasehold owner would like more details, please email hrra@highroyds.org.uk and we will arrange to put you in contact with the owner whose lease has been varied in the way described.

Following much discussion about the High Royds Budget 2022/23, HRRA has produced an Initial Analysis of Trinity Budget Estimates.

The following information is provided in good faith by members of HRRA. It is our interpretation of the budgets as we have received them. We are not auditors or accountants and cannot be responsible for any inaccuracies. We have undertaken this exercise as we feel Trinity did not provide a detailed enough narrative to explain the various budgets.

HRRA are aware that there have been a number of concerns expressed on Facebook about Trinity Estates budget estimates for 2022/23. 

HRRA are disappointed that Trinity did not provide a detailed budget narrative to go with the financial information as requested by us. They appear to have only dealt with increased utility cost impacts and the addition of the Clocktower to the schedule.

Members of HRRA have been looking at the budget changes and there are some observations we can make based on the information received and our knowledge of the different types of properties on the High Royds Estate. 

Freeholds – Leaseholds

First, it should be noted that whilst all properties contribute to the maintenance of the wider estate many freehold properties are not managed by Trinity, nor are some properties whose freeholds are owned by Housing Associations such as Chevin House and Menston House.

Second, leasehold properties (and those freehold converted properties who “opted in” to the full service charge schedule) pay different charges according to the cost of the services attributable to their individual blocks. 

Increases

HRRA have undertaken an analysis of some charges and what is evident is that there have been significant increases in electricity budget estimates (+159%) whilst many other elements have only increased marginally and in some cases not at all.

What we don’t know at this stage is whether Trinity have been able to manage costs within the 2021/22 budgets or whether increased costs will lead to a deficit when the actual costs for 2021/22 are issued sometime in 2023. (Trinity will now be calculating the actual costs for the year just ended and have around six months to publish these costs, unless they issue a section 20B notice to notify residents of a delay). If it does result in a deficit for the total service charge schedule, residents could be faced with an additional service charge demand.  

Owners should be aware of this possibility.

Owners should also be aware that we are still waiting for actual costs for the year 2020/21 to be published.

We can see that there have been huge increases in electricity costs clearly caused by the energy crisis but made worse because communal electricity is charged based on commercial tariffs and not residential tariffs. This is an issue affecting many thousands of properties with communal energy supplies around the country and we understand the government has been asked to review the position by those representing affected properties.

This issue was referred to in the notes of our last meeting published on the HRRA website.

When looking at the information below readers should keep in mind that when these budgets were issued in September 2021 inflation was running at about 3% so it’s quite possible that Trinity’s budget estimates for 21/22 were too low leading to a potential shortfall particularly on electricity costs incurred. This year September inflation surpassed 10% (depending on which measure you use).

These figures are based on an Avant leasehold converted property –

The Wider Estate Charge:

The Wider Estate budget has increased by 16.70% 

Excluding the electricity portion of this schedule the overall increase is actually 7.8%

The electricity provision has increased by 159% and the landscaping budget has increased by 15%, mainly due to increased fuel costs for the contractor.

Block Charges:

We have also reviewed one of the leasehold blocks and the percentage increases are as follows:

The “External Block” schedule has increased by 18%, but excluding the electricity portion the increase is 8.9%.

The “Converted Internal” Block schedule shows an increase of 40.18% but this is only 4% if you exclude electricity charges.

The Buildings Insurance schedule has only increased by 4.3%

Small number of cost lines

When analysing the budget schedules it is evident that there are a very small number of cost lines which contribute significantly to the overall increase. HRRA feel that this could have been made much clearer by Trinity when issuing the budgets.

Residents should have a voice

HRRA will continue to query budgets/charges on residents’ behalf, but if we are to be an effective body we need more residents to become involved to understand the issues and help.

If residents really want a voice we need to establish a recognized residents’ association such as a Recognised Tenants’ Association or a Recognised Management Company, and elect HRRA Officers who will then have the legal right to contribute to the budget process on an annual basis on behalf of all residents, and hopefully ensure we have a well-managed Estate where people understand the associated costs and can contribute in a positive and proactive manner.

For more information – and for those residents who are willing to help and become involved with HRRA, you can contact us by e-mail at hrra@highroyds.org.uk

 An HRRA committee meeting was held on Wednesday 12th October at St Mary’s School.

Present were: Nick Lowry, Nigel Hackett, Susan Pape, Cedric Sander, Andy Wade, Catherine Bridge, Andrew Armitage

Apologies  : Christine Gaughran

Road/path/lighting

NL provided an update on the progress made on the adoption of the roads and paths.

Jon Birkin of Avant has provided a timetable of the dates involved following a highways inspection in September:

Highways inspection – Monday 5^th September

Highways (expected) issue of remedials list – Monday 12^th September

Commercial re-tender (4 weeks) – Monday 10^th October

Remedials contract tender analysis and let.  – Monday 17^th October

Contractor materials order and lead in (4 weeks) – 14^th November

Remedial and completion works commence – Monday 21^st November.

Remedial and completion works duration – TBC dependent upon list but expected to be at least 10 weeks (completion Friday 11^th February 2023)  

Highways re-inspection – Monday 14^th February 2023

Final remedials duration 1 week – Monday 21^st February 2023

Surfacing works commence – Monday 28^th February 2023

Surfacing works duration – TBC but estimated at 6 weeks – Estimated completion Monday 11^th April 2023.

As of Tuesday 11th October Jon Birkin confirmed that the process was on target.

It was pointed out that those kerbstones which will be replaced have already been “white spotted”.

Sales office, hoarding, path and pitches

The old sales office has been removed from site and the landscaping process in this area has started.

The old hoarding at the top of the car park has been removed

The new path leading from the top of HRD at the corner of Bedale down to The Clocktower has been surfaced. It requires topping off.

The football pitches have finally been cut following many communications with Avant. Residents will note that the cuttings have been left on site, but these will be cleared and removed shortly.

New Social Club

It was confirmed that planning permission has now been submitted by Walker Builders to LCC planners for the new social club. Planning department notices have been posted around the estate.

The application number is 22/05951/FU which can be accessed via the LCC website.

AW added that following a survey sent out to residents and sports clubs, asking if people would use the facility and for what reason, 200 replies had been received. He further stated that they were all very positive and in favour of the new club.

The group set up to deal with the project on behalf of residents continues to liaise with Avant Homes, LCC and the wider community in order to provide a viable facility for all. It is intended that the group will initially establish a Community Interest Company which will oversee the management of the club and the surrounding sports facilities. The possibility of later seeking charitable status will also be considered.

The responsibility for maintaining the pitches would remain with the various clubs, with the Community Company sub-letting these areas to third parties, Crompark/Menston CC and Guiseley and Menston Junior Football Clubs.

Service Charge Budgets 2022/23

NL confirmed that he had had a conversation with Joanne Palmer at Trinity Estates regarding the budgets for the coming year. It was unknown at the time of the conversation when the budgets would be issued but Joanne provided some top line figures. These apply to the overall development and as such there will be some variances between blocks.

It is anticipated that the overall increase on last year’s budgets would be approx 18%.

The budget for communal electricity had increased by 159%. Trinity continues to pursue a change for communal electricity costs from commercial status to residential status.

Following comments and feedback from some residents regarding the standard of landscaping NL had asked Joanne Palmer to provide estimated costs for three “levels” of landscaping services. These would equate to a basic, medium and top range service provision.

The current service provision is based on the medium level.

Basic level: £49,999 incl vat

Medium level: £99,360 incl vat

Top level: £180,000 incl vat

The committee believe that residents need to manage their expectations when it comes to the landscaping. For example, one resident asked if all the large lawned areas could be subject to weed management regimes. This service would cost £26,400 p.a. and plant/shrub replacement on a weekly basis would cost £16,000 each planting season.

NL will continue to communicate with Trinity on this matter.

Blocks not yet in management

NL has had a further conversation with JP on this matter. The Clocktower was taken into management on 1st August.

This means there are now four blocks which still need to be taken into management. Aysgarth Court, Appleton Court, Grassington Mews and Cotterdale. Communications between Trinity and Avant continue to ensure specific maintenance is undertaken in external areas before Trinity will agree to take these blocks into management.

Menston Drive vehicular access

It had been brought to the attention of HRRA that a resident had witnessed a motorbike driving along Menston Drive. This road is part of the wider estate and as such is a private road. The barriers in place on this road however only prevent cars and vans gaining access.

This issue will remain under review as the only practical action would be to install signage at both ends of the road. As the road is private this signage would be unenforceable and would have to funded via the service charge schedule (wider estate charge)

Avant Personnel

NL informed the meeting that Dean Cutts, Avant’s Technical Director had left the company.

He has been replaced by Jon Birkin who takes responsibility for the High Royds development.

Alistair Hart is the new CEO of Avant, Yorkshire.

Both Alistair and Jon are very new to the company and have very little experience of the site.

Jon Birkin will deal directly with NL and NH on the estate issues. Alistair Hart will deal with AW and Russell Oliver on issues relating to the New Social Club.

All other issues or queries raised by residents should be directed through either Avant Homes Customer Services Department or via the Trinity Estates Residents portal.

HRRA Future

The committee agreed that we are at a critical stage in the evolvement of HRRA. It currently only has one elected officer (NL is the Treasurer). Once the final four blocks are taken into management it will be necessary for residents to take action if they wish to be formally recognised and their voices heard via either an established Residents Management Company, or a Recognised Tenants Association.

NL will prepare a briefing document to be distributed to all residents explaining the process involved.

Neighbourhood Watch

NL informed the meeting that a new Police Liaison Officer had written to HRRA.

Her name is Sam Puzycz. Contact details will be posted on the HRRA Website when available.

AOB

NH had previously raised the issue of the rabbit infestation around the top of the cricket pitch to Avant. NL had followed this up with Trinity. NL to pursue as this is now believed to be part of the wider estate and as such comes under the service charge schedule. There are concerns that the rabbit warrens in this area could result in one or more of the trees falling and causing serious injury or worse.

NL to follow up with Trinity to determine the exact lines of demarcation between the football/cricket pitches and wider estate.

Next meeting: tba (planned for early December)