Author: CWRA Admin

July 2022 Issue No 29
Email: chair@cwra.co.uk

If you are not already a member of the Chocolate Works Residents’ Association (CWRA), please go to cwra.co.uk and click on Join Us. It is currently free and guarantees you get our Newsletters. At present we have 188 active members. Your contributions and feedback are invaluable in helping us identify which issues are of most concern to residents.

Co-op
We have been advised that work on the new Co-op store will not now commence on 1^st August with no new date given. We are trying to establish the reason(s) for this additional delay and to obtain a revised date.

Thank you to all residents who commented on the planning application which included 17 signs including a large illuminated 4m high panel sign located on Campleshon Road.

Landscaping
David Wilson Homes (DWH) have yet to hand over the areas behind and to the side of Thistle House. In addition there are still a number of trees to be planted around the development.

The initial six sectors of landscaping have now been completed and we continue to monitor the landscapers on a weekly basis to ensure there is continual improvement, despite the extremes of weather we are experiencing.

Watson have met with DWH and have been advised all verges are likely to be adopted by York City Council with shrubs removed, leaving only trees and grass.

Adoption
We are currently composing a letter to be sent to York City Planning Department to highlight residents’ concerns over the adoption of the development. Communication between DWH, York City Council and the residents is essential to ensure all solutions are considered when deciding on the future of parking, landscaping, traffic flow and maintenance.

Roof Channels
The clearing of debris in the gutters and roof grids has now been completed on all houses in the development. Reports from residents have been very positive as much debris was removed and all channels swept to ensure water flow is not interrupted.

The contractors also noticed a number of defects in the channels and have forwarded their report with photos to Watson who will contact the households in the blocks affected. We are considering how to take this forward as a Residents’ Association. However, we suggest that individual householders of affected properties each submit a report to Yorkshire East (yorkshireeast@newhomecare.co.uk) with a request that they fix the defects once and for all. There is, after all, a ten year guarantee on the roofing and a large number of requests should maximise the impact.

Although the clearing of debris is planned for alternate years, a number of residents have requested it be changed to annually, as they have commented it is very little to pay should it prevent the ingress of water in the future.

Apartment windows
A couple of instances have been reported where windows have been damaged in apartments, possibly due to the extreme heat. If you have had similar instances please forward details to CWRA.

York Racecourse
During a meeting held at York Racecourse we requested a temporary toilet be located on race days on Campleshon Road, between Clock Tower Way and the junction of Bishopthorpe Road in an attempt to prevent the development and its boundary being used as a loo.

Police are also implementing additional patrols along Campleshon Road to help prevent anti-social behaviour.

Liquor Store
Work is being completed on the building next to the Clock Tower to provide for an architects practice on the top floor, a dental practice to the first floor. On the lower floor and outside area, there will be a smart café trading through the day becoming a wine bar in the evening.

DEC Ukraine Humanitarian Appeal
We are pleased to announce the residents of the Chocolate Works raised £1,645 during the Queen’s Platinum Jubilee celebrations. A letter has been received from the charity and reads as follows,

“Thank you for donating to the DEC’s Ukraine Humanitarian Appeal. Thanks to everyone’s generosity, the DEC charities and their local partners are able to provide vital relief to people in Ukraine and in neighbouring countries. Your support is helping us meet the needs of refugees and displaced people by providing food, water, health assistance and trauma care.”

DWH
We are continually chasing DWH for responses on various issues including:

• When will Joseph Terry Grove finally be completed.
• When will all visitor parking spaces be identified with a painted ‘V’.
• When will the landscaping be completed throughout the development.
• When will promised signage be provided on apartment blocks where the names cannot be seen from the road.

Apartments Fire Marshalls
Currently, we have volunteers trained in dealing with spurious fire alarms in all apartment blocks except Neapolitan and Hallmark Houses. Please forward your details if you wish to assist in these two blocks either by filling in the Contact Us form on the website, or by sending an email to chair@cwra.co.uk.

June 2022 Issue No 28
Email: chair@cwra.co.uk

If you are not already a member of the Chocolate Works Residents’ Association (CWRA), please go to cwra.co.uk and click on Join Us. It is currently free and guarantees you get our Newsletters. At present we have 188 active members. Your contributions and feedback are invaluable in helping us identify which issues are of most concern to residents.

Co-op
Work on the Co-op is due to commence on 1 August with planned opening on 30 September 2022. The car park adjacent to Hallmark House by the entrance to the new Co-op will close on 30 June to allow contractors access to the site.

Watson
Kristiaan Oughton has now moved on from Watson and our new contact there is Joe Langan. He has a huge amount of experience as he has managed the large Hungate Development in York city centre.

If you spot any reportable issues around the development, please contact https://watsonpm.fixflo.com.

Landscaping
David Wilson Homes (DWH) are still completing works to the side and rear of Thistle House. The boundary still requires overhanging trees to be cut back and the dead laurel hedge under the fir trees replaced by a post and rail knee-high fence.

CWRA has drawn up a detailed maintenance schedule which includes the cutting of all grass each week in the growing season. The rest of the development has been split into six sectors with a clear to-do list for each sector overseen by Watson and ourselves, to ensure a continuous improvement in all areas.

Watson included additional resource for landscaping in this year’s management fee and this is now in place so we hope to start seeing a big difference.

Safety
Concern has been raised about the speed of traffic around the development, specifically on Robert Street which is a Home Zone area without pavements.

We have requested Home Zone signage to be erected by DWH, but unless York City Council requires it for adoption, they will not supply. Please therefore carefully watch your children as it is very easy for them to step into the road from Bayldon Square, or from one of the house drives. We are currently working with Watson to try and obtain Home Zone signage to include a lower speed limit.

Dogs
If you are a dog owner, please act considerately keeping your dog on a lead, cleaning up any mess whilst walking on the private land on both the Chocolate Works and the Residence.

Lease breaches
We have received a number of complaints from concerned residents that waste bins are not being stored out of sight from the front elevation of the property. In addition, clothes are being dried on balconies, plus BBQs and patio heaters have all been reported as being located on balconies, which clearly contravene the TP1 contracts.

Watson is now vigorously checking these breaches and will be sending letters to properties, which if not heeded will result in further letters and administration fees.

York Race Course
A number of residents have emailed to say how much they enjoyed the Race Day and the Queen Tribute band. It was very generous of the Racecourse to offer us entry badges and we continue to develop our relationship with this our close neighbour, and hope to be offered future opportunities to enjoy their hospitality.

We also have a meeting with them this month to discuss the issues we experience during race days and possible solutions.

Parking
Bay Sentry appears to be doing an excellent job in patrolling the development. However there are still issues reported by residents which include other residents still parking in Visitor spaces. Please park only in your own Resident space.

Roof channels
Watson plans to carry out the work to clear the roof channels and report any obvious issues as soon as possible. However work will commence only when all management fees have been collected from residents.

Neighbourly-ness
Please respect your neighbours and be aware they may be working from home, noise can be a real issue. Also, please keep the place tidy as we do not wish to pay additional maintenance fees for clearing stones around the Chocolate Orange or cleaning blocked pavements.

The Residence
Now the development has opened through to the Residence, we are holding monthly meetings with their Directors to keep each other updated and to bring us all together. We plan to have a joint event in the late summer where all residents can meet and socialise.

Entrance Pillars – Adoption
DWH have informed us that the brick Chocolate Works entrance pillars are all being removed as they are located in land that will transfer to City of York Council on the adoption of the development. The Council has made it perfectly clear that it will not adopt the development with these pillars in place. The same comment also applies to the landscaping along Clock Tower Way which, except for the trees, will all be removed and replaced with grass.

We are trying to establish why the Council is taking this stance and have requested a development plan which clearly shows the land to be adopted by the Council, as our understanding is the verges alongside Clock Tower Way are shared land.

May 2022 Issue No 27
Email: chair@cwra.co.uk

If you are not already a member of the Chocolate Works Residents’ Association (CWRA), please go to cwra.co.uk and click on Join Us. It is free and guarantees you get our Newsletters. We currently have 158 active members. Your contributions and feedback are invaluable in helping us identify which issues are of most concern to residents.

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Development Update

Completion of the development is expected during the next few weeks once the roads on Joseph Terry Grove are surfaced. The final landscaping is also to be completed to the boundary and also around Thistle House.

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Landscaping

The plaque has now been installed on the wall of the Chocolate Orange sculpture with a safety request not to climb on it.

Watson is currently obtaining quotations from various contractors for additional paving work/land drainage on Bayldon Square. In addition, CWRA is contacting Norcon (David Wilson Homes’ sub-contract ground workers) to establish whether they would be willing to assist us.

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We are still putting pressure on DWH to complete the landscaping to the original planning agreement and to perform the final survey. CWRA has met with Watson and the landscaper to improve the quality of the maintenance. Going forward, we will collate a detailed landscaping plan to ensure all areas of the development are maintained to an auditable structured schedule.

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Co-op

We are still awaiting the result of the recent appeal by the Co-op to extend the opening hours until 11pm from the already permitted 10pm.

Work is not expected to start on the store for another two months. In the interim, Watson is arranging for the area around the site plus the landscaping to be maintained.

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We are still trying to contact the Co-op to hold initial conversations on the future and to minimise any adverse impact on residents.

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Welcome Letters

Welcome Letters have either been emailed and/or posted to all residents to remind us all how we can make the Chocolate Works a really great place to live. There have unfortunately been numerous complaints regarding washing being hung to dry on balconies in breach of the lease conditions. Watson is pursuing the problem but it would save time and expense if we could just ask everyone to comply with their contracts/lease agreements. Also, cigarette butts have been thrown from balconies which we trust will now stop.

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Roof GRP Guarantees

We have learnt that DWH plans to circulate the sub-contractor insurance-backed ten year guarantee for the GRP channels direct to the owners of each house on the development. Also, Watson is currently waiting for all residents to pay their 2022/23 management fee before engaging their sub-contractor to clean and check all the roof GRP channels.

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Parking

The timber posts carrying the parking signs will be replaced in the next few weeks by grey metal poles to match the rest of the road furniture. In addition a sticker will be applied to all parking notices detailing how to contact parking customer services and to remind everyone that visitor parking spaces are for visiting cars only.

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The ‘V’ to denote visitor parking will be painted on the ground at each visitor parking space during the next few weeks.

Signage

Robert Street is a ‘Home Zone’ without pavements, where cars, cycles and pedestrians including children, share the space. We have requested that prior to their leaving, DWH provides signage to highlight the Zone and to introduce a lower speed limit.

DWH has also agreed to supply signage for the apartments where the name of the apartment building cannot be seen from the road, to assist with identification.

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Church

The three local churches, St Chads, St Andrews and St Clements have been brought together under one Benifice. Details of services can be found on the noticeboard at St Chads located across Campleshon Road from the Clock Tower Way entrance.

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Queens Platinum Jubilee

DWH has kindly donated £1000 towards the Street Party planned for 2pm on 3^rd June on Bayldon Square. The donation and any monies raised during the event will be donated to DEC Ukraine Appeal. A big thank you to DWH.

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Watson

We have been informed that Kristiaan Oughton, our main contact at Watson, will soon be leaving. We have been promised an experienced replacement who has managed large developments in the past. Watson will circulate details of the new surveyor to all residents during the next few weeks.

April 2022 Issue No 26
Email: chair@cwra.co.uk

If you are not already a member of the Chocolate Works Residents’ Association (CWRA), please go to cwra.co.uk and click on Join Us. It is free and guarantees you get our Newsletters. We currently have 158 active members. Your contributions and feedback are invaluable in helping us identify which issues are of most concern to residents.

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Development Update
Completion of the development is planned for the end of April 2022. Access through to the Residence via Robert Street and Clock Tower Way is now opened up for pedestrians and cyclists with bollards being located at the top of Robert Street to prevent vehicular access (except emergency services access).

Co-op new Appeal 20/02501/FUL

An Appeal has been lodged by the Co-op to the Secretary of State in an attempt to overturn a City of York Council ruling that the store must close at 10pm. The Co-op is appealing to restore the 11pm closing which it had requested in the original planning application.

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If, like us, you wish to object to an increase in hours, please email erik.matthews@york.gov.uk expressing your concerns about the change, citing Planning Application 20/02501/FUL. Please do so before 26 April. The latest information we have is that work on the Co-op building may not begin for two to three months due to delays in sourcing of materials..

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Landscaping on Bayldon Square

We are currently working with Watson and DWH to try and secure the new scheme opposite the Chocolate Orange sculpture to include block paving, a circular bench and planting. In addition, a plaque has been ordered and will be installed on the wall of the sculpture to highlight its significance to Terry’s and the Chocolate Works.

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Landscaping Final Survey

A final landscaping survey between the Residents’ Association and DWH resulted in a positive discussion on the outstanding works required. We are pleased to report that DWH has noted all points and will commence the replacement of all dead items including shrubs and trees, and replant the bare areas during April. Forty trees have now been planted although the replacement of the dead shrubs has been hampered by supply issues.

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Planning application 21/02679/TPO – Tree Preservation Order

Work has been completed as per the above planning application, although the area behind Thistle House still requires attention with the reintroduction of the bank and tree planting to seamlessly match the rest of the scheme. A wooden knee rail fence has also been discussed as a security option to replace the dead laurel plants. In addition, the area immediately behind Thistle House needs to be levelled properly and seeded with grass and wild flowers.

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The final phase will be the removal of the builder’s yard to the side of Thistle House and replaced by landscaping and a footpath. We are also checking if a street lamp is planned for the above area to illuminate Joseph Terry Grove.

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Welcome Letters

DWH is nearing completion of the site, and there will be a number of new residents moving into the development. To remind us all, Watson will be sending Welcome Letters to all residents in April with details on how we can all make the Chocolate Works a great place to live. If you are a landlord, please ensure your tenant(s) receives the letter.

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Fire Marshalls

We are pleased to report that residents have come forward and we have nearly all apartment blocks covered with the exception of Neapolitan and Hallmark Houses.

If you feel you can assist in above, please email us on chair@cwra.co.uk.

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Roof GRP Guarantees

Despite a number of reminders, DWH has yet to forward the sub-contractor insurance-backed 10 year guarantees for the GRP channels to Watson for safe keeping.

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Parking

There appears to be a belief in some quarters that CWRA is the body that has drawn-up the parking rules on the development. We would like to clarify that the 12 hour stay period for visitors is a requirement which was set out by David Wilson Homes in the leases and TP1 house purchase documents, which all homeowners receive and sign upon completion. It is Watson who manages parking and sub-contracts the patrolling of the site to Bay Sentry. All correspondence should therefore be directed to Watson in the first place.

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Five Pod Point electrical charging units have been installed at Orange House car park, servicing ten Resident Parking Spaces. The requirement for these charging points has been issued recently by York Council, and DWH has been able to fully comply by positioning them at Orange House for Orange House residents only. The points are not available to other residents on the development. Although we have taken DWH to task on this, there is little we can do as it is in keeping with the planning agreement.

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The Visitor spaces at Orange House can be used by visitors the same as elsewhere on the development by following the rules on the parking signs.

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CWRA Committee and assistance

We are looking for more assistance on the Committee, and also looking for residents who would like to help improve the Chocolate Works. If you are interested please email us at chair@cwra.co.uk.

February 2022 Issue No 25
Email: chair@cwra.co.uk

If you are not already a member of the Chocolate Works Residents’ Association (CWRA), please go to cwra.co.uk and click on Join Us. It is free at present and guarantees you get our Newsletters. We currently have 148 active members. Your contributions and feedback are invaluable in helping us identify which issues are of most concern to residents.

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In this Issue

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Only two plots remain unsold, these are both two storey and located above garages. Completion of the development is planned for the end of March when access through to The Residence via Robert Street and Clock Tower Way will be opened up for pedestrians and cyclists.

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The scheme to mirror the Chocolate Orange statue on the opposite side of the central pathway has never been completed. It now gets waterlogged and is unsatisfactory. A new scheme to include block paving, a circular bench and planting is being considered with David Wilson Homes (DWH) being approached to carry out the works as a final gesture of goodwill. In addition, a plaque will be fitted to the wall of the statue to highlight its significance and history to the Chocolate Works and Terrys.

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A final landscaping survey between CWRA and DWH resulted in a positive discussion on the outstanding works required. We are pleased to confirm DWH have noted all points and will commence the replacement of all dead planting including shrubs and trees, plus areas of bare patches during February. In addition the planting of 40 trees will take place throughout the development.

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The application was partially approved and partially refused by the local Planning Authority following a detailed site visit. In summary, six out of the 17 tree removals were refused as the case was not proven to justify their felling. DWH still has the right of appeal.

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In addition, the Planning Authority has stipulated that similar, more appropriate species as agreed with them will be replanted and all works should retain the overall shape, form and character of the boundary. The replanted trees will be protected by the original Tree Preservation Order and will need to be replaced should they die within a period of five years.

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The site was handed over to the Co-op in good time for completion before Christmas, however there are still substantial delays due to problems with procuring equipment. Some items are on a 14 week lead-time and we await more information on when the store will eventually open. DWH are currently carrying out works to the rear of the building to upgrade the power supply.

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CWRA plans to meet with the Co-op senior management to introduce ourselves and develop a line of communication in order to work together going forward.

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DWH are nearing completion, and there will be a number of new residents moving into the development. To remind us all, Watson is sending Welcome Letters to all residents with details on how we can all make a difference to make the Chocolate Works a great place to live. If you are a landlord, please ensure your tenant(s) receive the letter.

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If you reside in one of the apartment blocks, the matter of the fire alarm is a real issue and much work has already taken place to clarify the procedure. However, we are looking for a minimum of three ‘marshals’ for each block to be trained in switching-off the alarm correctly and safeguarding their neighbours. If you are interested please email chair@cwra.co.uk

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Following our residents’ survey, DWH has agreed to supply sub-contractor insurance backed 10 year guarantees for the GRP channels. These will be forwarded to Watson to hold on file. Please therefore report any GRP issues to Watson via their portal in order to receive a copy of the guarantee for your property.

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York City Council is in the initial stages of adopting the development from DWH. Surveys on the landscaping, sewers, roads and footpaths have recently been completed and you will notice areas being marked-up for repair. It could take up to three years for all snagging to be completed and signed-off by the Council.

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We have been advised that the Council may instruct DWH to return all verges simply to grass and trees as per planning. DWH planted shrubs and hedging particularly along Clock Tower Way to make the development more saleable. If this planting has to be removed, we have agreed to relocate it in the shared areas of the development.

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The temporary LED style lamp posts are being replaced with new heads when available, however there will still be a mix of styles on the development.

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DWH provided 90 downpipe filter guards for residents to locate in the hoppers at the top of their first floor downpipes to prevent birds from falling in and becoming trapped. These have been circulated and a further 40 units have been ordered. Houses built during the last six months should have these guards installed by DWH and this is being checked.

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The new style Visitor parking signs are easily damaged and either break or get lost. Following a review with DWH to reduce future cost to residents a longer term solution of painting a white ‘V’ in Visitor spaces was agreed and will match those currently in the apartment car parks making them universal across the development.

January 2022 Issue No 24
Email: chair@cwra.co.uk

If you are not already a member of the Residents’ Association, please go to cwra.co.uk and click on Join Us. It is free and guarantees you get our Newsletters. We currently have 148 active members. Your contributions and feedback are invaluable in helping us identify which issues are of most concern to residents.

In this Issue

1. AGM
2. Request for secretarial support to the committee
3. Carol service
4. Electricity sub-station update
5. Tree replacement – Bayldon Square
6. Landscaping – rear of Thistle House
7. Planning Application 21/02679/TPO Various Works including the felling of 14 trees
8. Planning Application 21/02748/FUL & 21/02749/LBC
9. AGM

1 AGM

The AGM was held on 1^st December 2021 in St Chad’s Church Hall, and there were 37 attendees in total. I will not summarise the notes of the meeting, since they were circulated recently. However, I would like to thank all those people who took the time to meet us and to contribute their ideas and questions. Your input and your interest is vital. Thank you.

2. Request for secretarial support

We currently urgently require someone who is willing to provide secretarial support to the committee and to the Chairman in particular. It is not an onerous role but would involve a minimum of sending out agendas for bi-monthly committee meetings, attending meetings, and taking and circulating the minutes. Please send expressions of interest to chair@cwra.co.uk

Also, we are looking for someone with a legal background who may be able to help us, pro bono, when eventually addressing issues related to the adoption of the highways.

3. Carol Service

Thanks to all who supported this year’s carol and live music community event in various ways. A BIG thank you to Cliff, Miranda, Bob and Emma our performers, what a festive and heart-warming event. The feedback from residents has been positively glowing… Encore!!

The lights, the food and the mulled wine went down very well too and all spaced out outside and in safety.

Carecent, our local non-profit charity for York’s homeless, was absolutely thrilled with the car load of quality warm clothing, toiletries and foodstuffs that were dropped off, as well as cash donations – £134.64 on the night, (an additional donation from a generous resident who couldn’t attend has since given £20 more).

4. Electricity sub-station

You may have noticed the work taking place at the electricity sub-station. Prior to Christmas the existing but ineffective sound proofing was removed. We have been informed that the work to replace and update the sound proofing is ongoing and expected to be completed at some time in February.

5. Tree Replacement – Bayldon Square

We are delighted that David Wilson Homes (DWH) has finally replaced all six of the trees on Bayldon Square. Here’s hoping that they actually thrive during the forthcoming growing season.

6. Landscaping – rear of Thistle House

We are aware that the landscaping at Thistle House leaves a great deal to be desired. We obviously hope that it remains a work in progress and that DWH will finish it to a high standard. Nonetheless we have asked Watson to be very careful about accepting the handover of the area until everyone is satisfied with the groundworks, planting, and repair of the area adjoining Bishopthorpe Road.

7. Planning Application 21/02679/TPO Various Works including the felling of 14 trees

Many people are already aware of this application which includes the felling of 14 trees and pruning of others. It is supported by a 2019 tree survey. There are two opposing schools of thought regarding this, each of which has its merits. It could be argued that the felling of any tree should be opposed where reasonably possible because of their many benefits including being a habitat for birds and animals and offsetting carbon emissions. On the other hand, during the last year, we have seen a tree collapse onto the pavement at the junction of Campleshon Road and Bishopthorpe Road. Therefore it could be argued that some of the trees (which are also known to be dead) could pose a hazard.

Equally, there are concerns that the cost of manging the area will fall to residents via their bills to Watson, once the area is officially handed over.

The Residents’ Association Committee does not have an official line on the issue, other than a concern that the tree survey is outdated and that an application of this sort should be supported by at least the latest possible information.

8. Planning Application 21/02748/FUL & 21/02749/LBC

We are also aware of a new revised planning application for the Liquor Store adjacent to The Clock Tower. This is now for –

• A dental surgery on the ground floor
• A delicatessen, café and artisan food shop on the lower ground floor
• Open plan office and studio space on the first floor mezzanine.

9. The Co-op

By the time your receive this we anticipate that work to strip out the sales office, and furnish the Co-op will have commenced.