November 2021 Issue No 23
Email: chair@cwra.co.uk
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Summary of issues since last AGM
This newsletter will begin with a summary of some of the activities of the Association over the last couple of years to bring residents who have recently moved in up to speed.
- Objections to Blocks L & M
In 2019 we successfully objected to the erection of two additional blocks of apartments (Block L, and Block M) at the top end of Clock Tower Way. These would have obscured the view of the Clock Tower, as well as leading to more traffic and an increase in density in the whole development.
- Wet rooms
We successfully persuaded David Wilson Homes (DWH) to look at the crumbling grouting and leaks in shower rooms. Consequently, they changed the design in later properties and have instituted a large programme of replacements which is still ongoing.
- Perimeter Planting
We successful lobbied DWH for planting on the perimeter of the development (not in the original planning submissions) to provide a better look and also reduce the risk of antisocial behaviour (especially on race days). Unfortunately, the planting going south from the Bishopthorpe Road entrance has largely failed due to dryness caused by the density of evergreen trees. DWH is aware and has promised to actively look at solutions to this prior to completion.
- Roof/Gutter leaks
We asked DWH to investigate concerns over a number of failing roof channels. Their investigation was inconclusive but they tell us that there is a ten year insurance-backed guarantee covering this. We are still waiting for the guarantee to be circulated.
- Roof/Gutter maintenance
Watson has agreed to provide a biannual check of house gutters and to clear any which prove to be problematic.
- Co-op
Along with a large number of concerned residents, we succeeded in shortening the opening hours of the Co-op thus reducing noise at both ends of the day.
- Fire Safety – Apartments
Guidelines and procedures have been agreed, and circulated in consultation with Watson. These have been particularly important since so many residents are new to apartment living, and safety is a vital issue.
Recently, we have been speaking with Watson’s alarm contractor regarding silencing of the sounder automatically after an agreed time. Unfortunately this contravenes current legislation so we are looking to ask for residents to be instructed on silencing the sounder correctly after the above procedures have been followed.
We have also requested a report from the alarm contractor on why there have been so many false alarms, to establish if there is a pattern which can be fixed.
- Planting
As previously reported, we have engaged in constant dialogue with DWH to ensure that missing or damaged planting is replaced. We will review their final audit of planting and see if it matches our own.
- Grounds Maintenance
Also, we have persuaded Watson to change the landscape contractor because of perceived limitations in the work of the previous company. We will continue to monitor the current contractor and consider whether they need to be allocated more hours to improve the quality of the work. Your feedback would be helpful here.
We also asked Watson to devote £5,000 per year which could be allocated towards making improvements. In the first instance, there are plans to improve Bayldon Square. Thereafter, we anticipate that other areas of the development will be improved (where necessary) on a rotational basis.
- Electricity sub-station noise
In November last year we received a commitment from Northern Powergrid that they would fix the noise from the electricity sub-station on Campleshon Road, at a cost to them of £200,000. We knew that this would not happen immediately but currently we are raising it on a monthly basis to get some indication of when the work will start!
In almost all cases we have experienced obstacles and delays, so often things which were promised seem to happen much later than promised or expected, which some residents may find frustrating. However, the reasons for this are manifold, and we have learned to be dogged and persistent.
Going forward . . .
- David Wilson Sales Office/Co-op
In our last Newsletter we mentioned that David Wilson Homes would vacate the Sales Office on 31 October 2021, allowing the Co-op to commence work on a refit immediately. The eagle-eyed amongst you will have noticed that this has not happened! The Co-op has delayed work owing to material supply issues, and the Sales Office will remain in situ for the time being. We understand that the fit-out will commence in the New Year.
- David Wilson Homes (completion of works)
DWH had set an optimistic target of completion by Christmas. This is clearly no longer going to be achieved. However, they look set for completion by early spring 2022. The pedestrian access from the Residence to Clock Tower Way has already been completed from the Residence side (but not yet from the Clock Tower Way side), and the other pedestrian access from Robert Street will be completed at the end of the building work.
- AGM (Chocolate Works Residents’ Association and Watson Property Management)
We last had an AGM, shared with Watson, on 14 October 2019. The pandemic led to the 2020 AGM being postponed. We are now happy to announce that the next AGM, for all householders, will take place on 1 December 2021, at 7pm in St Chad’s Church Hall.
This will be an opportunity to hear about the work of the CWRA, and also to ask questions of Watson. Invitations and an agenda have been sent out by Watson. We politely request attendees to wear face masks where possible. Please note that the hall has a capacity of 60. If we reach that number we will need to refuse entry to further arrivals.
- CWRA Committee
Since the 2019 AGM the Committee has continued to meet, initially monthly, and then bi-monthly via Zoom. During the two years, seven members have left and eight have joined. We now have eight working members (four from apartment blocks and four from houses) and also have had a recent change of Chairperson.
- When David Wilson Homes vacates the Development
There are a number of issues we are pursuing –
- DWH will provide an audit of all the planting on the site (both formal shared planting but also an audit of trees etc on the perimeter), compete with management instructions. We continue to pursue the replacement of dead and dying trees and areas of missed planting, having done our own audit.
- DWH is already engaged in a statutory survey of the drains to ensure they are not blocked.
- DWH will complete planting and cleaning at the care home edge of Joseph Terry Grove as well as at the side of Thistle House.
- DWH will compete a road survey which includes looking at road signs and identifying whether, among other things, speed limit signs are necessary.
- DWH will, upon completion, begin the process of handing the development over to the Council. This process can take a couple of years and the Council will be asking DWH to replace damaged elements such as kerbstones, damaged drain covers, sunken block paving, street lighting and road surfaces which are not up to standard. Only once all of this work is completed will the Council take on responsibility for the development.
- When the Council finally accepts the development they will take responsibility for the roads and public spaces (this may take two/three years). It is more complicated than usual, partly because our covenants state that residents lease their on street parking and courtyard spaces, and also because a scheme of parking and management of communal spaces needs to be in place.
Consequently, we will have a mix of privately owned and public spaces, which will lead to a partial adoption of the roads. What exactly this will look like and how it will be managed in a sympathetic manner is yet to be agreed. Also, once the Co-op is open there will be further potential challenges for traffic management.
Therefore, we have been in contact with the Traffic and Highway Development Officer at City of York Council and our local councillors to try to get a sensible solution to this going forward. Again, this is work in progress.
6. CWRA Committee priorities looking forward
We anticipate that most of our energies will be devoted to –
- Keeping channels of communication open with DWH as they begin to complete the development and prepare to leave, to ensure that all elements are completed satisfactorily and to planning specification.
- Planting and landscaping concerns, in conjunction with Watson.
- Discussion on adoption of the roads in conjunction with our Ward Councillors and the Traffic and Highway Development Office at York City Council.
- Developing a working relationship with the Co-op to help mitigate potential issues of noise, littering, parking, anti-social behaviour, etc.
- Continuing to attempt to liaise with Yorkshire Housing since they will be substantial stakeholders on the development.
- Building on the existing consultation and involvement with residents. This is something we were striving to do in early 2020, but the pandemic and subsequent lockdowns interfered with this.
