Newsletter

July/August 2023 Issue No 35
Email: chair@cwra.co.uk

If you are not already a member of the Chocolate Works Residents’ Association (CWRA), please go to www.cwra.co.uk and click on Join Us. It is currently free and guarantees you get our Newsletters. At present we have over 200 active members. Your contributions and feedback are invaluable in helping us identify which issues are of most concern to residents.

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Landscaping

We are currently liaising with Watson on the performance of the new landscapers as it is taking some time for them to meet the agreed specification. In particular some of the courtyard parking areas have been untouched as are the planted beds at the Co-op car park.

Good news that David Wilson Homes (DWH) has approved the works quoted by Watson to clear, level and turf the area behind Thistle House. This includes additional tree planting across the gap left by the removal of the gates, plus making good and turfing around the border of the Care Home wall. This work is planned for September when weather conditions should be suitable. Recently, you may have noticed the Care Home border opposite Orange House has been dug-up. This is to allow the cabling for two new lampposts to be installed.

The laurel hedge planted at both sides of the Bishopthorpe Road steps has failed due to poor planting and dry weather conditions. The hedge is to be replanted in September with a double row of laurels to allow it to mature more quickly.

Watson are currently obtaining quotes for the planting of a pyracanthus hedge to the inside of the perimeter treeline behind Medallion, Harlequin and Thistle Houses. The quote will also include a three-bar wooden fence 1.2-1.5m high next to the pavement on Bishopthorpe Road to replace the dead laurel hedge.

It has been agreed Watson will arrange for a tree surgeon to tidy-up the boundary undergrowth, trees and shrubs bi-annually. This to be kept under review as it soon becomes overgrown and strays onto the public footpath.

A number of dead trees have been removed by Watson and the plan is to replace them in the autumn when there is the best chance of their survival.

The gravel paths to the meter cupboards to the sides of Cocoa and Harlequin Houses are to be improved with steps to improve safety and to tidy-up the gravel.

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Bayldon Square

We are currently investigating the optimum scheme and have arranged to meet with an agricultural specialist to understand which trees and plants are likely to survive in the poor quality earth and wet conditions experienced in heavy rain. Oakbrook has confirmed that the drainage plan recommended should solve the drainage issue.

Timing is critical and we would like to be in a position to carry out any works in autumn 2023 following feedback from residents on the final proposal(s).

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Adoption and Home Zone

Unfortunately, we still are waiting a full response from DWH and York City Council on the list of non-conformity issues, despite a number of reminders being sent. Pete Kilbane, one of our local councillors has been most helpful in highlighting these issues with the Council and we hope for a response very soon.

DWH did send a letter with a plan of works to all household in preparation for adoption. However, although the plan was colour coded, there was no key as to detail the scope of this work and when it is likely to be completed. Recently, you may have noticed the top surface of Clock Tower Way has been removed in preparation for re-surfacing. We understand the Council Highways Department will have to sign this work off prior to adoption.

The Council has notified Watson to remove the parking signs from the lampposts as it will hold-up adoption. During the next few weeks the signs will be redeployed onto shared land and will be reduced in number.

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Racecourse

The deployment of traffic cones and additional patrolling on race days this year have made a difference. However, we still suffer from the presence of Ubers and minibuses and are taking it up with Watson to establish if we can have patrols later into the evenings.

During a meeting held at the racecourse by the council and police on 4 July, we raised the question of barriers and security personnel at the entrance of the development once the roads have been adopted. Also we asked them to consider the best location for such barriers to allow access to the Co-op store.

Finally we are awaiting the details on the procedure for obtaining the half-price entry tickets for the two September race meetings, and will circulate the information as soon as we can.

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Dogs

We still receive reports of dog owners allowing their dogs to be off lead and in some instances to defecate in the areas where children play without clearing it up. Please be responsible if you are a dog owner and if you see irresponsible behaviour, please report it to Watson.

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Traffic

There are still issues with cars speeding in the development. This happens particularly towards the top of Robert Street and Clock Tower Way where they intersect with Joseph Terry Grove as there are currently no signs or road markings on these cross-roads. Residents have reported near misses and this has been reported to both the Council and DWH without response. We hope that in preparing for adoption of the roads, signage and/or road markings will be installed.

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Street Lights

There have been issues with street lights not working or flashing, which we raised with DWH. In response we have been informed the top section of certain street lights have been removed for repair as parts are being sourced from France and are due over the next two weeks. Once arrived, the lights will be repaired and reinstated.

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Café and Wine Bar
The Old Liquor Store café and wine bar is scheduled to open during the week of 17 July. A booking system will be going live shortly, with initial opening hours 9am until about 6pm every day except Tuesdays. Then from early September the plan is to add evenings with the possibility of a few special event evenings.

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Care Home

The Chocolate Works Care Home has been in contact with us and invited the Committee for coffee and an introduction in September. We hope this will lead to greater community involvement for all, and make the Chocolate Works an even better place to live.

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McCarthy Stone Planning Application

The planning application for the 72 apartment site on Bishopthorpe Road opposite the Residence was refused by York City Council on 11 July 2023. The reasons for the refusal can be viewed at https://planningaccess.york.gov.uk/online-applications/applicationDetails.do?activeTab=documents&keyVal=RS1BLDSJKSE00

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Committee

If you have the time and interest in improving our development, please contact the chair at chair@cwra.co.uk as we would welcome new members. Currently we are looking for a Secretary.

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May/June 2023 Issue No 34
Email: chair@cwra.co.uk

If you are not already a member of the Chocolate Works Residents’ Association (CWRA), please go to www.cwra.co.uk and click on Join Us. It is currently free and guarantees you get our Newsletters. At present we have over 200 active members. Your contributions and feedback are invaluable in helping us identify which issues are of most concern to residents.

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Landscaping

We now have new landscapers (Oakbrook) who will be visiting the development weekly through to September to cut the grassed areas and maintain the planted borders.

In addition, in conjunction with Watsons, a laurel hedge has been planted to both sides of the steps leading down to Bishopthorpe Road. Currently this is a single row but will be extended to match the laurel planted around the perimeter of the development.

In response to security concerns raised by a number of residents, a quotation is being prepared for the planting of a pyracanthus hedge along the development boundary from the steps down to Bishopthorpe Road to the gas station brick wall (behind Medallion and Thistle Houses). The quotation will include a three-bar fence next to the pavement to match similar fences on Bishopthorpe Road.

A tree specialist has visited the site and tidied up and replaced a number of trees throughout the development which have either died or are bowing. They have also tidied-up the edge of the external boundary to the footpath. The plan is to arrange twice-yearly visits to keep on top of the boundary undergrowth and pavement edge.

Recently, we surveyed the development with an independent experienced horticulturalist who has recommended the most suitable plants to purchase in the future. He also gave us a number of ideas to consider to improve the current planting which we shall include in our future landscaping plans with Watson. This work will be offered to local landscapers to keep costs to a minimum.

Finally, Watson has been requested by DWH to supply a quotation for turfing the area behind Thistle House, including additional tree planting across the gap left by the removal of the gates, plus making good and turfing around the border of the care home wall.

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Bayldon Square

Although we are considering a number of schemes across the development and are awaiting quotations, we are aware that the planting in the lawn on the south side of Bayldon Square does need attention. We had hoped to have this completed by now.

A number of alternative schemes have been proposed by residents, all including improved drainage. Some of the proposals include block paving and some include a seat with a variety of specimen trees. Another suggestion is to remove the current arrangement and return it to lawn with specimen trees to both sides. However, Watson’s tree surgeon recommends the current six trees should be left for a month or so to establish whether their canopies will fill out. If they do not, then in the autumn they will be replaced. The replacements will not necessarily be of the same type but with appropriate planting, they should have every chance of growing in the heavy clay soil. Watson have quotations to hand for various schemes and plan to contact residents to seek agreement on the preferred choice.

Unfortunately, there is now a further delay as a result of the horticulturalist suggesting that the drainage solution put forward may not be satisfactory. This has resulted in Watson seeking an assurance from the landscapers that the planned works will resolve the drainage issue before we can move on any further.

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Adoption and Home Zone

A number of residents on Robert Street have concerns that the Home Zone has not been constructed in compliance with the approved plans for the site. They have requested a meeting with David Wilson Homes and York City Council. Their concerns include incorrectly coloured blocks, missing trees, a missing lamppost and various safety issues.

We hope that during the meeting we will also be informed of the timescales for the adoption of the development and whether the planted verges on Clock Tower Way are to be returned to lawn.

Unfortunately, we have received no response from either DWH or YCC and consequently we have forwarded a list of non-conformities both in the Home Zone and the wider development to both parties.

York Council have responded suggesting that ‘Home Zone’ is a generic phrase for a ‘shared space’, and also any non-conformities are DWH responsibilities.

Following a CWRA Committee meeting which was attended by two of the newly-elected Micklegate Councillors, we have again pressed YCC on this, as all planning and DWH marketing material included a ‘Home Zone’. We have requested that YCC ensure DWH complete the WHOLE development to the most recently approved planning application. We await their responses.

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Conveyancing

We have learned of delays occurring in buying and selling properties in the development over the identity of the landlord. We have been told that your conveyancers should contact the landlord ‘Homeground’ via the Watson conveyancing department to establish if a ‘change of ownership’ document is required.

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Condensation

DWH is carrying out remedial works to those houses affected by condensation. It is a slow process as it will take time to establish if the treatment is successful.

We would strongly encourage any apartment owners who are suffering from excessive condensation to submit a claim to Yorkshire East (yorkshireeast@newhomecare.co.uk), to ensure their concerns are logged in the system.

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Racecourse

We trust everyone who attended the recent presentation and tour of the racecourse enjoyed the evening. We will try and make this an annual event.

We are pleased to say that the racecourse has kindly offered all CWRA members a 50% discount on Grandstand tickets for the race meetings on September 10th and 23rd. A code will be sent to all members to use when booking to secure this discount.

On planned race days we have arranged for traffic cones to be deployed on roads near the entrance to the development, plus additional patrolling. We will then be able to assess how successful they have been.

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Dog Owners

Signs have now been installed around the development to request dog owners keep their dogs on leads for safety, and to clean-up after them. This also includes the shared area around the Residence.

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Speeding

Additional 20mph signs have been installed throughout the development to remind motorists to keep their speed down. Certainly, we have had reports of residents, visitors and delivery vehicles all speeding and are concerned it will eventually result in an accident.

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Cafés and Wine Bar

We have been in touch with the owner of the new café/wine bar planned to open in the Liquor Store and have received confirmation that it is due to open in late June or early July 2023. There is also a new café/wine bar planned to open in June 2023 at 147 Bishopthorpe Road, previously the site of the showroom for Knaresborough Kitchens.

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McCarthy Stone Planning

Residents are reminded of that this planning application has been re-submitted for 72 extra-care apartments on the site of the contractors’ car park on the opposite side of Bishopthorpe Road to the Residence.

There is no CWRA Committee view on the development, but if you have your own comments or objections, please register them on the York City Planning Portal.

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Committee

If you have the time and interest in improving our development, please contact the chair at chair@cwra.co.uk as we would welcome new members. Currently we are looking for a Secretary and Treasurer.

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February 2023 Issue No 33
Email: chair@cwra.co.uk

If you are not already a member of the Chocolate Works Residents’ Association (CWRA), please go to www.cwra.co.uk and click on Join Us. It is currently free and guarantees you get our Newsletters. At present we have over 200 active members. Your contributions and feedback are invaluable in helping us identify which issues are of most concern to residents.

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AGM

We would like to remind you that Watson and The Chocolate Works Residents’ Association will be holding their joint AGM on Wednesday 15 February at 7pm in St Chads Church Hall, Campleshon Road.
This is an open meeting and all residents are welcome to attend.

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The Liquor Store

The latest update we have from the owner is that he is hoping to open around Easter.

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Traffic works which will affect this part of York throughout 2023

Tadcaster Road

The roadworks on Tadcaster Road are difficult to miss at the moment. These are scheduled to continue throughout the year until September 2023. Most of the works are planned to occur between 9am–5pm and will be stopped on race days to avoid creating additional problems.
For more details see www.york.gov.uk/TadcasterRoad

York Station Gateway

A major redevelopment of York Station will also take place this year. The removal of Queen Street Bridge will necessitate a short term re-routing down the slip road leading to The Railway Institute and through the Railway Station.
At an open meeting with Micklegate Ward Councillors, it was announced that this work will be delayed so no starting date is known yet. However, it is expected to start this spring.

For more details go to see www.york.gov.uk/StationFront

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December 2022 Issue No 32
Email: chair@cwra.co.uk

If you are not already a member of the Chocolate Works Residents’ Association (CWRA), please go to www.cwra.co.uk and click on Join Us. It is currently free and guarantees you get our Newsletters. At present we have over 200 active members. Your contributions and feedback are invaluable in helping us identify which issues are of most concern to residents.

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We are pleased to advertise the very popular and much anticipated annual carols and live music event on Bayldon Square. This has been a wonderful festive feature since the early stages of the development, and is free and open to all residents and their guests.

As you can see from the advert below, not only is it a fun event but it also aims to provide support and aid to Carecent, a local charity. The group organising the event (the Coronation Committee) is also planning something celebratory for the Coronation in 2023 (republicans and non-monarchists will be welcome)!

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Carols & live music

Balydon Square – Sunday 18^th December – 6pm

With Music from local musician Anthony Thompson Starting off with some well-known Carols and finishing off with some festive classics.

After our generosity last year for the Carecent Homeless charity, we thought we would support this charity again this year.

The charity understands this is an extremely tough year for donations, but if anyone can donate any of the following items, they would be massively grateful:
Tea, Coffee, Tinned meat products, Socks, Gloves, Men’s underwear, Trainers, Practical Coats.

Mulled Wine and Nibbles will be available – for these items we will be asking for donations. Remember – dress up warm, and bring your own mug.

Let’s make this a Carol Concert to remember. Any questions please contact the Coronation Committee on 07931 179181

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In slightly less celebratory news, but while we have your attention, you may wish to look at the following two planning applications –

• 22/02319/FUL – variations to the planning application for the Co-op which include changes to louvres and Amazon lockers but also asks for the Co-op to be open until 11pm (it is currently open until 10pm).
• 22/02410/LBC – louvres to the north side (Orange House and Clock Tower Way side) of the liquor store, which may or may not, pose a noise nuisance.

If you feel that these applications may affect you and wish to comment, go to https://planningaccess.york.gov.uk/online-applications/ and input the above planning reference.

• November 2022 Issue No 31
  Email: chair@cwra.co.uk

If you are not already a member of the Chocolate Works Residents’ Association (CWRA), please go to www.cwra.co.uk and click on Join Us. It is currently free and guarantees you get our Newsletters. At present we have over 200 active members. Your contributions and feedback are invaluable in helping us identify which issues are of most concern to residents.

Keeping vehicle speed down on The Chocolate Works

You will have noticed the Homezone signs and 20mph restrictions on Robert Street. We hope these will remind people to keep their speed down in this area. We would also like to thank residents in advance for keeping their speeds down across the whole development in the interests of the safety of all residents. Watson has further 20mph signs on order which will be placed at the entrance to the development on Clock Tower Way.

CWRA Website

We have a website at www.cwra.co.uk where you can –

• Catch up on archived Newsletters (going back to March 2019)

• See who is on the Committee

• Join CWRA if you are not already a member

• Find useful contacts for issues which may concern you including –

• • • David Wilson Homes
    • Watson Property Management
    • Yorkshire Housing
    • City of York Council
    • OFNL (Open Fibre Network Limited) for Satellite TV and Broadband outages.

If there are other contacts which you believe would be helpful to other residents, please let us know at www.cwra.co.uk/contact and we will start to build up the list.

York Dental Suite

We are pleased to note that The York Dental Suite has opened in the Liquor Store at Terry’s Chocolate factory. It is run by a resident on The Chocolate Works and former Vice-Chair of the CWRA. We wish them well in their venture. For more details go to their website at www.theyorkdentalsuite.co.uk

The Campleshon Road Co-op

No-one can have failed to notice that the long delayed opening of the Co-op has finally happened. A store has been planned for this space from the initial planning application in 2013 so it should not have come as a surprise to anyone. Many residents and people in the local area are very pleased that it has finally arrived.

However, there have been a small number of complaints about noise early in the morning so it has been gratifying to see the store manager of the Co-op has joined the Chocolate Works-Social Facebook group and offers to deal with these problems and any others, as quickly as possible.

A few complaints have also been made about the signage and the very existence of the store on the development. It is worth noting that the Committee has appraised residents via Newsletters at every step of the way of planning and licensing applications (over the last two years) associated with this, and of ways to object.

The Committee has made numerous objections relating to the potential noise of fans, loading and unloading times, licensing hours, opening hours, Amazon lockers (location and colour), car park signs and the four metre high sign on Campleshon Road. These were made in support of those residents most likely to be affected. They were reviewed at Council Planning meetings, and some modifications made. It is unlikely that many of these can now be revisited.

However, if there are further teething issues please be aware that the store clearly wishes to be a good neighbour and will listen to reasonable concerns. Neither Watson nor the CWRA have any jurisdiction over the store.

The Liquor Store Wine Bar/Deli

A licensing hearing was held on 27 October 2022 to debate a premises licence for the lower ground floor of The Liquor Store. We had alerted residents to this licensing application in the last Newsletter. Similar to our thoughts on the Co-op, the Committee was broadly in favour of this new resource, while also being concerned about the potential impact on those living closest to it.

Consequently, the Committee objected to aspects of the lateness of the licensing hours due to concerns on behalf of residents in respect of late night noise, traffic and potential anti-social behaviour.

Following our last Newsletter, only five resident from The Chocolate Works made an individual objection, perhaps indicating either support for the application or a neutral stance from the majority of residents. In total there were 30 objections (mainly from The Residence) and 11 statements of support.

The meeting lasted two hours and heard representations from three residents from The Chocolate Works and The Residence. The outcome is that some modifications were made and opening hours are now agreed as follows –

Supply of alcohol on the premises 11.00 – 22.00 (Sunday to Thursday),
11.00 – 23.00 (Friday & Saturday)
New Year’s Eve until 01.00

Supply of alcohol off the premises & 09.00 – 22.30 (Sunday to Thursday)
opening hours 09.00 – 23.30 (Friday & Saturday)
New Year’s Eve until 01.00

This equates to shutting 1½ hours earlier on each night than was originally proposed and represents a victory for common-sense. The residents who took up the issue are to be commended for their good work.

We understand the current plan is to open the ‘Old Liquor Store’ towards the end of February or early March 2023. If you are interested in the various vacancies on offer, or wish to comment, please visit www.the oldliquorstore.co.uk

Theft of items from front gardens

We have been made aware that a resident has had an item of garden furniture removed from their front garden, and would like to take the opportunity to remind residents to secure their belongings.

Roof and Gutter Maintenance – Houses

The clearance of gutters and inspection of roofs of houses earlier this year was useful and positively received. It will take place again in 2023 after which the frequency will be reviewed.

David Wilson Homes

The Committee and Watson have been regularly chasing David Wilson Homes regarding outstanding works. We have been informed that planting, pruning and replacement of approximately 50 missing and dead trees on the boundary will commence on 1st December. Other issues remain ongoing.

Landscaping improvements across the development – an explanation

Some areas of planting on the development have been looking distinctly below par recently and we, as a Committee have been keen to begin to make improvements. However, we feel a responsibility to residents to ensure that improvements are paid for by the right people. This can prove challenging and lead to delays.

For example, the paragraph above about David Wilson Homes (DWH) planting trees is an excellent illustration of an area where work needs to be done. It is right and proper that DWH should fund missing or damaged planting which is their responsibility. However, getting them to the point where they have committed to do so is something to celebrate.

We need David Wilson Homes to do the following from their budget –

• improve the perimeter of the development eg pruning overhanging trees, and planting to fill the gap where the gates had previously been located (this should take place in December)
• improve the grass area at the Devon House and Carousel House car park nearest to Campleshon Road
• grass the triangle of land nearest the Care Home and adjacent to the portakabins
• make good the area at the back of Thistle House which becomes a swamp during winter.

The process of adoption of the development by the Council is another issue which acts as a constraint on improvements. We know, for example that the Council will adopt the verges on Clock Tower Way and Joseph Terry Grove, but believe that they will leave Bayldon Square, the triangle of plants at the top of Joseph Terry Grove (opposite the Care Home) and the planted area on Banks Drive as shared land managed by Watson.

A walk round the development will show that there are many other areas of planting around different apartment blocks and outside the Co-op, and we remain unclear which ones will become Council managed and which will still be under the control of residents and Watson.

This matters because we have already been informed that the Council will require David Wilson Homes to downgrade the planting on the northern section of Clock Tower Way to grass only, but we have no further information about what other plans they have.

The Committee has been eager to start replanting and improving areas across the development but believes it would be prudent to wait until we have confirmation of which areas the Council will adopt and which they will leave for us to manage. It would be foolish for us to plant in areas that the Council later rips up and turfs. Also we need to know whether the plants in areas such as Clock Tower Way can be removed by us to replant in shared missing spaces.

Once we have clear information we will be in a position to start planning these improvements. However, the process of adoption seems to be interminable and neither the Council nor the developer appear to be in a hurry to share information or complete. Hence, planting in these areas could easily be delayed by another year.

Landscaping improvements across the development – a question

At the same time as we have the above constraints and challenges, we have received three quotes to finish the planting on Bayldon Square with paving to mirror the Chocolate Orange side, improved drainage, and a central tree surrounded by a circular bench. The preferred quote is £11,495+VAT.

Given the costs involved the Committee now feels it would like to seek residents’ permission to ask Watson to spend the monies on this improvement.

It is worth noting that there is no other communal part of the development which we can use the funds for at present, until there is clarity following DWH’s snagging and the Council’s adoption process. Hence the money will simply accrue in Watson’s bank.

Points to consider –

• The plan to do this work was agreed at the last AGM, and has been regularly advertised in Newsletters since then
• The cost would be paid from reserves which have been accruing since 2019
• Consequently, there is no additional cost to residents, nor any increase in fees associated with it
• There is still some £15,000 in reserves which will be used to improve other areas of the development once the whole adoption process becomes clearer.

We wonder whether this work should take place now as costs will only rise, or whether a decision should be delayed until after we have seen David Wilson Homes and the Council address the other concerns we have.

Please let the Chair know if you have a view on this issue, by sending an email to chair@cwra.co.uk so that we can gauge the strength of opinion for approving or delaying the work. We hope to be able to make a decision at the next AGM which is expected to take place in February 2023.

We also would like to remind residents that we remain committed to improving the landscaping and planting across the WHOLE development and welcome suggestions for future areas to focus upon once adoption has taken place.

Distribution of Newsletter to Yorkshire Housing properties

We have received feedback that some Yorkshire Housing properties have not been receiving newsletters. As Yorkshire Housing Association is the biggest landlord on the development we are more than delighted to ensure they receive our updates. On this occasion the local liaison person for Yorkshire Housing is ensuring copies will reach all tenants.

For future reference, should you wish to continue to receive Newsletters go to www.cwra.co.uk/join-us and follow the instructions to join.