Mixed picture on public services standards in York but some impressive progress
Lincoln Court building progress
York Council says good progress being made on the modernisation and extension of Lincoln Court
“City of York Council is celebrating a milestone with contractor Sewell Construction to mark the start of the final phase of the £1.9 million improvement and extension of its popular Lincoln Court Independent Living Scheme.
The accommodation is being extended from 26 accommodation units to 35 high quality apartments. Much-improved communal facilities and low-energy measures are being added too, with a view to the scheme reopening this summer.
This is the council’s first independent living scheme extension to be developed specifically to meet the needs of wheelchair users. With a better location identified for the energy efficient heating system for the apartments, tenants will also benefit from new double glazed windows and from photovoltaic cells on the roof which will reduce communal utility costs.
A larger, brighter and more central communal lounge area will bring together residents of the new and existing elements of the building. An extra meeting room and additional office space will enable the scheme to be used as a hub for more services to be provided in the local community. The addition of a guest suite for visiting family and friends of residents will help maintain family links.
Listening to feedback from former tenants, we broadened the extension project to include the full refurbishment and re-roofing of the existing properties. In addition, they told us they would prefer that the existing flats are modernised with new heating systems, rewiring, new kitchens and bathrooms at the same time as the construction to avoid further disruption. This is underway”.
In a report last week (above) the Council also claimed that the new Centre of Excellence for Disable Young People, which will occupy the site next to Lincoln Court on Ascot Way, would be “completed in May 2020” .
This claim is being viewed with some scepticism
“Deep clean” requested on key snickets
Many short cut “snickets” get a lot of use. They are vulnerable to litter while large amounts of leaf and other detritus can accumulate. Some are obstructed by overgrown hedges and trees. The surfaces can wear quite quickly because of constant footfall. Many seem to be neglected by the Council although they are an essential part of the plan to encourage more people to walk for short journeys. They deserve a higher priority for the Councils resources.
Potholes on carriageway are also a disincentive for cyclists. We’ve reported continuing problems and Gale Lane and Foxwood Lane today
Work is progressing on two major building projects in west York. The centre for the disabled on Ascot Way is now getting its roof installed. Modernisation work, on the adjacent Lincoln Court sheltered accommodation, is taking place at the same time.
Work has also started on constructing houses on the controversial Lowfield development. A decision on how the section of the site reserved for elderly persons housing will be developed is expected next month.
Lincoln Court update
The same report provides an update on the Lincoln Court redevelopment
“The Older Persons’ Accommodation Programme is currently working on site to refurbish and extend the Lincoln Court Independent Living Community in the Westfield Ward.
Once complete the building will have 35 one bedroomed apartments, communal lounges, laundry facilities, a salon and a communal kitchen.
Work is progressing well on site, with the development due for completion in late spring 2020.
The tenants who have expressed an interest in moving back into the new development have now had the opportunity to choose their kitchen and bathroom fittings, as the “tenants’ choice” works have been included in the contract”.
Work on site is indeed progressing although whether Lincoln Court could be re-occupied before the development (on the adjacent Windsor House site) of a disabled centre is complete, is open to question.
It is likely to be 12 months before the Centre of Excellence for Disabled Children is commissioned for use.
The development has involved some noise, parking and traffic issues for nearby residents.
Latest planning applications for the Westfield Ward
Below are the latest planning applications received by the York Council for the Westfield ward.
Full details can be found by clicking the application reference
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Co-operative Retail Services Ltd 6 Beagle Ridge Drive York YO24 3JQ
Replacement of existing refrigeration plant and redecoration of shopfront
Ref. No: 19/02476/FUL
The planning application states, “The proposed replacement plant is to facilitate ongoing sustainability initiatives within the Co-op Group providing smaller, quieter, and more efficient plant across local convenience stores. The shop front redecoration work is to facilitate ongoing sustainability initiatives within the Co-op group providing maintenance, upkeep and branding requirements across the local stores.
The new replacement plant will have minimal visual impact on site as it is to be installed within the existing fenced compound at the existing location to the rear service yard. The shop front redecoration will improve the visual impact on site providing freshness to the existing deteriorating and discolouring paintwork to the façade, window and door frames”.
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Former Lowfield School Dijon Avenue York
Condition 34 –17/02428/FULM
Ref. No: AOD/19/00391
NB. Condition 34 of planning permission ref 17/02428/FULM reads
“34 Prior to the commencement of the development hereby authorised above foundation level a scheme for the provision of affordable housing units within the development shall be submitted to and approved in writing by the Local Planning Authority.
The development shall thenceforth be undertaken in strict accordance with the details thereby approved prior to the first residential unit being occupied”.
Strangely the papers published for this specific application on the Councils planning web site do not include a listing of the affordable housing units or their distribution on the site, although these details are available elsewhere.
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Lincoln Court Ascot Way York YO24 4RA
Variation of condition 2 of permitted application 19/00083/FULM to provide additional windows and alter fire exit arrangements within the north eastern elevation and stairwell and external air conditioning unit at first floor level on eastern elevation.
Ref. No: 19/02440/FUL
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Representations can be made in favour of, or in objection to, any application via the Planning on line web site. http://planningaccess.york.gov.uk/online-applications/
NB. The Council now no longer routinely consults neighbours by letter when an application is received
Ascot Way building works update
The cost of the Centre of Excellence for Disabled Children, currently being constructed on Ascot Way, has increased by £1.2 million.
Part of the additional funding is coming from the NHS
The “current timeline for the centre is for the main build to be completed by January 2020 with opening scheduled for May 2020”.
A council report says that, during quarter 1 within the Lincoln Court Scheme, the work to relocate all Lincoln Court tenants into alternative accommodation was completed successfully, this has then allowed Sewell’s to take possession of the site, undertake site set up and begin enabling works.
This has included a full invasive asbestos survey and works to build an access road and car parking for sub-contractors accessed via the Hob Moor primary academy site.
All the remaining window replacement works have been completed in this quarter as has the demolition of the single storey extension in preparation for works to begin for the new build extension.
The Council says that “the Centre of Excellence and Lincoln Court project teams have worked together to communicate with residents neighbouring the site and also to keep Ward Councillors updated on project progress. £750k budget has been transferred from 2019/20 into 2020/21”
There is still no update provided on the promised replacement children’s games area will be provided
Westfield Councillors to debate what to do about building works at public meeting tomorrow
Bowling club building site not on the agenda?
The Westfield Councillors are right to insist on more information being provided on building works in the area, when they meet tomorrow (Wednesday)
However, they will be meeting only a few metres away from the spoil heaps and site compound which has been constructed on the Council owned land to the rear of the Library.
Some explanation for the decision to allow the contractors to use this Council owned site will be expected. It is an issue that is not likely to go away.
Some residents still hope that Council will offer some sort of compensation for the problems that have been caused by the use of the compound
Elsewhere, the Lowfields development saga continues.
There has still not been any explanation about how the York Council came to mislead residents about the inclusion of a “police station” and health centre/GP surgery in the original consultation plans.
Both these promises turned out to be bogus. It is unclear what will happen to what, otherwise, will be unused plots on the east of the site.
On Ascot Way, access arrangements, for the heavy plant needed to complete the demolition of Windsor House, remain unclear. It seems that access for the plant will be via Kingsway West and Ascot Way It is clear that the roads are too narrow in the area to avoid major damage to adjacent verges and paths. A “one way” system has been suggested but not confirmed.
There are real concerns that the bus route will be obstructed by the likely congestion
The original hope had been that more parking lay-bys would have been provided by now.
…..and the problem of the promised replacement for the all weather games area seems to be no closer to resolution. The existing MUGA has already been converted into a building compound.
There is no word about the proposed alternative site on the Thanet Road Sports Area although officials were asked to follow this up 3 months ago.
Residents will no doubt be hoping that some answers emerge from the meeting
Latest planning applications for the Westfield Ward
Below are the latest planning applications received by the York Council for the Westfield ward.
Full details can be found by clicking the application reference
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Lincoln Court Ascot Way York YO24 4RA
Proposal Conditions 4,7,8,16,17,19,20 & 21 of 19/00083/FULM
Reference AOD/19/00165
NB. Refers to Condition 4 – Boundary Treatments. Proposed Site Plan Condition 7 – Slight amendments to car parking arrangements. Proposed Site Plan Condition 8 – Electric Car Charging Points. Proposed Site Plan Condition 16 & 17 – Bats & Contamination.
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Representations can be made in favour of, or in objection to, any application via the Planning on line web site. http://planningaccess.york.gov.uk/online-applications/
NB. The Council now no longer routinely consults neighbours by letter when an application is received
Games area being ripped up by contractors
The demolition contractors for the Windsor House/Lincoln Court/Hob Moor school developments have taken over the Multi User Games Area (MUGA) on Kingsway West.
It in no longer accessible for local children.
Councillors have reportedly agreed to it being used as a building compound.
Sections of the fencing around the area have been removed to allow access to a new service road. The entrance used by children has been secured.
While the loss of the play area is not unexpected following a controversial planning decision a few months ago, the failure of the Council to provide updates on when a replacement facility will be provided (and where) is very disappointing. The location favoured by Sports Clubs and local residents, is on the Thanet Road All Weather Sports area near the junction of Gale Lane and Thanet Road.
At one point the Council promised funding for a new facility but all has gone quiet since the LibDems took control of the Council at the beginning of May.
The loss of the sports facility comes in the wake of similar erosion of facilities in the Westfield area with the Lowfields playing field now being developed as is the Acomb Bowling Club.
The Our Lady’s school field was developed about 3 years ago.
Support for the provision of more public open space – possibly in the form of new strays – on the outskirts of the City is growing.
Windsor House demolition plan falls at first hurdle
Residents warned the York Council that local roads in the Ascot Way/Kingsway West area were too narrow to accommodate heavy construction traffic.
Despite these warnings, the planning committee approved plans for the demolition of Windsor House but failed to specify any highway improvements.
The foolishness of that decision was highlighted on Friday when two very large trucks made their way from the site onto Kingsway West.
They failed to observe the agreed one-way system forcing other vehicles to mount the footpath and verge.
The traffic plan – regarded by many residents as inadequate – was published on 8th May. (Click here to read).
It was clear yesterday that it will be impossible for construction traffic and other larger vehicles, like buses, to pass each other on the twisting roads.
Several other conditions were imposed on activities on the site (click here). Most have still to be implemented.
Car parking is now at an even greater premium with whole of the Windsor House/Lincoln Court site cordoned off.
The problems have arisen only a few days before residents will be given an opportunity to quiz contractors on their plans.
The “drop in” meeting will take place at the Hob Moor School Children’s Centre (Green Lane) at 3:30pm on Wednesday 5th June.
There is still no news on the Council’s plans to provide an alternative play facility to replace the Multi User Games Area which will be lost when construction work starts. It had been hoped that by now, permission would have been granted for a new pitch to be provided on the nearby Thanet Road Sports Area.
There is also a major question mark about the costs of the “Centre of Excellence for Disabled Children” which will be constructed on the Windsor House site. A Council meeting on 18th June (click) will hear that additional funds are required to sustain the project.
