Hartfields Retirement Village, Bishop Cuthbert, Hartlepool, TS26 0US MAN/00EB/LDC/2024/0616

FIRST-TIER TRIBUNAL

PROPERTY CHAMBER (RESIDENTIAL PROPERTY)

Case No MAN/00EB/LDC/2024/0616

Between

i. undertook a truncated consultation process with the Respondents; ii. responded to representations made and queries raised by the Respondents; e. the Applicant undertook a procurement exercise, inviting tenders; f. of the two tenders received: i. the Applicant assessed these on both quality and price; ii. the Applicant opted for the lowest of the two tenders, having conducted that assessment. 28. Dispensation from the consultation requirements of section 20 of the Landlord and Tenant Act 1985 may be given where the Tribunal is satisfied that it is reasonable to dispense with those requirements. Guidance on how that power may be exercised is given in Daejan (referred to at paragraph 23 above), which states that leaseholders must demonstrate that they have suffered some prejudice by not being consulted. 29. Based on the Tribunal’s findings, as set out above, and in the absence of any submissions from any Respondent objecting to the works or to the application, or contending that granting the application would result in prejudice, the Tribunal finds no evidence that the Respondents would suffer prejudice in the event that the Application for dispensation from the consultation requirements were granted.Applicant

Various Long Residential Leaseholders (see Annex)Respondent

Before

Judge James-Stadden

Ian Jefferson

Joseph Rowntree Housing Trust Charlotte Hope for the Applicant

Date 22 May 2025

Property: Hartfields Retirement Village, Bishop Cuthbert, Hartlepool, TS26 0US

Type of application: Dispensation with statutory consultation requirements under s.20ZA Landlord and Tenant Act 1985

DECISION

Decision of the Tribunal (1) Dispensation is granted pursuant to section 20ZA of the Landlord and Tenant Act 1985. The Application

[1]The application is brought by Joseph Rowntree Housing Trust (“the Applicant”), the landlord of Hartfields Retirement Village, Bishop Cuthbert, Hartlepool, TS26 0US (“the Premises”). It is dated 20 November 2024 and accompanied by a statement of case (together with various exhibits) of the same date.

[2]The Premises is described in the application as a “retirement village for people over 55…comprising of 242 properties…[which] opened in 2008 and currently accommodates approximately 270 residents in a mixture of cottages and apartments”. There is a tenants’ association, named as Hartfields Residents Association in the application.

[3]The properties comprised in the Premises include two bedroomed cottages and a number of apartment blocks, all of which are rented or leased. The Respondents are the leaseholders and tenants of those properties, the average age of whom is said to be 79 years, and a third of whom receive care and support to assist with activities of daily living.

[4]The Applicant seeks dispensation pursuant to section 20ZA of the Landlord and Tenant Act 1985 (“the Act”) in respect of consultation requirements in relation to certain qualifying works within the meaning of the Act (“the Application”).

[5]The qualifying works the subject of the application are the replacement and improvement of the existing roof void heating services and pipework to a part of the Premises called Hartfields Manor, together with replacement of pipework to radiators in communal areas in all buildings across the Premises.

[6]The application and statement of case state that, regarding the works required to Hartfields Manor, a consultation process pursuant to s.20 of the Landlord and Tenant Act 1985 had commenced in late 2023, with a notice of intention being issued on 20 November 2023.

[7]As to the other work, on 30 December 2023, a major leak occurred, caused by a failed joint to a radiator in a communal corridor, resulting in a continuous leak of hot water through three floors of one building, requiring the water to be shut off. A similar incident had happened some 18 months previously.

[8]Investigations into this leak were carried out in early 2024, a report prepared and reviewed and, on 13 March 2024, based on that report, the Applicant determined that urgent work was required to avoid any risk of repetition due to the condition of the pipework and fittings (which had been installed at the time of original construction in 2008). Accordingly, work was started immediately to close valves and empty radiator systems in communal areas to avoid further flooding risks.

[9]This work necessitated the shut down of the heating system. Due to this, and the need to have a heating system in place prior to the winter season, the Applicant determined to truncate the consultation process. It issued a notice of intention including both sets of work on 08 May 2024, the consultation period for which ended on 07 June 2024. Thereafter, notice of estimates were sent on 16 July 2024, with a reduced period of only 5 days for responses, and a proposed work commencement date of 22 July 2024, to ensure communal heating for the winter period.

[10]A number of representations were received from residents during this process, pertaining to liability for payment, apportionment between properties and whether the works were covered by insurance (they were not). A precis of these representations is included as an exhibit to the statement of case, together with a precis of the responses made by the Applicant.

[11]In terms of the cost of the works, the Applicant undertook a procurement exercise, inviting tenders through its internal portal. Two were received and, having been evaluated on both price and quality, the lower of the two was accepted.

[12]The works were complete by the date of the application.

[13]The only issue is whether it is reasonable to dispense with the statutory consultation requirements. Paper Determination

[14]Directions were issued by David Higham, Legal Officer, on 20 March 2025.

[15]Those directions provided that the Applicant’s detailed application and supporting statement stand as its case and that it must within 21 days of the date of the directions, send a copy of it and the directions to each Respondent, and confirm to the Tribunal that it had done so.

[16]The directions further provided that any Respondent who opposed the Application must within 21 days of receipt of the documents referred to at paragraph 14 above send to the Applicant and to the Tribunal any statement they wished to make in response to the Applicant’s case, including any documents upon which they sought to rely in evidence.

[17]The directions thereafter provided that the Applicant must within 7 days from the expiry of the date specified for the filing of responses by the Respondents provide any final statements in reply to both the Tribunal and the Respondents.

[18]The directions further stated that the Tribunal would deal with the Application by a determination on the papers received, unless any party requested a hearing. Any party wishing to make representations at an oral hearing before the Tribunal was directed to inform the Tribunal office of this in writing within 42 days of the date of the directions.

[19]By email dated 09 April 2025, the Applicant’s representative confirmed to the Tribunal that a copy of the application and of the Tribunal’s directions had been issued to each Respondent on 07 April 2025.

[20]To date, no opposition to the application has been received from any of the Respondents.

[21]Further, no request for an oral hearing has been made to the Tribunal by any party and the Application has been determined by the Tribunal on the papers set out above.

[22]As expressly stated in the directions dated 20 March 2025, at paragraph 2, the only issue for the Tribunal to consider is whether or not it is reasonable to dispense with the consultation requirements. The Application does not concern the issue of whether any service charge costs resulting from any such works are reasonable or indeed payable. The Law

[23]Section 20ZA(1) of the Act provides that: ‘Where an application is made to a Tribunal for a determination to dispense with all or any of the consultation requirements in relation to any qualifying works or qualifying long term agreement, the Tribunal may make the determination if satisfied that it is reasonable to dispense with the requirements.’

[24]The Supreme Court in the case of Daejan Investments v Benson and others

[2013] UKSC 14

set out certain principles relevant to section 20ZA. Lord Neuberger, having clarified that the purpose of sections 19 to 20ZA of the act was to ensure that tenants are protected from paying for inappropriate works and from paying more than would be appropriate, went on to state: ‘it seems to me that the issue on which the [Tribunal] should focus when entertaining an application by a landlord under section 20ZA(1) must be the extent, if any, to which the tenants were prejudiced in either respect by the failure of the landlord to comply with the requirements’. Findings of Fact

[25]The Tribunal is satisfied:a. that the application was properly brought and is in proper form;

b. that the Applicant has complied with the directions issued on 20 March 2025, by sending a copy of its application and of the directions to each of the Respondents on 07 April 2025; and

c. that no responses to the Application have been received.

[26]The Applicant seeks dispensation from the consultation requirements as:a. the works are qualifying works;

b. the works were required by virtue of the Applicant’s legal obligations to the Respondents as landlord in respect of the provision of (inter alia) heating services.

[27]The Tribunal is satisfied on the evidence provided that:a. the works are qualifying works and were required by virtue of the Applicant’s legal obligations as landlord to the Respondents;

b. the works were necessary; and

c. the works were urgent, by reason of: i. the major leak that occurred on 30 December 2023; ii. the risks identified of further leaks and flooding occurring; iii. the need for the works to be completed prior to the onset of winter, most especially due to the demographic of the Respondents;

d. the Applicant: i. undertook a truncated consultation process with the Respondents; ii. responded to representations made and queries raised by the Respondents;

e. the Applicant undertook a procurement exercise, inviting tenders;

f. of the two tenders received: i. the Applicant assessed these on both quality and price; ii. the Applicant opted for the lowest of the two tenders, having conducted that assessment.

[28]Dispensation from the consultation requirements of section 20 of the Landlord and Tenant Act 1985 may be given where the Tribunal is satisfied that it is reasonable to dispense with those requirements. Guidance on how that power may be exercised is given in Daejan (referred to at paragraph 23 above), which states that leaseholders must demonstrate that they have suffered some prejudice by not being consulted.

[29]Based on the Tribunal’s findings, as set out above, and in the absence of any submissions from any Respondent objecting to the works or to the application, or contending that granting the application would result in prejudice, the Tribunal finds no evidence that the Respondents would suffer prejudice in the event that the Application for dispensation from the consultation requirements were granted. Determination

[30]In the circumstances as set out above, the Tribunal considers it reasonable to dispense with the consultation requirements. Dispensation is thus granted pursuant to section 20ZA of the Landlord and Tenant Act 1985.

[31]This decision does not affect the Tribunal's jurisdiction upon any future application to make a determination under section 27A of the Act as to the reasonableness and standard of the work and/or whether any service charge costs are reasonable and payable. Rights of appeal By rule 36(2) of the Tribunal Procedure (First-tier Tribunal) (Property Chamber) Rules 2013, the tribunal is required to notify the parties about any right of appeal they may have. If a party wishes to appeal this decision to the Upper Tribunal (Lands Chamber), then a written application for permission must be made to the First-tier Tribunal at the regional office which has been dealing with the case. The application for permission to appeal must arrive at the regional office within 28 days after the tribunal sends written reasons for the decision to the person making the application. If the application is not made within the 28 day time limit, such application must include a request for an extension of time and the reason for not complying with the 28 day time limit; the tribunal will then look at such reason(s) and decide whether to allow the application for permission to appeal to proceed, despite not being within the time limit. The application for permission to appeal must identify the decision of the tribunal to which it relates (i.e. give the date, the property and the case number), state the grounds of appeal and state the result the party making the application is seeking. If the tribunal refuses to grant permission to appeal, a further application for permission may be made to the Upper Tribunal (Lands Chamber). Annex 1: Long-Leaseholders Ms Dodds 1 Dean Fall Close, Hartlepool, TS26 0NY Mrs Burey 2 Dean Fall Close, Hartlepool, TS26 0NY Mrs Wyatt 3 Dean Fall Close, Hartlepool, TS26 0NY Mr Smith 5 Dean Fall Close, Hartlepool, TS26 0NY Mr & Mrs Harker 6 Dean Fall Close, Hartlepool, TS26 0NY Ms Ward 7 Dean Fall Close, Hartlepool, TS26 0NY Miss Scott 8 Dean Fall Close, Hartlepool, TS26 0NY Mr Beach 1 Hartfields Manor, Hartlepool, TS26 0US Mrs Hichens 2 Hartfields Manor, Hartlepool, TS26 0US Ms Moffat 3 Hartfields Manor, Hartlepool, TS26 0US Mr & Mrs Kelsey 4 Hartfields Manor, Hartlepool, TS26 0US Miss Shale 5 Hartfields Manor, Hartlepool, TS26 0US Mrs Sherry 6 Hartfields Manor, Hartlepool, TS26 0US Mr Ainsley 7 Hartfields Manor, Hartlepool, TS26 0US Mrs Knight 8 Hartfields Manor, Hartlepool, TS26 0US Mrs Burgess 9 Hartfields Manor, Hartlepool, TS26 0US Mrs Boothman 10 Hartfields Manor, Hartlepool, TS26 0US Mrs Caygill 14 Hartfields Manor, Hartlepool, TS26 0US Mrs Deer 15 Hartfields Manor, Hartlepool, TS26 0US Mr Foster 16 Hartfields Manor, Hartlepool, TS26 0US Mrs Carney 17 Hartfields Manor, Hartlepool, TS26 0US Mr Hastings 101 Hartfields Manor, Hartlepool, TS26 0US Mrs Whittington 102 Hartfields Manor, Hartlepool, TS26 0U Mr & Mrs O'Donnell 103 Hartfields Manor, Hartlepool, TS26 0US Mr Varsamos 105 Hartfields Manor, Hartlepool, TS26 0US Mr Crowe 107 Hartfields Manor, Hartlepool, TS26 0US Mr Greenhow 108 Hartfields Manor, Hartlepool, TS26 0US Mr Hancox 109 Hartfields Manor, Hartlepool, TS26 0US Mrs Chalk 110 Hartfields Manor, Hartlepool, TS26 0US Mr Nowell 111 Hartfields Manor, Hartlepool, TS26 0US Mrs Fraser 112 Hartfields Manor, Hartlepool, TS26 0US Mrs Robinson 114 Hartfields Manor, Hartlepool, TS26 0US Mr Calvert 115 Hartfields Manor, Hartlepool, TS26 0US Mrs Charnock 116 Hartfields Manor, Hartlepool, TS26 0US Mr Jones 118 Hartfields Manor, Hartlepool, TS26 0US Mr Gordon 119 Hartfields Manor, Hartlepool, TS26 0US Mr Rumble 120 Hartfields Manor, Hartlepool, TS26 0US Mrs Edgar 121 Hartfields Manor, Hartlepool, TS26 0US Ms Martin 122 Hartfields Manor, Hartlepool, TS26 0US Mr Waller 123 Hartfields Manor, Hartlepool, TS26 0US Mrs Daniel 124 Hartfields Manor, Hartlepool, TS26 0US Mr & Mrs Stoddart 125 Hartfields Manor, Hartlepool, TS26 0US Mrs & Mr Button 126 Hartfields Manor, Hartlepool, TS26 0US Mr Gould 128 Hartfields Manor, Hartlepool, TS26 0US Mr Poole 129 Hartfields Manor, Hartlepool, TS26 0US Miss Humble 130 Hartfields Manor, Hartlepool, TS26 0US Mrs Cameron 131 Hartfields Manor, Hartlepool, TS26 0US Mrs Peskey 132 Hartfields Manor, Hartlepool, TS26 0US Mrs Steel 133 Hartfields Manor, Hartlepool, TS26 0US Mr & Mrs Hall 134 Hartfields Manor, Hartlepool, TS26 0US Mr Boyd 135 Hartfields Manor, Hartlepool, TS26 0US Mr Cooper 136 Hartfields Manor, Hartlepool, TS26 0US Mrs Cullen 137 Hartfields Manor, Hartlepool, TS26 0US Mrs Pouton 138 Hartfields Manor, Hartlepool, TS26 0US Mr Wood 201 Hartfields Manor, Hartlepool, TS26 0US Mrs Cooper 202 Hartfields Manor, Hartlepool, TS26 0US Mrs Hobson 203 Hartfields Manor, Hartlepool, TS26 0US Mr Maxwell & Mrs Randall 204 Hartfields Manor, Hartlepool, TS26 0US Mrs Henderson 205 Hartfields Manor, Hartlepool, TS26 0US Mrs Kandiah 207 Hartfields Manor, Hartlepool, TS26 0US Mr Bowe 208 Hartfields Manor, Hartlepool, TS26 0US Mrs I Whiteside 210 Hartfields Manor, Hartlepool, TS26 0US Mr Alp 211 Hartfields Manor, Hartlepool, TS26 0US Mr Ridden 212 Hartfields Manor, Hartlepool, TS26 0US Mr Kennedy 214 Hartfields Manor, Hartlepool, TS26 0US Mrs Bowman 215 Hartfields Manor, Hartlepool, TS26 0US Mr Watson 216 Hartfields Manor, Hartlepool, TS26 0US Mrs Ingham 217 Hartfields Manor, Hartlepool, TS26 0US Mrs Gleeson 218 Hartfields Manor, Hartlepool, TS26 0US Mr & Mrs McIntosh 219 Hartfields Manor, Hartlepool, TS26 0US Mr Webster 220 Hartfields Manor, Hartlepool, TS26 0US Mrs Maxwell 221 Hartfields Manor, Hartlepool, TS26 0US Mrs Gowland 222 Hartfields Manor, Hartlepool, TS26 0US Mrs Stone 223 Hartfields Manor, Hartlepool, TS26 0US Mr & Mrs Wilkinson 224 Hartfields Manor, Hartlepool, TS26 0US Mrs Vokes 225 Hartfields Manor, Hartlepool, TS26 0US Mrs Priestley 226 Hartfields Manor, Hartlepool, TS26 0US Mr & Mrs Caldwell 227 Hartfields Manor, Hartlepool, TS26 0US Mr McMorris 228 Hartfields Manor, Hartlepool, TS26 0US Mr Dalgleish 229 Hartfields Manor, Hartlepool, TS26 0US Mrs Bridel 230 Hartfields Manor, Hartlepool, TS26 0US Mrs Kennedy 231 Hartfields Manor, Hartlepool, TS26 0US Mrs Blackwood 232 Hartfields Manor, Hartlepool, TS26 0US Mrs Goddard 233 Hartfields Manor, Hartlepool, TS26 0US Mrs Kelly 234 Hartfields Manor, Hartlepool, TS26 0US Mrs Oxenham 235 Hartfields Manor, Hartlepool, TS26 0US Miss Harbron 236 Hartfields Manor, Hartlepool, TS26 0US Mrs Carney 237 Hartfields Manor, Hartlepool, TS26 0US Mrs Fincken 238 Hartfields Manor, Hartlepool, TS26 0US Mrs Swinburne 239 Hartfields Manor, Hartlepool, TS26 0US Mr & Mrs Connolly 240 Hartfields Manor, Hartlepool, TS26 0US Mrs Whitelock 241 Hartfields Manor, Hartlepool, TS26 0US Mrs Sprintall 242 Hartfields Manor, Hartlepool, TS26 0US Mr & Mrs Barnes 243 Hartfields Manor, Hartlepool, TS26 0US Mr McCall 301 Hartfields Manor, Hartlepool, TS26 0US Mr Oliver 302 Hartfields Manor, Hartlepool, TS26 0US Mrs Green 303 Hartfields Manor, Hartlepool, TS26 0US Mrs Hotson 304 Hartfields Manor, Hartlepool, TS26 0US Mrs Handley 305 Hartfields Manor, Hartlepool, TS26 0US Mrs McLurg 306 Hartfields Manor, Hartlepool, TS26 0US Mr Wilmot 307 Hartfields Manor, Hartlepool, TS26 0US Mrs Short 309 Hartfields Manor, Hartlepool, TS26 0US Mr Flouty 310 Hartfields Manor, Hartlepool, TS26 0US Mrs Bradley 311 Hartfields Manor, Hartlepool, TS26 0US Mrs Powton 312 Hartfields Manor, Hartlepool, TS26 0US Mrs Charlton 314 Hartfields Manor, Hartlepool, TS26 0US Mr & Mrs Robson 315 Hartfields Manor, Hartlepool, TS26 0US Mrs Noble 316 Hartfields Manor, Hartlepool, TS26 0US Mr Gibson 317 Hartfields Manor, Hartlepool, TS26 0US Mr Fleetham 318 Hartfields Manor, Hartlepool, TS26 0US Mr Stoddart 319 Hartfields Manor, Hartlepool, TS26 0US Mrs Fletcher 320 Hartfields Manor, Hartlepool, TS26 0US Mrs Wilkinson 321 Hartfields Manor, Hartlepool, TS26 0US Ms Crosby 322 Hartfields Manor, Hartlepool, TS26 0US Mr Boagey 323 Hartfields Manor, Hartlepool, TS26 0US Mrs Collier 324 Hartfields Manor, Hartlepool, TS26 0US Miss Whiteside 325 Hartfields Manor, Hartlepool, TS26 0US Mrs Smith 326 Hartfields Manor, Hartlepool, TS26 0US Mrs Jemmett 327 Hartfields Manor, Hartlepool, TS26 0US Mrs Warriner 328 Hartfields Manor, Hartlepool, TS26 0US Mrs Smith 329 Hartfields Manor, Hartlepool, TS26 0US Mr & Mrs Millward 332 Hartfields Manor, Hartlepool, TS26 0US Miss Bishop 333 Hartfields Manor, Hartlepool, TS26 0US Ms Nicol 334 Hartfields Manor, Hartlepool, TS26 0US Mrs Dean 336 Hartfields Manor, Hartlepool, TS26 0US Mr Readman 338 Hartfields Manor, Hartlepool, TS26 0US Mrs Johnson 1 Meadows Walk, Hartlepool, TS26 0NZ Mr & Mrs Leighton 2 Meadows Walk, Hartlepool, TS26 0NZ Mrs Watson 3 Meadows Walk, Hartlepool, TS26 0NZ Mr Woodward 4 Meadows Walk, Hartlepool, TS26 0NZ Mr Smith 1 Parsley Nook, Hartlepool,TS26 0NZ Mrs Scott 2 Parsley Nook, Hartlepool,TS26 0NZ Mr & Mrs Hyde 3 Parsley Nook, Hartlepool,TS26 0NZ Mrs Bradley 4 Parsley Nook, Hartlepool,TS26 0NZ Mrs James 5 Parsley Nook, Hartlepool,TS26 0NZ Mr & Mrs Gray 6 Parsley Nook, Hartlepool,TS26 0NZ Mrs Carter 101 Parsley Nook, Hartlepool,TS26 0NZ Mr Carroll 102 Parsley Nook, Hartlepool,TS26 0NZ Mr Stevens 103 Parsley Nook, Hartlepool,TS26 0NZ Mrs Marsden 105 Parsley Nook, Hartlepool,TS26 0NZ Mrs Robinson 106 Parsley Nook, Hartlepool,TS26 0NZ Mr Oliver 201 Parsley Nook, Hartlepool,TS26 0NZ Mr Ross 202 Parsley Nook, Hartlepool,TS26 0NZ Ms Fletcher 203 Parsley Nook, Hartlepool,TS26 0NZ Mrs Hutchinson 204 Parsley Nook, Hartlepool,TS26 0NZ Mrs Conway 205 Parsley Nook, Hartlepool,TS26 0NZ Mrs Hanlon 206 Parsley Nook, Hartlepool,TS26 0NZ Mr & Mrs Rush 301 Parsley Nook, Hartlepool,TS26 0NZ Mr Thompson 302 Parsley Nook, Hartlepool,TS26 0NZ Mr Bailes 303 Parsley Nook, Hartlepool,TS26 0NZ Mr Jarvis & Mrs Gibson 304 Parsley Nook, Hartlepool,TS26 0NZ Ms Waugh 305 Parsley Nook, Hartlepool,TS26 0NZ Mrs Gould 306 Parsley Nook, Hartlepool,TS26 0NZ Mrs Hopkins 1 Ring Stone Close, Hartlepool, TS26 0NX Mrs Ewen 2 Ring Stone Close, Hartlepool, TS26 0NX Mrs Railton 3 Ring Stone Close, Hartlepool, TS26 0NX Mr & Mrs Stevens 4 Ring Stone Close, Hartlepool, TS26 0NX Mr & Mrs Kemp 5 Ring Stone Close, Hartlepool, TS26 0NX Mrs Kaiser Lloyd & Mr Lloyd 6 Ring Stone Close, Hartlepool, TS26 0NX Ms Davison 7 Ring Stone Close, Hartlepool, TS26 0NX Mr & Mrs Sharpe 8 Ring Stone Close, Hartlepool, TS26 0NX Mrs McNaughton 9 Ring Stone Close, Hartlepool, TS26 0NX Mrs Davies 10 Ring Stone Close, Hartlepool, TS26 0NX Ms Reinhard 11 Ring Stone Close, Hartlepool, TS26 0NX Mr Hugill & Mrs Hugill 12 Ring Stone Close, Hartlepool, TS26 0NX Mrs Thurston 13 Ring Stone Close, Hartlepool, TS26 0NX Mr & Mrs Coupe 14 Ring Stone Close, Hartlepool, TS26 0NX Ms Clemot-Escobar 15 Ring Stone Close, Hartlepool, TS26 0NX Mr Gillett 16 Ring Stone Close, Hartlepool, TS26 0NX Mrs Kennedy 1 Rosemary Nook, Hartlepool, TS26 0NZ Mr Hyde 2 Rosemary Nook, Hartlepool, TS26 0NZ Mrs Small 3 Rosemary Nook, Hartlepool, TS26 0NZ Mrs Duncan 4 Rosemary Nook, Hartlepool, TS26 0NZ Ms Williams 5 Rosemary Nook, Hartlepool, TS26 0NZ Mrs Foreman 6 Rosemary Nook, Hartlepool, TS26 0NZ Mr Newlove 101 Rosemary Nook, Hartlepool, TS26 0NZ Mr Fountain 102 Rosemary Nook, Hartlepool, TS26 0NZ Mrs Burgon 103 Rosemary Nook, Hartlepool, TS26 0NZ Mr Cairns 104 Rosemary Nook, Hartlepool, TS26 0NZ Mr & Mrs Collins 106 Rosemary Nook, Hartlepool, TS26 0NZ Mrs Nugent 201 Rosemary Nook, Hartlepool, TS26 0NZ Mrs White 202 Rosemary Nook, Hartlepool, TS26 0NZ Mr & Mrs Foster 203 Rosemary Nook, Hartlepool, TS26 0NZ Mr Smurthwaite 205 Rosemary Nook, Hartlepool, TS26 0NZ Mrs Hitch 206 Rosemary Nook, Hartlepool, TS26 0NZ Ms Hannon 302 Rosemary Nook, Hartlepool, TS26 0NZ Mrs Arnell 303 Rosemary Nook, Hartlepool, TS26 0NZ Mr Copeman 304 Rosemary Nook, Hartlepool, TS26 0NZ Mr & Mrs Thompson 305 Rosemary Nook, Hartlepool, TS26 0NZ Mr Tumilty 306 Rosemary Nook, Hartlepool, TS26 0NZ Mrs Sowerby 2 Wethers Nook, Hartlepool, TS26 0NY Mr Northey 3 Wethers Nook, Hartlepool, TS26 0NY Ms Chandler 4 Wethers Nook, Hartlepool, TS26 0NY Mrs Robinson 5 Wethers Nook, Hartlepool, TS26 0NY Miss & Mr Bradley 6 Wethers Nook, Hartlepool, TS26 0NY Mrs Pickering 7 Wethers Nook, Hartlepool, TS26 0NY Mrs Heath 8 Wethers Nook, Hartlepool, TS26 0NY Mrs Bushnall 9 Wethers Nook, Hartlepool, TS26 0NY Mr & Mrs Hughes 102 Wethers Nook, Hartlepool, TS26 0NY Mr Skilton 103 Wethers Nook, Hartlepool, TS26 0NY Mr Hanley 104 Wethers Nook, Hartlepool, TS26 0NY Mrs King 105 Wethers Nook, Hartlepool, TS26 0NY Miss Higham 106 Wethers Nook, Hartlepool, TS26 0NY Mrs Scurfield 107 Wethers Nook, Hartlepool, TS26 0NY Mrs Butler 108 Wethers Nook, Hartlepool, TS26 0NY Ms Wilson 109 Wethers Nook, Hartlepool, TS26 0NY Mr & Mrs Usher 110 Wethers Nook, Hartlepool, TS26 0NY Mrs Green 201 Wethers Nook, Hartlepool, TS26 0NY Mr Moore 202 Wethers Nook, Hartlepool, TS26 0NY Mrs Llewellyn 203 Wethers Nook, Hartlepool, TS26 0NY Mr & Mrs Mason 204 Wethers Nook, Hartlepool, TS26 0NY Mr Sherriff 206 Wethers Nook, Hartlepool, TS26 0NY Mrs Briggs 207 Wethers Nook, Hartlepool, TS26 0NY Miss O'Connor 208 Wethers Nook, Hartlepool, TS26 0NY Mr & Mrs Frost 301 Wethers Nook, Hartlepool, TS26 0NY Mr & Mrs Ward 302 Wethers Nook, Hartlepool, TS26 0NY Mrs Richmond 304 Wethers Nook, Hartlepool, TS26 0NY Mr & Mrs Stewart 305 Wethers Nook, Hartlepool, TS26 0NY Mrs Close 306 Wethers Nook, Hartlepool, TS26 0NY