Tribunal Grants Dispensation for Urgent Heating Works in Retirement Village

OUTCOME: Allowed

Case reference

: MAN/00EB/LDC/2024/0616

Property

: [NAME], [NAME], Hartlepool, [POSTCODE] Applicant

Applicant’s Representative :

: [COMPANY]

[NAME]

Respondents

:

[redacted] (see Annex) Type of Application

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

Judge

: Tribunal Judge James-Stadden Tribunal Member [NAME] of Decision

: 22 May 2025

_______________________________________________ DECISION ____________________________________

© CROWN COPYRIGHT 2025

FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY)

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 [COMPANY] (“the Applicant”), the landlord of [NAME], [NAME], Hartlepool, [POSTCODE] (“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 [NAME], 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 [NAME], 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 [NAME] 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.

[RESPONDENT]

14. Directions were issued by [RESPONDENT], 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 [RESPONDENT] 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 [RESPONDENT] 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 [RESPONDENT] if satisfied that it is reasonable to dispense with the requirements.’

24. The Supreme Court in the case of [COMPANY] v Benson and others [2013] UKSC 14 set out certain principles relevant to section 20ZA. Lord [NAME], 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: [redacted] 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 [NAME] (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.

[RESPONDENT]

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 [RESPONDENT] 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 [NAME] 1 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 2 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 3 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 5 [NAME] [NAME], Hartlepool, [POSTCODE] Mr & Mrs [NAME] 6 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 7 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 8 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 1 [NAME], Hartlepool, [POSTCODE] [NAME] 2 [NAME], Hartlepool, [POSTCODE] [NAME] 3 [NAME], Hartlepool, [POSTCODE] Mr & Mrs [NAME] 4 [NAME], Hartlepool, [POSTCODE] [NAME] 5 [NAME], Hartlepool, [POSTCODE] [NAME] 6 [NAME], Hartlepool, [POSTCODE] [NAME] 7 [NAME], Hartlepool, [POSTCODE] [NAME] 8 [NAME], Hartlepool, [POSTCODE] [NAME] 9 [NAME], Hartlepool, [POSTCODE] [NAME] 10 [NAME], Hartlepool, [POSTCODE] [NAME] 14 [NAME], Hartlepool, [POSTCODE] [NAME] 15 [NAME], Hartlepool, [POSTCODE] [NAME] 16 [NAME], Hartlepool, [POSTCODE] [NAME] 17 [NAME], Hartlepool, [POSTCODE] Mr [NAME] 101 [NAME], Hartlepool, [POSTCODE] [NAME] 102 [NAME], Hartlepool, TS26 0U Mr & Mrs [NAME] 103 [NAME], Hartlepool, [POSTCODE] [NAME] 105 [NAME], Hartlepool, [POSTCODE] [NAME] 107 [NAME], Hartlepool, [POSTCODE] Mr [NAME] 108 [NAME], Hartlepool, [POSTCODE] [NAME] 109 [NAME], Hartlepool, [POSTCODE] [NAME] 110 [NAME], Hartlepool, [POSTCODE] [NAME] 111 [NAME], Hartlepool, [POSTCODE] [NAME] 112 [NAME], Hartlepool, [POSTCODE] [NAME] 114 [NAME], Hartlepool, [POSTCODE] [NAME] 115 [NAME], Hartlepool, [POSTCODE] [NAME] 116 [NAME], Hartlepool, [POSTCODE] [NAME] 118 [NAME], Hartlepool, [POSTCODE] [NAME] 119 [NAME], Hartlepool, [POSTCODE] [NAME] 120 [NAME], Hartlepool, [POSTCODE] [NAME] 121 [NAME], Hartlepool, [POSTCODE] [NAME] 122 [NAME], Hartlepool, [POSTCODE] [NAME] 123 [NAME], Hartlepool, [POSTCODE] [NAME] 124 [NAME], Hartlepool, [POSTCODE] [NAME] 125 [NAME], Hartlepool, [POSTCODE] [NAME] 126 [NAME], Hartlepool, [POSTCODE] [NAME] 128 [NAME], Hartlepool, [POSTCODE] [NAME] 129 [NAME], Hartlepool, [POSTCODE] [NAME] 130 [NAME], Hartlepool, [POSTCODE]

[NAME] 131 [NAME], Hartlepool, [POSTCODE] [NAME] 132 [NAME], Hartlepool, [POSTCODE] [NAME] 133 [NAME], Hartlepool, [POSTCODE] Mr & Mrs [NAME] 134 [NAME], Hartlepool, [POSTCODE] [NAME] 135 [NAME], Hartlepool, [POSTCODE] [NAME] 136 [NAME], Hartlepool, [POSTCODE] [NAME] 137 [NAME], Hartlepool, [POSTCODE] [NAME] 138 [NAME], Hartlepool, [POSTCODE] [NAME] 201 [NAME], Hartlepool, [POSTCODE] [NAME] 202 [NAME], Hartlepool, [POSTCODE] [NAME] 203 [NAME], Hartlepool, [POSTCODE] [NAME] & Mrs [NAME] 204 [NAME], Hartlepool, [POSTCODE] [NAME] 205 [NAME], Hartlepool, [POSTCODE] [NAME] 207 [NAME], Hartlepool, [POSTCODE] [NAME] 208 [NAME], Hartlepool, [POSTCODE] [NAME] 210 [NAME], Hartlepool, [POSTCODE] [NAME] 211 [NAME], Hartlepool, [POSTCODE] [NAME] 212 [NAME], Hartlepool, [POSTCODE] [NAME] 214 [NAME], Hartlepool, [POSTCODE] [NAME] 215 [NAME], Hartlepool, [POSTCODE] [NAME] 216 [NAME], Hartlepool, [POSTCODE] [NAME] 217 [NAME], Hartlepool, [POSTCODE] [NAME] 218 [NAME], Hartlepool, [POSTCODE] [NAME] 219 [NAME], Hartlepool, [POSTCODE] [NAME] 220 [NAME], Hartlepool, [POSTCODE] [NAME] 221 [NAME], Hartlepool, [POSTCODE] [NAME] 222 [NAME], Hartlepool, [POSTCODE] [NAME] 223 [NAME], Hartlepool, [POSTCODE] [NAME] 224 [NAME], Hartlepool, [POSTCODE] [NAME] 225 [NAME], Hartlepool, [POSTCODE] [NAME] 226 [NAME], Hartlepool, [POSTCODE] [NAME] 227 [NAME], Hartlepool, [POSTCODE] [NAME] 228 [NAME], Hartlepool, [POSTCODE] [NAME] 229 [NAME], Hartlepool, [POSTCODE] [NAME] 230 [NAME], Hartlepool, [POSTCODE] [NAME] 231 [NAME], Hartlepool, [POSTCODE] [NAME] 232 [NAME], Hartlepool, [POSTCODE] [NAME] 233 [NAME], Hartlepool, [POSTCODE] [NAME] 234 [NAME], Hartlepool, [POSTCODE] [NAME] 235 [NAME], Hartlepool, [POSTCODE] [NAME] 236 [NAME], Hartlepool, [POSTCODE] [NAME] 237 [NAME], Hartlepool, [POSTCODE] [NAME] 238 [NAME], Hartlepool, [POSTCODE] [NAME] 239 [NAME], Hartlepool, [POSTCODE] [NAME] 240 [NAME], Hartlepool, [POSTCODE] [NAME] 241 [NAME], Hartlepool, [POSTCODE] [NAME] 242 [NAME], Hartlepool, [POSTCODE] [NAME] 243 [NAME], Hartlepool, [POSTCODE]

[NAME] 301 [NAME], Hartlepool, [POSTCODE] [NAME] 302 [NAME], Hartlepool, [POSTCODE] [NAME] 303 [NAME], Hartlepool, [POSTCODE] [NAME] 304 [NAME], Hartlepool, [POSTCODE] [NAME] 305 [NAME], Hartlepool, [POSTCODE] [NAME] 306 [NAME], Hartlepool, [POSTCODE] [NAME] 307 [NAME], Hartlepool, [POSTCODE] [NAME] 309 [NAME], Hartlepool, [POSTCODE] [NAME] 310 [NAME], Hartlepool, [POSTCODE] [NAME] 311 [NAME], Hartlepool, [POSTCODE] [NAME] 312 [NAME], Hartlepool, [POSTCODE] [NAME] 314 [NAME], Hartlepool, [POSTCODE] [NAME] 315 [NAME], Hartlepool, [POSTCODE] [NAME] 316 [NAME], Hartlepool, [POSTCODE] [NAME] 317 [NAME], Hartlepool, [POSTCODE] [NAME] 318 [NAME], Hartlepool, [POSTCODE] [NAME] 319 [NAME], Hartlepool, [POSTCODE] [NAME] 320 [NAME], Hartlepool, [POSTCODE] [NAME] 321 [NAME], Hartlepool, [POSTCODE] [NAME] 322 [NAME], Hartlepool, [POSTCODE] [NAME] 323 [NAME], Hartlepool, [POSTCODE] [NAME] 324 [NAME], Hartlepool, [POSTCODE] [NAME] 325 [NAME], Hartlepool, [POSTCODE] [NAME] 326 [NAME], Hartlepool, [POSTCODE] [NAME] 327 [NAME], Hartlepool, [POSTCODE] [NAME] 328 [NAME], Hartlepool, [POSTCODE] [NAME] 329 [NAME], Hartlepool, [POSTCODE] Mr & Mrs [NAME] 332 [NAME], Hartlepool, [POSTCODE] [NAME] 333 [NAME], Hartlepool, [POSTCODE] [NAME] 334 [NAME], Hartlepool, [POSTCODE] [NAME] 336 [NAME], Hartlepool, [POSTCODE] [NAME] 338 [NAME], Hartlepool, [POSTCODE] [NAME] 1 [ADDRESS], [POSTCODE] [NAME] 2 [ADDRESS], [POSTCODE] [NAME] 3 [ADDRESS], [POSTCODE] [NAME] 4 [ADDRESS], [POSTCODE] [NAME] 1 [NAME], Hartlepool,[POSTCODE] [NAME] 2 [NAME], Hartlepool,[POSTCODE] [NAME] 3 [NAME], Hartlepool,[POSTCODE] [NAME] 4 [NAME], Hartlepool,[POSTCODE] Mrs James 5 [NAME], Hartlepool,[POSTCODE] [NAME] 6 [NAME], Hartlepool,[POSTCODE] [NAME] 101 [NAME], Hartlepool,[POSTCODE] [NAME] 102 [NAME], Hartlepool,[POSTCODE] [NAME] 103 [NAME], Hartlepool,[POSTCODE] [NAME] 105 [NAME], Hartlepool,[POSTCODE] [NAME] 106 [NAME], Hartlepool,[POSTCODE] [NAME] 201 [NAME], Hartlepool,[POSTCODE]

[NAME] 202 [NAME], Hartlepool,[POSTCODE] [NAME] 203 [NAME], Hartlepool,[POSTCODE] [NAME] 204 [NAME], Hartlepool,[POSTCODE] [NAME] 205 [NAME], Hartlepool,[POSTCODE] [NAME] 206 [NAME], Hartlepool,[POSTCODE] [NAME] 301 [NAME], Hartlepool,[POSTCODE] [NAME] 302 [NAME], Hartlepool,[POSTCODE] [NAME] 303 [NAME], Hartlepool,[POSTCODE] [NAME] & [NAME] 304 [NAME], Hartlepool,[POSTCODE] [NAME] 305 [NAME], Hartlepool,[POSTCODE] [NAME] 306 [NAME], Hartlepool,[POSTCODE] [NAME] 1 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 2 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 3 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 4 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 5 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] & [NAME] 6 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 7 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 8 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 9 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 10 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 11 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] & Mrs [NAME] 12 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 13 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 14 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 15 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 16 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 1 [NAME], Hartlepool, [POSTCODE] [NAME] 2 [NAME], Hartlepool, [POSTCODE] [NAME] 3 [NAME], Hartlepool, [POSTCODE] [NAME] 4 [NAME], Hartlepool, [POSTCODE] [NAME] 5 [NAME], Hartlepool, [POSTCODE] [NAME] 6 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 101 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 102 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 103 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 104 [NAME] [NAME], Hartlepool, [POSTCODE] Mr & Mrs [NAME] 106 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 201 [NAME], Hartlepool, [POSTCODE] [NAME] 202 [NAME], Hartlepool, [POSTCODE] [NAME] 203 [NAME], Hartlepool, [POSTCODE] Mr [NAME] 205 [NAME], Hartlepool, [POSTCODE] [NAME] 206 [NAME], Hartlepool, [POSTCODE] [NAME] 302 [NAME], Hartlepool, [POSTCODE] [NAME] 303 [NAME], Hartlepool, [POSTCODE] [NAME] 304 [NAME], Hartlepool, [POSTCODE] [NAME] 305 [NAME], Hartlepool, [POSTCODE] [NAME] 306 [NAME], Hartlepool, [POSTCODE]

[NAME] 2 [NAME], Hartlepool, [POSTCODE] [NAME] 3 [NAME], Hartlepool, [POSTCODE] [NAME] 4 [NAME], Hartlepool, [POSTCODE] [NAME] 5 [NAME], Hartlepool, [POSTCODE] [NAME] 6 [NAME], Hartlepool, [POSTCODE] [NAME] 7 [NAME], Hartlepool, [POSTCODE] [NAME] 8 [NAME], Hartlepool, [POSTCODE] [NAME] 9 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 102 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 103 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 104 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 105 [NAME] [NAME], Hartlepool, [POSTCODE] [NAME] 106 [NAME], Hartlepool, [POSTCODE] [NAME] 107 [NAME], Hartlepool, [POSTCODE] [NAME] 108 [NAME], Hartlepool, [POSTCODE] [NAME] 109 [NAME], Hartlepool, [POSTCODE] [NAME] 110 [NAME], Hartlepool, [POSTCODE] [NAME] 201 [NAME], Hartlepool, [POSTCODE] [NAME] 202 [NAME], Hartlepool, [POSTCODE] [NAME] 203 [NAME], Hartlepool, [POSTCODE] [NAME] 204 [NAME], Hartlepool, [POSTCODE] [NAME] 206 [NAME], Hartlepool, [POSTCODE] [NAME] 207 [NAME], Hartlepool, [POSTCODE] [NAME] 208 [NAME], Hartlepool, [POSTCODE] [NAME] 301 [NAME], Hartlepool, [POSTCODE] [NAME] 302 [NAME], Hartlepool, [POSTCODE] [NAME] 304 [NAME], Hartlepool, [POSTCODE] [NAME] 305 [NAME], Hartlepool, [POSTCODE] [NAME] 306 [NAME], Hartlepool, [POSTCODE]