Estate Boundaries

Maintenance Charged Boundaries

Further lists of maps and Download option on page Estate Documents page

 

Highlighted in Brown are the WEST INFORMAL  Open GREEN SPACES, TOP right NORTH Open Green Space part of SINC

Open Spaces Update: What’s Going On?

What’s Being Handed Over?

The Parish Council is set to take on two areas: the SINC (a nature area north of the development) and the public open space (southwest of the development).

Current Issues with the SINC

 

The SINC North area has fly-tipping and the South and West dumped construction materials buried  that Crest still needs to clear. There’s a photo album below showing the situation. If you have more photos, please share them through the contact form on the About page.

https://www.hants.gov.uk/landplanningandenvironment/environment/biodiversity/informationcentre/sincs

Concerns from Residents

Residents should be  worried about two main issues:

  1. Adoption Risks: If the council refuses to adopt the southwest open space, the management company (AWMco) will need to maintain it as per the planning agreement.
  2. Safety and Approval of Green Space: There hasn’t been a clear process to confirm the eastern green space is safe and suitable for public use, especially with waste and debris still present. Since the east and southwest spaces are similar in build and condition, the council’s decision could affect both areas, but can we be sure our managed section is at an acceptable condition?
  3. incidents. A resident has been injured by waste items when walking their dog, including their dog. The WCC planning review dept are asking me for details of such incidents. Are there any you wish to report ?

Nature Recovery Plan for the SINC

Once the SINC is cleared, the Hampshire & IoW Wildlife Trust has recommended a nature recovery plan. This includes closing the area to the public for a few years to let it recover properly.

 

Public Open Space Cleanup

The designated open space needs more work. Crest has used a machine to rake the area, but it hasn’t removed embedded junk like stones, plastic, and other debris, especially on the southwest side. A thorough manual cleanup is still required.

What’s Next?

If Crest completes these tasks, the Parish Council is willing to take over the designated open spaces. However, this process will take time—potentially years.

Comparisons with Other Developments

In Bishop’s Waltham, other developers have handed over land in much better condition. These developers worked responsibly with the Parish Council, unlike Crest. Delays typically happen because solicitors on both sides have to sort out legalities. The Parish Council ensures the space is properly designated as open space and secures initial funds for maintenance. Some developers, however, try to hold onto land for potential future housing projects.

Landscaping and Planting Species location and type.

Conveyancing Map of the Estate.

Please provide any feedback or corrections.

1) Light Blue Shaded Homes: Shared Freeholders.

2) Dark Blue Shaded Homes: Houses/Apartments - Tenants.

3) Unshaded Homes: Freeholders.

4) Red Outlined Areas: Property Boundaries.

Maintenance Fee Zones

5) Purple Shaded Areas: Wastewater Pump - Maintenance Cost: AWMco.

6) Green Hatched Areas: North-East and South-West Meadows, including leveling ponds and trees. Maintenance Costs: NCO → Council? (Open questions remain regarding responsibility after council adoption as a nature park. See later notes for clarity.)

7) Bright Green Areas: Green spaces, bins, seating, trees, plants near houses, hedgerows, and the south meadow edge, including the exit footpath. Maintenance Cost: AWMco.

8) Beige Shaded Areas: Paths, roads, and underlying utilities. Maintenance Cost: AWMco.

9) Black Arrows: Street Lighting Posts - Maintenance Cost: AWMco.

10) Bright Green Arrows: Water Slope Flow Direction - Maintenance Cost: AWMco.

11) Miscellaneous Dark Road and Path Hashes (e.g., circles, rectangles): Manholes, drains, pipes. Maintenance Cost: AWMco.

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Map Highlighting the Estate Area at Handover (September 2024) - The Invoicing Zone

Key FEE Charges Information:

The Black Boundary:

This defines the area for which fees should only be applied in 2025

until:

CREST upgrades the green meadows to Council-Approved Adoptable Standards

as per the required Planning Regulations.

Bins Are Excluded from Maintenance Fees Within This Boundary!

Efforts Are Underway to Have the Bins Removed from the Estate Entirely

as they are primarily intended for public use.

 

EMAIL Extract dated 16th Oct 2024

Please could you supply a copy of the plan of the areas being handed over, with dates of hand over, if known.

SPAMco reply: Please see ... photo, the area outlined in black has been handed over to residents for maintenance fees from 1st of September... (2024)

 


A Synopsis of the Estate Boundary and Costs 2025

An Overview of Maintenance Areas at Albany Wood, Bishops Waltham, and Their Impact on Current fees

The following provides a comprehensive update on past and anticipated developments in estate management, aimed at helping residents prepare and address issues effectively.

  1. Special Property Assets Management (SPAMco): SPAMco is the contracted management company for Albany Wood Management Company Limited (AWMco). Key points to note:
    • a. SPAMco provided all buyers with a professional guide detailing their services during home purchases. It is advisable to revisit this document for clarity on service offerings.
    • b. SPAMco currently serves as the temporary directors of AWMco.
    • c. Any questions concerning the estate should be directed to SPAMco.
    • d. For concerns related to pre-handover costs (e.g., lighting, roads, gardens, and trees), Crest should be contacted. These repairs should have been resolved before the handover in September 2024 to prevent these costs from being added to the 2025/2026 fees. Residents are encouraged to monitor updates on these repairs closely.
  2. Handover Boundary Zone (HBZ): The estate’s handover boundary excludes specific areas such as meadows and public bins. A detailed map of the HBZ is available for reference.
  3. Homeownership and Membership: Following the September 2024 handover, homeowners automatically became members of AWMco without voting rights. A transfer of control is expected within the next five years, with SPAMco and the directors deciding the timeline. It is important to note that the handover does not equate to a transfer of control.
  4. 2025 Fee Increases: The 2025 invoices showed significant, unanticipated increases. Details and comparisons are available on the Inception Page. Key concerns include charges for bin emptying and overall fee hikes.
  5. Bins and Boundary Issues: Public bins are located outside the defined HBZ, raising questions about the justification for their associated costs.
  6. SPAMco’s Stance on Green Open Spaces: According to SPAMco, the responsibility for bringing green open spaces (such as the meadow and SINC*) to council-adoptable standards lies with Crest. SPAMco has indicated that Crest may attempt to avoid fulfilling this obligation. Refer to the schematic PDF for further details.
  7. Council Findings on SINC South: The council has deemed the SINC South area unacceptable for adoption due to health and safety concerns, mainly unsafe waste mixed in the soil, posing risks of injury or harm.
  8. Public Bins and SINC Proximity: Public bins are situated near unsafe west meadow adoptable zones, which further complicates the justification for their associated costs.
  9. Bin Removal Proposal: A better solution may involve the removal of all public bins, not requiring planning approval as permitted development . SPAMco directors are investigating this possibility mid 2025.
  10. Council’s Refusal Rights: The council retains the right to refuse adopting the west meadow. Planning documents outline the conditions and responsibilities in such cases.
  11. Planning Obligations: If the adoptable west meadow remains unadopted, AWMco will bear the cost of its maintenance indefinitely. This could result in substantial increases to fees. Residents must stay informed and proactive in ensuring Crest fulfills its obligations to secure adoption.
  12. Timeline for Adoption: The timeline for bringing the west meadow to public space standards remains unclear, although it is estimated to take several years. A meeting between Crest and the council is took place twice  in  2025, but the agenda has not been disclosed.
  13. Recommendations for SINC North: Experts have suggested isolating the SINC North area for nature recovery over several years. However, this conflicts with existing planning conditions, raising additional questions and challenges.
  14. Fee Invoicing Discrepancies: Fee invoices are currently estimations and are likely to increase throughout the year. Not all homeowners have received notification of fee increases, which is concerning, ABRI do not oass information promptly. Communication protocols vary between different homeowner groups, including:
    • Freeholders of homes and leaseholders of the estate.
    • Shared freeholders with landlord-leaseholder arrangements.
    • Leaseholders of apartments, some of whom are landlords within the estate.
    • Tenants with no direct estate responsibilities (fees apply only to their landlords).
  15. These scenarios are governed by complex laws that primarily protect leaseholders of buildings rather than estates.
  16. New Freehold Estate Laws: Recent laws passed in May 2024 and May 2925 offer additional protections for freehold estate homeowners. Residents are encouraged to familiarize themselves with these laws and use them to challenge fees and management practices. Forming a Residents Association is advised to leverage these new legal rights effectively.

SINC - Sites of Importance for Nature Conservation: Hampshire & IoW Wildlife Trust has recommended a five-year nature recovery plan involving total isolation of the area.

Assessments for Future Fee Changes:

  1. Potential Estate Zone Extensions: The estate zones could be expanded under the terms of the TP1 land registry schedules. However, recent attempts to include bins in the 2025 fees have been met with resistance, as they are not part of the handover zone. Recommendations include:
    • Removing bins entirely.
    • Monitoring potential obfuscation by management companies to prevent additional unjustified charges.
    • Challenging fee increases and inappropriate charges regularly and persistently.
    • Using new government laws to challenge costs and practices.
    • Reducing maintenance costs by adopting eco-friendly initiatives, such as creating wildflower meadows.

For more details, please refer to the following documents:

Important Note: These interpretations are based on available data from infoWEB and should not be taken as professional advice. Please consult a qualified professional before taking any actions based on this information.

https://planningapps.winchester.gov.uk/online-applications/files/5F166B8BB81553D72CA80FC583A56A74/pdf/17_02199_NMA-SITE_PLAN-1396240.pdf

https://planningapps.winchester.gov.uk/online-applications/files/40DE62EAE427B9A4C86BFB3DA50786D1/pdf/17_02199_NMA-SITE_LAYOUT-1396239.pdf

Revisions to council approvals https://planningapps.winchester.gov.uk/online-applications/files/B0AFC40CF48DF269262C355DD475E1AA/pdf/17_02199_NMA-TRACKED_CHANGE_VERSION_OF_THE_APPROVED_PLANS_WITHIN_CONDITION_2_OF_16_01322_FUL-1396241.pdf