Seabrook Orchards Residents Group Mailing
28th November 2021
Hello neighbours!
We are pleased to update that after a lot of diary shuffling, Andrew, Tracey, Gordon and Nat met with Michael Dart and Josie Andrews of the Seabrook Orchards Management Company (SOMC) in mid-November.
The overall aims of the meeting were to:
- Introduce ourselves as the Seabrook Orchards Residents Group (SORG) committee, representing the residents of the development and explain the reasons for our formation
- Create a link between SORG and SOMC
- Understand and listen to the vision for the development
- Raise areas of concern for residents and seek understanding and/or resolution
- Seek ongoing dialogue with what is a new and young management company, to ensure good working relationships and a happy and thriving community into the future.
The meeting was a productive start to what we hope is an ongoing dialogue.
We concentrated foremost on the vision for the development and the priorities agreed at our Inaugural General Meeting in September. Updates are as follows:
Vision for the development and the developers
The Dart family vision has been to create a high quality of development in the local community where they live. They did not want to be a landowner that sold off the land and let the developers dilute the vision. As a result, this development is not being run in a traditional way.
Usually, landowners apply for outline planning permission on land and then sell off the land to developers. The developer(s) then complete each phase in turn, selling plots before selling ancillary space to a management company to run. The Seabrook Orchards development is different in this respect. Whilst Bloor own the land that they build houses on and then sell these as plots to homeowners, the Dart family have retained ownership of the wraparound ancillary space.
Bloor are obligated to construct some of the community facilities (e.g. children’s playground) which are then handed to SOMC. Bloor are also contracted by the Dart family to provide facilities/ services that are then transferred to SOMC (e.g. sound barrier, tree planting, amenity grass cutting). SOMC already have control of the ancillary areas although maintenance may be subcontracted.
This is a complicated arrangement that is different from how most housing developments are run. In our view, it is important to be clear that SOMC funds (ie the collected rentcharge) should be for ongoing maintenance and repair, and not for delivery of the section 106 planning commitments which should be paid for by the developer or landowner.
Management company rentcharge invoice
Residents living in Seabrook Orchards in June 2021 received a rentcharge invoice for £250 from SOMC. This was the first invoice issued to each homeowner, aside from the £250 on purchase of a new build property. SOMC issued the invoice on anticipation of the imminent completion of some community facilities at this time. As it was, completion of facilities was not as imminent as originally thought and we understand it has taken meetings between lawyers of the Dart family and Bloor to clarify what is to be delivered by each party. This has now been resolved and the outstanding works in question are almost complete.
For clarity, the rentcharge invoice is a sum paid in advance for maintenance of the community facilities managed by SOMC. This includes (or will include) such facilities as the children’s play area(s), noise barrier, stream corridor, attenuation ponds, paths in the greenspace areas, trees and grass verges. The fees go into the SOMC accounts, providing a pot of money which is used to pay for ongoing maintenance and repair, as well as keep money to one side in a sinking fund for eventual replacement of facilities such as the children’s play areas.
The rentcharge invoice is an annual charge to all homeowners. SOMC had decided not to issue any charge until 2021 as, by and large (and apart from annual accountancy fees), there was nothing significant to upkeep and to warrant charging homeowners for.
SOMC has indicated that in 2022, all homeowners will again be issued with an annual rentcharge invoice. The intention is for those who have paid in 2021 to be issued with a credit note so will not need to pay 2022’s fee. This will mean that in 2022, all homeowners will be ‘square’ in rentcharge paid to date.
Rentcharge clause
Many homeowners buying, selling or remortgaging on the development are finding that mortgage lenders are requiring a variation to the deed wording of the rentcharge clause.
The rentcharge obligation is laid out in clauses 9 and 10 in each homeowner’s deeds.
If you are having difficulty buying/ selling or remortgaging as a result of the rentcharge clause, get in touch as there is further information we can share to help you navigate the process.
Childrens’ play area
The play area adjacent to Ferryman Way has been in construction for some time. It is expected that the works to complete this and the paths linking it to the footways will be completed this side of Christmas.
Snagging list
Other items on the snagging list are expected to be finished within the next six months. We do not have an itemised list of what these are but we intend to follow this up with Michael Dart so we can understand what is on the list for Bloor to deliver, what is for the Dart family to deliver (not SOMC) and to what timelines. We will continue to follow up and feedback as we learn more.
M5 noise barrier
The noise barrier is not particularly effective at minimising noise from the M5 within the development, particularly for properties on Harvest Lane, Savoy Street, Pidsley Crescent, Market Mews and Dutch Barn Lane. The noise barrier has been signed off as complete by Exeter City Council however it does not appear that tree planting and amenity paths have been installed as per design in the planning documents. This is an area we are continuing to investigate and will keep you appraised of developments as we look into the specifications and their efficacy.
Community involvement
We discussed with Michael Dart that we would like an ongoing dialogue with the management company on behalf of the Seabrook Orchards residents. As the development progresses, in particular around Seabrook Square and the development of community facilities some aspects will require the involvement of the community, for example the running of a community hall/ café, potentially an allotment committee and a body to help oversee the use of the Multi-Use Games Area (MUGA) and sports pitches.
Current development phase timeline and Seabrook square
Bloor are currently building phase 2a. Phase 2b is the land south west of the school, where the current Bloor site offices are located. Seabrook Square (located between phase 2a, 2b and the school) is phase 3 of the Seabrook Orchards development.
Bloor will complete phase 2a sometime in the new year. Michael Dart is awaiting Secretary of State sign off for the undergrounding of the single set of pylons which currently travels through phase 2b. (Drawn in gold- this is the set of lines nearest to the school.) The undergrounded lines will be relocated under the double set of pylons (drawn in green) which will enable Bloor to start construction of phase 2b. Bloor will not be building on site whilst the single set of overhead lines are undergrounded, which is expected to be in spring/ summer 2022 subject to approval.
Seabrook Square is due for construction in phase 3. This will include a community hall/ café, and space for a shop and/or other community facilities. It is currently unlikely that a medical practice will be part of the development despite best efforts as Topsham and Glasshouse Lane surgeries are apparently not interested in expanding at present. This is something we may explore further with our local councillors as we do want to know how the hundreds of new residents in the Newcourt area will be catered for in this respect in the future.
Road access
We are aware that in recent days a number of concerns have been raised about road access to Phase 2. We are looking at this, and hope to report further in due course
We hope this update has been helpful and enlightening. We hope to have regular ongoing meetings with SOMC to continue to be a voice for the community.
Many thanks
Seabrook Orchards Residents Group committee
Nat Holt, Andrew Sails, Tracey Brady, Gordon Edwards and Mark Sweet
Leave a Reply