A Guide to Property Ownership www.kestonpark.org
Welcome page 3 The History of Keston Park page 5 Shareholder Information and Keston Park (1975) Ltd pages 6-7 Security pages 8-9 Protecting the Park’s Heritage including Conservation Covenants pages 10 Estate Management page 11 Property Development & Improvement page 12 Contact Us page 13 - 1 -
The Board of Keston Park (1975) Limited welcome you as neighbour and shareholder to this unique residential estate with a rich history and a variety of unique properties within. The Park comprises: Ninhams Wood, Longdon Wood, Forest Drive, Forest Ridge, Beech Dell, Mark Close, Pine Glade and Holwood Park Avenue The Board is composed of democratically elected, volunteer residents with a variety of skill-sets, who work together to deliver the shareholders’ interests. The board has recently upgraded and digitised much of the parks administrative infrastructure to ensure complete transparency, automation and verifiable process for the benefit of all shareholders. Keston Park has a distinguished heritage. Its obligations and covenants were put in place to protect its unique character and charm. These obligations are laid out in this brochure and are in place to retain the spirit of Keston Park as an address of distinction. Founder Frederick Rogers intended this conservation area to offer ideal surroundings that respect privacy and enhance the natural surroundings in order to truly create “the most beautiful residential estate” and we encourage that spirit to this day. - 3 -
The History of Keston Park Since the 1750’s the land on which Keston Park now stands, fanned part of the Holwood Estate that was home to both Prime Minister William Pitt and later Lord Cranworth, Lord Chancellor during the 1850’s. Frederick Rogers had travelled extensively throughout his life, spending time in Australia and the United States. He was impressed by the openness of American housing developments and was determined to reproduce a similar environment within Keston Park. He had very clear ideas about how the Park should be developed and sought to preserve his vision by imposing restrictive covenants on purchasers who wanted to buy his plots. Each building plot he sold was at least half an acre and was required to be the site of a single private dwelling. Frederick personally approved all elevations and reserved his personal approval for requests to remove any trees. He wanted to preserve the open aspect of the Park by keeping the verges clear and uncluttered so he took the unusual step of not selling the verges with the building plots. Due to the relative isolation of Keston Park, the lack of private cars and minimal public transport, Rogers also built the small parade of Tudor-style shops in Locksbottom Village, specifically for residents’ use; as well as a clubhouse for socialising which he called The Fantail Cafe (now Chapter One restaurant). After the death of Lord Cranworth in 1858, the estate was purchased by the Earl of Derby who, on 9th January 1923, sold 143 acres of land known as the Keston Lodge Estate for £6,000 to the property developer Frederick Rogers who renamed the land Keston Park. Eric Rogers succeeded his father and managed the Park for many years until his death in 1974, after which his executors offered the residents of Keston Park the opportunity to take over the Park’s management. Keston Park (1975) Limited was incorporated in 1975 and assumed legal ownership of the Parks roads, footpaths, verges, gates and lighting from the Rogers family. The board has since worked tirelessly since inception to maintain the Park’s enviable reputation as one of the UK’s most prestigious and secure private residential estates. It organises the continuous maintenance and improvement of the Park’s common areas to provide a beautifully manicured setting. To ensure residents and property are protected the board also manages a discreet yet effective private security scheme. In the Park sit over 200 properties ranging from original 1920s houses that reflect its heritage to ultramodern dwellings that boast the highest standards of design, technology and sustainability. Regardless of age and architectural style, every home contributes to a unique ambiance that makes Keston Park an eminently exclusive, desirable and welcoming place to live. - 5 -
Shareholder Information and the role of Keston Park (1975) Limited A Deed of Grant is required for each property that will be dealt with by the solicitors on both sides of the conveyancing process. There is a Joining Fee payable by every new purchaser with the exception of internal moves within the Park. The fee forms a contribution towards the ongoing cost of the Park’s infrastructure i.e., lighting, roadways, security upgrade, drainage, gates maintenance etc. It is payable to Keston Park (1975) Ltd upon Completion of Sale and will be collected by the acting lawyers. Each property subsequently owns 1/209th of the shareholding of Keston Park (1975) Limited, having been transferred from the previous owner to the new purchaser with the shareholding filed at Companies House and also held electronically. There is also an Administration Fee payable to the accountant acting for Keston Park (1975) Limited, facilitated by their solicitors. The current Annual Subscription across the park is due on 1st April each year., covering the period 1st April to 31st March of the subsequent year. Fees As of 2024 Joining Fee £5,000 Administration Fee £55 Annual Subscription Fee £2,000 (estimate) Figures and data as at December 2023 and valid until a new update is released. - 6 -
The Board is required to keep an accurate record of all residents and underlying owners. In order for the park to ensure it maintains up to date records for newly joining residents - if you have not already done so - please complete the required data registration form either by either accessing the link: https://forms.office.com/e/gMBTEyKF3b or scanning the QR code shown below. It may be convenient to know that the vast majority of communication is distributed by email and/or the subscribed social media services available. For your information, the registered office of Keston Park (1975) Limited is Numeric House, 98 Station Road, Sidcup, Kent DA15 7BY. (Company No. 01222799). Should you ever need to contact the board for guidance or information, please send messages in the first instance to: [email protected] Keston Park New Owner Data Form - 1 - Your current board members are: Ashley Bragg, Jackie Bowie, Anthony Smith, Roberto Verrillo, Roy Hills, Marion Hitchcock, Matthew Marner, Rory Hill and Belinda Sethard-Wright. - 7 -
Security Protecting an exclusive environment of over 200 residences in 140 acres, surrounded by woodland with multiple vehicle & pedestrian access points. Keston Park operates a fully-integrated security system that utilises both mobile guarding and a comprehensive CCTV network connected to a sophisticated 24-hour monitoring and control centre. The Park’s specialist security agent 1st Ace Security also combines pre-registered ANPR with access controlled vehicle and pedestrian Gates, that offer automated entrance/exit functions for householders but remaining closed to non-residents between pre-determined hours of the day and evening. In addition, thorough and quantifiable patrols are regularly carried out. Resident access can also be facilitated by use of a programmed Fob or by prior enrolment (currently based on availability) to operate all vehicle gates via Mobile call contacts. Please see following page for the 24-hour operation of all gates for pedestrians & vehicles. Note:- Replacement Fobs are chargeable (presently £40) irrespective of purpose. Security Contacts Keston Park Security Control Room can be contacted via 1st Ace Security using these numbers/methods: Main +44 (0)330 030 9999 On-Site Mobile & WhatsApp +44 (0)7399 247365 On-Site & Patrol Mobile +44 (0)7399 365247 Local Office +44 20 8290 2684 Additionally, email Vehicle Registration details or liaise electronically via [email protected] Find out more about the services of 1st Ace Security via: https://www.1stacesecurity.co.uk/ Registered office: 93-97 Homesdale Road, Bromley BR2 9LE - 8 -
Keston Park Gate Timings and Access by Entrance The timings below reflect vehicle access. Pedestrian gate access is by keypad entry adjacent to each entrance. For the Pedestrian Gates access code please contact [email protected] 24/7 access is available via mobile phone to all entrance gates. For mobile phone registration please complete form https://forms.office.com/e/kNMBz0RrDp and send to [email protected] - 9 -
Protecting the Park’s Heritage In order to uphold the qualities that make Keston Park so desirable, the board of Keston Park (1975) Limited are empowered to manage all building development on the Park to guard against over-development and to preserve Frederick Rogers’ original aesthetic principles. During the 1920s when building plots on the Park were originally sold, all property owners were subject to restrictive covenants controlling development. Consent from the Park’s management was required before building, extending, demolishing or altering any property. These covenants remain effective today and property owners are required to seek the consent of Keston Park (1975) Limited prior to carrying out any building or development work. This consent is in addition to, and separate from any other approvals which are required by the London Borough of Bromley. Keston Park (1975) Limited therefore employs a more bespoke and exacting set of criteria by which to consider applications for building development on the estate. The resident board mandates a sub-group: Development Management Committee (or “DMC”) with the administration of building and development matters alongside the company secretary and external technical advisors where required. The DMC liaises with all stages of property development from planning, through to collecting appropriate development fees. Conservation Covenants The precise wording of conservation covenants varies from one property to another, though every property shares and is bound by these standard covenants: Nothing is to be erected between the building line and the road except hedges, gates and fences, not exceeding 3’6” in height. Property owners are obliged to fence and maintain the boundaries for which they are responsible either with hedges or open face fencing. The plans and elevations of all buildings and/ or erections and all alterations must be approved by Keston Park (1975) Limited in advance of commencement. Every property is to be used as a single private dwelling house. Use of a property solely for any trade or business is prohibited. The airing of laundry is restricted to back gardens where it should not be visible from the roadway. No part of the property is to be used as an advertising station or for the display of posters/ boards or any other type of advertisement. The property is not to be used in a way that causes nuisance, annoyance or injury to neighbours. Temporary huts or caravans are not permitted on a property without the prior written consent of the Keston Park board. No trees may be cut, lopped, felled or destroyed without the prior express-written consent of the residing Board. - 10 -
Estate Management The freehold to the common areas of Keston Park is owned by Keston Park (1975) Limited and therefore the Company is responsible for the upkeep of the roads, footpaths, gates and street furniture. The verges are owned by the Company with maintenance delegated by consent to individual residents. The Board regularly inspects Company property including that walls, gates, trees, fencing, signage, drainage and roads in order to ensure proper maintenance. While the freehold of the verges is owned by Keston Park (1975) Limited, each resident is responsible for the upkeep and maintenance of the verge directly between the road and their property. In most cases the verges are kept in pristine condition but there have been instances where some residents have neglected their verges and the Board has needed to intervene to undertake necessary remedial works, which are then invoiced back to the property owner. - 11 -
Property Development & Improvement There are formal “Terms of Reference” laid down by Keston Park (1975) Limited: • To preserve Keston Park’s status as one of the UK’s most prestigious private estates. • To respect the Park’s heritage and ensure developments are complementary to the existing building stock. • To encourage property improvement and promote growth in property values. • To ensure developments employ high standards of design and materials. • To maintain the open aspect of Keston Park and discourage over development of individual plots. • To minimise disturbance to residents and any damage to the roads and infrastructure from building and demolition works. Based on these terms of reference the Board has developed structured guidelines which are employed to judge all development applications impartially and transparently. Please refer to our separate brochure covering all aspects of Planning and Development in detail. - 12 -
Please contact the Board of Keston Park (1975) Limited using the email addresses provided - depending on the nature of the enquiry:- All General & Miscellaneous Queries [email protected] Finance [email protected] Estate [email protected] Security [email protected] Technology [email protected] Board & Annual General Meeting [email protected] - 13 -