Maintenance of the estate road network
The maintenance of the estate road network is an important part of the Willowhayne Resident’s Association’s (WRA) remit, as the state of the road impacts both the perception and the value of our homes. The road network consists of both concrete and tarmac roads. Typically, planned road repairs are carried out on an annual basis, with ad-hoc repairs only being carried out when necessary.
Concrete roads are repaired with concrete, and tarmac roads are repaired with tarmac. Residents must not carry out any repairs to any roads maintained by the WRA.
All contractors working on behalf of the Utilities must have prior approval before work starts and must reinstate the road in accordance with WRA repair specifications. This is particularly important for the concrete surface roads.
The WRA regularly carries out visual inspection of the roads. However, residents are encouraged to notify Hobdens of any issues they spot across the estate at any time, either by email with a photograph attached, by phone or in writing, with relevant details.
Typically, repairs are grouped to maximize the contractor set-up costs. Repairs are prioritised based on severity to ensure budgets are optimised. Quotations will be requested from contractors for a defined work schedule for the appropriate work to be undertaken.
January 2018 update
A significant number of road repairs were carried out on the estate during 2017. However, budget constraints meant that some repairs had to be held over until 2018. These repairs, together with areas identified subsequently, will be scheduled once the weather improves.
The main works will require closing West Ridings, at the junction with Angmering Lane, for a period of up to four weeks. However, the full scope of the repairs will depend upon the budget remaining after essential drain repairs on Tamarisk Way and Middle Walk (see below).
Excluded from 2018 activity is any remedial work to the tarmac surfaces on Angmering Lane and Tamarisk Way, where signs of surface cracking and glazing are starting to appear. The options range from a series of ad-hoc repairs, through the application of a surface dressing to complete resurfacing. These options will be considered and costs established over the next 12 months.
Also excluded for 2018 is the project to replace the worn sealant joints on the concrete roads with materials that are more resistant to cracking. Good seal joints can prevent water entering and causing the base to erode and crack. All repairs over the last two years have used this material and the results have been excellent. Again, budgetary considerations will dictate the pace at which this work can be carried out.
What does the WRA maintain?
The WRA maintains all the roads, which are part of the main estate road system, regardless of actual ownership. The WRA does not own all of the roads, with some sections being owned by individual properties. Regardless of the legal ownership of these particular roads it has long been established that the WRA maintains these roads.
What does the WRA not maintain?
The WRA does not maintain or contribute towards the costs of maintenance of any access roads or driveways. There are several properties on the estate that have specific covenants covering their property, which states that they either solely or jointly (with others) have responsibility for the cost of maintaining this access land.
The WRA does not maintain any driveway, even if this is accessed by shared properties.
The WRA does not maintain the verges. As the maintenance of the verges is important, residents are asked to prevent grass from verges encroaching onto the road. This prevents damaging the edges of the road surface and ensures that the free flow of surface water is not blocked or restricted into the drains in any way which would lead to standing of water, causing degradation of the road surface. If you occupy a property where the grass verge is not contained by some form of edging stone, you are asked to ensure that this is regularly trimmed back.
Road Safety Working Group
Following concerns raised at the 2017 AGM, regarding speeding on the estate, a working group has been set up, consisting of ten residents and chaired by a WRA Board Member. The working group will focus on improving road safety across the estate, to ensure that residents can enjoy the benefits of the estate and walk and cycle safely. It will examine options for consideration and adoption by the WRA membership.
The Working Group has now met on two separate occasions and carried out various surveys to address the issues raised in its initial newsletter in October. Once more survey work has been completed, the Group will aim to draw conclusions based on empirical data and put forward any proposals that are considered worthy of wider consideration. There will be further updates from the Working Group in due course.
The first Road Safety Working Group’s newsletter has now been distributed to each household on the estate and is also available below:
We welcome your feedback, thoughts and any suggestions you may have in relation to this work. Please email us at WRA.firstname.lastname@example.org or write to Road Safety Working Group, c/o Hobdens Property Management, 41a Beach Road, Littlehampton, BN17 5JA
Questions we often get asked
How do I know what road repairs are being done?
Details of road repairs are published in the newsletter, along with the cost.
What do I do if I think an area of road needs attention?
Please contact Hobdens and they will forward your concerns to the appropriate Director.
What is the WRA’s responsibility regarding Pigeonhouse Lane?
Only the properties on the eastern side of Pigeonhouse Lane are classed as being “on” the Willowhayne estate and as such the WRA is only responsible for maintaining this side of the road. This inevitably causes problems, with responsibility for the western side of the road falling to the Western side properties.
Does the WRA maintain the road of Fosters Close?
No, Fosters Management Ltd. is responsible for the management of Fosters flats and the road and gate of Fosters Close. The members of Fosters are the flat owners only, but the houses have a responsibility to contribute equally to the maintenance of the road, gate and associated verges i.e. 1/21st i.e. 10 flats and 11 houses.
I have a shared access road. Will the WRA cover the cost of any repairs?
No, responsibility for repairs to access roads will be clearly detailed in the covenants of the property, which owns the land. Maintenance is usually shared equally between all the properties, which have the benefit of access over this land, but you will need to check the covenants of your property for exact details.
What do I do if my neighbour won’t contribute towards the maintenance of a shared access road or driveway?
In the first instance you need to check both yours and your neighbour’s deeds and covenants to clarify where responsibility lies. Once you have ascertained responsibility for the cost of maintenance you need to speak directly to the responsible person. If talking fails, you will need to employ the services of a solicitor to act on your behalf. The WRA cannot intervene on your behalf.
Will the WRA cover any costs towards the maintenance of my driveway?
No. Responsibility for this lies with the property owner.
What materials can be used for my driveway?
There are no restrictions on the choice of materials residents may use. However, residents must ensure that the drive does not extend onto the road in any shape as surface water flow will be blocked or restricted to the detriment of the general road surface.
Small pea shingle gravel from driveways cans cause real damage to the top road surface, as they fall into the road way and then get driven over by vehicles. Gravel encroaching onto the roads can also lead to surface water flow being restricted or blocked. Owners of this type of drive are asked to make sure you regularly sweep the stones back onto your drive so that you do not cause what is avoidable damage.
Any new drives where gravel is used should include a suitable retention method of at least 12” to minimize gravel encroaching on the road surface.
Residents may wish to consider installing ducting for future BT connections when carrying out any driveway works to avoid further disruption. BT can supply conduit for this purpose and a request should be made to Hobdens.
What do we do if we are having building works carried out?
It is unacceptable to leave building supplies in the road, especially unlit and without any warnings. If you are having building works it is your responsibility to ensure that your builder and their supplies are kept within the curtilage of your property. If there is an absolute need for the road to be used you must ensure prior permission is obtained from the WRA and the materials are lit at night and with adequate warnings. Any damage caused by materials left on the road or estate owned verges will be charged to the property owner