Stabilising Angel Drove

Mar 30

3 min read

Stabilising the Angel Drove Modular Housing Scheme: Vesta Projects Supporting Savills Investment Management

The Angel Drove development in Ely was conceived as a modern modular housing scheme, designed to demonstrate the efficiency and sustainability benefits of off‑site construction. However, the project faced significant disruption when the principal contractor, TopHat, entered administration in 2024. The sudden collapse left Savills Investment Management with a partially completed site, unresolved technical issues, and an urgent need to re‑establish control.

Appointed by Savills Investment Management and working alongside ION Consultants, Vesta Projects played a key role in stabilising the scheme, strengthening governance, and supporting the transition to a new delivery structure.

A Modular Scheme Left in a State of Uncertainty

The Angel Drove project had progressed through various stages of modular installation when TopHat ceased trading. The site was left with:

Modular units at inconsistent stages of completion
Unfinished civil engineering works
Technical challenges inherited from earlier phases
Gaps in documentation, design continuity, and programme logic
A need for rapid intervention to prevent further deterioration

The development required a full audit of outstanding works, resolution of civil engineering conflicts, and the appointment of new subcontractors to complete the scheme.

Vesta Projects’ Role in Supporting Recovery

Vesta Projects was engaged by Savills Investment Management to provide structured, strategic support during a critical period of uncertainty. Working collaboratively with ION Consultants, the team helped the client regain clarity, control, and confidence in the project’s future.

Establishing a Clear Understanding of Project Status

Vesta Projects supported a comprehensive review of the site’s condition, design status, and contractual position. This included identifying incomplete works, assessing technical risks, and mapping out the implications of the contractor’s insolvency.

Strengthening Governance and Oversight

With the project in distress, robust governance was essential. Vesta Projects helped Savills Investment Management implement a clear framework for oversight, reporting, and risk management—ensuring that decisions were transparent, evidence‑based, and aligned with the client’s obligations.

Supporting the Transition to New Delivery Partners

As new project management and quantity surveying teams were appointed, Vesta Projects worked closely with ION Consultants to ensure a smooth transition. This included clarifying responsibilities, aligning expectations, and supporting the re‑procurement of subcontractors.

Addressing Technical and Civil Engineering Issues

The project inherited several technical challenges, including conflicts with existing mains, outfall connection issues, and incomplete Section 278 and Section 104 agreements. Vesta Projects supported the client team in navigating these complexities, ensuring that solutions were coordinated, compliant, and commercially sound.

Re‑Establishing Programme Certainty

A realistic, deliverable programme was essential to restoring confidence. Vesta Projects contributed to the development of a cost‑to‑complete plan and a phased delivery strategy that reflected the true condition of the scheme.

A Project Regaining Direction

By mid‑2025, the project had regained momentum. All plots reached watertight status, scaffolding was removed, and internal trades—including painters and joiners—returned to site. Road issues were resolved with Highways, and civils costs were agreed.

While challenges remained, the project was once again progressing under a structured, well‑governed approach.

Protecting Value and Supporting Delivery

The recovery of Angel Drove demonstrates the importance of strong governance, technical competence, and collaborative working when a project enters distress. For Savills Investment Management, the priority was clear: protect asset value, maintain compliance, and bring the development to completion with minimal further disruption.

Vesta Projects is proud to have supported Savills Investment Management and ION Consultants through this period—helping to stabilise the scheme, rebuild programme certainty, and guide the project back onto a viable path.