Holborough Lakes, Snodland
Developed by Berkeley Homes, where Robert Barton was a Regional Managing Director; he secured the masterplan.
Holborough Lakes is a new community of houses and apartments built around freshwater lakes in a former chalk quarry at Snodland, in Kent.
The land was a Blue Circle chalk quarry. Berkeley bought it without planning permission and began building in 2005. The scheme is set around a series of lakes, with a village hall, a crèche, a gym and a primary school, and 25% affordable homes spread through it.
In 2015 it won Silver for Best Brownfield Development at the WhatHouse? Awards.
- Masterplan
- 1,100 homes
- Site
- Former chalk quarry
- Construction began
- 2005
- Location
- Snodland, Kent
Robert Barton's role
Rob's portfolio entry reads: "Secured master plan for 1,100 new homes at the old quarry in Kent". He describes it as one of Berkeley's best-known projects.
At Holborough the lakes became the centre of the scheme and gave it its name.
What this means for difficult land
Quarries, old works and land without planning permission are where the value is made at the masterplan stage. Rob now leads Craftex's development partnerships. For landowners we start with a feasibility study and site appraisal, then take the site through planning by land acquisition, options and promotion, or as development partner.
We work on schemes from £3M to £150M GDV. Depending on the stage, Craftex can co-invest, take 100% of the risk, or work for a fee or a percentage.
Send us the address and what you know about the site. Our development team will tell you what it could support, and how we would take it forward. The appraisal is free.
Scheme photos
Photo credits
Independent photographs, published under open licences. They are not Craftex photographs and do not imply endorsement by the photographers.
Houses on Poynder Drive, Holborough Lakes. Photo: David Anstiss, CC BY-SA 2.0, via Geograph.
Manley Boulevard, Holborough Lakes, 2009. Photo: Chris Whippet, CC BY-SA 2.0, via Geograph.
The entrance to Holborough Lakes, 2012. Photo: N Chadwick, CC BY-SA 2.0, via Geograph.
New houses by the Holborough roundabout, 2008. Photo: David Anstiss, CC BY-SA 2.0, via Geograph.
The old Holborough cement wharf on the River Medway, 2014. Photo: Dylan Moore, CC BY-SA 2.0, via Geograph.
Frequently asked questions
What is Holborough Lakes?
Holborough Lakes is a residential community at Snodland in Kent, built by Berkeley Homes in a former chalk quarry and set around freshwater lakes, with a village hall, a crèche, a gym and a primary school.
What was the Holborough Lakes site before?
It was a Blue Circle chalk quarry. Berkeley bought the land without planning permission and began building in 2005.
What was Robert Barton's role at Holborough Lakes?
He secured the masterplan for 1,100 new homes at the former quarry while at Berkeley Homes, before he joined Craftex.
Can Craftex help with land that has no planning permission?
Yes. We appraise what the land could support, promote it through planning and can buy, partner or manage the development, on schemes from £3M to £150M GDV. Send us the site for a free appraisal.
Our team
- in
Sviatoslav is a self-made entrepreneur with a degree in mechanical engineering and over 10 years of hands-on experience in the UK construction industry. Starting as a demolition labourer and carpenter on London job sites, he personally worked through every stage of the building process — from groundwork and fit-out to project planning, estimating, procurement, and full-scale management.
This unique, bottom-up experience allows him to run projects with maximum efficiency, clear communication, and minimal friction — both on site and with clients.
Under his leadership, Craftex has delivered high-end residential and commercial projects across London, known for their snag-free finishes, smooth execution, and strong pre-construction planning.
Today, Sviatoslav oversees the company's operations and delivery teams while spearheading its expansion into design & build and high-value commercial sectors, including office fit-outs, data centres, and property development ventures.
Clients value his deep technical insight, clear leadership, and relentless focus on delivering clean results — on time, on budget, and to the highest standard.
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Rob leads Craftex's development partnerships with landowners, investors and family offices.
Over 20 years he has held Managing Director and Land Director roles at plc housebuilders, including Berkeley Homes, Countryside and St Modwen, and has been directly responsible for delivering more than 3,000 private homes, 1,000 affordable homes and 750 build-to-rent homes. His schemes include Acton Gardens (2,340 homes), St Andrew's Park, Uxbridge (1,340 homes) and the Old Vinyl Factory, Hayes.
Rob has served as a non-executive director of three housing associations and two private housebuilders. He holds a first-class engineering degree, a postgraduate diploma in financial strategy from Oxford, an MBA from London Business School and a Master of Studies from Cambridge, where his research focused on AI in construction.
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Joe has 37 years of experience working on both the commercial and operational side of construction. His previous works cover multiple sectors, including high-end residential refurbishments, new build construction, and commercial property renovations. Examples include the fit-out of Dior’s flagship store on Bond Street and residential developments in Belgravia. Budgets have also varied, with projects ranging from £100K to £135M. This experience and the transferrable skills gained enable Joe to successfully manage any project, regardless of type, style, or value.
At Craftex, Joe is responsible for ensuring the smooth operation of all designs and builds. With a collaborative approach and strategic thinking, he ensures our high standards and happy customers are maintained. He is heavily involved in developing and implementing innovative procurement solutions, as well as envisaging any potential problems along the way for proactive and preventative project management. Joe also takes on the role of influencing the design process and supporting development in others, passing on his wealth of skills and knowledge to the team.
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Martin has over 50 years of experience in construction having started in the industry as a labourer at the age of 16. Since then, he progressed to site manager before running his own company from 1987 to 1996. Turning to contracts management shortly after, Martin now has 18 years of experience in the role. During this time, he has led multiple high-quality building projects, with a particular passion for sustainable methods and technological advancements in construction.
At Craftex, Martin is responsible for preconstruction and project management, offering innovative solutions and ensuring all aspects of the projects run smoothly. He is also pivotal in the implementation of digital solutions and SAAS tools, enabling more efficient project management and process analysis, besides pushing us closer to our 100% paper-free pledge.
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With a unique set of skills honed over the past 16 years in the retail and commercial sector both in the UK and overseas, Konstantin Jegorovs brings a wealth of experience, insights and knowledge to his role as Craftex’s Projects Director.
A graduate of construction management from Oxford Brookes university, Konstantin has led flagship projects of up to £5 million in value for commercial banks, complex fit outs of occupied commercial office premises, innovative and challenging aparthotels and high-end residential projects for the UAE Royal Family.
Overseeing every single element of each project from the initial consultation to delivery phase, Konstantin is intrinsic to Craftex’s customer service and collaboration offering, thanks to a proactive and forward-thinking approach. He deploys his experience in the development and improvement of policies, processes and strict adherence to ISO business management systems to ensure the flawless delivery of Craftex projects across the globe, with an unwavering commitment to quality that ensures each clients get the maximum return for their investment.
Fluent in both Russian and English and with a plethora of industry-relevant qualifications, Konstantin is a valuable asset to the Craftex team and committed to helping our clients see their visions become reality.
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