The residential complex from the Navis company "Constellation" is located in the village of Murino, near the Devyatkino metro station. The project was implemented in 3 stages. The developer was the Navis company. All three houses were put into operation with a delay. On February 27, 2019, the Arbitration Court of St. Petersburg and the Leningrad Region introduced bankruptcy proceedings against the company.
Object characteristics
The Constellation residential complex consists of 3 brick-monolithic buildings from 18 to 25 floors. Apartments in the houses are of different sizes: from studios of 33.5 sq.m. up to three-room apartments over 80 sq.m. Double-glazed windows were installed in the windows, glazing of balconies and loggias was carried out, and steel entrance doors were installed. All three houses have been delivered, occupied and are now in possession.
Public places are equipped. There will be a concierge group on the ground floor, and silent OTIS elevators will operate in the halls. Cars can be parked in both underground and surface parking near the house.
Infrastructure
The village of Murino is located just a kilometer from the ring road, which will allow residents of the Sozvezdie residential complex to use the infrastructure of St. Petersburg and the village itself. General education and preschool institutions are located nearby, within a radius of 3 km there are the Lenta and Karusel hypermarkets, the K-Rauta construction hypermarket, the Rodeo Drive and Mega-Parnas shopping centers.
There are many parks and green spaces in the development area - Murinsky Park, nearby ski resorts "Okhta-Park" and "Northern Slope", lakes Kavgolovskoye and Khepoyarvi. The developer "Navis" promises to carry out comprehensive landscaping and landscaping on the territory.
The Sozvezdie residential complex, despite its location outside of St. Petersburg, has good transport accessibility. Nearest station The Devyatkino metro station is located 500 meters from the new building, the same distance to the railway station of the same name. The exit to the Ring Road along the P-33 highway is 900 m away.
VLADIMIR VLADIMIROVICH LVOVICH - CHAIRMAN OF THE SOZZVEZDIE housing cooperative
ANALYTICAL REFERENCE ON Residential complex "Constellation":
Address of unfinished (long-term construction) (city of Russia, region):
In the fight for their apartments, shareholders took part in 2 rallies,
the initiative group organized appeals and complaints to the government of the Leningrad region, the Governor of the Leningrad region, the President of the Russian Federation, prosecutors' offices at various levels, the parties of the United Russia and the Communist Party of the Russian Federation, a meeting was held with a deputy of the legislative assembly of the Leningrad region, and an action was held at the Real Estate Fair.
An initiative group of residents of the Sozvezdie residential complex in the village of Murino held two meetings with the Deputy Chairman of the Government of the Leningrad Region for Construction M.I. Moskvin 02/08/2017 and with the head of the administration of the Vsevolozhsk district A.A. Nizovsky 02/09/2017. The issues at the meeting were: the impossibility of registering property for shareholders of the already completed 1st and 2nd stages and the delay in the delivery of the 3rd stage of the Constellation residential complex of 1 year and 7 months.
Representatives of the State Administration for Social Sciences of the region were present at the first meeting, Rosreestr and SK Navis at the second..
If at the meeting with regional officials there were mainly statements of facts and promises to “move” the Navis insurance company, then the leadership of the Vsevolzhsky district determined specific deadlines for the registration of the first two stages for cadastral registration (with the support of a representative of the Rosreestr) and took control of the completion of the construction of the 3rd stage.
The Navis construction company tells its shareholders: “If you are indignant and prevent us from selling, we will not complete the construction for you at all”!
Last weekend - April 1, 2, 2017, a group of shareholders of the Sozvezdie residential complex (long-term construction for 2 years has not been able to put into operation the 3rd stage of the facility, as well as register property for people already living) together with shareholders of the Shcheglovskaya Usadba residential complex (also long-term construction with a two-year delay), came out in protest T-shirts to the construction exhibition at Expoforum. Thus, the deceived shareholders expressed serious dissatisfaction with the policies and behavior of their common developer, the Navis construction company (NDG).
Shareholder of the 3rd stage Natalya: Navis Development Group (NDG) generously pours budgets into advertising and promotion of its new objects “Italian Quarter” and “Scotland”, but almost forgot about its two most problematic unfinished residential complexes - “Constellation and Shcheglovskaya Usadba”, according to who have problems with engineering communications with a permanent circuit. We have been promised for 1.5 years now that they will “just about” be connected and the house will be handed over, but, unfortunately, all these promises from “Navis” still remain promises. Also, inside the house and the adjacent kindergarten and parking lot there are still a lot of deficiencies, about 1-1.5 jobs, especially at the pace of “Navis”. But people can’t wait even longer, 2 years have already passed, we have nowhere to live!”
The shareholders of both problematic long-term construction projects promise that they will hold a series of public actions to attract attention to their problem and put the houses into operation as soon as possible, but the Navis construction company does not agree with this formulation of the issue:
Stage 3 shareholder Sergei: “Our protest was absolutely peaceful, we took copies of our contracts so that the developer would not have a reason to declare, as they always do, that we were “bought by competitors, not real shareholders.” We showed these contracts to everyone who was interested so that no questions would arise. We did not behave rudely, did not pester visitors to the exhibition, we were just walking around, however, the Navis managers did not like this either. One of them told me the following: “If you are indignant and prevent us from selling, we will not finish building you at all, or we will take 5 years to build. We have the right to do this, and you should have read the agreement. It's your own fault." But the housing cooperative agreement does not provide for a complete removal of responsibility from the developer; it also stipulates the deadlines for the delivery of the object, which are now grossly violated. And such arrogant behavior of managers is simply outrageous. Does this appear to be the position of the Navis management as well?
It should also be noted that in order to avoid a large number of shareholders of “Shcheglovskaya Usadba” coming to the real estate fair exactly on the days of the exhibition’s highest traffic, they were organized a personal meeting with the general director of SK Navis A.V. Lvovich and an excursion to the unfinished facility. Shareholders believe that this act of manipulation is intended to extinguish dissatisfaction and again delay the commissioning of the facility. Members of the cooperative have been demanding a meeting with Lvovich for 2 years, but only now, during the exhibition, he appeared before the public, asking to wait another 4 months.
Shareholders of the Sozvezdie residential complex, stage 3
OUR ADVICE: DO NOT BUY THE PROMISE OF NEW HOUSING FROM THE NAVIS CONSTRUCTION COMPANY IN ST. PETERSBURG!!!
GUARANTEED YOU WILL STAY WITH THE SAME PROMISES!!!
Residential area "Scotland" - This is a combination of excellent environmental characteristics and convenient location. The project got its name due to the similarity of the terrain to the hilly terrain of Scotland. The architecture of the quarter is stylized as European suburbs - three-story houses with sloping roofs, lined with clinker bricks in warm colors, cozy bright courtyards with playgrounds, closed from traffic - all this creates a comfortable atmosphere for life -
"Italian Quarter"— 22 low-rise buildings with themed playgrounds for children of different ages. These are sunny courtyards that create a sense of balance and security thanks to individual architectural solutions, landscaping and low floors. The unique character of the architecture and the variety of facades creates a feeling of a picturesque and organic living environment. Picturesque nature, unique landscape design, thoughtful planning solutions and convenient transport location in relation to St. Petersburg - you will find all this in our “Italian Quarter”. — ADVERTISING ON THE SITE OF AN UNCONSCIOUS DEVELOPER!!!
"Shcheglovskaya estate"— urban comfort in the suburbs. 16 low-rise buildings with landscaped courtyards, children's and sports grounds, and parking spaces. Here we managed to combine the comfort of a city apartment with the advantages of living outside the city - in the fresh air, in an ecologically clean area, and at the same time as close to the city as possible.- ADVERTISING ON THE SITE OF AN UNCONSCIOUS DEVELOPER!!!
More than 2,000 investors and shareholders of IC “Navis” have been waiting for their apartments for several years now. The last stage of long-term construction - the Sozvezdie residential complex in Murino - is being completed by the donor company, and it will be put into operation the other day. However, the fate of Navisa's other three major residential projects is not yet clear. The Lenobasti authorities are trying to help, but the situation has been aggravated by the fact that the developer is now bankrupt.
The family business was founded back in 1988 by the father of three Lvovich brothers. He created the Volosovo-Kopstroy company. Years later, two sons (Vladimir and Alexander) joined the development business, and the year of founding of IC Navis is considered to be 1995. Unfortunately, the developer’s “trademark” style of work has become the failure to meet deadlines for almost every house. One of the first projects of young entrepreneurs is the Sozvezdie residential complex in Murino, the implementation of which began in 2012.
Bankruptcy under the stars
The multi-height (18-25 floors) complex “Constellation” is designed for 2,074 apartments. The first two stages (each almost a year late) were commissioned in 2015 and 2016. Housing was sold under the housing cooperative scheme. After the first houses were put into operation, shareholders could not register their property for a long time, since the Navisa cooperatives, which attracted citizens’ money, did not own the plots under the houses.
But the most unlucky were the shareholders of the third stage of “Constellation” for 933 apartments (almost all sold), which was supposed to be completed in the second quarter of 2015. In the summer of 2016, citizens sounded the alarm; they wrote a collective appeal to the governor of the region, asking them to look into it. After the inspection, Navis promised to send documents for commissioning by the end of August 2016. Since then, the developer has fed citizens with similar promises almost every quarter. At the same time, the company began building the Shcheglovskaya Usadba residential complex, and also acquired plots for new low-rise projects in the Vsevolozhsk region.
Shareholders contacted the prosecutor's office, all supervisory and regulatory authorities, right up to the president. We received replies from everywhere, went to pickets, but this did not help much. By the spring of 2018, the residential part of “Constellation” was 98% ready, but the regional state construction inspectorate refused to accept the house. It turned out that the area of the building increased by 11% compared to the original project (and the re-examination was not passed), the built-in kindergarten is not ready, there is no documentation for sewage treatment, there are not enough parking spaces, etc. Citizens demanded to accept a house without a kindergarten, especially precedents in the region there were: the IQ-Gatchina residential complex from Lenstroytrest was introduced under letters of guarantee. However, state construction supervision turned out to be inexorable.
Then, under pressure from shareholders, the authorities agreed on the phased delivery of the third stage: several sections - in November 2018, the remaining - at the end of the year. But that didn’t work out either.
On New Year's Eve, the region reached an agreement with the Euroinvest Group of Companies, which undertook to finance the completion of the long-term construction. According to the agreement, Navis must complete all work and put the facility into operation by March 1, 2019 and register ownership by April 15. After the house is delivered, the kindergarten together with the plot (more than 3 hectares) will be registered in the name of the investor, and the government of the Leningrad region will buy it. In mid-March, officials commissioned part of the sections of the third stage of the Constellation, and the rest should be commissioned any day now. Shareholders could have exhaled, but on the last day of February, at the request of one of the shareholders, the court declared IC Navis bankrupt and opened bankruptcy proceedings (paragraph 7 of the bankruptcy law was introduced,
protecting the rights of shareholders to receive housing). Daniil Fedichev, who heads the regional Directorate for Integrated Development of Territories, was approved as the bankruptcy manager.
Now the Navis facilities will be completed under his control. Bankruptcy delays the deadline for shareholders to receive keys by at least three months: during this time, a register of creditors will be formed. The governor of the region, Alexander Drozdenko, promised (on social networks) that citizens who have fully paid the cost of housing will receive the keys no later than 15 days after being included in the register.
Shcheglov alphabet
Almost simultaneously with the start of the implementation of the Sozvezdie residential complex, IC Navis (aka Navis Development Group) brought to the market the first low-rise project - Shcheglovskaya Estate. The complex is being built in the village of Shcheglovo, five kilometers from Vsevolozhsk. On a plot of about 10 hectares there are 16 four-storey buildings with an area of about 80,000 sq.m., designed for 1,072 apartments.
Work began without a construction permit, for which the state construction supervision brought the company to administrative responsibility in 2013, and it tried to appeal the sanctions. While the case about the illegality of construction was being heard, the company received permits. Navis sold apartments in the first buildings (buildings A, B, C and D) under the housing cooperative scheme, for which he was also fined. Moreover, the plot belongs not to the cooperative that raises money, but to the Navis insurance company. Housings with the letter D have already been sold according to the DDU. Apartments in all low-rise Navisa projects were sold by the developer's subsidiary, Metra AN.
The first three houses (A1, B1, B1) were completed in 2015, three more were commissioned in 2018 (G1, G2 and G3), the delay for each building was a year or two. It was obvious that the remaining houses under construction would not be completed on time. Interest holders and shareholders of the Shcheglovskaya Estate also wrote to various authorities and went to pickets, including at the Real Estate Fair. Last year, on the unfinished territory, they erected a monument to the “Liar Developer” and held a rally.
Buildings B2 and B3 (for 193 apartments) were almost ready, all that remained was to connect them to the heat. “Navis” promised to do this before the New Year, but it didn’t work out. In January, at a meeting in the regional government, Alexander Lvovich named a new date - January 23, then - January 30, and on February 1 he was going to submit an application for entry. However, these two houses were completed only in mid-March and only after officials found a donor company, which completed construction under the control of the bankruptcy trustee.
Mr. Lvovich plans to complete four more buildings (A2, A3, B2 and B3) on his own and commission them in April. According to his calculations, this will require about 20 million rubles. The last four houses of the Shcheglovskaya Estate (D1, D2, D3 and D4) will be completed by LenOblAIZHK. This requires about 153 million rubles, and the work can be completed in eight months.
According to the press service of the deputy chairman of the government of the Leningrad region, Mikhail Moskvin, today, out of 469 apartments in houses D, 406 have been sold for an amount of 770 million. There is no information on cooperatives.
Regional Europe
In 2015, “Navis” began construction of the “Scotland” residential complex in the village of Skotnoye, Agalatovsky joint venture. In total, 600,000 sq.m of low-rise (3-4 floors) housing and related infrastructure are planned for 28 hectares. The first six buildings with 299 apartments were promised to be delivered at the end of 2016. Then the second and third phases (282 and 241 apartments) were put on sale; they were planned to be completed in 2017 and 2018. The deadlines, as usual, were missed more than once. By the end of 2018, the houses were 95% ready, but they could not be completed due to the lack of sewerage and water treatment facilities (STPs and WWTPs). Across the fence is the first phase of the Yolkki Village residential complex of the Grand-Stroy company (it is also going bankrupt). The readiness is the same. Initially, each developer planned his own, almost local, treatment plants. But officials made it clear that full-fledged structures were needed for two objects at once, and the parties argued for a long time about who invested how much in engineering. In January 2019, through the mediation of the authorities, the parties reached an agreement. For the construction of treatment plants, part of the money will be allocated by Grand-Stroy, the rest of the funds will be raised by the contractor - LLC VKH, with whom Navis will pay with apartments in Scotland. The head of the region recommended that developers prepare documents for the commissioning of residential buildings by April 30. After this, “Navis” should put into operation the “Scotland” residential complex, approximately in the second quarter of 2019.
As Daniil Fedichev said, at the request of the region, on March 19, the court postponed the bankruptcy case of Grand-Stroy so that the company could complete its obligations under the WWTP. VOS are 70% ready. “There are approximately a billion unsold apartments in the Scotland residential complex, so a positive economy is emerging,” says Mr. Fedichev.
The regional government stated that “Scotland” will be completed in conjunction with the “Shcheglovskaya Estate” and the “Sozvezdie” residential complex in Murino.
According to the press service of Mikhail Moskvin, out of 813 apartments put up for sale in Scotland, 531 were sold for an amount of over 1.35 billion rubles.
At the beginning of 2016, Navis brought to the market the first phase (with 693 apartments) of the Italian Quarter residential complex in Romanovka. In total, on 20 hectares there are 22 four-story buildings with 2,400 apartments, as well as a kindergarten for 140 children. The first six buildings were going to be commissioned in the third quarter of 2017, but the developer, Sozvezdie LLC, had only managed to build the “boxes” by this time. The commissioning dates were postponed three times, the last time to September 11, 2019. By the way, “Navis” tried to sell one of the vacant plots in the “Italian Quarter” in order to invest in the completion of the completed houses, but the deal did not take place.
In September 2018, the authorities cut off the oxygen to developers who were more than six months overdue for the delivery of houses, prohibiting them from raising money from shareholders. All Navis projects were also subject to these sanctions.
According to the press service of Mikhail Moskvin, in the “Italian Quarter”, out of 693 apartments, 550 were sold for an amount of more than 1.24 billion.
On New Year's Eve, at one of the meetings, Alexander Lvovich said that with the help of the regional government, he had found an investor for this complex.
By the way, the Sozvezdie company (the developer of the Italian Quarter) is also going bankrupt: the arbitration court accepted a claim from DVK-Engineering LLC to declare the debtor insolvent, the amount of claims is 8.3 million rubles. Three more shareholders made monetary claims (for 2.4 million, 3.1 million and 4.2 million rubles). The court hearing was postponed until April 3. At the end of January, at a meeting of the headquarters for problematic new buildings, the Leningrad region authorities recommended that the developer take measures to end bankruptcy by paying off debts to creditors, and also provide information about a potential investor. However, things are still there.
Navis still has two more plots of land for large low-rise projects. In particular, a project for the integrated development of the territory called “Provence” is planned on the Peterhof Highway on 40 hectares, where 365,000 sq.m of real estate is provided. A concept for developing a 50-hectare plot in Vartemägi has been developed. There is a small plot of land for the Pride cottage community in the Vsevolozhsk region.
Diagnosis
To be fair, it should be noted that the main problem for developers in the Vsevolozhsk region has always been and remains engineering infrastructure. First of all, these are difficulties with the provision of water and sewerage (in the absence of a single operator, like the St. Petersburg Vodokanal), and, to a lesser extent, with electricity. There are no networks, developers have to not only haul them, but also build expensive transformer substations and treatment facilities. The cost of such objects is approximately the same for a 25-story building with 1000 apartments and for a low-rise building with 300 families. And the timing of approval of engineering documentation is also unpredictable. In addition, businesses began to be burdened with social services.
The already difficult situation of Navis was aggravated by high (and not always fair) competition in the low-rise market. The company launched its low-rise projects at the peak of development of this segment in the Vsevolozhsk region. Thus, 47 low-rise projects were launched in 2014, another 38 in 2015, and only four were added in 2016 (data from 47news). Moreover, most of the projects started in 2014-2015 fell into the problem category and have not yet been completed.
Opinions
Mikhail Moskvin, Deputy Chairman of the Government of the Leningrad Region:
— The management of the Navis company works very closely with the state construction supervision and the bankruptcy manager. There is a separate group in the urban planning block of Leningrad Region that deals with the objects of this developer. It has shown its effectiveness. In two weeks, two buildings of the Shcheglovskaya Estate were opened and a ZOS was issued for the Sozvezdie residential complex.
We already have working options with investors for individual objects and a clear scheme for the bankruptcy of the company.
In this case, it is possible to complete some construction projects without creating a housing cooperative, and we will strive for this.
Alexander Lvovich, General Director of Navis Development Group (SC Navis):
— Of course, we do not relieve ourselves of responsibility for the miscalculations made as a developer.
But we additionally encountered difficulties in providing facilities with utilities and increased social burden. In addition to the construction of residential buildings
in the Leningrad region, developers are responsible for providing future residents with roads, schools, kindergartens, as well as laying and connecting networks, and constructing engineering structures. All this together led to delays in the delivery of objects.
Despite the existing problems, we intend to fulfill our obligations to buyers and complete the construction of houses.
I bought a one-room apartment from Navis in the 3rd stage of the Constellation. And since I am their client, I want to express my opinion about everything that is happening around. First, the good things: the total area is 34.23 square meters. m., but given its very modest dimensions, the apartment will, it seems to me, be comfortable. The kitchen in general, after the parents’ Khrushchev, is simply huge, almost 12.5 square meters. m., a small balcony, even a storage room. I took it in early 2016, in installments; at that time, of all the new buildings in Murino, Navis had the most tempting prices, and loyal installments. Also, the location itself was very suitable for me personally, and it’s convenient to get to work, and Mega is nearby, and my parents live nearby. Now about the disadvantages: the biggest of them is, of course, the delay in delivery! I even once went to a rally of shareholders, just for fun, it was very actively organized by activists. So, I want to describe my emotions after this gathering. When they were agitating us, they constantly told us that if we didn’t go, then the same thing could happen to us as happened to the well-known CITY. And when I tried to ask the question - why did they decide this, they kept writing to me that they would tell me everything when they met. And naturally I believed that I was doing a good thing, defending my rights. But when I attended this rally and talked with people, I began to understand that something was wrong here. To all my questions and requests to explain why they think that everything is so bad with us, they answered me with almost rudeness and accusations of collusion with the developer. It seemed that people were brought there only for extras. At the same time, in a conversation, one lady openly told me that she did not want to negotiate with Navis, but would continue to terrorize him until she was offered compensation. To say that I was shocked is to say nothing! There was a complete feeling that I was an unwitting participant in some kind of hidden game between builders and “activists,” if you can call them that. As a result, on the advice of friends, I turned to a free legal consultation in my area. Fortunately, I came across a very nice, mature guy, a lawyer. He listened to me very carefully, looked at all the papers and gave me practical advice. What if I really want to find out how things are going at a construction site, then it’s better to go to the office, to the builders and ask to look at the official documents. Only this should be done not through shouting at rallies, but calmly and by registered mail via mail. And that if I don’t threaten or be rude to them, but write my requirements as correctly and clearly as possible, then with a high degree of probability they will be satisfied. Which is what I did. And naturally, even after a month, they answered me in detail in an email where I can see the information I was interested in. So, now I want to ask those who are screaming all sorts of nonsense at the top of their lungs and causing panic among people: who do you work for? Or do you want to earn extra money along the way from other shareholders and equity holders? When you bought an apartment, did you not anticipate possible delays in delivery? After all, on all the sites it was initially written that the delivery of the first stages of houses was also delayed! But people live there and seem to be happy. And in times of crisis, we must, on the contrary, help each other, and not try to benefit from our own neighbors. In general, I want to say that you don’t need to listen to madmen, because as the great Dovlatov said, “The poverty of thought gives rise to legions of like-minded people.”
I bought a one-room apartment from Navis in the 3rd stage of the Constellation. And since I am their client, I want to express my opinion about everything that is happening around! First, the good things: the total area is 34.23 square meters. m., but given its very modest dimensions, the apartment will, it seems to me, be comfortable. The kitchen in general, after the parents’ Khrushchev, is simply huge, almost 12.5 square meters. m., a small balcony, even a storage room. I took it in early 2016, in installments; at that time, of all the new buildings in Murino, Navis had the most tempting prices, and loyal installments. Also, the location itself was very suitable for me personally, and it’s convenient to get to work, and Mega is nearby, and my parents live nearby. Now about the disadvantages: the biggest of them is, of course, the delay in delivery! I even once went to a rally of shareholders, just for fun, it was very actively organized by activists. So, I want to describe my emotions after this gathering. When they were agitating us, they constantly told us that if we didn’t go, then the same thing could happen to us as happened to the well-known CITY. And when I tried to ask the question - why did they decide this, they kept writing to me that they would tell me everything when they met. And naturally I believed that I was doing a good thing, defending my rights. But when I attended this rally and talked with people, I began to understand that something was wrong here. To all my questions and requests to explain why they think that everything is so bad with us, they answered me with almost rudeness and accusations of collusion with the developer. It seemed that people were brought there only for extras. At the same time, in a conversation, one lady openly told me that she did not want to negotiate with Navis, but would continue to terrorize him until she was offered compensation. To say that I was shocked is to say nothing. There was a complete feeling that I was an unwitting participant in some kind of hidden game between builders and “activists,” if you can call them that. As a result, on the advice of friends, I turned to a free legal consultation in my area. Fortunately, I came across a very nice, mature guy, a lawyer. He listened to me very carefully, looked at all the papers and gave me practical advice. What if I really want to find out how things are going at a construction site, then it’s better to go to the builders’ office and ask to look at the official documents. Only this should be done not through shouting at rallies, but calmly, and by registered mail via mail. And that if I don’t threaten or be rude to them, but write my requirements as correctly and clearly as possible, then with a high degree of probability they will be satisfied. Which is what I did. And naturally, even after a month, they answered me in detail in an email where I can see the information I was interested in. So, now I want to ask those who are screaming all sorts of nonsense at the top of their lungs and causing panic among people: who do you work for? Or do you want to earn extra money along the way from other shareholders and equity holders? When you bought an apartment, did you not anticipate possible delays in delivery? After all, on all the sites it was initially written that the delivery of the first stages of houses was also delayed! But people live there and seem to be happy. And in times of crisis, we must, on the contrary, help each other, and not try to benefit from our own neighbors! In general, I want to say that you don’t need to listen to madmen, because as the great Dovlatov said, “The poverty of thought gives rise to legions of like-minded people.”
