Holne and Scoriton Local Housing Group

Minutes of the Public Meeting ? Held Tuesday 18^th March 2008 ?  at 7.30pm in

Scoriton Village Hall

Present - Mike Bonney ? Chairman , Sue Hitchcock - Rural Housing Enabler. Chris France DNPA, Phil Markham DNPA, Debbie Holloway SHDC and Casandra Harrison SHDC.

Attended by ? Holne and Buckfastleigh West Parishioners ? (31 in total)

Georgina Machie, Keith Evans, Stephen Kent, Belinda Owen, Helen Ireland, Nick Holding, Frank Neiring, Coryne E Coper, Sue Colwill, Tony Colwill, Keith Butcher, Jack Butcher, Dena Moore, Liz Ross, Cathy Radliffe, Gus Fergusson, Gill Cunniam, Mike Cunniam, Gill Simpson, Colin Jones, Lisa Gray, Richard Gray, Ross Gray, Russell Ashford, Ru Roberts, Frankie Van der stok, Caroline Carro, Fred Carro, Katherine Downs, Becky Marshall, Paul Arrowsnith.

Chairman - Mike Bonney ? Welcome all to the meeting - Affordable local housing is a very emotive issue, can the meeting be held in an orderly fashion and please respect every ones views.

A lot of time has been put in by the members of the Holne and Scoriton Local Housing Group.

Gill Gray ? Chairman of Holne and Scoriton Local Housing Group -  MEMBERS OF THE WORKING GROUP - Gill Simpson - Holne PC, Paul Arrowsmith - Holne PC, Belinda Owen - Holne PC, Liz Ross - Holne PC, Sue Colwill - Co-opted, Mike Bonney - Co-opted, Gill Gray - Co-opted

BACKGROUND

• Set up by the Holne Parish Council in April 2005
• This followed a Housing Needs Survey for Holne which was carried out by the Devon Rural Housing Needs Officer in the autumn of 2004
• The 2004 Housing survey demonstrated that there was a need for housing for local people
• Because of the proximity of Scoriton and the historic close working relationship with the two parishes, it was agreed right from the start to include West Buckfastleigh Parish in our work.  The parish council was invited to nominate member(s) to join the working group, even though it had not carried out a housing needs survey.
• Our remit was to: Examine and research the provision and funding to meet the need for affordable housing for local people in the parishes of Holne and Buckfastleigh West

• The working group?s powers are limited to research and reporting the findings back to the Holne Parish Council.  We cannot spend any money, cannot enter into any contracts and we have to provide drafts of press releases for approval of the parish council etc etc.

OUR AIMS

•  Is to provide affordable housing for local people.
• To enable both the young and not so young to live in an area that they have longstanding ties with or have grown up in or work in.
• This could mean people who have had to move away because they have not been able to either rent or purchase a house in the two parishes.
• It is about providing a small number of houses to meet the need.
• We are adamant, and as one as a group, that any housing that was built should remain for local people in perpetuity.
• We would like the houses to be a sustainable development of eco friendly homes which are affordable to run.

Our aims are NOT about:

• Providing houses for homeless people on the District Council?s Homelessness Register.

Neither are they about:

• Wanting to build lots of houses ? this is about a small development.

Those people of whom we are aware need housing in the two parishes are not homeless, nor do they make themselves intentionally homeless.  They may be living in unsuitable accommodation, privately rented, with relatives or outside the area.

WHAT WE HAVE DONE IN THE THREE YEARS

• We protested through the Parish Council to the local housing association regarding one of its dwellings being sold at an unaffordable price,
• We met with Widecombe Parish Council and heard about its experiences.
• We wrote a letter to a number of prominent people and organisations, highlighting the position of unaffordable housing in our parish.
• Representatives of Housing Associations have addressed some of our Working Group meetings.
• In January 2006, we held a public meeting to which Sue Southwell ? the then Devon Rural Housing Enabler, John Cottingham from Affordable Homes UK and John Gillespie a self build expert attended.

• We have met a number of times with officers of the DNP, SHDC and the Rural Housing Enabler.
• We have attended a number of seminars and events i.e. Commission for Rural Communities held a conference in Kingsbridge to which we were represented. Recently some of our group attended an event held in Noss Mayo staged by the Rural Housing Trust.
• Two of us attended the CCD?s AGM last summer which focused on affordable housing and we visited two affordable housing developments in East Devon.
• We have publicised our activities by regular update articles in the Parish Link, Buckfastleigh Newsletter and the Mid Devon Advertiser.  We felt strongly that an article in Western Morning in November wrongly portrayed what we were doing and our aims and objectives - we are still awaiting a proper response to our complaint.
• We wrote to those landowners we were aware of in both parishes asking if they had parcels of land which could be considered for development of a small number of homes.
• Last year, we had stands at both the Holne Fete and the Scoriton Flower Show and attended the Holne Coffee Morning sessions for a number of weeks.
• We meet on average every two months.  All the members of the group are volunteers, we don?t get paid, except occasionally expenses.  We are all committed ? we have never had to cancel a meeting because we have not had quorum ? some of us have differing views and we don?t always agree on everything.

TO SUMMARISE

• As a Working Group, we have investigated and researched. We have had open minds about what is entailed in providing affordable homes for local people. We knew it wouldn?t be easy and we knew there would be some opposition.
• We believe we have done our job well.
• We undertook the second survey in November fully aware that the results could have demonstrated there wasn?t a need and if that had been the result we would have had to walk away but it didn?t and that is why we are here today. There is still work to do.

This meeting is to assure all of you, especially the doubters, of our professionalism and sincerity and for you all to understand what a small development of home for local people will mean.

• People and families who have a long standing tie with our parishes will be able to make their homes here in a secure and settled environment.
• Our communities will be the richer for a greater mix of ages, talents, professions and interests.

• Our communities will thrive and flourish economically, our shop, public houses, village halls and community events will all benefit.

AND FINALLY?.

WHO ARE THE PEOPLE WHO WANT TO LIVE IN HOLNE AND SCORITON?

THEY ARE LIKE YOU AND I, SOME MAY BE SITTING IN THIS ROOM; YOU MAY SEE THEM IN THE PUB, AT CHURCH AND AT SOCIAL AND COMMUNITY EVENTS.  YOU MAY SEE THEM AT THE FETE AND FLOWER SHOW BEHIND A STALL OR PARTAKING IN THE BALE TOSSING AND THE CROSS COUNTRY RACES. THEY ARE PART OF THE COMMUNITY THAT WE ALL VALUE AND ENJOY.

WE WOULD BE MUCH THE POORER WITHOUT THEM??..

Sue Hitchcock ? Rural Housing Enabler ? The purpose of the report was to investigate the need for rural housing in the two parishes and to establish the support for this.  The report when completed provides the Parish Council with evidence for a need.  It was delivered by hand to all people in the Parishes which were completed and then returned to CCD ? 2 open meetings were held during the survey time to help people with any questions or points which needed answering.  The forms are private and confidential and held at CCD.  A local link with the Parishes are always looked for.

A return of 54% response rate was received.

66.6% return from owner/occupiers ? 43% owned outright.

78.5% of the responses were from residents who have lived in Holne and Scoriton over 5 years ? 27% of then over 21 years.

42% couples returned and 77.4% of those replies were in support of a small development of 4/6 houses.

28 filled in the part 2 form to be in housing need and 24 were deemed to have a housing need.

Singles and couples were the largest group with 8 families looking for housing.

Social/Rented is deemed to be the best as looking at shared ownership it would not be affordable for the people looking £325,000 being the going rate for a home at present. However 45% would have preferred to buy their own home.

4 people of the 24 responders are on the SHDC housing register.

Other comments from the survey ? Location of the houses ? 18 suggestions were received which need to be considered. Points about the local issues. Transport links. Limited facilities. Change of use of existing buildings. Self build initiatives. The survey form. Landowners. S106 ? local people and perpetuity.

Recommendations ? The survey results support the development of a suitable small site at Holne and Scoriton.  The need is for social rented, a very small amount of shared ownership properties could be supported (3). The Parish Council ? Holne and Scoriton Local Housing group can therefore feel confident in moving this forward.

Chris France ? DNPA ? Have a positive approach and sees this as key issue especially in areas like the DNPA which makes it more of a challenge. Policy documents and the Management Plan is positive on Local Housing and the existing local plan is now shortly to be replaced by the Core strategy which will be adopted in April 2008.  It sets out a plan for housing during the next 10 years.  It identifies 34 villages settlements where only local housing may be built ? Holne and Scoriton is in this plan, they have been introduced along with another few small settlements who may have a need for local housing.  Implementation ? any building proposal is controversial and if a local community does not want it ? support is then hard to get in a community who does not want it local housing.  Support is essential for any proposal.  An established local need must be made before a planning application is lodged ? which has now been done in the 2 parishes by way of the Housing Needs Survey.  Sites ? some have been suggested and DNPA have looked at 2 sites informally and nothing has been decided on. Sites should be in the built up part or on the edge of the village and they have to meet all other planning credentials. Any objections need to be dealt with and can be aired at meeting such as these and Parish Council.

Debbie Holloway ? SHDC - Section 106 agreements ? SHDC part is as a housing authority and once a site is decided on it would be about what sort of housing is built on that site.  Once you have a number of people with a need you would build 1/3 to ½ of the homes required on that site, which would be an exceptions site, affordable in perpetuity, never on the open market. Forms for the SHDC Housing Register will be available tonight if anyone wishes to complete.  Shared ownership ? it would need to be researched as to whether people can really afford this and local housing makes a mortgage less easily obtained.

Chris France ? DNPA - Section 106 will determine who can occupy the homes, what criteria the occupants have, never to go on the open market and to remain rented in perpetuity. Must have lived in the Parish or adjacent for 5 years or those who have a strong local tie with the Parish.

Questions time ?

Belinda Owen ? 24 people in need ? was this people or family units ? Sue Hitchcock ? 24 people not 24 families ? some families have 4 people and some less.

Keith Evans ? Holne at present has a developer who is in the village.  Sites at present are 50% open market and 50% affordable.  Does the DNPA have the power to hold the line against potential developments, and if affordable housing is built would a developer come along to build open market homes as equilvalent.

Chris France ? DNPA - Core Strategy document to be adopted in April 2008 states that these 34 settlements will only accept exception sites, there will be no exceptions to this rule and this will be kept in force.

Caroline Carro ? Does this include Barn Conversions ? Chris France ? DNPA - the new policy states that if they are to be converted a business use would be better, but if it must be residential they must be affordable.

Frank Niering ? Does the new build restrictions include agricultural ties ? Chris France ? DNPA - This is another exception which responds to the needs of agriculture and need has to be shown.

Steve Kent - Can we establish the number of houses to be built ? are the sites going to be discussed ? Mike Bonney ? Chairman ? The survey showed a total number 24 and likely to get a 3^rd of these.  Sites ? This would be the next stage of the process ? to identify and look at any potential suitable sites.

Mike Cunningham ? In principle its right to have Affordable Local Housing, but its about how its done, we are a small community of 117 dwellings so its very important how the houses are built.  Chairman ? Mike Bonney ? This is very important and the members of the committees are very aware of this and have visited other Parishes where this has already been undertaken.

Keith Evans ? Sites we are aware of one in Holne and one in Scoriton which was not suitable.  Chris France ? DNPA - The next stage is for the Parish Council to take the lead with the Housing Group and come up with some sites and DNPA will look at the sites and establish whether they are ready for a Planning Application.

Paul Arrowsmith ? Sites are confidential and the Parish Council has asked the Housing Group to come back to them with possible sites. The Playpark is not going to be lost as is a rumour which is going around. When the Parish Council meets next sites will be discussed.

Russell Ashford ? Affordable Housing for the 2 communities are essential ? but everyone needs to be in agreement.

Fred Carro ? A scheme like this must have the support of the whole community ? the site is an important one and parishioners must know where it is going to happen so support can be given and Parishioners know what they are supporting.

Chairman ? Mike Bonney ? 72% of the responders to the survey were in support of a small local development ? if we do get a small local development it would be very important that it is not expanded in the future.

Gill Simpson ? Local Housing ? Paul Arrowsmith and myself went down to Noss Mayo to a conference and during this meeting we realised that we had done things in the right way.  Other sites have been suggested but these need to be looked at.

Frank Niering ? Compulsory purchase site ? Chris France ? DNPA -  this does not generally happen in rural areas and not a possibility.

Rue Roberts ? New Houses, Barn Conversions, Holiday Lets being converted into permanent housing ? Locally there have been all of these in Holne which have been passed and not for just local housing.  There are quite a lot of holiday lets which could be let to local people. The planning authority must be consistent in their decision and make sure that any opportunities missed in the future must be used.  Chairman ? Mike Bonney ? Renting ? what people want is security of tenure when renting ? they do not always get this when renting privately. Chris France ? DNPA - The best use of existing buildings must be made and policies have been or are being changed ? ie: barn conversions for local needs, it will not take away the need for new homes but will help with some of the need.  Housing Associations have affordable rents.

Colin Jones ? District Cllr ? encouraged by what he has heard tonight and by the results of the survey, a majority in principle are in favour of Local Housing and of course this will depend on the location of the site which is put forward. The report will be made public and the results of the survey which will show sites which have been suggested. Who will drive the project made the choices and set the rents.

Chris France ? DNPA ? The housing enabler, local housing group and the Parish Council and bringing all the other people together. DNPA will decide on the planning. 

Debbie Holloway - SHDC have rural housing associations who they work with on rural exception sites, it would be quite an expensive site to produce but the land would be cheaper to purchase £5-10 thousand pounds per plot, the rent would then be capped when built to keep it affordable.  Very high standards must be met and working in rural areas is a lot harder to engage a housing association as there can be more problems associated with a rural site.  Chairman - Mike Bonney ? when houses are built we would very much like them to be environmentally friendly.

Debbie Holloway - SHDC ? Community Land Trusts ? this is a lengthier process which you may want to consider ? it depends on how soon you want the housing.  Housing register ? candidates for the new homes need to be registered but it is done on a local connection basis first with an exception site and then on further points basis depending on their situation.

Ross Gray ? Do not rule out older people living outside the Parish who cannot afford to buy or rent ? Chris France ? DNPA - Intermediate needs housing which is available for this middle area.

Helen Ireland ? Support for housing need was quite high and would certainly support it, single units high need on Dartmoor ? Sue Hitchcock ? Rural Housing Enabler - tends to be some single people coming through, but single units are not built as single people tend to move on.  Debbie Holloway ? SHDC - There are a lot of people who are single and want accommodation but also a lot of families, but singles tend to then want to go on to 2 beds so this is why family housing is built as singles tend to move on and families do not.

Mike Cunniam ? Lots of farmers and landowners around here with children who want housing ? why not let each farmer build a house on site for his children.  Chris France ? DNPA - policy is against building houses in the open countryside except for agricultural needs, barns and holiday lets can be converted if an agricultural need is shown.

Dena Moore ? Lots of people in the area who have families with land, it would seem a logical idea.

Russell Ashford ? A dwelling for an agricultural need has to be fought for, its not that easy to get a dwelling.

Paul Arrowsmith ? Community Land Trusts ? Only way forward for the future but it seemed that district councils are not in agreement with this.  Debbie Holloway ? SHDC - There has to be an element of control and a transparent way of choosing who goes into these local houses, unless the points system is in place how would the people be chosen to go into the homes.    Gill Gray ? It was worrying to the housing group as to who was chosen for the site ? Debbie Holloway ? SHDC - A section 106 agreement would stipulate local needs but it would come down to SHDC to make to final decision, but they would be first and foremost local and then based on points.

Chairman ? Mike Bonney ? We have given the subject a very good airing tonight ? realise the sites need to be discussed further, thanks to the contributors this evening and in particular members of the committee who have put in a lot of work and are still doing so.

Sue Hitchcock ? Rural Housing Enabler ? next step to take it forward and look at sites and the potential and meet with SHDC and DNPA Planning.  Many things have come out of tonight to look at various options and consider everything. Still a lot of work to do and a long way to go.

Chairman ? Mike Bonney ? guest speakers around for questions ? tea and coffee ? thanks very much to all for coming.

The meeting closed at 9.20pm