Affordable Housing Committee
Minutes of the meeting held on January 25th 2005
in Holne Village Hall
Present : Paul Arrowsmith, Richard Copus(Chairman), Gill Gray, Belinda Owen, Gill Simpson
Guest Speakers :
- John Cottingham: Affordable Homes UK
- John Gillespie: Southern Development Manager for the Community Self-Build Agency
- Sue Southwell: Devon County Rural Housing Enabler
Public present: Dawn Cleave, Phil Cleave, Dave Mudge, Chris Ramsay, Stephen Bellows, Heather Bellows, Alex Wightman, Joe Bellows, Alan Parris, Jonathan Camp, Tom Hilliard, Marlon Heilbrunn, Daniel Harris, Biddy Mayo, Yvonne Fairman, Andy Dinning, Keith Evans, Sue Harrison, Helen Ireland, Richard Gray, Colin Jones, D. Melville, Catheryn Hendley, Ross Gray, Helen Bapty.
- Apologies : Mike Bonney
- Minutes of the meeting on 21.09.05 : These were agreed as a true record and signed by Gill Gray.
- Matters arising from minutes 21.09.05 : The committee had had a very positive and supportive meeting with Graham Wall, DNPA.
- Minutes of the meeting on 09.11.05 : These were ageed as a true record and signed by Richard Copus.
- Matters Arising from minutes 09.11.05 : There had been no contact with Isobel Steer.
- Guest Speakers :
- Sue Southwell
- From the results of the housing survey it showed that there was a need for affordable housing in the Parish of Holne.
- SHDC have no development plans for Holne as this is not counted as a sustainable development. They are pro-active in developing affordable housing elsewhere. By putting affordable housing in the Local Development Plan, they are able to build to build larger sites of mixed development housing ( Market price housing, low cost housing and houses for rent).
- It is important that the committee set up a meeting with Andrew Fiske, head of housing at SHDC. Ideally we need SHDC support to support funding.
- Environmentally friendly materials could complicate things because of the increase in costs.
- There is a legislative problem with Exception Sites ( sites on which affordable housing can be built) at present which could affect future ‘shared-ownership', preventing it being affordable in perpetuity.
- It was advisable not to draw up strict local criteria.
- John Cottingham
- They can deliver genuine affordable housing (both affordable buys and affordable rents) without outside funding. He gave an example of Modbury where they built 6 two bedded units for locals. The sale price was paid for by mortgages, but no rent had to be paid on the outstanding equity, therefore making them affordable.
- They are now tending to go for 10-12 unit developments because of the ever increasing economics of building.
- There are many controls to be carried out before someone can buy, with thorough checks on finance to ensure that the buyer truly needs affordable housing. The house must be the primary residence.
- Environmentally energy-saving builds are encouraged eg solar power, timber frames, recycled rain water etc.
- The government are really beginning to look at the rural housing issue.
- A development may have to include ‘open-market' housing to off-set the costs of social housing.
- If councils continue with their present sustainability guidelines, we are going to lose local communities.
- John Gillespie
- They are a charitable organisation helping people to build their own homes, for rent, shared ownership and total ownership.
- Community self-build projects are encouraged, using the various skills within the group. It is not always cheaper to use their own labour, it depends on their skill level.
- Schemes are usually liked by Housing Associations and Local Authorities. Going with a Housing Association often gives about 4% oncosts, which could be used towards training for skills etc.
- Being part of a self-build group can often change people's lives completely. Usually prefer minimum of 6, maximum of 12, within the group. Usually takes a couple of years to complete project.
- Advice is available for funding.
- If you want something badly enough, there are ways of getting there!
- Co-option of a representative from Buckfastleigh West
Andy Dinning was co-opted on to the committee. - Question and Answer session
- Q: In another National Park, only locals can by affordable houses when up for sale. Is this true here?
A: Money lenders eg Banks, Building Societies, do not like lending when there are obstacles to resale. This results in houses often being sold away from locals. - Q: How are changes in legislation affecting the building of affordable houses?
A: Loan funds often go full circle, so although funding is very difficult at present, loans for outright ownership self-build costs could come back on line. Because funding is so hard to come by, it is better to look for a scheme independent of funding. Schemes need to be economically sustainable from day one, so that public money is not relied on. - Q: How do you acquire land for self-build?
A: How much is land worth? Often a good site that could be developed is held on to by the landowner, waiting for it to become an ‘allocated housing site' which brings in more money. It is a problem.
Exception sites are cheaper and only available for affordable housing, usually for rental properties only.
The Government are going to have to change drastically, especially on planning issues. - Q: What counts as a sustainable community?
A: A community with four out of five of the following-school, village hall, shop, Post Office and regular transport. This can be challenged but it is difficult to do so. - Q: Is a self-financing scheme possible here?
A: Even if self-financing, you still need SHDC approval. If not needing their finances, it is easier. - Q: How can a self-build scheme work?
A: Good communication amongst the group is essential. A larger scheme usually better than a small one. There should be an element of self-build, with professionals working alongside. There are different methods of delivery and advice can be given about these. - Q: Is John Cottingham's association's approach the best?
A: Using a professional contractor is quicker and more efficient. The tighter the time scale the better-less disruption. - Q: Can a split site be used, ie land in Holne and Buckfastleigh West?
A: Yes. 10 to 12 houses, 6 in each could be a possibility if sites were close and you got the right contractor. More expensive. It is possible but don't know if it has been tried. - Q: Are eco-homes a possibility?
A: The new standards are very high and rural housing that is eco-efficient is encouraged. Timber frame houses are very well insulated, use of solar power, heat pump systems can all be encouraged. - Q: Had everyone heard of the Sustainability Fund?
A: (from the floor) Peter Joyce who heads the fund would love to be able to help using this funding. - Q: What would be the split of housing on a project?
A: One third open market, two-thirds affordable. The open market housing would off-set the cost of the affordable. - Q: How much land would be needed for 10-12 houses?
A: It depends on lay-out and density. 12-15 houses per acre maximum, but this would give no community land. In this area, high-density attractive cottages could perhaps be acceptable. Car parking is often an issue. Two bedroom houses that can be expanded into the roof for a third bedroom at a later stage as a family grows are a good idea. The footprint has to be slightly bigger therefore more expensive to build, but this does give flexibility in the future. - Q: What is the time scale for a build?
A: At present, it takes two and a half years to get on site, once a scheme has started. - Q: Who is the Landlord?
A: Affordable Homes UK act as the professional consultants, dealing with all sales, marketing, legal issues etc. and also controls the resale process.
Affordable Housing UK (Devon) are contracted to buy the land and build the houses. They are the freeholder, houses are sold on a 999 year lease.
Asher Homes UK are building elderly alms-type housing schemes. - Q: Can you have a local Housing Trust?
A: A community can buy the land in Trust eg High Bickington. Then Affordable Homes UK and Affordable Housing UK (Devon) help with the build. Affordable Homes UK are like a Charitable Trust-because there is no borrowing involved, they cannot go bust. There are other land trusts around the country that could be approached and all methods should be explored. The Sustainability Fund could prove useful. Holding on to the future of a community is vital. - AOB
Richard Copus stated that there were many thriving villages and more development could result in shops re-opening, public transport easily being diverted from present routes into villages etc. It was felt with SHDC it was a political issue, only wanting larger communities.
Meeting closed 10pm
Date of next meeting: to be confirmed.
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