From our Reporter at the Extraordinary Parish Council Meeting
NOTES OF AN EXTRAORDINARY PARISH COUNCIL MEETING HELD ON 26 JUNE 2003.
The meeting was held to consider building "affordable housing" on part of Dencora Field between Lower End and Swaffham Prior. Affordable housing is not an option on land within development envelopes where high land values are prohibitively expensive, so "exceptional sites" must be sought. ECDC has therefore sought potential sites from land owners to help meet the demand for 529 new dwelling units p.a. in the District over the next 5 years. 110 units p.a. are required in our local sub area. The owners of Dencora Field responded positively.
All the issues were explored from a variety of viewpoints in a serious and informed debate which ended with the PC agreeing in principle to the development of eight units here, subject to conditions recognizing planning criteria established in current planning policies, and supported by Planning Inspectors' decisions refusing appeals for previous proposals on the field. The wider issues, covering the general lack of affordable housing for local people, particularly the young wishing to remain close to family, preceded attention to site-specific issues and planning aspects. There were valuable contributions from those with personal experience of housing need, and from others foreseeing the needs of their own children.
The lack of information presented was a concern, but Cllr. Cane explained that a decision in principle must come first. Only if the PC agreed could the possibility be examined further. Conversely, if the PC ruled out development, the matter would end there. It was strongly felt that this could be the "thin end of the wedge", so Cllr. Cane added that only affordable housing can be permitted on "exceptional sites", outside village envelopes (e.g. Pulpit Corner). And Swaffham Prior is well down the list in the hierarchy for "market" (private) housing too. Fears were expressed that the village may provide homes for people with no local associations. However, the 8 people seeking homes here as a first choice do have local connections, and others expressing interest may have some too. Those with local connections get first choice.
The fact that any housing development here would remain "affordable" in perpetuity calmed other fears. Part-ownership schemes (an intermediate category for those in need, but with some capacity for investment) may also be possible. If the part owner wishes to sell, it is offered to applicants from the shared ownership register. Only if there are no suitable applicants on the register would the house be sold on the open market - but the HA would keep 20% of the equity. "Right to buy" social housing in rural areas is no longer possible.
The idea that the remainder of the field could be purchased by the Parish for recreational or conservation purposes at an advantageous price is a non-starter without a large charitable donation (wealthy patron required) and the case for public open space here is not strong. If alternative sites for development in the village were sought instead, (e.g. extending the "ribbon" development up the north side of Rogers Road) there may be no progress for years to come, and the housing demand (need) is now. If this proposal is realised, ECDC will stress "No more development on Dencora Field".
Although opposing in principle any development here, ECDC planners (believed to favour option A below) have offered informal comments on the criteria any development must satisfy. The main planning issues aim to avoid harming the local character by retaining the separation of Lower End hamlet from the the village proper, maintaining open country views, and preserving strong visual boundaries (e.g. hedges and mature trees). Just two locations on the field merit consideration; both would involve extension of mains services:
A Facing 12 existing houses across Rogers Road, filling in part of the inverted "L" plan shape of the hamlet. Direct access from existing road.
B Immediately north of The Beeches. A new road needed. Some tree-felling required for a new access, made either from The Beeches or from Lower End.