2016 November 1 – Pre-planning consultation

November 2016 pre-planning consultation
November 2016 pre-planning consultation
November 2016 pre-planning consultation

Please attend and give fair and reasonable feedback to the organisers. Please also send any feedback you do give to the Neighbourhood Planning team.  as well – this will ensure it is also taken into consideration when the full Neighbourhood Plan is available.

Sadly the website http://www.maulden-consultation.co.uk/  was not active at the time of posting this article.

The project is being run by Resolved Developments – they share in the value they create by getting permission to develop:

ADAS is working with landowners to maximise the value of their land by promoting it through the planning process for the purpose of residential property development. We do this by entering into a promotion agreement with the landowner which enables us to progress a planning application and ultimately obtain planning permission. After permission for a residential scheme is granted we will subsequently organise the sale of the land, on the open market, to the highest bidder. This approach ensures that the landowner maximises the value of their land before it is sold, while not risking any of their own money.

You can, and should, also make views clear to Central Bedfordshire Council via their Local Planning forum and complete their Growth Options Survey as well.

When responding, as well the normal factors of housing needs and road access, it helps to think about all of the affects, positive and negative, of growth in the village on:

  • Green infrastructure (The network of open spaces, SSSI, national footpaths, spaces for nature and access routes and in both urban and rural areas)
  • Transport (roads, train lines, bus and cycle routes) and parking, especially parking transferred to other areas (such as at stations and shoipping areas)
  • Affordable homes / appropriate homes (generally older and younger buyers)
  • Communication and broadband iInfrastructure
  • Schools at each level
  • Health (doctors, dentists, hospitals etc.)
  • Community Facilities (shops, post offices and recreation)
  • Drainage
  • Businesses and employment in local and national areas

It helps a great deal if a wider view can be taken on the impact on the whole of Central Bedfordshire as well as the specific impact on the immediate area and the village of Maulden.

Finally, it is worth considering “what would make this work better”. If there are specific provisions or a contribution to the whole village in some way, what would make the most impact?

Development is mainly financially driven unless there is a strong and co-ordinated local and regional response. At present, land with planning permission in Bedfordshire is worth considerably more than land without it. The basic economics of a large development are exceptionally profitable for the land owner, and reasonably profitable for the developer. (A good example is given on this site of how it all works).

The site is worth £650,000 t0 £950,000 per Hectare for the owners, using Persimmon Homes figures, and assuming a final density closer to 30~35 homes per Hectare. It appears the suggestion is for a fairly low density site, but, as this village has experienced many times, final densities tend to increase with each amended planning submission.

In addition, the developer will recover 20~25% profits on selling (say) 50 homes at an average price of about £350,000 per home (again, using Persimmon Homes figures and their published accounts) or close to £4m. That is after paying relatively small sums of Community Infrastructure Levy and s106 Contribution (these will increase if Maulden has a Neighbourhood Plan in place before permission is granted).

It may make sense, therefore, for the village, as a whole, to consider carefully “what would make us like this more?” alongside the question of “do we want this at all?”

 

Thanks in advance.