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Housing Needs Survey
Please look out for the housing needs survey forms which will be coming to you as the centre pages of the next edition of “The Link”. This survey is to gauge the amount and type of housing that is needed in Great Missenden Parish as a whole including Great Missenden itself and also Prestwood, Heath End, Ballinger and South Heath.
The Parish Council is very concerned that young people are often driven away from the area when they want to set up home due to the very high cost of housing here. Also older people wanting to downsize can often not find the right kind of smaller dwelling they need.
It is important to emphasize that affordable housing is not the same as ‘social housing’. The developments are small and tastefully built. For an example please take a look at Lapraik Grove in Chalfont St Giles. This small development of affordable housing was opened this July 2010. It consists of 28 dwellings- a mix of 2 and three bed roomed houses and one and two bed roomed flats. 11 of these are rented and 17 are shared ownership allowing first time buyers a chance to get a foot on the property ladder.
Lapraik Grove, Chalfont St Giles
Lapraik Grove, Chalfont St Giles
We believe that a small scheme would be of great benefit to the community. We also need to know that you would support new affordable housing in the parish if the survey were to confirm a need for it. So please endeavour to return the form whether or not you are personally in need of affordable housing to show your support.
Affordable Housing is either rented, or part owned between a Housing Association and the occupier (shared ownership). When a part owner wishes to sell, the part of the dwelling they own is sold back to the Housing Association at the current market value. Each dwelling therefore remains as affordable housing in perpetuity.
The survey will be independently analysed by Mrs Jean Fox, the Rural Housing Enabler. Mrs Fox is employed by Community Impact Bucks (Formerly Buckinghamshire Community Action) and is independent of the County and District Councils, but works closely with them. Her role is to help rural communities identify whether or not they need new affordable housing, and if they do need it, help them to get it. A summary of the results will be provided for the parish following the survey.
Should the survey show a local need for affordable housing, steps will be taken towards finding a site for a small development according to the needs of the villagers. Any houses built will be for people with a local connection to Great Missenden Parish only and will always stay affordable.
FREQUENTLY ASKED QUESTIONS
What is affordable housing?
Affordable housing is low cost housing for shared ownership or rent, usually delivered through a housing association, to meet the needs of local people who cannot afford accommodation on the open market. The Homes and Communities Agency, a government body, part funds the development of the properties and sets guidelines for affordable rents.
If the Parish Council considers that there may be a need for affordable housing, then the first step is to invite the Rural Housing Enabler (RHE) to attend a Parish Council meeting to explain the process. If a decision is made to proceed, the RHE will organise a Housing Needs Survey.
Before the survey is conducted it is widely publicised in the village by means of posters and articles in the newsletter or on the village website.
Forms are then individually tailored for each parish and hand delivered to every household. The results of the survey are analysed and will offer a good indication of need.
Our village does have a need, what is the next step?
The next step is to search for a suitable piece of land. Rural affordable housing schemes are always built on ‘exception sites’.
Exception sites are plots of land which are not earmarked for development. However they can be given ‘exceptional’ planning permission to meet affordable housing needs. As the land would not gain planning permission for any open market housing, this helps to keep the cost of the land down and the homes affordable.
Schemes are often built on farmland, redundant allotments or glebe land.
All schemes differ and this does depend on many factors. Schemes could take from 18 months to 5 years but typically from conception to completion the average development takes approximately three years.
How big would a development be?
This does depend on the need established but exception schemes are generally small, in the region of six to eight properties and occupy about half an acre.
How much consultation will there be?
As the democratically elected body, the Parish Council should be central to the process. Working closely with the RHE, they should be involved from the beginning and help drive the project through the various stages. The Parish Council will be consulted on every aspect of the scheme from the beginning and regular Parish Council meetings will allow residents to keep up to date and to contribute. A Village Consultation Day will be held to encourage the parishioners to air their views and to give everybody a detailed insight into the development.
What will the houses look like?
Affordable doesn’t mean a compromise on design. The development will respect the character of the settlement and be in scale with it. Affordable housing is built to Code for Sustainable Homes Level 4, a higher standard than current market housing.
Input from the Parish Council or the Village Design team on design issues is encouraged and taken into account where possible. (Pictures Bledlow 2009)
Properties built on rural exception scheme sites will only be allocated to people with a very strong local connection to the parish.
As a condition of gaining planning permission a legal agreement called a Section 106 is entered into between the Housing Association and the District Council with input from the Parish Council. This agreement lists the criteria to be met by applicants and includes:
People who have been permanently resident within the Parish for at a minimum of three to five years
People permanently employed in the Parish for at least three to five years
People who have a strong connection with the Parish such as family associations
People who have previously lived there
The dwellings are then to be allocated in order of priority need.
A property sold as a shared ownership dwelling is covered by covenants in the Section 106 agreement. This means that the property can never be sold outright and must always be sold to purchasers that meet the criteria of the s106.
To ensure that this happens, the amount of equity that a purchaser may own is limited to a maximum of 80%, ensuring that the Housing Association will always maintain a stake in the property
There is a planning policy, known as the Rural Exception Policy, which allows for the provision of housing in small villages and settlements if a need is established. These are homes that will remain in perpetuity for the benefit of parishioners with a strong local connection, homes that will remain affordable and will not be sold on the open market.
Buryfield Skate Park
We are very pleased to announce that the new skate park at Buryfield was officially opened by Fern Britton on May 8th 2010. It is free to all visitors as are all the other facilities at Buryfield including 2 newly built tennis courts, 2 young children’s play areas, a large open space/football ground and free parking for an hour. Here is an account of the skate park project
BACKGROUND
In October 2008 a petition of over 100 names was presented to the Parish Council by youngsters asking if it would be possible to provide a small skate /bike park in the Parish. Councillors were very impressed by this and agreed to look into the feasibility and search for a site.
A community working group called “Pipes for Young People Enterprise” or “PYPE” was set up with half of the members being teenagers. The Youngsters are very enterprising and keen to do as much fundraising as possible themselves.
The first consideration was to find a suitable site. It is not possible to use Parish Council land at Prestwood Common as this is over looked on all sides by housing and is used intensively for football. Also there is already some equipment for teenagers there. Sprinters Sports Centre was seriously considered too, but this site is also overlooked by housing and gaining permission would be difficult as three different bodies have an interest in the land.
The young people themselves then suggested a site at Buryfield between the tennis courts and the A413. This was previously a grass tennis court but has now become vacant. It is at the centre of the Parish; so would be accessible to youngsters from all the villages, it is in the same complex as other recreational facilities, it is situated well away from houses and any noise would be absorbed by the busy road. Councillors agreed that this would be a suitable site
The Council wanted to help provide these enterprising youngsters with recreational equipment so that they can be occupied in the type of activity and exercise that they enjoy. Local Councils are actively being encouraged by Central Government to provide young people with leisure facilities in order to promote healthier and more active lifestyles.
The recently completed market town health check for this area “Community Vision for HP16” highlights that the lack of teenage facilities in the Parish was causing concern
It was however recognized that some people living near the proposed park did not want welcome the proposal
Consultation
The Parish Council endeavoured to conduct a thorough consultation exercise. As well as writing to local groups, schools, churches etc, an article was published in the parish magazine “The Link “ in May 2009 explaining the project and clearly indicating that the community’s views were invited. Postal and email addresses and phone number were printed. The magazine is delivered free to every household in the Parish – over 4,500 copies.
While not forgetting the original100 signatures from young people, in response to the magazine, the Council now received 12 letters in favour, including one from the Great Missenden Community Group, and 9 letters against. A report was also sent from Great Missenden Village Association stating that while the Association as a whole had decided to take a neutral view, in their own survey there were mixed views.
After considering all the responses Councillors then agreed to go ahead with the project, but to fundraise as much as possible rather than using precepted funds
Design of the Park
The young people of PYPE were involved with the design of the park from the start. Three different manufacturers were looked at and after due consideration this design from “Lightmain” was chosen. The equipment is made from a light material called “Skatelite” which is very quiet to ride on. The various jumps and “pipes” are arranged to give the maximum variation to riders and skaters.
Quotes for the project
Three have been received:-
1. StreetSkape £86,212
2. Monster Play Systems £62,195
3. Lightmain Co. £69,625
Fund Raising
We have been very fortunate to have been awarded a large grant of £50,000 from the Government department for children, schools and families called the “Play Builder award” This has been awarded for the general refurbishment of the whole recreation area at Buryfield as well as the installation of the skate park. We have therefore been able to refurbish or replace much of the play equipment and develop the park to include the Birds nest swing for disabled children as well as the skate/BMX equipment for older children
Other funds have been awarded from The Lottery “Awards for All”, The County and District Councils, Stoke Mandeville and Other Parishes Charity and some fundraising by the young people of the Parish.
Official Opening
The Park was officially opened by Fern Britton on Saturday 8th May. Unfortunately the weather prevented a demonstration by some professional skaters going ahead, but many people came and saw Fern let off a big bunch of helium balloons. Fern was very obliging and posed for photographs and also joined us for coffee and cakes in Origins Wine Bar afterwards.
The park is already proving very popular with youngsters and Councillors are very pleased to be able to offer good facilities for every age group who visit Buryfield – A large open space/football ground, two children’s play areas, 2 newly refurbished tennis courts and a skate park. Also free parking for an hour and indoor facilities at the Memorial Centre.
HIGH SPEED TWO - EXCEPTIONAL HARDSHIP SCHEME
RESPONSE FROM GREAT MISSENDEN PARISH COUNCIL
Should the Department for Transport introduce an Exceptional Hardship Scheme ahead of decisions on whether, and if so how, to proceed with a high speed route?
It is essential that a scheme be put in place with immediate effect.
This scheme should continue through the period of statutory blight provision as the impact on property values will affect those that are not covered by this provision.
The announcement of the preferred route for HS2 has already had a great impact on the Great Missenden Parish. It has caused uncertainty within the property market leading to a fall in house sales and where sales are being achieved prices are being negotiated at lower levels with HS2 being given as the reason.
Do you agree with the proposed principles underpinning the proposed Exceptional Hardship Scheme? If not, what alternative principles would you propose, including specific criteria for determining qualification for the scheme?
The Council feels that this scheme does not embrace the effect the preferred route announcement has on, not just the immediate vicinity, but on the much wider area.
There is a considerable knock on effect so it would be unfair to restrict the scheme to only those houses considered in ‘close proximity’ to the route. Similarly the scheme should not restrict its eligibilty to those with only ‘exceptional circumstances’.
This route follows a line through an Area of Outstanding Natural Beauty. An area where the statutory duty is to conserve and enhance its natural beauty. Home owners have paid a premium for the properties within this area as a result of this designation. They should not be penalised as a consequence of this major infrastructure project, of which they have no control.
It is unacceptable to expect homeowners to carry a loss of 15% on their property value. There should be no threshold limit as is the case in the Central Railway and BAA schemes.
There is also concern that small businesses and farmers have not been included in this scheme. This route will impact on many such properties within the Parish, at a time when many are already facing economic problems. All property should be included within the scheme.
Do you agree with the proposed system for operating the proposed Exceptional Hardship Scheme? If not, what alternative arrangements would you suggest?
The Council feels that there should definitely be a right to Appeal the initial decision.
A decision, which should be made by a purely independent board.
With regard to valuation - the property owner should have the right to obtain his or her own independent valuation in addition to other valuations.
The Great Missenden Parish Council would endorse the alternative solution set out by the HS2 Action Alliance. (a copy of which is attached)
Alternative Compensation Solution
A new approach is needed for how individuals affected by major infrastructure projects are compensated. A summary of the recommended alternative solution has four elements:
1. A new policy for Government
Major infrastructure developments undertaken for the national benefit should not impose losses on individuals through reducing the value of their property. The blighting of property values in the locality of HS2 is a consequence of HS2 and should be a cost to HS2, not to the people who happen to be in that locality.
2. A Government Undertaking to guarantee property values
The Government should now give an ‘Undertaking’ that it will guarantee blight-free market values for all properties affected by whichever route is chosen. This would be achieved through a new property blight protection scheme that would start from when the route is selected. The Undertaking, given now, would cost nothing until the route is chosen.
Its aim is to reassure property owners on all potential routes and maintain market confidence.
3. A new compensation scheme (instead of the EHS)
The new Property Blight Protection Scheme (PBPS) would guarantee the blight-free market values to property owners who in selling their property would suffer a loss in value due to HS2. PBPS would not replace statutory rights but provide new rights to those affected by HS2
Eligibility: any property owner who suffers a ‘loss in property value’ due to HS2 could apply to HS2 Ltd to purchase the property at its blight-free market value. There would be no qualifying reason for sale, restrictions on proximity, noise etc, or threshold loss, besides there being some impact on market value.
Operation: to inhibit groundless applications some ‘general conditions’ must be met
§ Been on the market for a reasonable period (determined by property price bands)
§ No ‘serious offers’ at blight-free value (with evidence to justify this value)
§ Reasonable (evidenced) belief that its reduced value is due to HS2
The ‘loss in property value’ is decided by the market (i.e. how much people will offer for a property that is blighted by HS2). The blight-free value would be professionally estimated (using similar methods to existing schemes e.g. RICS ‘red book’ valuations, supported by an appeals process). If the blight-free value is not more than the best serious offer received, the owner would be required to pay HS2 Ltd the evaluation costs.
4. Applying new scheme to ‘preferred route option’
To address the blight created by 11 March 2010 announcement, the new PBPS would apply on an interim basis to the ‘preferred route option’ with immediate effect.
These alternative arrangements contain certain regulating safeguards:
§ By requiring HS2 Ltd to purchase blighted properties it is in their best interest to provide good information e.g. on effects of noise, vibration, etc. This limits speculation, as uncertainty depresses prices
§ Having PBPS on the ‘preferred route option’ at this stage does not encourage unnecessary (i.e. additional) sales, because PBPS still applies if this route is chosen
§ To maintain confidence in the property market on all potential routes, HS2 Ltd must be seen to be fair in how it operates the PBPS on the ‘preferred route option’
Parish Council Opposes High Speed Rail Link
At an emergency meeting held on 22nd March, Councillors voted unanimously to oppose plans for a High Speed Rail route along the Misbourne Valley.
The main reason for this decision is that Great Missenden Parish lies in the Centre of the Chilterns AONB. Areas of Outstanding Natural Beauty have a legal standing equal to those of National Parks. They are nationally protected areas and extremely important to the well being of a great number of people who visit for holidays or on daytrips, particularly from London. The only grounds for disregarding the protective status are if the proposal is “Overwhelmingly in the National Interest” or “if there is no alternative”. Councillors agreed neither of these conditions is met by the scheme.
Councillors noted the claims that HS2 would benefit the environment by reducing air and road travel, but this has been questioned by environmental experts; construction materials such as concrete are costly in terms of the environment; the trains will be using electrical power, which is unlikely to come from renewable sources. There will certainly be no benefit to people living in Buckinghamshire or the Chiltern District as they will still have to travel to London by train or car in order to get the HS train. This would take longer than driving or taking an existing train directly to Birmingham.
The proposal would cause major damage to the local landscape both while building and forever afterwards There would be a great deal of associated development too which is not described in the report such as supply roads, high fencing, maintenance buildings, signs, electricity lines etc. The removal of enormous amounts of earth would need to put somewhere
There is a petition to Number 10 Downing Street available to sign up to at www.petitions.number10.gov.uk/railhighspeed
Great Missenden Parish Council has also responded to the Exceptional Hardship Scheme Consultation; please see our comment as follows
HIGH SPEED TWO - EXCEPTIONAL HARDSHIP SCHEME
RESPONSE FROM GREAT MISSENDEN PARISH COUNCIL
Should the Department for Transport introduce an Exceptional Hardship Scheme ahead of decisions on whether, and if so how, to proceed with a high speed route?
It is essential that a scheme be put in place with immediate effect.
This scheme should continue through the period of statutory blight provision as the impact on property values will affect those that are not covered by this provision.
The announcement of the preferred route for HS2 has already had a great impact on the Great Missenden Parish. It has caused uncertainty within the property market leading to a fall in house sales and where sales are being achieved prices are being negotiated at lower levels with HS2 being given as the reason.
Do you agree with the proposed principles underpinning the proposed Exceptional Hardship Scheme? If not, what alternative principles would you propose, including specific criteria for determining qualification for the scheme?
The Council feels that this scheme does not embrace the effect the preferred route announcement has on, not just the immediate vicinity, but on the much wider area.
There is a considerable knock on effect so it would be unfair to restrict the scheme to only those houses considered in ‘close proximity’ to the route. Similarly the scheme should not restrict its eligibilty to those with only ‘exceptional circumstances’.
This route follows a line through an Area of Outstanding Natural Beauty. An area where the statutory duty is to conserve and enhance its natural beauty. Home owners have paid a premium for the properties within this area as a result of this designation. They should not be penalised as a consequence of this major infrastructure project, of which they have no control.
It is unacceptable to expect homeowners to carry a loss of 15% on their property value. There should be no threshold limit as is the case in the Central Railway and BAA schemes.
There is also concern that small businesses and farmers have not been included in this scheme. This route will impact on many such properties within the Parish, at a time when many are already facing economic problems. All property should be included within the scheme.
Do you agree with the proposed system for operating the proposed Exceptional Hardship Scheme? If not, what alternative arrangements would you suggest?
The Council feels that there should definitely be a right to Appeal the initial decision.
A decision, which should be made by a purely independent board.
With regard to valuation - the property owner should have the right to obtain his or her own independent valuation in addition to other valuations.
The Great Missenden Parish Council would endorse the alternative solution set out by the HS2 Action Alliance.
Finance secured for conversion of Prestwood Co-Op Zebra crossing into a Pelican Crossing
At a meeting with the Bucks County Council’s Local Area Forum on Wednesday 27th January it was agreed that the “Delegated Budget” allowed for projects in Great Missenden Parish and Little Missenden Parish for the year 2010-2011 could be used to upgrade the zebra crossing outside the Co-Op on Prestwood High Street. The new crossing will have Traffic Lights and will be much safer for pedestrians.
The Parish Council and many others have been extremely concerned about the safety of the zebra crossing as it is at present ie without traffic lights. Cars and vans persist in parking on the double yellow lines and white zig zags outside the shop making it difficult or impossible for drivers approaching the crossing to see whether there is anyone waiting to cross or indeed anyone who has already ventured onto the crossing. This is particularly worrying when children use the crossing as they are smaller and can be completely hidden by cars and vans.
This is a very pleasing result after a long campaign by the Parish Council and many local groups and residents who have been extremely worried that a serious accident would occur ever since the zebra crossing was installed.
Due thanks should be given to Little Missenden Parish Council who agreed that the whole of the “Delegated Budget” should be used for this project in Great Missenden Parish. In recognition of this, the two Parish Councils have agreed that the “Delegated Budget” next year (2011-2012) should be spent on projects in Little Missenden Parish.
The Parish of Great Missenden lies at the centre of the Chilterns Area of Outstanding Natural Beauty, 35 miles northwest of London and 10 miles from the County Town of Aylesbury. It includes the picturesque villages of Ballinger Common, South Heath, Prestwood, Heath End, Hyde End and parts of Great Kingshill and Little Kingshill, as well as the historic village of Great Missenden with its Augustine Abbey and many listed buildings.
The Parish is located in one of the most beautiful parts of the Country, surrounded by rolling chalk hills, magnificent beech woods, quiet valleys and charming brick and flint villages. Views from some of the spectacular local walks reveal tapestries of woods, fields, hedges, sunken lanes and clear streams. Wild life too is varied and interesting. There has been a successful reintroduction of Red Kites in the area and some of our Commons have rare species of orchids and butterflies. Local Nature groups run many activities such as pond dipping, badger watching, moth trapping and bird watching.
The area is well served by rail links to London and Aylesbury and is within easy reach of the M40, M4 and M25 Motorways. As well as the beauty of the area, the easy access to London and proximity of Chequers may explain why so many famous people have settled here over the years. Former Prime Ministers Harold Wilson and Clement Attlee, Steve Race (Jazz musician) and Roald Dahl all lived in Great Missenden and Arthur Liberty (Liberties of Regent Street) lived nearby at The Lee.
Today there are a number of actors and celebrities who live in or near the Parish.
The Roald Dahl Museum and Story Centre opened in Great Missenden in June 2005 and is proving to be a very popular attraction for tourists, schools and families. Roald Dahl was the author of many well known children’s stories including Charlie and the Chocolate Factory and The BFG and many of his tales are set in locations within the Parish.
The Parish Council was founded in 1895 and, like all Town and Parish Councils, forms the third tier of local government with the District and County Councils above it. We are responsible for the upkeep of three recreation grounds, six allotment fields, one village hall, three playgrounds and one teenage area. There are monthly Council meetings, which always include a public forum, and also regular committee meetings. Correspondence is through the Clerk at the Parish Office, clerk@greatmissendenpc.co.uk
As well as information displayed on this website, all residents are updated on the work of the Council through the twice yearly Council Magazine "The Link". This is delivered free to every household and is a useful forum for gathering local views on current issues. We are very keen to increase this dialogue with the community and we hope that you will find the website interesting and feel free to let us know your comments and opinions about life in the Parish.
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