HIGH BICKINGTON PARISH COUNCIL MEETING 9 FEBRUARY 2005

NOTES ON ITEM 2 ON THE AGENDA - LITTLE BICKINGTON FARM PROJECT
An opportunity for local people to share views on the planning application

Present:
Peter Tucker (Chairman), David Brown, Stella Burrows, Jean Checksfield, Roger Keen, Mike Leatham, Stan Parker

In attendance:
Mr John Rawlinson, County Councillor, 101 members of the public (approx.) & Mrs Di Carter - Clerk

The Chairman welcomed everyone to the meeting and explained that it had been arranged to inform residents of the current situation with the planning application and to allow as many people as possible to express their views on the project and put questions to Councillors.

The Chairman said the start date for the Inquiry is likely to be 7 February 2006. The planning Inspector will report within 5 weeks of the Inquiry, following which the Secretary of State will make a decision. The date for any evidence to go before GOSW has been extended to 5 March. Any resident may submit evidence for the Inquiry and the Parish Council will be happy to supply addresses for such letters if required.

It is hoped the Inquiry will be held in the village, but this is dependent on a suitable venue being found.

The Chairman opened the meeting to the public and asked that questions be kept as short as possible to allow as many people as possible to put their questions to the Council.

Q. One of the people engaged in the Hemp Project questioned the part played by the CPT in the closure of the farm. He said he supported the development but could not understand why buildings on the farm were being allowed to remain redundant.
A. The Chairman explained that the owner of the farm was, and still is, Devon County Council and any decisions on the future of the farm were taken by them, neither the Parish Council nor the CPT had played any part in the decision to close the farm. There are health and safety problems with some of the farm buildings. David Brown said one person who requested help and who had run a workshop on the farm had been helped to temporarily relocate to new premises. The CPT has currently only taken over 2 fields for the community woodland tree planting.

Q. Does the Parish Council not feel that the project is too big and will result in the village growing too quickly.
A. The Chairman replied that the village was designated in the Torridge District Local Plan as a local centre, some development was inevitable and for this reason the Parish Council chose to be involved in the Little Bickington Farm project, to ensure it had some control over development in the village. He pointed out that the project will not be completed instantly, it will be developed over a number of years, the Parish Plan is a 20-year plan.

Q. Does the Parish Council not feel that the infrastructure ie roads and sewers, needs to be improved before this and the Fountain Fields projects are developed?
A. The Chairman said that in talks with Highways representatives in the past they stated that the roads were capable of accommodating an increase in house numbers, but the Parish Council has raised the question of the roads with Highways on many occasions and continues to do so. The Water Board would have to be satisfied that the sewerage system was able to cope with the developments.

Q. Affordable housing - there were a number of questions about the way in which this would be managed. There was some concern as to the meaning of "affordable" and whether residents would ever completely own the home.
A. Mike Leatham explained the way in which affordable housing is financed and made available to residents, who can purchase a percentage of the home in line with what they can afford, eg they could purchase 60% of the house price and the CPT would own 40%. The percentage can be increased if and when the resident can afford to do so. If the resident wishes to sell and move on the house is sold back to the CPT at a current valuation with the resident receiving the percentage of the house he owns at the sale price. Mike Leatham stressed that all the affordable housing would be made available initially to people living within the parish boundary - this is the priority. If there were not sufficient village people to fill the houses, the CPT would then offer the houses within a radius of 7 miles of High Bickington. Mike Leatham said there is a list of 30 local people/families who have expressed an interest in affordable housing.
Affordable means what is affordable to people currently living in the area.
Some homes would be available on a rental basis and Mike Leatham said there is a scheme being discussed at present which is completely novel. It would mean that residents who rent their homes and then wish to move on to another property would receive some sort of lump sum payment to assist them with their future home.

Q. Why was the affordable housing moved from Fountain Fields to Little Bickington Farm?
A. The affordable housing proposed at Fountain Fields would have come under the control of Torridge District Council and therefore would not have been primarily for residents of High Bickington. By moving this housing to Little Bickington Farm the Parish Council wanted to gain some more say over those eligible to live there.

Q. Are there any guarantees that sufficient finance is in place to complete and sustain the development?
A. The Chairman said that he has been involved in discussions on this and he is satisfied that appropriate financial arrangements will be in place.

Q. As the Little Bickington Farm Project has attracted much attention from many influential people in public life, could they not be approached to assist with ensuring the infrastructure is improved?
A. The Chairman said this point would be taken on board and taken forward. Monies had been allocated by the CPT to deal with sewerage and highways issues.

Q. Would a further appraisal be made to take account of changing circumstances in the village before a final decision on the number of houses, workshops, etc is made?
A. Any changes in what is needed will be considered at various stages of the development.

Q. It was understood that the land was being given to the Parish Council by Devon County Council, but this is now known not to be the case. A. It was never intended that the land would be given to the Parish Council, the final decision on the financial arrangement for the transfer of the land to the community has not been finalised due to the planning Inquiry.

Q. What would have happened to Little Bickington Farm if the Parish Council had not taken it on?
A. Exactly what Devon County Council would have done with the land is not known, but it could have been sold for housing development if the relevant planning permissions were gained, they would have to maximise its potential. It is the only suitable site for the new school and it is likely that some land would be available for building the new school irrespective of the outcome of the Inquiry.

Q. If the school is moved from the centre of the village, will it not spoil the community centre of the village and will a bigger school necessarily mean a better education?
A. The Chairman said that the present school is not able to deliver the full national curriculum with its present facilities and a new school is of the utmost importance. He said that he feels that the Parish should provide the best possible education for the children of the village in the best possible surroundings. The proposed new housing would increase the number of pupils attending the school.
The Chairman said he would do everything possible to ensure the high standard of education was continued in the new school.

The Chairman thanked Councillor Rawlinson and members of the public for attending and said he felt it had been a beneficial meeting. Consideration would be given to holding further public meetings.

Councillor Rawlinson said he had found it interesting to listen to the views of residents; his main passion continues to be the provision of a much needed new school.

The Chairman closed this part of the meeting at 8.35pm. Councillor Rawlinson and 81 members of the public left the meeting.