The community trust’s planning application for six social rent affordable homes on Parracombe’s northern edge have been approved by Exmoor National Park Planning Committee. This is an important step forward but there’s still much to do before work can begin. For one thing, we need to draw up a legally enforceable Local Lettings Policy, which is a condition of planning permission and something we’ve committed to from the start. We also need to work with our housing association partner Hastoe, who will commission the building work, to ensure the project is financially viable. We’ll provide further updates as soon as possible. In the meantime, if you have a local connection to Parracombe and adjoining parishes, this is a great time to register with the Devon Home Choice website here –Devon home page | Devon home choice – so that you can apply to live in one of the homes once they’re ready.
Category: Housing
Information relating to the development of affordable housing in Parracombe
PCT Affordable Housing Project Update: March 2022
A plan showing the proposed affordable homes site (square, in red border) and Parracombe’s historic settlement. The blue arrows show key viewpoints around the village.
After good progress during the autumn of 2021 Parracombe Community Trust’s affordable housing plans for local people have moved frustratingly slowly.
We were hoping by now to have received our second grant of approximately £41,000 from the government’s Community Housing Fund, administered by North Devon Council. This money is needed to pay for the second stage of our project off Parracombe Lane and will allow us to submit a planning application to Exmoor National Park Authority. Unfortunately, NDC has insufficient funds to meet the needs of all affordable housing projects in its district.
While this sounds like bad news it is certainly not all doom and gloom. We’re confident that NDC remains supportive of what we’re trying to do in Parracombe and we believe we will be back on track soon.
Why has our second stage grant been delayed?
The main reason is that central government’s latest £4 million allocation to England’s Community Housing Fund was exhausted soon after it launched last year and many local authorities were left with a shortfall. As a result, North Devon Council is having to choose which of its supported affordable housing projects can continue to receive funding in 2022. Parracombe is one of these projects.
Our main advantage is that most of our feasibility studies – topography, engineering aboriculture, groundworks and ecology – are already complete. We also have a supportive and patient landowner, excellent professional advisers, a community which is regularly informed and consulted and ENPA planners who appreciate that we are acting responsibly and doing ‘everything by the book’. Our project is well advanced and – importantly – both ENPA and North Devon Council recognise they have a pressing duty to address the risible levels of affordable housing within the national park and, specifically, Parracombe and its surrounding parishes.
Our main disadvantage is that we’re seeking £10,000 more than we originally bid for. This is because in addition to architectural, engineering, planning and legal fees, ENPA planners have advised that a desktop aerial photo analysis has revealed traces of a medieval field system near our site. They therefore require a full archaeological survey.
We also need a formal Landscape Visual Impact Assessment and a traffic speed survey on Parracombe Lane. Our architect carried out a thorough informal LVIA but we did not realise we would need an ‘official’ study prior to submitting a planning application. The speed survey requirement emerged after we had placed our bid for second stage funding. We are navigating here a maze of planning protocols and public sector funding streams and we’re learning as we go.
To be clear though, we are not whingeing about any of the above requirements. As far as the speed survey is concerned many villagers feel through traffic drives too fast and anything which might slow it down will be welcome. And we’ve always been determined to deliver a development that respects Exmoor National Park Authority’s duty to protect a precious environment. Our job is to help find an acceptable compromise between this duty and the urgent need to provide affordable housing for local people.
What Now?
The good news is that North Devon Council has agreed in principle to prioritise its remaining CHF money for Community Trust’s, like ours, to spend on feasibility and planning costs. This recommendation is still awaiting final approval and councillors have to consider all the budgetary implications. But the Council’s position is heartening and hopefully means our project will be back on track in a matter of weeks.
While this delay is unfortunate we can still get on with legal work, such as a draft site lease agreement and investigation of title, because this is already funded by our first stage grant. We have also applied for a speed survey licence from Devon Highways so that we can hit the ground running, so to speak, once our second stage grant is released.
We never expected our project to be easy. We always knew issues would arise because any development in a national park deserves very careful thought and planning. We ’ll give you all a further update as soon as we have some news. In the meantime, if you are a local person in housing need, please do remember to register your interest in the six Parracombe Homes with Devon Home Choice here:
DHC Home page | Devon Home Choice
Nick Constable, Parracombe Community Trust Housing Committee
Affordable Local-Needs Housing
At last some good news. The Trust’s housing adviser, Wessex Community Assets, has persuaded North Devon Council to approve £10,000 for feasibility studies at our preferred construction site on the northern edge of Parracombe. This is on top of funding for legal searches and reports which has already been approved.
Feasibility studies may include archaeological, landscape, groundworks and environmental assessments – essentially making sure there are no nasty surprises or potential problems on the site. This is important because attracting a housing association partner / developer to a remote village like Parracombe will be challenging in the current economic climate. We should be in a stronger position if we can show that all necessary preparatory work has been done properly and satisfies both National Park planners and other statutory consultees such as Western Power and South West Water.
The Trust Board would like to thank NDC for its support and commitment in trying to address the dire shortage of local-needs affordable homes. Thanks also to our adviser at WCA, Jay Lambe, for her dogged work in keeping our project on track.
The biggest funding hurdles however still lie ahead. The bulk of expenditure will go on the planning and consultation process, along with architects fees, and although Homes England has indicated its support, we don’t know how much money the government is going make available through its Community-Led Housing Programme. This may not become clear until the Treasury completes its Comprehensive Spending Review (expected in the autumn) and of course the continuing coronavirus pandemic will inevitably be a major factor in that.
Nick Constable
Secretary Parracombe Community Trust
Affordable Homes – Update Feb 2020
The Trust’s project to build six affordable homes for local needs on the northern edge of Parracombe made good progress up until Christmas 2019. Unfortunately, since then, things have stalled – hopefully only temporarily.
Having identified a site, won the approval of the landowner, agreed a price and general terms and submitted grant funding bids to local and national government we had hoped that by now we could begin environmental and landscape assessments.
We’d also hoped to start conversations with housing associations and architects as to how the homes might look, together with possible building specifications. That in turn should have led to further consultation with planners, our members and the community generally ahead of preparations to submit a formal planning application.
Two of our bids – to North Devon Council for £1,620 and the Community-Led Homes ‘Seedcorn’ fund for £1,170 – were quickly successful. But this money was earmarked for initial start-up costs (legal fees etc). The key to really getting things moving was held by Homes England, to whom we’d applied for £65,000.
Indeed, Homes England’s response to our application was very encouraging and we had reasonable expectations of getting full approval. But then suddenly, in December, the whole process ground to a halt.
Homes England told us that, while our application was still very much ‘live’, the pot of money available to community land trusts and similar organisations across the country had been allocated. The fact that there had been an underspend on Homes England’s ‘capital budget’ (a different pot of the Community Housing Fund) seemed to make no difference.
Homes England assured us that they were asking the government to review and extend funding but that no decision was likely before the budget on March 11th.
And so for the time being we can only sit and wait for news. The government re-shuffle on February 13th, in which the Chancellor resigned and the housing minister was sacked, have unfortunately only added to the uncertainty. However the government made a clear manifesto pledge during the 2019 election to support community-led housing projects such as ours. We expect them to deliver on that promise.
Following the re-shuffle your Trust has lobbied the new housing minister, Christopher Pincher and North Devon MP Selaine Saxby, requesting that they support an urgent extension to the Community Housing Fund. We have sought further support from Parracombe Parish Council, Exmoor National Park Authority, North Devon Council and the Exmoor Rural Housing Network. We will continue to get our voice heard, as best we can, to move our local needs housing plans forward.
Should you wish to add your own voice in support you can email Mr Pincher here https://forms.communities.gov.uk/
Or write to him here:
Christopher Pincher, MP
Housing Minister,
Ministry for Housing, Communities and Local Government
2 Marsham Street
London
SW1P 4DFThe Trust’s Housing Committee will update you further as soon as possible.
Trust Committee Volunteers
Formation of Village Hall, Shop and Affordable Homes Committees
Volunteers are needed to form the three committees which will steer and manage Parracombe Community Trust’s main projects – the village hall, a new community shop and six new affordable homes.
If you’d like to get involved there’s a meeting at the Village Hall at 7pm on Tuesday February 25th 2020
The aim is for membership of all three committees to be determined on the night and for those committees to immediately arrange meeting dates at which they will appoint their chairs, secretaries and PCT Board representatives.
Agenda
- Welcome from PCT Board member Jeremy Holtom
- Brief update on the hall, shop and housing projects.
- Remit of the three committees – how they’ll work.
- Formation of the three committees (note that volunteers need not be present)
The intention is that once the above business is concluded volunteers will meet in their respective committee groups to agree meeting dates.
Please note: committee membership is subject to the Rules of Parracombe Community Trust.
Nick Constable, PCT Board Secretary
Parracombe Community Trust Spring Update
It’s time for a brief update on progress. And progress is indeed being made – maybe not quickly but at least steadily. Since the last PCT member update we have made progress on governance and management of the village hall, securing land for local needs affordable housing and planning for the shop. As a key stake holder in the hall and shop, the Trust board have been in contact with Parracombe School meeting Jayne Peacock, executive head teacher and Jan Stokes, chair of governors, to keep them abreast of our plans and listen to their needs.
Affordable Housing
We’ve agreed in principle terms for the sale of land on the northern edge of the village as our site for local needs affordable housing. We’re now in the process of making an application for initial funding to cover legal costs from the local authority.
In the meantime we’ve approached some housing associations to see if they would like to build these homes in partnership with ourselves. Possible partners include North Devon Homes, ASTER and South West Homes and it’s important to note that we’ll choose the ‘best fit’ rather than necessarily the best financial deal (although those two things are not mutually exclusive). Sympathetic designs, strong environmental awareness and a track record of delivering projects on time will all be key.
Looking ahead, the housing partner will offer homes only to eligible candidates registered with Devon Home Choice. So if any PCT members, or anyone they may know are interested in being considered for one of these homes it is vitally important they register with Devon Homes Choice right now.
PCT will be working with the housing partner to help verify a prospective tenant’s local connection using guidelines formulated by the local planning authority.
Village Hall
Following the advice from Wessex CLT Project, our advising partners, the existing Village Hall charity has now been wound up. The governance model of the Trust’s incorporation as a Community Benefit Society, in conjunction with a new village hall constitution, provides us with a robust system of governance. We’re currently waiting on lawyers to draw up a new lease – this will allow Parracombe Parish Council (the hall’s owners) to formally lease the property to the Community Trust. Once this is done it will vastly improve our chances of getting grant support from outside charities and organisations.
A big thank you to the members who helped clear out and remove a large number of aging (sometimes rotting) bits of furniture and fittings from the hall back in March. More soon on plans to give the hall a temporary facelift (cleaning / painting etc) together with a new exterior name-sign and an information board.
Village Shop
After a great deal of work by the shop sub-committee, we are now at the final stages of the business plan development and planning application submission. The team have been working closely at every stage of development with Exmoor National Park Authority on pre-planning advice and we are confident that we have a well thought out and efficient design that doubles the footprint of existing building. The design ensures that the project not only creates the required trading space but also retains the public toilet facilities and enhances the building and its surroundings as a social meeting space. We have also consulted with Sport England on our proposals and they have indicated that they don’t have any concerns about using part of the playing field, currently the terraced area in front of the pavilion, to increase the size of the existing building.
The next step, in tandem with the planning application and public consultation, is fundraising. The initial project costs (architecture design and ecology study) have so far been funded by the Trust from the its small reserves. Funding for the capital building and capital running costs will be sought through a number of sources; a community share offer, match funding, grants, donations and community fundraising events. The capital building costs are estimated at £90,000 to £100,000 (building conversion and extension is estimated at £75,000 – £80,000 and £15,000 – £20,000 required for landscaping, access improvements, car parking and hard surfaces). Fixed assets (displays, shelving, refrigeration, POS etc,) and working capital (stock and cash) are estimated at £20,000. So in total we are looking at raising up to £120,000.
We are targeting community share fundraising, share offer matching and donations to raise half the required costs, the other half from grant funding. In the next few weeks you will receive details on our community share offer.
Fundraising events for the PCT
There was another excellent Beaford production at the village hall on May 24th in the shape of Paul O’Donnell’s ‘musical extravaganza’ We’ve Got Each Other. This was a brilliant and innovative comedy which completely won over an initially mystified audience. It was a great advert for going to see a Beaford event even if you have no idea in advance as to its content. The shows are a really important way to support your hall’s financial security so please, if you possibly can, do keep buying the tickets. Our Autumn production will be announced shortly.
In the meantime, our next event in aid of the Trust is the Parracombe Open Gardens on Sunday 21st July. Eight gardens around the village, including Heddon Hall, will be open to visitors from 10am to 5pm. There will be plants for sale in some gardens and refreshments will be served at the Village Hall. Cost £6 for gardens entry (children free). Please come along if you can.
And finally …
There’s still a lot to do and to help us achieve our goal of opening the doors to our new community shop in 2020 and update the hall for the 21st century, we are looking for people to assist us. We are particularly in need of legal, project management or retail management experience. Whatever your experience there’s plenty to do, if you have a little spare time and would like to get involved we’d really love to hear from you.
Not a member? Join us and make a difference. Becoming a member is a simple, but hugely important, act in itself. It means we can keep you updated invite you to meetings and ask your opinion. Find out more and join here.Best wishes,
David Austin, Chair Parracombe Community Trust
Parracombe Community Trust Limited registered under the Co-operative Community Benefit Societies Act 2014 as a Community Benefit Society Registration Number 7804.Parracombe Community Trust – Members Update January 2019
Dear Parracombe Community Trust Member,
Firstly, a big thank-you to everyone who attended the Special General Meeting on January 16th to elect a new Trust Board. We should also welcome the many new members who signed up on the evening – we now have a membership of 63 which is a fantastic result just six months into this new venture. A number of members couldn’t make the meeting and sent their apologies; this brief report will hopefully keep everyone appraised.
One of the key messages from the meeting was that, while the Board will be limited to eight people, any Trust member can be co-opted onto the committees steering its three main projects (shop, hall and affordable housing).
This means all members can play a key role in shaping these vital parts of our community. If you’d like more information about how to join a committee please email our membership secretary Alison Smith at or call on 01598 763679. Find out more about membership.
The newly elected Board:
- Dave Austin (chair)
- Nick Backhouse
- Nick Constable (secretary)
- Keith Denby
- Jeremy Holtom
- Sue Rawle
- Alison Smith (membership secretary)
- Tom Wilde (treasurer)
The Village Shop
The village shop is currently the Trust’s main focus. Initial drawings for conversion of the playing field pavilion are in process and consultation is ongoing with Exmoor National Park as the planning authority. The Board’s Shop Committee met this week and considered next steps, including applications for grant funding and more detailed designs for a formal planning application. Parking and footpaths may well form part of an overall master plan. The target opening for the shop is spring 2020 and, while this is ambitious, it is felt a deadline is essential to ensure the project doesn’t stall. Many of you have shown your support by pledging money towards start-up costs while others have promised to volunteer their time. Please do keep those offers coming – these are investments in our community and, ultimately, our quality of life.
The village hall
Parracombe Parish Council is now proud owner of the village hall. It is hoped a lease will be drawn up with the Community Trust Board who, as tenants, will be responsible for day-to-day management. A meeting of the Board’s Hall Committee was held on January 21st when various short-term improvements were discussed, e.g. better access to hot water, the need for a new lock on the disabled toilet and alteration of its window, proper flushing of the men’s loos and the installation of an electricity smart meter (to name but a few). Looking longer term moves will soon get underway to explore grants and funding streams.
At present the Village Hall Charity is being maintained as a separate and independent organisation and it has agreed – at least for the time being – to continue overseeing fundraising, paying essential bills and supervising hire. The Charity’s funds will be held separately although one trustee is also a member of the Hall Committee and can provide regular financial updates. Steps are underway to appoint at least one other trustee. Looking ahead, both the Charity and the PCT Board will seek legal advice to establish how closely they can co-operate while still complying with governance rules.
Affordable Housing
Good progress has been made in terms of identifying three potential sites in the village. The Board is in discussion with one of the landowners concerned but unless and until a formal agreement is made to acquire land it has been agreed that details should not be made public. The maximum price for purchasing affordable housing land is £7,000 per unit which is clearly below the amount a commercial developer would have to pay. The Board’s working assumption is that there will be a development of six affordable homes, allocated according to criteria which define an occupier’s local link and need. The precise criteria has not yet been drawn up but it is important to understand that it must at least conform to that already laid down by Exmoor National Park. It may also become necessary to allow one or two open-market homes (alongside the affordable ones) to attract a trusted developer and ensure good quality designs. That will be a matter of negotiation but whatever the final agreement Parracombe Community Trust will seek to benefit from ground rent income. And all the homes – affordable or not – will require any occupier or owner to have a local link and permanent occupancy. They cannot become second homes!
During the question-and-answer session following the Special General Meeting one member raised concerns that we may be taking on too much in one go. This is a fair point, but your Board feels it is quite possible to run the three key projects in tandem. Hall management will continue pretty much as usual and plans for major improvement work there will in any case need time for consideration and consultation. In the case of affordable housing the Board is effectively acting as fixer. Our role will be to ensure land ownership, contractual agreements and outline planning permission are all in place before appointing a developer – such as a housing association – to see the project through. Be assured, none of us are looking to pick up a hard hat, high-vis jacket and shovel!
So while we’ve taken on a lot we also have a clear idea of priorities. The shop has to be the main one because this is a service the community has actually lost. It will be a challenge but, given the superb support you have all shown, it is certainly achievable.
Once again, sincere thanks to all our members and supporters. While we do not intend to bombard you with updates, we will share any significant news with you as soon as we possibly can.
Best wishes,
Dave Austin
Chair