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Glossary
| An explanation of
some of the terms often used and misused by people in the planning business.
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S 106 agreement |
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Dwellings
per hectare |
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Buy-to-let |
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S106
Agreement |
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These are agreements whereby planning applications can be approved subject to the developer contributing money (or land) for such things as
affordable housing, road improvements, school places and a host of items as determined by the Council policy.
It became clear at a council planning meeting recently that Basildon Council DO NOT have a policy in place for these.
When an application for planning is lodged, the Council contact
consultees (highways, health, schools, refuse, environment agency etc) for their comments. These comments are then considered when the application is considered.
For example, schools. Essex County Council have a laid down formula for calculating the need for
school places based on population, and if necessary request for a contribution. So far every application approved within the
Masterplan area that has had a request from ECC schools has ignored that request . Basildon Council is forcing these additional homes on the people of Wickford (present & future) without ensuring that the
infrastructure (or funding) will be available. We have highlighted schools but it applies equally to everything.
Section 106 of the Town & Country Planning Act 1990
The full text of Section 106 is below:
(1) A local planning authority may enter into an agreement with any person interested in land in their area for the purpose of restricting or regulating the development or use of the land, either permanently or during such period as may be prescribed by the agreement.
(2) Any such agreement may contain such incidental and consequential provisions (including financial ones) as appear to the local planning authority to be necessary or expedient for the purposes of the agreement.
(3) An agreement made under this section with any person interested in land may be enforced by the local planning authority against persons deriving title under that person in respect of that land as if the local planning authority were possessed of adjacent land and as if the agreement had been expressed to be made for the benefit of such land.
(4) Nothing in this section or in any agreement made under it shall be construed—
(a) as restricting the exercise, in relation to land which is the subject of any such agreement, of any powers exercisable by any Minister or authority under this Act so long as those powers are exercised in accordance with the provisions of the development plan, or in accordance with any directions which may have been given by the Secretary of State as to the provisions to be included in such a plan; or
(b) as requiring the exercise of any such powers otherwise than as mentioned in paragraph (a).
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Dwellings
per Hectare |
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Government planning policy seeks net densities of 30 to 50 dwellings per hectare
(dph), with even higher densities where there is good public transport accessibility.
 The recently published 'Communities Plan' indicates that the gross average density of new build housing development in the districts and boroughs of south Essex has ranged from less than 20 to over 30dph over recent years. On-going monitoring does, however, indicate that these average densities are increasing, and that there is potential for significantly higher net residential densities in appropriate locations. The second RPG Annual Monitoring Report for the East of England, for example gives an average planned density of 77dph (gross) for Southend in 2001.
The above is taken from
the Thames
Gateway South Essex website
One hectare is 10,000 sq
metres, and some current examples are: |
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dph |
| typical
bungalow |
Detached
bungalow in Wickford on plot 9x40M |
28 |
| 3-31
Runwell Rd |
83
flats in a 6 storey block on a plot of 3,219sqM |
258 |
| Riverside
Place |
173
flats on aprox. 0.88 hectare site |
196 |
| Wickford
football site |
50
dwellings in plot of 1.2 hectares |
40 |
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Buy-to-Let |
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"Buy-to-Let scavengers prey on the housing market"
was a recent headline.
How does it work?
In the UK, "buy to let" has been described by some as the epitome of what is wrong with British society. The basic idea behind buy to let is "How do I get someone else to work for me? "How do I get money without having to work?" This forms much of the basis of Real estate investment. Buy to let owners can effectively become unemployed and yet still receive massive incomes. Not only do buy to let dealers make money from rent, but they can and often do make massive profits on the sale of their housing stock. The result in the UK has been a wealth divide never seen since Victorian times. Buy to let, as a form of real estate investment, together with shrewd banking tactics have driven up house prices in the UK to such an extent that first time buyers, who genuinely need a first home, let alone a fourth, can't afford to get a foot on housing ladder. It has become a massive problem in the UK which cannot be underestimated.
(from Wikipedia)
Who wins?
The banks are not concerned about first time homebuyers or their ability to find affordable housing. The buy-to-let market places them in a win-win situation. If one landlord 'drops the ball' and petitions for insolvency, then another will snatch up the properties. In fact, the banks stand to make a tidy profit by stoking the buy-to-let inferno that is sweeping across the UK.
Estate Agents
have another segment of the market to target, and with buy-to-let sales
they also have the opportunity to charge a fee to the new owner to find a tenant,
another win-win situation.
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Some, like
Cowling & Payne and Amos Estates in Wickford, are quite specific in their
advertising that the new flats being built in the town are ideal for
potential 'landlords' to buy up these properties and let them out as an
investment.
But one of the outcomes
of this is to drive up property prices and make it more difficult for
first time buyers. The buy-to-let market hasn’t only priced many new home owners out of the housing market, it has increased rents in some areas beyond the average consumer’s budget. |
And the losers?
What seems to be on offer for young workers is renting from a buy-to-let landlord.
The alternative is to leave areas where they
were brought up but where they have no hope of building a home.
Inward migration is one of the results of this, with many of the new
residents being commuters who have no affinity to Wickford, and will
spent little time or money in the town.
The buy-to-let practice is quite above
board of course, and many regard it as an
excellent example of free enterprise in action. Another
view is that buy-to-let is the most extreme form of the parasitic “something for nothing” ideology that surrounds and distorts the property market. What new housing do buy-to-let landlords provide? None.
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If you disagree with
any of the above, or have come across other terms you would like us to comment
on, or if you have some suggestions of your own, please email us at
sitemanager@WickfordActionGroup.org.uk
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