Local Development Framework Consultation
Response from Mr Stephen Dodds, Acorn Developments(Kendal)Ltd
1. Mr Stephen Dodds, Acorn Developments(Kendal)Ltd : 3 Jul 2008 10:14:00
Please write your comment or explain your reasons for supporting or opposing this part of the Report. You may also wish to refer to the tests of soundess in the glossary of the Preferred Options document before making your comments.
The following comments on the LDF are in addition to the response submitted on our and other property developers behalf by Barden Planning and are based on our own personal experience of IPATH.
The threshold of four units for affordable housing was introduced because of the lack of larger sites in the area, as the Council is now indentifying larger areas of land for development of new housing the threshold of 4 should be lifted to the 10 identified in the Cumbria Structure Plan or the 15 identified as the national indicative minimum.
In support of the above we have recently carried out a viability assessment of a brownfield site at Gillinggrove Kendal for 8 units which proved that 50% affordability on small sites is not viable. NPS, can verify these figures and provide you with a copy of the viability for your use.
With regard to the Council's preferred option of developers working with Housing Associations for selling on properties also does not work. Our site at Paddock Lodge Holme had two affordable units for sale, contracts were submitted to Home Housing in April 2007 and we finally completed the sale on 5 February 2008 due to problems with the Section 106 and to date the properties are still vacant.
We would like to ask the question " How many houses do Housing Associations build for sale at affordable prices"? We do not think many as they too cannot make it pay and they are non-profit making organizations.