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If you wish to know more about
the Witherslack Community Land Trust
or would like to make a DONATION to assist us in 'owning our community assets' -
please contact nick@handstand-uk.com
or telephone 015395 52532 or Steph Fry on 015395 52261
If you wish to register your interest in obtaining an Affordable Home in the Parish please contact the Project Manager, Janet Moss, janet@redpikeproperty.co.uk
For further details on Community Land Trusts please click on the link below which takes your to Cumbria Rural Housing Trust.
www.crht.org.uk/clt
Cumbria Rural Housing Trust
Redhills House, Redhills
Penrith, Cumbria, CA11 0DT
Tel. 01768 210265
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WHERE ARE WCLT NOW?
January 2010
The local affordable homes site as Blea Crag, Witherslack is now going ahead with 2 self builders. They are currently at the design stage with architects and researching environmentally friendly building solutions. Getting finance is still proving a challenge especially without freehold land ownership but at least one open minded lender is prepared to give their support.
The Trust is now evaluating a second site with a view to providing a combination of pre-built and self build plots to be made available to those members of the community who are in housing need and satisfy the Trust’s criteria.
The garage site purchased by the Trust to provide accommodation to the village shop, but who later moved in to the Derby Arms, has been offered up for sale (an offer has been accepted) with the hope that it will become a live-work unit.
The Derby Arms has continued to thrive under its new lease-ownership and has once again become a central meeting place for the community and especially so in the recent bad weather.September 2009
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FOR SALE The Old Boat Yard
Witherslack Community Land Trust are to put the garage in the centre of the village on the market. Originally purchased for the Community Shop this site is in an ideal location for a multitude of uses.
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This substantial site includes a detached workshop of approx 87 square meters (935 sq ft), and extensive hard standing yard (part tarmac) with room for manouvering large vehicles and storage.
Located in the centre of Witherslack, only 500m from the A590 arterial route to M6, Kendal, Ulverston and Barrow.
WORKSHOP/GARAGE
11m x 8m approx = 87 sqm
Height 3.5m - with elevated storage floor 4m x 7m approx
Three phase electricity (tbc), and water.
Flourescent tube lights,
concrete floor,
upvc double glazed windows to 3 aspects.
Main Entrance - full width fold back doors.
Second Entrance - single door to side
Double width entrance to highway with double metal gates, walled to all sides.
To be sold FREEHOLD
Offers in region of £150,000
Vacant possession with fixtures and fittings.
Further details and to view please contact :
Chris Pearsall
Trustee, Witherslack Community Land Trust
Tel: 015395 52716
or
Nick Stanley
Trustee, Witherslack Community Land Trust
Tel: 015395 52532
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August 2009
Following a successful meeting with LDNPA representatives the self builders are now moving forwards with plans to build 2 homes on the Blea Crag site under a declaration of trust. The second site is now to be reviewed under the new terms agreed whereby applicants can be 'certified' for certainty of 'being in housing need' before entering into any planning or associated expense.
January 2009
A new trustee is urgently required
must be aged between approx 20 and 30 years old and keen to be involved in tackling the issues young people face when living in a rural community. Please speak to any Trustee or email info@witherslackwoodlands.co.uk or write to –
The Secretary, Witherslack Community Land Trust, The Yard, Halecat, Witherslack, Grange Over Sands LA11 6RT’
Having made huge progress with the LDNPA the ‘paperwork’ is now very nearly in place. Two families will be very soon be building their own properties on the Blea Crag site.
July 2008
EXPRESSION OF INTEREST FOR AN AFFORDABLE HOME IN WITHERSLACK
The Witherslack Community Land Trust (WCLT), and previously the Housing Group, has, for the last three years, been examining the means of delivering affordable homes for local people, as identified in the housing needs survey undertaken in 2005.
You may be aware that we have identified our first build site, at Blea Crag and have obtained outline planning permission from the Lake District National Park Authority (LDNPA). We are proposing to allow two houses to be built on the site. Last year we carried out the first round of inviting applications for the scheme and from this we have identified one family for the first plot. We are now inviting further applications so we can allocate the remaining site to another eligible resident.
These homes are to be constructed on a ‘self build’ basis which means that the new residents will finance the build with a loan, which turns into a mortgage when the build is completed. The resident may contract a builder or choose to build themselves, or utilise a combination of these in accordance with the agreed plans. It is also hoped that the two proposed residents will work closely and share costs where possible. Some project management support and help will be provided by the Trust, so even if this is a new idea to you, there would be help and guidance throughout the project.
Once we identify the second plot resident, they will work with the first plot resident and WCLT to develop the design, obtain the full planning permission and the building of the homes. The financial arrangements will be between the lenders and the residents rather than the WCLT, but again support will be provided to help secure funding.
The purpose of this letter is to invite expressions of interest from households who wish to be considered for this first development, and who believe they may be in housing need.
On the next page are the criteria for analysing the official definitions of housing need as outlined by the LDNPA. The current proposal is that they will ultimately verify your housing need by issuing a certificate which will allow your occupation.
If you are interested, and you think you qualify, then all you need to do is get in touch with Janet Moss (Project Manager) and she will send you a further WCLT questionnaire, which will ask for more details. In the event that we have more applicants than potential houses, then we will have to use an evaluation process to determine who goes forward. The only person who will have your access to your personal details will be Janet Moss. Your identity will not be shared with the Trustees and the evaluation will be done on an anonymous scoring system.
If, as we hope, the scheme is a success, then we would hope to continue with further projects in the future, so there will be more opportunities.
HOW MUCH WILL IT COST?
The affordable homes will be owned by the occupier, but the land will remain in the ownership of WCLT. There will be a lease and an affordable annual ground rent payable. At the moment, we think the costs, dependent upon house configuration, will be approximately like this:
· Build cost of approximately £75,000-85,000 (inc deposit and mortgage)
· Affordable annual ground rent, payable monthly to WCLT
· Offsetting cost by undertaking construction and fitting work yourself
We are currently in discussion with lenders to identify the most favourable terms for a project such as this, so the actual household income required figure is yet to be decided. But, if you think you meet the criteria for genuine housing need and you think that you would be in a position to raise £80,000 through a combination of mortgage and savings, then in the first instance please send an expression of interest, by no later than Monday 11th August to:
Janet Moss MRICS
Red Pike Chartered Surveyors
Fieldside
Millans Park
Ambleside LA22 9AG
E mail: janet@redpikeproperty.co.uk
Please enclose your current address, and we will return an application form requesting further details. As we hope to start the development next spring, we will need the complete form back by 30th September.
Finally, it must be stressed that the ownership of an affordable home in Witherslack will not be a quick route to short-term profit, but will protect your investment with modest growth. Occupation will be restricted to qualifying local residents, and any home must similarly be sold onto residents identified as being in housing need.
Please contact Janet Moss if you wish to discuss any part of the application or the project as a whole.
Yours faithfully
WITHERSLACK COMMUNITY LAND TRUST
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CRITERIA |
FACTORS TO BE TAKEN INTO ACCOUNT |
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Is the person inappropriately housed? |
· The person is living in sub-standard accommodation, or;
· Is living in accommodation shared with parents or
· The person is homeless, or;
· The person’s current house is too big or too small for the needs of the person and members of his family living with him, or;
· The mortgage or rent is too expensive, or;
· The tenure of the property is insecure, or;
· The person’s current house is in the wrong location because (for example) the person has to commute to work in the Immediate Locality from a long distance, or;
· The person currently lives in another, less appropriate, RSL property and a move to the Affordable Dwelling will leave that property free for another Person with a Local Housing Need. |
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Is the person unable to afford to rent or buy on the open market? |
There is a demonstrable disparity between the person’s family’s income and/or assets and local house prices or rents |
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Does the person need to live in the Immediate Locality? |
· Has the person been a resident of the Immediate Locality for more than three years immediately prior to the application for a Certificate of Local Housing Need? Or;
· Does the person work (or is coming to work / last worked) in the Immediate Locality?
NOTE- A local family connection is not of itself sufficient to demonstrate a need to live in the Immediate Locality |
July 2008 - BBC IN WITHERSLACK
David Woodthorpe from BBC North West and the Politics show came to Witherslack on Wednesday 9th July.
This was following a discussion with Tim Farron who is particularly concerned about the redundant buildings in the National Park which are not considered for
use as locals housing - this is a waste of asset and their conversion would help towards the housing problem and also retain our built heritage.
David interviewed various members of the community including the new community shop co-operative.
It is to be broadcast on BBC North West news and the Politics Show at noon on Sunday 13th July.
They will also show a debate between Richard Leafe (CEO Lake District National Park) and Tim Farron MP.
WCLT WERE REPRESENTED AT THE:
‘Owning the Assets’ Affordable Housing Conference
Organised by Cumbria Rural Housing Trust and the Development Trusts Association -26 June 2008 - Melmerby New Village Hall
To explore the potential for communities to provide permanently affordable housing through local trusts
Funding partners:
Lake District National Park Authority; South Lakeland District Council; Eden Housing Association
Part of the Investing In Communities Initiative
Introduced by Tim Farron MP
This event attracted a host of interested groups from across the county including communities, local authorities, landowners, political representatives and Housing Associations interested in how community ownership of some key assets can assist regeneration, in particular by setting up Community Land Trusts (CLTs) to provide permanent local affordable housing.
Jack Ellerby from the North West Rural Affairs Forum commenced proceedings with a passionate call to action, introducing Bob Paterson of Community Finance Solutions, the first of a number of expert speakers on the subject. Bob Paterson described why CLTs were taking off all around Britain, and how they could be set up. Bob described the versatile nature of CLTs and how they aim to provide permanent affordable housing, and can also develop shops, farms, or affordable business space all of which would be durable in a similar way that alms house trusts have proved so durable over the centuries.
Tim Farron held the attention of the audience in a lively and humorous manner, at the same time stressing the need for action now to create durable solutions for future generations, and that CLTs are an ideal way for communities to achieve this for themselves.
Steve Ratcliffe, Director of Planning and Partnerships at the Lake District National Park then gave a very encouraging presentation describing how the Park Authority has identified CLTs as a good way to add to the supply of local affordable housing, and that the National Park was part of a partnership with South Lakes District Council and Eden Housing Association, funding a new Community Land Trust Officer, Andy Lloyd, based at Cumbria Rural Housing Trust, who co-ordinated this event and who is available to provide support for all interested communities in the county.
Andy Lloyd explained ‘the day was aimed at increasing the knowledge and confidence of communities and decision makers, as well as providing networking opportunities. From what people have said to me so far it seems we achieved this with people being engaged right up to the end of the day. I think this reflects the desire for more action to help hard pressed local people in what is a longstanding crisis.
The day featured presentations from pioneering communities in Cumbria as well as the North East. Janet Cresswell, manager of the East Ashington Development Trust, from Allerdale Rosemary Kemp gave a very interesting illustrated talk about the well established Threlkeld scheme Steph Fry then described how the community in Witherslack are progressing plans for several affordable self built homes, with some hope that the process might be speeded up. Steph described how they had obtained a grant from South Lakes DC to employ project manager Janet Moss, and emphasised the need to be persistent. Steph also generously offered to advise other interested communities. Then followed reports from communities just setting out from Underbarrow in South Lakes, Wardhall in Allerdale, and a report by Cllr Richard Turner on the work of the Alston Affordable Housing Group in Eden District which has had the support of the District Council and Cumbria Rural Housing Trust.
Andy Lloyd says
‘I hope CLTs in England will receive greater tangible Government support as they already do in both Scotland and Wales. The CLTs I have been involved with have had terrific support from Local Authorities both financially and in use of innovatory low cost, sustainable build methods using local materials and with low running costs.’
Key Points about community land trusts
· CLTs set out to establish permanent affordable and local housing for long-term community benefit.
· With the scope to manage other assets such as farming, workshops or retail.
· In addition, with greater freedom to use innovative methods and local procurement such as using local builders and new methods of construction.
Anyone wishing to find out more about setting up Community Land Trusts or about sustainable construction or self build should Contact: Andy Lloyd, Community Land Trust Project Officer, Cumbria Rural Housing Trust, Redhills House, Redhills, Penrith, Cumbria, CA11 0DT Tel. 01768 210265
7.2.08 PRESS RELEASE FROM LDNPA
starts:
UNUSUAL SOLUTION TO FAMILIAR HOUSING PROBLEM
A National Park village south of Windermere looks set to become the location of an innovative attempt to try to help solve the affordable housing problems in the Lake District.
Four two-storey houses are being planned for the village of Witherslack – where there is an acute shortage of affordable homes for local families – and to try to keep costs down the owners will have the chance to build the properties themselves while only having to pay ground rent instead of purchasing the land. Today’s LDNPA Development Control Committee accepted the application from the Witherslack Community Land Trust but recommended that final approval should be delegated to the authority’s Head of Development Management, David McGowan.
“We need to conclude a legal agreement to secure these as affordable homes for local people in the future, but I am very excited about this application. We all know that providing affordable housing in the national park is a high priority and our committee is doing all it can to approve applications like this. I am pleased to have been able to work with the community to help them help themselves. This is a good example of an imaginative and flexible approach to affordable housing issues. Self-build schemes like this - on land that has been donated - are just the kind of imaginative suggestions we are going to have to focus our attention on,” David said.
Nick Stanley from the Witherslack Land Trust commented: “It has been a long and winding road to get this far, and we are very pleased to now be working in partnership to solve this problem. We know that this issue faces most villages in the UK, but hits particularly hard in the national parks. We hope that this development will have some, small influence on Government in all its forms, and that they will now accept that many of rural England's problems are solvable by the communities themselves, and move to actually support and encourage such actions.”
The report to committee members showed that a recent survey in the parishes of Witherslack, Methop and Ulpha had revealed that 23 properties needed to be found to meet housing needs. Already four local families have been identified as suitable occupants for this new self-build development on land off Blea Crag Road. “In a rural village such as Witherslack it is difficult to find sites which satisfy the requirements of local people in need of housing whilst avoiding a detrimental impact on the landscape. This proposal offers an opportunity to go some way to meeting the housing need of the parish with limited impacts,” the report added.
finishes.
as at 1.2.08
Planning Application (Outline) for 4 houses at Blea Crag 7/2007/5684
The LDNPA has advised that this will be going to the Planning Committee on February 6th with a recommendation for approval subject to s106.
Certification
The LDNPA have assured this process will start as soon as the Planning Application is approved. This is an essential step for the residents to achieve certainty before committing to the self-build process, and there will be no progress on the ground till this is achieved.
Section 106
This needs some very careful consideration. The LDNPA have sent through some model section 106 agreements, but we are not sure whether the financial institutions will lend on the strength of them, or that they are appropriate for self-builders. This is an area of work that we are now focussing on.
Solicitor
There is now a need for us to retain a solicitor to advise on the s106 and the appropriate forms of tenure. We are trying to find a local with the relevant expertise and will do this in the next few weeks.
Land Agreements
These will by necessity be complex because of the need to maintain a cap on price in perpetuity and avoid the pitfalls of leasehold enfranchisement. This work will be taken forward once we have the solicitor on board, but in the meantime, the Trustees are looking at the various alternative ways of addressing these issues and inparticular keeping the houses affordable.
Residents
4 households have been selected for the self build scheme. This was done using an evaluation process based on housing need and then links to the community, in close partnership with Cumbria Rural Housing Trust.
Project Management
Our Project Manager completes the first phase of her work shortly, if the Planning application is approved. We are discussing a phase 2, to co-ordinate the s106, solicitor and land agreements, as well as supporting the residents.
Funding
We hope that the current funding from SLDC will take us up to the point where we have agreed s106, financing and the land agreements on Blea Crag, but this is all pioneering stuff, and we cannot make firm plans about how long it will take.
Redundant Farm Buildings
We have had constructive discussions with the Executive Member for Housing, senior LDNPA officers and our MP on converting redundant farm buildings for affordable housing . We look forward to taking this work further when we have the energy and resources.
LATEST EVENTS
8.2.08
Janet Moss and Steph Fry presented a report to SLDC's Housing Provision Advisory Group Meeting at the Town Hall in Kendal. This is part of the review process relating to the £10,000 key funding from the SLDC Enabler Fund which provided us with means to employ our Project Manager, Janet Moss. Janet will now be contracted to move the project into the second phase for delivering homes for the self builders.
6.2.08
LDNPA granted outline planning permission for the Blea Crag site.
30.1.08
2 Trustees met with the self builder's to discuss progress so far and the way forward inc the price capping/affordability riddle, s106, certification and architects.
28.1.08
There was a full meeting of Trustees with Janet Moss (PM).
16.1.08
Nick and Steph met with Richard Leafe (CEO LDNPA), David McGowan (Head Planner LDNPA) and Tim Farron (MP Lib Dem and carries the portfolio for Rural Affairs). Discussions took place on the reuse of redundant buildings for affordable homes and farm diversification. Both RL and DMcG were very positive and hoped that the policy could be interpreted at appropriate times to allow this to happen. A great deal of change is dependent upon the Local Development Framework which will shortly be published in draft for further consultation. David McGowan was hopeful that the outline planning application at Blea Crag would be successful subject to it being passed by the Committee of Members. We hope to have a definitive answer by 11th February.
Richard Leafe is very supportive of any affordable housing project using Eco principles and especially when using local materials. He hopes that we can work towards zero energy build sustainable homes.
4.1.08
Steph met with Tim Farron (MP), Barbara Grey (SLDC Housing) and Allan Tunningley from the Westmorland Gazette.
Tim Farron is keen to pursue the re-use of redundant buildings for homes which is currently not able to be done under LDNPA policy. In an effort to establish a principle Witherslack is being put under the spotlight. We have a considerable number of redundant buildings which could be better use. The conversion cost to an affordable home is slightly higher than a new build home but it is more environmentally friendly. See (Westmorland Gazette 11.1.08)
18.12.07
Following conversations with the LDNPA we can give you an update and clarify some positions :
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We have seen their 'model' section 106
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Planning is considering the application
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The S106 attaches to the land so is registered as a restriction on title. It may be one for all the plots or one for each plot (? tbc)
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The Certification Scheme is not set up, but if the Certification type agreement is to be used then it has to be timelimited to fit in with the cascade requirements.
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Draft Certification sample document isn't yet available.
What can the prospective self-builders do in the meantime?
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Get together to look at the plot and think about whether an alternative would be workable which might give extra space.
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Discuss the possibility of forming a collective - whether this would have a legal structure or not.
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There might come a time when being on the SLDC register might be a help when applying to LDNPA for certification - so look into now.
6.12.07
Tim Farron (MP) met with Trustees to discuss the provision of affordable homes by CLTs and also the re-use of redundant farm buildings as a cost effective alternative to the development of green field sites - which are in very short supply - for schemes.
5.12.07
The Outline Plannning Application for the Blea Crag site can be viewed on the LDNPA website www.lake-district.gov.uk planning reference 7/2007/5684.
Janet Moss (PM) will be meeting with LDNPA to discuss progress with model S106 and Certification of residents.
4.12.07
A meeting took place on 4th December with a specialist CLT solicitor to discuss the drawing up of a contract for the delivery of 'affordable homes in perpetuity' to the prospective residents. The tenure and contract details are to be negotiated between the mortgagee, mortgager and the Trust. The Trust will continue to endeavour that 'affordability' will be maintained for all applicants and on terms that suit the lender also. Current consideration is being given to 'Declaration of Trust' and 'Rural Shared Ownership'.
1.12.07
A meeting was held on Sunday 25th November between the Trustees, the Project Manager and the successful and reserve applicants.
The Resident Group (ie the prospective self builders) are to research a cohesive and co-operative design and construction for the properties on the Blea Crag plot which will fulfill the needs of all the group. Also seek certification from the LDNPA and a suitable architect for the group.
The Trust is continuing negotiations with the LDNPA over S106 and certification and the outline planning on the Bleacrag Site.
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Witherslack Community Land Trust has, for the past two years, been examining the opportunities to build affordable homes for local people in the area.
A lengthy process has taken place to identify suitable sites. Of the 24 possible locations within the parish The Blea Crag site is currently the only available and realistic option. It is well related to the school, church and playing fields, thus ideal for young families. It has good screening from the road with excellent access and having existing services which can be easily extended. An outline application for 4 units will be made shortly (by end of November 2007).
The first phase is to allow suitable and qualifying applicants so self build on a plot within the site. An architect will be appointed in conjunction with the successful applicants (residents) to determine the best use of the plot and most cost effective and environmentally sustainable build design.
The residents will work together to develop a site and appoint a builder to ensure the most cost effective construction cost is obtained. It will be their choice as to how much of the build is carried out by a contractor or by themselves, but it will be monitored by the architect to ensure all certification is completed. The residents must obtain finance including, where necessary, a loan/mortgage for the build. WCLT are currently in negotiations with various lenders to ensure this will be possible.
Posted 18.11.07
WCLT recently sent a letter (Sept 07) to all who live in the parish to ask for expressions of interest for self build houses on land owned by the Community Land Trust. Those interested have to be eligible according to the definition of housing need outlined by the Lake District National Park Authority.
Following an excellent response, the Trust are working with independent consultant, Janet Moss of RedPike Property, to take the project to the next stage. Letters and application forms were sent to all those who expressed an interest asking them to make a full application for analysis against specific criteria of housing need (Oct 07).
Full applications have now been processed (Nov 07) - assessed independently and with full confidentiality by Cumbria Rural Housing Trust and RedPike Property to ensure fairness in the process.
Of the 6 applications received the following determinations were made:
2 applications were successful but subject to certification by the LDNPA and granting of a Section 106.
2 applications were successful but considered borderline and subject to certification by the LDNPA and granting of a Section 106.
1 application recognised in housing need and would be held as 5th on the list for the first development.
1 application was proven not to be in housing need.
If you require more information you can contact Janet Moss at Red Pike Ltd on 015394 33858 or email janet@redpikeproperty.co.uk or any of the Trustees as below:
Nick Stanley (Chair & treasurer )
015395 52532 nick@handstand-uk.com
Steph Fry (Co Secretary)
015395 52186 steph@dobcoppice.co.uk
Christine Inman 52425 christine.inman@btconnect.com
Mark Brennand
Duncan Shaw
Chris Pearsall
Mike Walford |
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