The people of Dawlish have had enough of development on their doorsteps, councillors have been told.
Just to point out that as much as I would like to think that the land west of Teignmouth Road (that's the three fields inland opposite The Smugglers pub) is now saved from being developed that is not necessarily the case.
When the Local Plan is submitted to the Planning Inspectorate sometime next year the examiner can rule, if they think it appropriate vis-a-vis national planning and housing policies, that the land should indeed be developed.
A Friends of Oakland Wood facebook page has now been set up which is concerned with preserving Oaklands wood and the three adjoining fields as they are.
There needs to be a public enquiry into how and why all this land is becoming available to developers and who is benefiting from its acquisition. Also when are these developers going to be forced to pay section 106 compensation to residents like on Secmanton Lane who's properties have been devalued by tens of thousands of pounds
As I understand it all this land is becoming available to developers because:-
a) central government dictates to local authorities how many homes have to be built in their particular area over a certain number of years.
b) in order to achieve these number of homes local authorities invariably have to have them built on land that has never been developed.
c) in order to have sufficent land local authorities do a 'call for land' whereby local landowners can put land forward for consideration for future development.
d) very often this land is agricultural land and is priced as such. However, if it shows any likelihood of being selected for development then it acquires what I believe is known as hope value. See this link for more info about hope value https://www.savills.co.uk/blog/article/218780/residential-property/in-plain-english-hope-value.aspx
e) if finally selected for development then any land that was originally valued at agricultural land prices now has a value that is astronomical in comparison.
f) so the landowner benefits - by megabucks
g)and the housing developer benefits - via profit margin
h)yes, there are section 106 agreements for the benefit of the community eg monies towards health facilities, schools, play areas and the like but in terms of compensation for devaluation of property? - Nah - not as far as I am aware. See this link which is concerned with new development and devaluation of previous established property https://www.weeklygripe.co.uk/compensation-for-devaluation-of-property-only-fair ;
And on the price of what once was agricultural land going up by megabucks if given planning permission for development - see the quite small piece of land that once formed part of Gatehouse Farm land opposite the barns and by the roundabout adjacent to Secmaton Lane. It is now presently being developed by Taylor Wimpey. The land was up for sale for offers around £675,000. That amount of money for such a really quite small piece of land?!
see https://dawlish.com/thread/details/47854 for more info
For clarification - when I refer to 'the barns' (see post immediately above) I mean, of course, the barn conversion cottages (doh!). A two bed one is presently on the market for rent at £950 per calendar month. More details herehttps://www.rightmove.co.uk/properties/141651644#/?channel=RES_LET
So given the hope value of land (see posts above) and how much such land increases in value should it be identified for development, imagine just how mightily miffed the landowners of land around Dawlish must have been when no land was identified for development in the emerging local plan!!
Just imagine all that dosh that they were no longer going to get!
I bet the air was blue!
For the moment at least both the land where the Hensford Park development is proposed to be sited (Langdon Farm area) and the land adjacent to the countryside park for up to 200 homes cannot be developed as both are sited within the Dawlish Warren Critical Drainage Area and the Environment Agency has said no more development within the DWCDA until and unless the flooding issues can be addressed. The DWCDA goes along the Exeter Road as far as St Mary's Cottages.
(Note however that although also within the DWCDA, the developments by Persimmon and those to be built at Gatehouse Farm and Secmaton Farm will still go ahead as they were identified for development back in 2014).
The three fields west of Teignmouth Road opposite The Smugglers have also been dismissed (by TDC) for development.
All that said, if the Environment Agency changes its mind for any reason between now and when the emerging Local Plan is examined then both that land within the Dawlish Warren Critical Drainage Area and the three fields opposite The Smugglers could, nontheless, end up being developed.
You can bet your life that the landowners and developers will be putting up a fight - just think of all the moolah that's at stake!
In my post dated 18th Nov at (g) I talked about developer profit margins.
Apparently it's in the region of 35.5%