The chance to influence the future development of the Ribble Valley by responding to council’s consultation on the number of houses to be built over the next 20 years to 2028 ends on 17th December – so hurry and respond if you have not already done so.
Ken Hind senior vice chairman warns ‘This is most important part of the public consultation on the future development of the Ribble Valley. It will determine the number of houses to be included in the Borough included in the local development framework or plan for the next 20 years. This plan will determine the shape and environment of the Ribble Valley for the foreseeable future.
‘There are 10 options ranging from building as few as 43 a year to as many as 559 over the 20 years, the latter a total of 11,175 almost doubling the number of homes in the Ribble Valley. The public must decide if the trends point to a need at the lower end of the 10 options :--
(1) less than 161 a year,
(2) 161 a year- 3220, recommended by the regional spatial strategy,
(3) 190- 220, total 3800 –4400; recommended by Lichfield Partners consultants, to the Council in their reports .
‘There must be is an acceptance that we need to build homes due to a predicted housing shortage in the future, the option of not building at all cannot be regarded as responsible . However new homes must meet the needs of the area, shown by local trends.
‘The impact of developments on our borders have to be considered particularly in Longridge where large developments have been given planning permission in Whittingham and more are being considered by the City of Preston .This means that demand in Longridge will be lower and has to be reflected in the number of homes built. Villages that abut Blackburn , South Ribble and Pendle have to look at the plans of these local authorities in order to assess the likely need for housing in their locality .
‘The consultation will help to decide if all the identified sites for currently identified sites development are built upon, if there is a need for further greenfield sites which could include, G6 essential open space and sites not yet identified by the council. It will determine if there are going to be new settlements such as the Standen estate village outside Clitheroe , or one at Barrow or possibly both. It will determine the number of houses built in the 31 villages in the Ribble Valley which could determine the fate of village schools, shops, community halls and pubs.
‘A major factor to be considered is the need to provide for our 18-24 year olds as the population of the Ribble Valley falls due to this age group leaving the area in search of cheaper housing locations.
‘Ribble Valley Borough Council figures for the calculation of government grant indicate the population has fallen from 61,000 to 58,000 . This has yet to be confirmed by the 2011 census figures which are not yet available. There is an arguable case to say the Ribble Valley is no longer growing and in fact shrinking as our young people seek cheaper housing areas with better job prospects elsewhere.
‘Falls in employment in the public sector and jobs generally, a flat housing market ,and the failure of the banks to lend to purchasers to buy, all can be pointers to lower rather than higher demand in the future. Movement of people from other areas into the Ribble Valley , the driver of growth here over the last 10 years, has slowed. This may be due to changes in employment opportunities in Lancashire and rises in unemployment which will be factors in the equation .
‘A factor also to be also considered is the number of empty and properties for sale and rent identified by the Housing Market Survey in August of 2011-1587 . This figure was understated and the question has to be asked does this reflect the fall in future demand and trends in the in the locality ?
‘The waiting list for housing in the Ribble Valley shows that over that half are pensioners seeking adapted sheltered accommodation including bungalows. If they leave their existing homes it frees up accommodation for young people and families who will be encouraged to stay in the communities of their birth rather than go elsewhere .
‘The Council give high priority to sheltered housing not liked by builders and developers. The type of homes built is also therefore very important with government data showing the real need amongst first time buyers, 18-24 year olds and families on low incomes .
‘The government who are pressing for higher numbers of homes to be built to help growth in the economy and meet future housing shortfalls, must realise that one approach does not fit all. Demand and need in cities will not necessarily be assisted by building 4 bedroom houses in greenfields in rural areas, beloved of builders and developers , unaffordable to the groups of 18-24 year olds , families and first time buyers needing affordable homes where the real need arises. We have to consider in this consultation meeting the housing need of the locality.
‘It is vital that the public, town and parish councils take part. We must have a balance of views of all opinions and not leave the consultation to the developers and landowners who will only press for greater numbers of homes to be built.