You might be thinking, how can changes to building regulations be of importance to Clifton Village? Normally we don’t very excited about such mundane matters, but Wednesday 15 June is another milestone for Calderdale’s Local Plan.
Back in 2018 when Calderdale published its draft local plan, the future homes standard (FHS) was a vague government promise for delivery in 2025.
Fast forward to 2020 and the Inspector was told in the second set of hearings that the changes to part L of the building regulations would increase costs for building new homes (especially when coupled with accessible/adaptable standards).
Now if Calderdale had delivered its plan and concluded the hearings in 2020, this issue would just be a problem for the developers (and a cost for landowners to deal with), but it’s now adding firmly to the problems for Calderdale – and the Inspector.
Changes to Part L, to help make homes more energy efficient, will add additional costs to new homes. Although the cost is relatively small, the issue will be for sites (like the strategic extensions) where site deliver was already questionnable.
The council’s submission to the government made it clear the Thronhills development couldn’t cope with full compliance with Part L alongside the Part M requirements to make buildings easily accessible and adaptable (if needed).
In short, it’s complex. There are a number of ways to determine if a site is viable or not, it comes down to the cost of developing the site, what the development will return and what a landowner will be happy to sell for. In Calderdale, the minimum benchmark land value (BLV) at time of plan submission was as high as £187,500/acre. Things have deteriorated for local landowners and the garden suburbs are now as low as £102,000 per acre – and that’s before any exceptional costs they may incurr.
No! The viability assessment at the Plan’s submission stage wasn’t a comprehensive piece of work – the strategic sites were separated out, unfortunately, electric charging points were omitted from the costs. The costs of making the sites suitable for use (including dealing with any mines, remedial works to old quarries and tips) have not been included in the costings. In these situations, the landowners usually end up paying for unforeseen costs before they see a return.
Our friends at the Clifton Village Neighbourhood Forum continue to do sterling work in helping to share a sustainable and deliverable plan, but what happens if the viability of large-scale developments (like the strategic sites) is out of kilter again?
The council might say, don’t worry because there’s plenty of contingency in the costings. Maybe, but here are a few questions for Calderdale Council
And this is before we start on the issues with the substantial decline in benchmark land value – but that’s an issue for the landowners who are seeing the actual money they may receive for selling their land diminish.
All of this might leave you thinking, how are things going with the Local Plan?
Good question.
Despite the press release, the reality is not very well.
We’re about to see the main modifications published, and frankly it doesn’t look good for Caldedale Council.
Every new house built in South East Calderdale will pay towards the education costs, even though the garden suburbs will generate the greatest demand for the services