05/03/2018
Good morning everyone,
Here are the minutes from the meeting held 26th February
Centre at Threeways Community Led Housing Project Steering Group meeting 2 DRAFT NOTES 26/02/2018
Welcome and apologies
Attendees: • Lawrence Fear – Trustee Threeways, local resident • Ken Lambert - former chairman at Threeways, local resident, still linked to project • Gina Thompson – new to the area 1 year here, housing projects as a resident, local resident now • Beverly James - local resident, • Sarah Evers- local resident, founding member of Mothershare • Kelly and Craig Scott, local residents • Martin Hilton, local resident Club Lane • Craig Smith?, Club lane resident • Chris Freeman, local resident and Phoenix shed project • David Llewelyn, local resident • Janet Atkinson, local resident, civil servant, Calderdale/ Halifax green party? • Kathryn Horner Calderdale/Halifax Green Party? Margaret Sutton, local resident, born and bred = green space
Also attending • Sam Tarff– CEO Threeways, • Sophie Michelena, Locality (chair, and notes) • Phil Block - White Young Green, town planner
Apologies • Emmajayne Carter – Threeways trustee • Kim Sheddon. Local resident
More people can join the steering group, there is no prescribed set of number. Also, members of the public are able to attend meetings, as is evidenced tonight.
Recap on previous meeting Went through headlines of content of the previous meeting on the 13/02/18, and will make notes available on Facebook and email for those who request them
Planning Application update (Phil Block, planner PB)
Role is to speak to stakeholders including the Council, and coordinate other technical reports. Has met with various departments including Housing. The Council will consider the outline planning application and make the ultimate decision following a statutory consultation period. There is a number of technical assessments that would need to carried out which will form part of the application. The outline decision will decide on principles to be agreed; those remain quite broad in range, such as access. A Parameters plan will set out the A’s part of the framework for the development, development zones, landscape zones and uses. At this stage, Threeways won’t be seeking approval for detail. There will be an illustrative masterplan to illustrate potential look, but again will not be set in stone.
Plans , based on consultations to date includes: • up to 55 residential units, mix 1, 2 Home’s and apartments and 3 bedroom homes • 400 sqm of office space • A Multi Use Games Area (MUGA) type 4 facility
There will be a range of documents to help the Council assess the development’s impact, such as: • transport statement • ecology report • land contamination • etc…
When the application goes in later, there will still be communication channels available for the community.
Community consultation update Sam Tarff, CEO Threeways (ST)
ST first explained the background to Threeways as an Charity and the housing proposal. Threeways’ aims are to create: To create a community hub which has a positive impact to the area in social, economic, and environmental terms To make best use of the community assets of the site in a sustainable way which contributes to the regeneration of the area To grow the charity through a range of uses which create local jobs ,training and volunteering opportunities.
The former sports pitches have not been used for playing sports competitively since the school closed. Residents explained that 18 months ago, access to the pitches was restricted by closed gates on Club Lane; which has cut access and usage down. Want to know why access was closed, and what input has come through from local residents for this project? ST explained that playing pitches haven’t been in operation since the school closed are difficult to sustain financially and through the winter months. ST went on to describe the community consultation process: Friday 26th Jan was the public launch of community consultation process, and the Charity wanted to encourage local residents into into the consultation as the charity was committed to genuinely involving residents in shaping and informing the plans.
Steering group meetings are part of the process; Threeways involve local people in how the project shapes up. At the end of the process, the Council could decide either way.
It was reported that the wrong day was printed on a small number of leaflets ST accepted and apologised that some copies ( approx 5 or 6) had been included in the leaflet drop although correct details were published on the Facebook . Residents were able to collect information, plans and meeting notes at the New reception during normal office hours as well as submit comment forms. In addition residents can make comments on the Facebook site and send email comments to [email protected] The letterbox drop was specifically aimed to inform and engage local residents who live around the boundary of the Threeways site. ST accepted that it wasn’t possible not every household in Ovenden to be notified and therefore know about the project. Very hard to achieve that due to resources available for the planning process, Lawrence Fear LF attended and presented the proposal to the local ward forum. Residents confirmed that this contribution was welcome and an long meeting . Unfortunately, the weather was poor that day affected attendance . LF explained he could attend another ward meeting.
There will be another steering group meeting before the outline planning application goes in on Monday 12th March 6.00pm - 8-00pm in the Trios Neighbourhood cafe. Essentially, the 3 steering group meetings’s functions are as such: 1st start the group, present the proposals and consultation process and input into the project 2nd update members on the various technical aspects of the planning process and input any comments from consultations to shape the application 3rd present the plans and consider any further comments prior to indicative submission date of Friday 16th March
Open comments /questions from residents at the meeting
1. There are lots of playing fields in the area, Rugby union, OSCA, Beechwwood park. Area is not without playing fields. Not my main concern, but as my property backs on to the site, we need to keep whatever we are building at a reasonable height, so it’s not an eyesore.
2. When will be the reports be available? ST Some have been completed other will be ready by the next meeting of the steering group.
3. We need more housing, but in keeping with current look and feel of the place and surrounding dwellings PB This has been noted 4. Playing Fields: application said they were only used up to 2009; but actually people had used the fields for walking and exercising up to 18 months ago. ST: could comment at to when and why the gate was locked but will seek to find out about the reasons why the gate was locked
5. A lot of rubble has been left on the perimeter from the recent capital development onsite, and Threeways have been made aware. Other rubbish has been left there since. Therefore land is not healthy, and possibly at risk of contamination from concrete. Old trees are in a bad state. ST: we will attempt to find out about the reasons why the rubble was left; we recognize there will be a loss of green space. We have consulted with Council officers regarding any impact however the area is not sustainable and doesn’t generate any income. Some previous Flytipping: is now being cleared up.
6. Before school closed, fence didn’t go the rest of the way around. Will there be a suitable fence between the development and other surrounding properties? ST confirmed that this will be the case and included in the detailed proposals
7. Concern of more cars on Club Lane. Club Lane is a death trap even though it’s a no entry sign. Vulnerable people walking past. parking, increase volume, safety, air pollution PB: transport assessment is needed as part of the process. Also, parking for the development would be provided on the new site.
8. Where are you going to stick the surface water as the current sewer could be at capacity? You need to do this check early on. PB: have looked at underground storage, but accept that may not be a good enough solution here.
9. Local plan: this site was not earmarked for housing. There will be houses planned for mixed use type housing in this area. Why are we so intent on building on a playing field? ST This development type can be community led and remain affordable. Next local plan consultation process starts in June 10,000 houses is what is planned in the local plan. Strategy from Council is more houses.
10. 4 bedroom houses are needed. ST Last meeting: talked about types of housing. 1 and 2 bedroomed houses; 3 & 4 bedrooms were discussed. Affordability is an issue to consider for the development. (see notes of previous meeting on long discussion on types of housing.)
11.How can we support vulnerable individuals through this development? ST: this group wants to provide affordable housing for people to get on the housing ladder, and living in energy efficient homes. Also providing independent support accommodation for people with needs, without being prescriptive. Possibly a mixture of rent, sale, and shared ownership. (The whole management delivery vehicle has not been appraised yet as part of the viability assessment. )
12.What does affordable housing mean? ST: Threeways will adopt the principles of affordability regardless how the housing will be development and managed. Feedback so far was that a mixture of private sale, shared ownership and affordable rented for the Foyer/supported dwellings is preferred.
13.What is the development going to look like? The pictures on the leaflet? ST / PB. The visual impact on the site is being considered: the apartment block will definitely be lower than 4 storeys.
14.What lease are you passing on to the future owners? ST In red line on the map is the Threeways demise on 125 years lease from the freeholder the Council. “Sub leases” or other arrangements would have to be in place and would be subject to negotiation with the Council.
15.Be careful about what will happen to the people leasing these houses, as they could buy the lease off the Council. ST will look into the implications of this but may need possible until the outcome of the application is known.
16.Threeways are not for profit; how is this development in keeping with this ethos if looking to derive money from it? ST responses that charities are able to make surpluses but would need to use them to support the objects of the Charity. LF any Surpluses created would be ploughed back into the site for community benefit.
17.Needs for housing for the elderly now that some developments have been flattened. ST the exact uses of the supported accommodation haven’t been decided, we could look at a range of uses including emergency accommodation for the elderly/ people with disabilities.
18. Need for green infrastructure and renewable consideration. ST all being planned; applications for solar, biomass, grid level battery storage. carbon trust has been looking at feasibility options for the use of low carbon technologies across the whole site.
19.Environmental look: on the papers, the houses don’t look renewable or eco friendly. ST The photos and plans were only to provide a indication on the type of houses and by no means the final designs . Also ST confirmed we will be retaining the existing tree line, there will be minimum disruption to the mature trees. A Habitat /ecology survey will also be completed
20. Issues for potential tenants with various problems mixing on a tight development. What is the distance between houses? Planner: will answer to that, but looks like around 20/25m from buildings with existing and new gardens backing on to each other
21. What will the be the use of green development technology? ST we are considering, across the whole site , where feasible ;non reflective solar PV ; biomass boilers either ground source or air source heat pumps. Wind generation is not an option. Possible battery storage could potentially significantly reduce energy on site. 22.Affordable housing: how is that going to impact on my house price? Sam: we do not know the methods/ mixture of the property ownership as this stage. Planner: House prices is not a matter for planning applications
23.Making sure height of development does not block views. Can we have a gradient cross section view of the site?
Planner: we will try and produce that for the medium point on site, but not feasible to do ones for all the different houses.
24.Are there any architect drawings available? Planner: not at this stage. We’ve produced some indicative layouts this is usually done at a later stage.
25.How will you address light pollution? !ST Working with national ILA standards to minimize impact of MUGA and street lighting. Working on methods to minimize that, including the location of the floodlights on the MUGA. Part of energy plan is smart campus. Energy efficiency will be to the highest standards
26.There was a building that was lost at the bottom of Ether Lane; rehabilitation service (after injuries, stroke) was lost as part of that. ST perhaps worth looking into that provision again
27.What is Mothershare? ST charity to relieve poverty and provide children with free clothes/toys etc… Based on site at Threeways.
28.What other businesses are you looking to attract? Mainly small businesses and charities which complement our ethos
29.Will the pitch be available for the whole community? ST The new MUGA would be for type 4 – ie widest possible community use, such as training practice, junior competitions but not dedicated to one specific sports use.
30.Well being: in order to achieve wellbeing for the population should you not concentrate on expanding the green space rather than build on it? ST the Community allotments should help mitigate that. Current allotment group member have plans to create a group to develop the project.
31.Why not turn the whole site into a big allotment in that case? ST As recognition for the loss of green space, there is a idea that ground rent could be used to creat a community chest which could go into helping develop local environmental projects such as pocket parks
32.Allotments are useful to help people learn how to cook. Question around kitchen facilities being used for training people around cooking.
Next steps
ACTION for all: Please use Facebook for more comments, the minutes of meetings, or check your emails if you have given us your email.
Date of next steering group meeting open to the public: 12th March 6-8pm at the TRIOS cafe.
Outline planning application: working to send it in by 16th March.
