Community Conversation Q&A
Wednesday 20th July 2011
Dartington Village Hall
At our most recent Community Conversation Vaughan Lindsay, CEO and Jo Talling, Dartington’s Property Director, presented the Trust’s vision for future property-related development both on and off the estate. Attendees were asked to focus on the opportunities and challenges they could see ahead. The following points were identified and here we respond to some of the key questions raised.
This is just the beginning of the consultation process with the local community and we welcome the opportunity to work with you. Click here to read our commitment to developing our future with the community.
Challenges
1. How can development benefit both the community and the Trust?
The development framework and allocations are set by South Hams District Council. Given this development has been set there is an opportunity for the Trust and the community to work together to ensure this development is done in a way that meets both the needs of the Community and the Trust. Community engagement and consultation is absolutely vital to this process and by working in partnership we can maximise community and economic benefits. SHDC’s collaborative planning template (due to be made public later in 2011) will provide a framework to help us all achieve this.
2. How do you link the development to the Elmhirsts’ ethos?
We remain committed and acutely conscious of the ethos and values of our founders. Indeed the Elmhirsts were responsible for much of the development in Dartington and Totnes – this has always been something the Trust has done. However, what is important is how this is done. To help steer how we approach any development we have written a statement that highlights our commitment to working with the community of any development and we have identified four key principles which will help guide any development: design, sustainability, affordable housing and economics. These principles relate closely both to our charitable programmes today (arts, social justice and sustainability) and to the Elmhirsts’ original ethos and interests. The Elmhirsts were social entrepreneurs – Webbers Way/Sawmills project together with other development projects highlighted in the presentation will help us to raise funds to continue maintaining the Dartington estate and support our charitable work.
3. What effect will development have on Dartington’s flora and fauna?
For the Webbers Way/Sawmills field we have commissioned a comprehensive ecology study to understand the nature of all wildlife species and to identify potential mitigation measures to ensure wildlife habitats are protected. Dartington’s Land Use Review will also identify additional areas for community wildlife projects and orchards. These studies also link with our ongoing conservation programme. Any development scheme proposals will include public open spaces and landscaping.
4. Does the Trust profit? Are we selling the family silver?
The Trust plans to invest over £36m over the next five years so that we can grow its programmes and enable them to be financially sustainable. Part of this investment will be funded from the profit of any development – as it has been throughout Dartington’s modern history. Net proceeds from the sale of assets will be used to develop our charitable programmes and to repair, maintain and upgrade our 42 listed buildings.
This is more a question for South Hams District Council and Devon County Council. They have set the development framework and are developing strategies to meet the extra demand on infrastructure. In transport, for example, Totnes on the Move will give local people the opportunity to have their say on transport issues. Any proposed development would be subject to a transport impact assessment and mitigation strategy. The priorities for South Hams is creating job and building more affordable homes for the community. This is much needed but does have inevitable consequences on the supporting infrastructure. We believe that by allocating land for a mixed use development of homes and employment space in the middle of the community it is intended to minimise car journeys.
6. What contribution will the Trust make to developments?
We will make the land at Sawmills available for development and facilitate new employment buildings and public and play space.
7. Why are you building on Greenfield sites?
The sites have been allocated by SHDC’s Local Development Framework following extensive consultation in response to the need to allocate land for new homes. Please refer to SHDC’s website for further information.
8. What percentage of the homes will be affordable homes for villagers?
Dartington Hall Trust and South Hams District Council will agree together the number of affordable homes. We will share more information about this as it becomes available and the individual sites are considered in detail. Rents charged will be in accordance with national policy. There is a useful definition of affordable housing in the following new, draft, National Planning Policy Framework
9. Dartington Hall Trust can’t let the houses on the Estate so why build more?
All our residential properties are currently let and there is usually a waiting list. The exception is when tenants vacate and properties are being prepared for new tenants and there is a short void period.
10. What development will happen at the Shops at Dartington?
The Shops at Dartington are under increasing competitive pressure and need to increase in size if they are to survive in these increasingly competitive and tough times. We are exploring the potential of adding to the existing shops in a way that complements what we already have and that will also add to the tourism offer for the village, Totnes and the South Hams.
11. What is happening to the Lescaze building?
It is 40% occupied and we are seeking to let the remaining vacant offices. If you are interested in letting space please contact carol.richards@dartington.orgg
12. What is the outcome of the Dairy Crest site in Totnes?
The Dairy Crest site is one of a number of other sites that have been allocated for a mixed use scheme to meet the Council’s need for more homes and employment accommodation. Dartington Hall Trust does not own this site. Enquiries regarding this site should be directed to SHDC.
13. What is the potential development of Broom Park?
We are keen to work with local residents to agree a way forward to manage and maintain the common areas and roads in a financially transparent and sustainable manner for the community.
Webbers Way / Sawmills Field
14. What is the scale of the development at Webbers Way / Sawmills Field?
We would like to confirm that the only site South Hams District Council has allocated for housing in Dartington is Sawmills/Webbers Way, which allocates up to 95 houses in total (65 pre 2016, 30 post 2016) and the figure of 500 approx. to which Vaughan Lindsay referred to in his discussion group at the Community Conversation is the adopted Development Plan Document allocation of a total of 523 homes pre 2016 and 180 post 2016 in Dartington & Totnes, as well as 4.1 & 0.3 Ha of employment land respectively. A table is published on page 26 of the DPD – click here
15. How will you use space on the industrial estate?
For a mixture of quality employment buildings, including craft workshops, offices and studios.
16. How would it look from the road?
At the moment it is impossible to say but we will be working with the developer to create a high quality architectural design that complements the streetscape. As the project develops, architectural drawings will be made available and shared with the community in the usual way.
17. What sort of housing will be on the Sawmills Field site?
We anticipate predominantly a mix of family housing.
18. How does the development fall within the community plan?
The Dartington Community Action Group (DCAG) Action Plan is still in draft format as answers are being collated. Development is not mentioned in their Action Plan as it was considered that this was being dealt with by the Development Plan Document. However recommendations by the community for light industrial, office units and craft workshops are included in their Action Plan as well as in Dartington Hall Trust’s proposed development plans. An audit of wildlife, set aside areas and public spaces will be incorporated into development plans as well. All of these issues were raised in the DCAG Action Plan.
19. Why is the rent on units in Webbers Way so high?
We do not believe the rents are high. We charge the going rate in the current market. We try to be as flexible and accommodating as possible to support our tenants and maximise occupancy.
20. How do we develop at an appropriate scale to Dartington village?
We will work with the community to create a ‘sense of place’ that complements and adds to the vitality and viability of Dartington.
21. Will you flatten the industrial sites at Webbers Yard?
No. However we do propose to construct additional employment buildings and potentially refurbish and upgrade some of the existing units. Some future demolition maybe required but until the details of a scheme are agreed we cannot give further details.
22. Will there be reasonable rents for small businesses?
Yes – we will charge the going rate for the South Hams area.
Foxhole / The Abundant Life project
We have a fantastic opportunity to demonstrate what a better older age could be and Foxhole is the ideal place in which to base this. It has buildings that provided a home to a community before, and this will be a modern iteration of that for a new need. Just as in the 1930s Dartington explored a more respectful, enabling, form of education for young people, so now we will be exploring a new form of more respectful and enabling living for older people. The scheme will bring an important listed building back into coherent and viable use. Schumacher College has all the space it needs to expand its work without the need to use Foxhole. Infact Foxhole would be far too big for the expansion plans for Schumacher College. The College is expanding its programmes over the next five years and work has started on refurbishing some of the Old Postern’s neighbouring buildings – the former Craft Education and Chicken Shed – to provide additional teaching space. Schumacher is also expanding its e:learning programme. For further information check out www.schumachercollege.org.uk
Celia Atherton, Director of Social Justice at Dartington explains: There is not an inconsistency here between what we say and what we do. Play opportunities for small children are hugely important and that is why Dartington has supported this group over the whole of its 42 years at Foxhole. In more recent years this has been by way of substantial subsidy on rental and services. We have also worked hard to offer the playgroup the opportunity to rent a range of alternative spaces, none of which the playgroup has thought suitable. We are very saddened that the playgroup has now closed. Foxhole as a whole site has for some time been unviable, not raising sufficient income, even when full, to cover maintenance costs. The consequence is that the buildings and site overall have deteriorated considerably and the offer we were able to make to tenants was rapidly becoming unattractive and unsuitable. Alongside that we, with others, identified a pressing need to think about and act around older age in a more imaginative, positive and enabling way. Proposing the use of Foxhole to accommodate the building-related aspects of this work would bring a significant listed building back into coherent and viable use, provide increased local employment opportunities and add to the facilities available to local people.
25. Are long leaseholds the equivalent of selling land on the estate e.g. Foxhole Abundant Life?
No. We will be retaining the freehold interest of all the land at Foxhole as well as all the communal facilities, gardens, grounds and common parts. The apartments will be available on a variety of terms: some will be let at affordable rents to suitably qualifying applicants and some to purchase on a long leasehold basis in full or with shared equity.
Next Steps
26. What is the process following on from this meeting for Webbers Way/Sawmills?
We will establish a Steering Group comprising local community representatives, Council officers and developers to work together and explore how best to maximise the community and economic benefit of the development. There will be many opportunities for everyone to engage in the process and we will highlight these on our community page – www.dartington.org/community www.dartington.org/community
27. Can the community can post their view-points to Dartington?
Yes – we are very interested to hear your comments, feedback, ideas and suggestions at every stage. Please click here to send us a message. These Q&As will be amended and updated as dialogue develops.
The following opportunities presented by development on Dartington Hall Trust land were identified by members of the community:
- Provide an improved community space
- Good local shops
- Improve Webbers Way
- Dartington and the community working together
- Strike a balance between affordable housing and ecologically viable enterprises.
- In choosing our development partners for Sawmills/Webbers Way can we be different, imaginative (i.e. not the standard option agreement)
- Webbers Way can develop into an industrial estate/business hub that the village can be proud of and that can provide new jobs.
- Opportunities for cross-pollination between ideas at Dartington and fledgling businesses
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