|the Eton versus East Chiltington
the simple ma££s of planning gain
lesson #1 - first find your fields
North Barnes Lane, East Chiltington, Plumpton...
and for any old
field plots hereabouts...
£1.8 million / acre is the gain
from getting planning permission without having to build anything at all
here the lesson endeth
|Editor:- May 17, 2021 - today
in a new comment to the
Lewes Forum - on
the subject of housing - Uiop said - "There's a disconnect
between houses being built and land developers putting in plans to convert
greenfield agricultural sites to build houses."|
about that - right?
But then this thread goes on to mention a
how the land lies - by Ellen Kelleher in the
FT (June 19, 2009) - which does sound
spookily pertinent to the property reformulations in which East
Chiltington finds itself stirred up today.
Among other things that above mentioned FT article - 12 years
ago- reported... "Welbeck Land, a property development group, is
hoping to raise 100 million in new equity, part of which will fund efforts to
obtain planning consents for farmers to increase the value of each acre
from 5,000 to more than 2 million in parts of Sussex. In return, Welbeck will
receive 20% of the profits when the land is sold..."
comments:- I did mention - "200x gain on the land alone (gov.uk
data)" - in my February 28, 2021 -
- but not everyone who saw the link will have downloaded the spreadsheet - and
new readers have been joining us - so apologies for the repetition if you
already saw that before.
North Barnes Lane? - why did I
choose that in the headline above and not
Barnes Farm - which is Eton's placeholder name for its new town? It's not
just about Eton and its land - although Eton's plans are the ones attracting
most attention from local resident activitists.
At the time of
writing this (May 2021) - North Barnes Lane - a bridleway connecting
between Novington Lane in East Chiltington and Station Road in Plumpton -
appears to be a potential hotspot for at least 3 different new community
plan developments on the fields along its full length and on either side
of the lane.
Going back to historical times - it is understood
locally that all this land was once owned by members of a family called Awbery
- which sold about 500 acres to Eton College. Local sources
planning hotspots along North Barnes Lane?
1) - At the Plumpton end
of North Barnes Lane - an application was made by land promoter Fairfax (on
behalf of various owners of the land including the 2 houses which need to be
demolished to create access) in April 2021 - LW/21/0262 - to build 89 new
houses on the fields to the East of Plumpton Lane. Objections had topped 390
when this piece was written. Read more in -
Plumpton - 1st cut to new town?
2) - At the Plumpton-Chiltingon
border along North Barnes Lane - is a chunk of land still owned* - it is
locally believed - by the Awbery family. Regardless of who owns it - this
is a different plot to the Eton land - according to Eton's recently shared
maps. Speculating on the future of this land (sandwiched between the
clearly labelled Fairfax and Eton-Welbeck plots) it is reasonable to assume
in the current planning framework that should the Fairfax site get
permission to build its 89 houses - that this precedent (with its access road
for cars) would be regarded by any serious developer as a green light and
pragmatic opportunity to offer the Chiltington side of these inbetweener
fields as a plot for some kind of housing development too.
3) - And
in the middle of North Barnes Lane and heading towards the Chiltington end to
Novington Lane - is of course the North Barnes Farm land owned by Eton - which
has been variously described by Eton in past years and various documents as
being suitable for
homes. (Final figures - ranging from none to more than any these previously
mentioned - still yet to be publicly discussed and decided by the planning
* ownership of land is hard to research and confirm. So
statements and widely held opinions as to who owns what and when - which are
made in public discourse and news articles can be made in good faith but may
still be liable to errors. The paper referenced below has an academic
perspective on this ownership topic.
|landownership structure of
England - academic paper|
of Key Trends and Issues in UK Rural Land Use - Report to The Royal Society
(157 pages pdf) (August 2020) - is a useful resource which (among
other things) also says this.
"Landownership data is notoriously difficult to obtain in
the UK and even today information on who owns rural land in the country
remains clouded in secrecy and difficulties. Church and Ravenscroft point
towards - the problems of identifying owners, especially in areas where land
registration is incomplete (many areas of rural England) and land is rarely
bought and sold (registration only taking place as a result of such a
The current landownership structure of England is
outlined in Table 4.2"
|"Recent decades have brought us to a
position where the money valuation of land and buildings is now about 80%
of all tangible assets in the UK: totally dominant. |
widespread agreement that the UK economy is over-dependent on the maintenance
and pursuit of asset values: it is a source of instability and a key mechanism
in reproducing and amplifying the inequality of wealth between social classes
(and among generations within the property-owning classes).
housing absolutely unaffordable to working class people in most regions and
relatively hard to afford for many middle-income households.
Land values grow as population expands, as (at least many peoples)
incomes rise, prompting a desire for more space, as public infrastructure
improves and environmental quality goes up.
A distinct and
special uplift in value can be realised when permission is given for land to
Professor Michael Edwards in his essay - How
much land value should be captured for collective purposes?
wrong answers to the wrong questions - 11 essays - countering the
misconceptions driving the Governments planning reform agenda - a report by
an independent group of planning academics (August 2020)|
|In the old days you might see one or two
cyclists peddling valiantly towards prospects new. They weren't always going in
the same direction. Sometimes they'd be going from left to right (Lewes to
Plumpton). Or right to left (Plumpton to Lewes). And on any given day there
wasn't any particular sense that there was a single preferred direction. Those
were free range cyclists going their own way. The coming of the arrows were
like the footprints in the sand seen by Robinson Crusoe... |
|a collective noun for
Cyclists in a quiet lane?|