I have just heard that a Swiss company has offered plots at Hambrook Green, between Bussage and Chalford describing them as "A Land Investor’s Dream".
The Company’s website uses out of context quotes from Stroud District Council’s Local Plan, suggesting that residential infill plots would be suitable for the site. In contrast, the Council today clearly stated that residential development would not be allowed, as it would be contrary to the Adopted Stroud District Local Plan. The site not only falls outside the designated settlement boundary, but it enjoys the extra protection of being within the Cotswolds Area of Outstanding Natural Beauty.
In the past, companies have bought agricultural land at agricultural prices like here in Ruscombe and then split it into plots to be sold off to private investors hoping to capitalise on an increase in value. As readers of this Blog will know I am part of the Ruscombe Valley Action Group who have met regularly since the threat to our fields. We have gained support from many quarters and SDCs prompt action in organising an Article 4 was very welcomed by the community - this stops fences being erected to divide all the plots. I am very pleased to see SDC acting again so promptly with an Article 4 due to be issued today.
The Ruscombe Valley Action Group have two key concerns that we are working on currently. The first being the deterioration of the land in the Ruscombe Valley which is slow but real and is being monitored by the community. The 180 odd plot owners in Ruscombe had a 2 year maintenance contract which has now expired.
The second concern is to stop further cases occurring. To this end the Action Group have been supporting Greg Mullholland MP with the drafting of his proposed private members bill to ban land banking. Control of land ownership is not the issue; it is the subdivision that is undesirable. We have found that many American states as well as Canada have powers under their planning laws to control subdivision. So why not here?
One approach that needs serious consideration is compulsory acquisition and subsequent resale of land. Local authorities would presumably only lose the costs of the transactions if they were to acquire and sell at the going agricultural rate. The mere threat of compulsory purchase would be an effective deterrent. I have written to our Council requesting they consider this course of action.
In the meantime anyone considering buying a plot of agricultural land is advised to check before parting with their money. Call Stroud District Council’s Planning Helpline on 01453 754442 or email planning@stroud.gov.uk
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This letter appeared in national press from local Action Group member and former District councillor Micahel Charley - this is the full version as the paper cut the last para:
Sir: Your correspondent David Prosser (Saturday's Save & Spend) has clearly been conned himself over the disreputable practice of land banking. He is looking at it from the same point of view as he might consider any other form of legal investment-potential return against potential profit. He completely fails to realise why the practice is so roundly condemned by everyone from the Govt downwards. The fact that there are so many cowboys in the business is neither here nor there. That is part of the risk the investor takes. There is a serious moral issue here.
Once the landbanker has sold off the majority of plots-at ten times their real value-he move on, leaving behind him a legal deadlock noone can unravel. The plot owners can do nothing except try to put pressure on the local planning authority to permit development. Naturally the local authority will never bow to this kind of pressure; to do so would make a mockery of the whole planning process. We have been unable to find any case so far where such tactics have succeeded.
So what happens to the land? In our case forty acres of good agricultural land on the outskirts of Stroud now has no less than 150 registered landowners from all parts of the country who have no connexion whatever with Stroud. Although Stroud District Council strongly resents the intrusion of land bankers they lack the resources to deal with so many owners. The land can no longer be farmed. It will not be developed. So inevitably it will slowly become derelict. The real losers are the local community.
The govt is well aware of all this but in spite of repeated lobbying all they have been prepared to do is to increase local authorities' enforcement powers. This neither prevents the practice of land banking nor offers any solution to land already divided up and sold in this way. Solutions are not easy. Possible ways forward include increasing local authorities powers and resources, imposition of a land tax or giving the Financial Services Authority a monitoring role, but until the Govt shows a real will to crack the problem I fear the cowboys are going to win, leaving a trail of chaos behind them. And they are all cowboys.
Michael Charley
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