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Politics

End of the line for Right to Buy?

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Carl Sargeant: Social housing ‘under considerable pressure’

NEW LEGISLATION which will abolish one of the most controversial policies of the 1980s was introduced in the National Assembly this week.

The Right to Buy legislation was introduced by Margaret Thatcher in 1980, though individual councils could sell properties to tenants prior to this.

While some credited the policy, which was one of the bedrocks of the Thatcher administrations, with raising money for public finances, and giving people their only opportunity to own a home, it was also criticised for creating a shortage of affordable rented property and artificially inflating the housing market. It led to the sale of 139,000 Local Authority-owned houses in Wales – around 45% of the available stock – since 1980.

In enacting this Bill, Wales will follow from Scotland, who banned Right to Buy in 2016.

The Bill will provide for the Right to Buy, the Preserved Right to Buy and the Right to Acquire for tenants of local authorities and registered social landlords to be abolished after a period of at least one year following Royal Assent.

In introducing the Bill, the Welsh Government aims to protect the Welsh stock of social housing from further reduction, ensuring it is available to provide safe, secure and affordable housing for people who are unable to take advantage of the housing market to buy or rent a home.

To encourage the development of new social housing, the Bill, if passed by the Assembly, will provide that the Right to Buy and Right to Acquire will end for new homes two months after Royal Assent. This will help encourage social landlords to build new homes in the knowledge that they will not be at risk of being sold after only a relatively short period.

The Bill complements other actions being taken by the Welsh Government to increase the supply of housing.

Ahead of the Bill’s introduction, Communities Secretary Carl Sargeant said: “Our social housing is a valuable resource, but it is under considerable pressure. The size of the stock has declined significantly since 1980 when the Right to Buy was introduced. The number of sales is equivalent to 45% of the social housing stock in 1981. This has resulted in people in housing need, many of whom are vulnerable, waiting longer to access a home they can afford.

“The Bill supports the Welsh Government’s wider aims of a more prosperous and fairer Wales, helping to tackle poverty by protecting our stock of social housing from further reduction.

“I recognise the proposal affects existing tenants and we will ensure tenants are made aware of the effect of the Bill in good time before abolition takes place. The Bill will require the Welsh Government to publish information, which social landlords in turn must provide to every affected tenant, within two months of the Bill receiving Royal Assent.

“We have set an ambitious target of creating 20,000 affordable homes in this term of government. Alongside social housing this will include schemes such as Help to Buy and Rent to Own to enable people on modest incomes to own their own homes. We are supporting low cost home ownership and we are expanding the social housing stock. Abolishing the Right to Buy will complement these other actions we are taking in order to support people in housing need.”

Councillor Dyfed Edwards, the Welsh Local Government Association spokesperson for Housing, said: “At a time of acute shortages of social rented homes, and with many thousands of people currently on housing waiting lists, the proposal from the Welsh Government to abolish right to buy is a welcome step in tackling a growing problem in Wales. It is essential that people’s access is improved to good quality social rented housing in order to enhance people’s lives, and also to revitalise local communities”

The plans were backed by Plaid Cymru. A party spokesperson said: “We welcome the proposed move to scrap it altogether and regret that the Labour Welsh Government has taken so long to abolish this most Thatcherite of policies.”

However, perhaps unsurprisingly, the Welsh Conservatives were less enthusiastic about the proposal.

Party Housing Spokesman, David Melding AM , said: “The Welsh Government’s bid to end the right of social housing tenants to buy their homes begins its journey through the National Assembly for Wales today.

“Labour’s decision to revoke the Right to Buy in Wales will undermine social mobility, depriving thousands of families of an opportunity to get on the housing ladder for the first time.

“It’s easy for Welsh Government ministers to lecture, but this legislation will simply serve to deny hardworking families an opportunity to own their own homes.

“There is a severe shortage of affordable housing in Wales because Labour hasn’t built enough affordable homes, and not because council tenants have had a chance to buy theirs.

“The Right to Buy Scheme doesn’t deplete the housing stock, it empowers people to take a stake in the home in which they already live.”

Community

Fishguard natural burial site plans refused by planners

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A CALL to extend a Pembrokeshire cemetery to provide a space for eco-friendly natural burials has been refused by county planners.

A natural burial is an eco-friendly alternative to traditional burial, burying a body in the ground without a coffin or headstone.

In an application to Pembrokeshire County Council, the Trustees of Tabernacle Chapel sought permission for a change of use of agricultural land to extend the existing Tabernacle Cemetery, Fishguard to include a natural burial site.

A supporting statement, through agent Gethin Beynon, said the land has been in the cemetery ownership since 1945, adding: “Based on the development forming a similar use to the adjacent cemetery and being in the same ownership as the Trustees of Tabernacle Chapel, the proposal would be classed as an extension to an existing community facility.

“As the development is not proposing any engineering or physical features with the natural habitat being retained, it is considered the change of use of the land would be in keeping in an area where other cemeteries exist to the north, east and west of the application site.”

It added: “With regard to the operation of the burial ground, when a burial takes place, a plot is allocated, and the turf cut and set aside. The topsoil and subsoil are then heaped alongside the grave. The graves would be dug to the appropriate depth to earth over the coffin to protect it whilst allowing the body to recycle in the active/living layer of the soil.

“After a burial, soil is returned in compacted layers around and on top of the coffin, with topsoil and turf on top. Grave locations are plotted and recorded on plan. It is intended that such administration and management duties of the site would be undertaken by the applicants.

“Due to the development not resulting in marked graves and there being no maintenance requirements from mourners, visits and any associated vehicle movements would be of a low intensity and infrequent.”

The application was supported by Fishguard and Goodwick Town Council, subject to satisfactory outcomes of an archaeological survey in relation to nearby Castell Mwrtach, an Iron Age defended enclosure and possible associated earthworks, along with discussions with the south Wales Trunk Road Agency.

An officer report, recommending refusal, said Natural Resources Wales (NRW) had raised concerns “that cemeteries have the potential to cause pollution to controlled waters, with the level of risk dependent on many factors and to fully assess potential impact of each site an initial Tier 1 assessment which shall define potential pathways and receptors in proximity of the site,” adding: “No such risk assessment has been submitted in support of this application resulting in a development that does not adequately confirm the level of risk to controlled waters the development poses.”

Archaeological advisors Heneb has said a geophysics survey of the site is needed to determine any effect on adjacent to Castell Mwrtach.

“As a geophysics survey has not been submitted in support of the application, it cannot be demonstrated that the development would have an acceptable impact on the historic environment in conflict [with policy].”

The scheme was refused by planning officers on the grounds of the concerns raised.

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News

Renovation of historic Tenby hotel given the green light

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WORKS to a prominent listed Pembrokeshire hotel have been given the go-ahead by national park planners.

In an application to Pembrokeshire Coast National Park, Simon Fry, through agent Asbri Planning, sought listed building consent for works to the Grade-II-listed 1-2 Royal Lion Hotel, High Street, Tenby, said to be one of the oldest hotels in the town.

The works included replacement windows, replace window with original door opening, works to existing parapet, blocking up of windows, render front elevation, blocking up of existing windows, retain existing signage, remove and rebuild existing chimney stack and other minor ancillary works.

The proposals were supported by Tenby Civic Society: “We welcome the scheme, being done very much in character with the original and will complete a very welcome refurb enhancing this prominent point in the town”

It had requested some “minor corrections,” including “retaining the ‘stage door’ stained glass window on the rear door onto Upper Frog Street”.

Tenby Town Council also supported the scheme, saying it was “a much-desired enhancement of a Grade-II-listed building within the Conservation Area”.

A supporting statement for the application said: “In terms of the replacements and overall works these would be of sympathetic materials appropriate to its setting, ensuring the existing character of the building is preserved. The intention is to replace on a like-for-like basis where possible, although the new replacements will be double glazed.”

It added: “The works are necessitated following the previous structural survey undertaken on the two ground floor bays which revealed they are in poor condition and are in need of reinstatement as soon as possible in the interests of the integrity of the listed building and for public safety.

“The replacement of the other bay structures and windows on the front and northern side elevations were also necessitated given their deterioration over time which has led to an adverse visual impact on the listed building and surrounding area.

“Given the previous state of the bays and windows, the works that have been recently undertaken are a significant betterment to the existing situation, and the works the subject of this application would further enhance the quality of the listed building, avoiding further dilapidation.”

Last year, an Urgent Works Notice was served for works on the hotel by Pembrokeshire Coast National Park Authority, with an application for those works later granted.

The latest application added: “The building in question is of great significance to the town of Tenby and its Conservation Area. It stands as one of the oldest hotels in Tenby and as identified above, holds great historic and heritage merit.”

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News

Herons Reef Residential Home redevelopment approved

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A CALL to change a Pembrokeshire estuarial beauty spot village care home to a residential property has been approved by the national park.

In an application to Pembrokeshire Coast National Park, Leicestershire-based Mr c Cunningham sought permission for a change of use of Herons Reef Residential Home, Llangwm Ferry, Guildford Row, Llangwm, near Haverfordwest.

Previous applications have been made at the site for a change of use, with a 2019 scheme refused, and a 2018 scheme withdrawn.

Other applications for a single storey cabin-style building with decking area and an extension were also refused in 2011 and 2009 respectively.

An officer report, recommending approval of the current application, said: “No external changes are proposed to the building; however, it should be noted that stone cladding has been applied to the front elevation of the property within the last four years.

“Permission would have been required for this since, at the time of writing, the property is still within use class C2 [residential home] for which no permitted development rights exist. This will be dealt with separately to the current submission.

“There are no over-riding concerns in relation to the proposed change of use in relation to visual or residential amenity, and there are no concerns in relation to the parking arrangements, access or local Highway Network.

“The proposed green infrastructure and biodiversity enhancements are deemed to be acceptable as it is proposed to plant six new trees within the rear garden area, and this is deemed to be proportionate to the proposed development, since no losses are to occur to facilitate development.

“Overall, the proposal is considered to be acceptable, and a recommendation to grant permission, subject to conditions, is made.”

The application, which includes a Section 106 legal agreement for the payment of a contribution towards affordable housing, was conditionally approved by park planners.

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