Little Canfield Parish Council

Public Meeting Saturday, 27th February, 2010 (10am)

 

PRESENT;

Clr K Wooding                      20 Residents

Clr J Fulcher                        3 Reprentatives of the JWG

Clr J Turner

Clr O Barritt                          Apologies Clr P Byford

Suzi Rea –stand in Clerk

 

PURPOSE OF MEETING:

Since the last public meeting on 22nd February, 2010 there have been meetings with the JWG and the Planners at Uttlesford and another meeting with the Essex Association of Local Councils which have materially changed the position of the Parish Council and their ability to be able to bid at the Auction on 1st March.

 

INTRODUCTION:

 

Chairman Ken Wooding opened the meeting welcoming the PC members and residents including representatives of the Village Hall Committee and 3 representatives of the JWG. These were Derek Bennett Green Home Limited, Gerry Scrimshaw from the Dunmow Congregation and John Greenaway from the Bishop’s Stortford Congregation.

 

Ken asked Derek to outline the meeting held with the Planners.

 

MEETING WITH PLANNERS:

 

The JWG want to build a Kingdom Hall in this area and have been looking for land for many years. This plot seems ideal and the Planners are inclined to mark it D1 for Community use. This means the land will fall into the criteria of planning on “land which is related to the Community”.  The Planners said they saw no reasons for objection to the building of such a Hall so long as it meets the normal planning regulations etc.

 

The JWG would work with the Parish Council on suitable positioning, design etc.

 

 

 

 

 MEETING WITH PARISH COUNCILLORS AND JWG:

 

Immediately after the Planners meeting KW and JF had a meeting with the JWG. The JWG cannot purchase the land direct until it has planning permission but once this was established they have a Fund of £100,000 available to spend. It is proposed that Derek Bennett bids for the land through his Company Green Home Ltd and if successful immediately goes for planning and once that is secured, the part the JWG want is sold to them and the remainder will come to the Village. If the Purchase price exceeds £100,000 the Village will need to find the funds to purchase the remainder from Derek Bennett.

 

Derek asked the Planners if they would allow the building of 1 - 3 houses on the site to fund a new hall but they were adamant the only Planning permission that might be granted was through D1.

 

Planners also let slip that no one else had made enquiries regarding development on the site.

 

This also covers the position of VAT which is now being added to the bid price, as his company is VAT registered.

 

MEETING WITH ESSEX ASSOCIATION OF LOCAL COUNCILS:

 

Ken Wooding and Suzi Rea had a meeting with Joy Sheppard and Maurice Howard at EALC. There is no prospect of getting a loan sanctioned from the Public Works Loan Board –notice is too short, the precept for 10/11 is already set and it is impossible to set a budget on an unknown loan amount.

 

However, Joy spoke to Cliff Lambert who authorises these loans and has been told “ he would need to see the application and make sure the Council was able to make repayments if granted. In principle this should not be a problem, however they are unable to guarantee this”.

 

TO RECAP:

 

The Village want to secure the land but cannot find the Funds through the Parish Council.

 

The JWG want to secure enough land and parking to enable them to build a Kingdom Hall and have Funds available to bid at the Auction.

 

10% Deposit is needed to be paid on 1st March if successful

Remainder plus 17.5% VAT will have to be paid within 28 days.

Needs to be done through a Company that can reclaim 17.5% VAT

 

 

PROPOSAL FROM DEREK BENNETT:

 

He is willing to bid for the site and if successful it will be shared between the Parish and the JWG as they require it. He is willing to put some of his own money on the line and wanted others to join him in a consortium with interest free loans. Other members of the JW congregation are also willing to give interest free loans.

 

If the bid is successful then planning for the Kingdom Hall will be sought immediately and the JWG would purchase the land and repay the loans. If the initial purchase exceeds £100,000 (what the JWG are willing to pay for their part of the site) then the Parish Council could apply for PWLB loans and Grants to repay the outstanding interest free loans off.

 

The JWG will pay all expenses regarding Planning and legals. Should the Overage position arise (Land Securities clawback for development) then the JWG should also be responsible for paying it.

 

RESOLUTION FROM PREVIOUS MEETING:

 

Should the LCPC fail to purchase the land at Auction, do residents permit the LCPC to negotiate with the Dunmow Jehovah Witness Group, if they buy the site, in order to secure the freehold of the Village Hall, car park and field?

Members & residents voted in favour.

 

This resolution still stands in principle but is now superseded by:-

 

That the Parish Council will agree to purchase land from the Consortium at the Auction Price including VAT up to a limit that the Parish Council have decided.

 

This was fully endorsed with no abstentions or votes against.

 

Meeting closed at 11.25am.

 

This was then followed by a meeting to arrange the Consortium and set up a Heads of Agreement to be signed by the participants before 1.3.10

and the Auction.