I’m delighted to have been formally adopted to stand for re-election as the Conservative candidate for the combined ward of Mount Hermon at the Woking Borough Council elections to be held on Thursday 5th May. The election will be the first under the new boundaries, which have seen the separate seats of Mount Hermon East and Mount Hermon West abolished and replaced with a single three member ward. The boundary review was part of a plan by the Conservative administration to reduce the cost of local government and is expected to save taxpayers around £60,000 per year.
It’s been immensely rewarding to have represented Mount Hermon East for the last six years. Whether it’s been helping to secure better parking enforcement around the station, working with Surrey County Council to deliver traffic calming measures in areas like Park Road and Old Woking Road, working to protect the character of areas like White Rose Lane or the Hockering, or using my position as Chairman of the Licensing Committee to steer through a tougher stance on shops and licensed premises promoting anti-social behaviour, I feel I’ve made a positive impact during my time as a councillor.
Looking ahead, there are a number of important decisions coming up and I would like to continue my good work ensuring that residents’ interests are well represented. I hope to be able to see through improvements and footpath access at the White Rose Lane Nature Reserve, an issue I have been campaigning on for some time. I have also pressed the council and Network Rail to smarten Victoria Arch and am pleased that after years of pressure there is now progress to report. There are further works in the pipeline to improve Woking town centre through the Victoria Square project, and a planned redesign of Woking station to facilitate more frequent commuter services in and out of London. There will also be contentious debates about the level of affordable housing we need in the borough, about how the new Hoe Valley School is to be funded, and whether to go ahead with the redevelopment of Sheerwater.
Under the Conservatives, Woking has been transformed, with new shops, restaurants, job opportunities and school provision. It would be an honour if Mount Hermon residents felt able to reward this record and my own hard work by allowing me the privilege of continuing to represent them on the council.
One of the biggest issues facing residents in Mount Hermon is housing affordability. Property prices in Woking have increased substantially over the last few years and with the ongoing regeneration of the town centre, additional investment in rail capacity and our position as a commuter belt town within easy reach of London, this is unlikely to change unless there is a significant and sustained crash in the market. Woking has been highlighted in a recent study which suggests that the borough will be within the top ten parts of the country likely to see the greatest increases in house prices over the next 10 years.
I thought it would be helpful to set out some of the initiatives which have been taken forward by the council to deliver more affordable houses in the past few years. Recent initiatives by the Conservative administration include building 154 new homes as part of the Hoe Valley Scheme; bringing 250 street properties back into use with intermediate rent; and agreeing a strategy to put a further 880 empty homes onto the market.
The council agreed the Moor Lane Project in 2013, and work is underway to construct 371 new homes, with some of them coming onto the market earlier this year. We are also delivering 350 homes through Thamesway Housing; the conversion of an unused office block into 45 affordable apartments; and 34 low cast flats above the new fire station on Goldsworth road. The Sheerwater regeneration project – if approved – will provide a further 400 homes, while the Victoria Square development will see 392 new flats in the town centre.
Many of these new affordable homes have been bitterly opposed by the opposition on the council, with the Liberal Democrats coming out strongly against the Moor Lane project only at the last moment before an election in the area, and another Liberal Democrat councillor actively lobbying to remove any element of affordability from the Brookwood Farm development. It has been left to the Conservative administration to make mature and responsible decisions and to try and balance the conflicting interests of protecting the green belt while also making sure that we meet the housing needs of future generations.
While these developments are welcome, the fact that house price inflation is driven by national and global factors means they are unlikely to make much of an impact on affordability, and they instead represent an attempt by the council to keep up with demand. I have previously set out on this blog my view that the cost of accommodation is one of the greatest challenges for people in Woking, particularly those starting out in life or wishing to move away from their parents’ home and live independently. Even for those looking to rent, the costs can be prohibitive. It is not unusual to see one or two bedroom flats for rent in Mount Hermon for £1200 or £1300 per month. While this may be good for investors or those already well established on the property ladder, it is prohibitive for most people and breeds resentment and frustration.
The best thing the council can do is prioritise new housebuilding, particularly modest two and three bedroom houses as there is a gap in the market and very few options falling between studio and one bedroom town centre flats, and much larger four or five bedroom houses in our villages.
At the Overview & Scrutiny Committee meeting on Monday, councillors discussed the Sheerwater redevelopment project. This was a poorly organised and bad-tempered meeting which I feel did not do credit to the seriousness of the issues raised about the consultation process, nor did it do anything to reassure those residents who were in attendance and face having their homes compulsory purchased and demolished to make way for the new development.
In my contribution to the debate I set out my position, which is that I dislike the principle of compulsory purchase of people’s homes by local authorities. On the 800th anniversary of Magna Carta, it seems most unfair that the state can force a private individual to sell their house, even if they do not wish to do so. Where compulsory purchase Is used on one or two properties to make way for essential infrastructure changes, there is an argument to be made on the balance of proportionality. Where it is proposed to use compulsory purchase on almost 100 properties to benefit a major project on which there is not yet a clear consensus, it is essential that there is full and proper consultation and people are appropriately reimbursed for the disruption to their lives and loss of a property in which they may have invested significant time and resources.
During the meeting I asked what assistance would be given to those who might not be able to afford a replacement home in the borough even after receiving the suggested uplift in the value of their existing property. I also sought a guarantee that anyone who wished to remain in Sheerwater would be able to do so. Given the oft-repeated comments by Sheerwater residents that the consultation thus far has been insufficient, I questioned officers on whether they believed the council was reaching out to the right people, and if they could provide an example of how the engagement process has helped shaped the plans in their current form.
Unfortunately I did not receive answers to my questions. However, I have been told that the details of these issues will be worked out as part of the current consultation exercise and examined in depth by the Sheerwater Oversight Panel. In the meantime, the best way forward is for officers, councillors and residents to work together constructively to find a way forward on all these tricky points. Some of the language that has been used has been emotive and unhelpful, and a calmer and more measured approach from residents will also assist in ensuring their concerns are given proper consideration.