Second homes curbs planned for Wells and Old Hunstanton

Consultations are now under way over draft neighbourhood plans for Wells and Old Hunstanton.

A new neighbourhood plan proposes a primary residence condition on all new builds in Wells (Image: Chris Bishop)Both propose any new developments should be principal residences, following concerns local people are getting squeezed out by rocketing house prices caused by properties being snapped up by well-heeled weekenders and buy-to-let investors.

If they are passed by more than 50pc of people at a parish poll, which will take place next year, they must be taken into account by councils when they decide planning applications.

If voted through, they will see restrictions come into force along an almost continuous 30 mile stretch of coastline between Heacham and Blakeney.

In total, 10 communities have brought in such curbs or are in the process of doing so.

In what some observers have described as a 'tipping point', locals in Burnham Market - known as Chelsea-on-Sea because of the large numbers of wealthy Londoners with properties there - last month voted by more than 80pc in favour of restrictions.

READ MORE: Burnham Market votes to limit second homes

READ MORE: 'Our village has become a cash cow for investors'

READ MORE: Will primary residence conditions help stem numbers of second homes?

Roger Arguile, a Wells town councillor who chaired the working party which drew up the town's neighbourhod plan, said: "Blakeney has gone through, Burnham Market has gone through and hopefully we'll do the same.

"The three plans have all majored on the importance of homes for local people and the problems that excessive numbers of second homes create."

The Wells document is now in the hands of North Norfolk Council, which is carrying out the consultation.

Wells town councillor Roger Arguile (Image: Roger Arguile)Anyone wishing to find out more about it can attend a drop-in session at Wells Library on Friday, October 13 (11am - 2pm).

Terry Parish, leader of West Norfolk Council, represents Heacham, which was one of the first communities to agree restrictions 18 months ago. He believes the restriction has started to take effect.

"It's had an impact on a couple of small developments because they didn't realise the condition was in place," he said.

West Norfolk Council leader Terry Parish (Image: West Norfolk Council)"It changed the mind of someone, they've changed the plans and it's going to be a principal residence.

"It's going to have an impact and I hope it's going to be a positive impact.

"If properties are being built for second homes, they're not improving matters for people who need a first home."

The view across the dunes to the beach at old Hunstanton (Image: Ian Burt)Some 125 of the 349 properties at nearby Old Hunstanton are second homes. The figure does not include holiday lets.

But a government examiner who reviews plans before they go to the vote recommended the second homes condition was taken out. 

The parish council is now consulting again over whether to include it.

Old Hunstanton, where villagers are being consulted over a neighbourhood plan that contains a primary residence condition for new developments (Image: Ian Burt)Its plan states: "Even second home owners in Old Hunstanton feel that the number of second homes and holiday lets is jeopardising the village community, a case of killing the goose that lays the golden egg.

"Of particular concern is the trend for developers to buy up properties and replace them with more or larger properties specifically designed for the second home/holiday let market."

Parish council chair Nick Eastwell said: Like most villages in north Norfolk we and residents are keen to maintain a healthy and sustainable balance between main residences and second homes and holiday lets."

ANALYSIS: MIGHT SILVER BULLET SHOOT US IN THE FOOT?

Curbs on second homes and holiday lets look set to spread along an almost continuous stretch of Norfolk's coastline from Old Hunstanton to Blakeney.

They mean new-build properties may only be developed as primary residences, while those wishing to convert existing ones into holiday lets must show they will not have an adverse impact on the community.

Many living in coastal communities where barely half of properties are lived-in will applaud the move.

But the new neighbourhood plans, which must be taken into account by councils when they consider planning applications, will not turn back the tide which has seen communities hollowed out and house prices pushed far beyond the reach of local wages.

Instead they draw a line in the sand, as an overwhelming vote in favour says there is a balance to be struck between the needs of those who wish to enjoy our wonderful big sky coast and those who live here.

And while they may not lead to an immediate exodus of weekenders or tourists, the plans' wider impact on rural economies remains uncharted territory.

For traditional industries such as farming and fishing have largely been replaced by tourism-related employment, where businesses and jobs depend on visitors to keep them afloat.

And while property prices are an oft-cited argument in favour of restrictions, primary residence conditions or curbs on holiday lets will not reverse them.

The new rules may even see fewer homes built, meaning more competition for existing properties, driving prices even higher, while the building industry and its related trades get caught in the crossfire.

Restrictions must be backed up by concerted action to address the lack of affordable homes, so people can afford to settle down and raise a family in the communities they grew up in.

They must also be monitored through the neighbourhood plans' lifespan, to ensure this silver bullet does not shoot us in the foot.