We understand that the parties involved in the compensation case at Glasdir are only 15 per cent apart between what the defendants believe is reasonable and what the claimants actually want. It seems almost certain that the county council will be one of the parties who pay up, even though they aren't anywhere near significantly liable.
One issue was said to be that Taylor Wimpey simply did not ensure that the foundation slab heights were raised sufficiently high enough. It seems, however, that even had they been raised to what might be considered a decent height then, actually, the properties would have flooded in any case.
Informed sources suggest that Taylor Wimpey is wheedling out of its responsibility. If they are dragged in to the compensation, it is claimed, Taylor Wimpey will simply sue the other parties. So much for a partnership defence. Yet, Taylor Wimpey bought the land as is and failed to do their own due diligence as to the flooding risk. Had they, they would either not have bought the land or built up the bund and wall to the post-flood levels, to maintain the security of the site. How much extra would that have cost them? £150,000?
What Next for Glasdir and Rhuthun/Ruthin's Housing?
Once all this is settled, what next for Glasdir? It will be unlikely in the extreme that Taylor Wimpey will go back on site. The part-completed dwellings and bare slabs will forever be a monument to Taylor Wimpey’s folly.
One reason, of course, is that there's simply no demand for new housing in Rhuthun. Things in 2017 are very different to 30, 40 and 50 years ago, when there were housing booms and the consequent development of large housing estates:
Meanwhile, back to Glasdir, before the existing housing market is truly freed up and fluid again, the insurance market needs to be assured that henceforward there will be no further flooding.
As for the remainder of building land at Glasdir, this will probably only ever shift if there is some sort of seismic change that suddenly increases the demand for housing and value of Rhuthun development land. Only then will the economics make it right for future housing at Glasdir. And, as they say in Lerpwl/Liverpool, in Glasdir's case somewhat ironically, there's more chance of Woodside sinking.
Case Study
The well-to-do end of the Rhuthun market is Parc Brynhyfryd. Here, you will find teachers, the odd solicitor, local government officers, accountants and the like. With few alternatives available for the middle classes, Parc Brynhyfryd should be buzzing.
But it's not.
Vendors and buyers alike seem caught in the headlights, frightened rabbits unable to move. Sellers daren't reduce their prices. Buyers can't afford. It's a bit of an impasse.
Property 1 is on for £350,000 and has been on the market for just over a year. As befits Parc Brynhyfryd, it's one of the largest four bed detached properties. It backs on to Llanrhydd. In May 1998, this sold for £132,500 and in 2004, it reached £250,000.
Property 2 is on Stryd y Brython. A similar size to Property 1, it comes with fine views to the Clwydian Range. It was originally up for £340,000, then £330,000 and now, as of May 2016, £325,000. It, too, has graced the market for over a year with its presence.
Property 3 on Stryd y Brython was reduced in January this year, to £315,000. This extended home with no fewer than five bedrooms was actually sold during the summer of 2016 to a family from the Isle of Mann when the chain it was in collapsed. So near. It started on the market in May 2015 at £350,000. This has reduced by no less than 10 per cent. Is it enough? It was £235,000 in March 2006, but without the extension to the left of the picture.
Property 4 is new on the market this month. This is the medium sized type of home on the estate. It nevertheless has a huge living room but this particular example comes without a garage, having been converted into a slender "day lounge". At £325,000, it's over-priced, in spite of the exquisite rear garden (though there's no front garden, as such). In July 1997, this reached £110,00, while it changed hands in February 2004 for £210,000.
The prize, however, goes to property 5. This is also on Stryd y Brython, albeit along one of the culs-de-sac. It's smaller than properties 1 to 3 but still has four bedrooms. It enjoys a larger than average plot size. It's been for sale since April 2013, which means it's coming up to four years on the market. It started life as £339,950, has been with three estate agents and is currently with two. You really have to wonder why three agents cannot shift what is actually an up together home. Could it possibly be over-priced?
Meanwhile, Out of Town
There is some good news for those properties on the market at the or near the Clwyd Gate. Three of the eight properties to the south of the A494 are on the market and stubbornly will not shift. They've been on for absolutely ages. A second bungalow has nevertheless sold to the north, at Highland Cottages. This is no.2. No. 6 was on the market for years but sold 18 months ago (asking price of £145,000). No. 2's asking price was £135,000. Both will have shifted for substantially less.
Informed sources suggest that Taylor Wimpey is wheedling out of its responsibility. If they are dragged in to the compensation, it is claimed, Taylor Wimpey will simply sue the other parties. So much for a partnership defence. Yet, Taylor Wimpey bought the land as is and failed to do their own due diligence as to the flooding risk. Had they, they would either not have bought the land or built up the bund and wall to the post-flood levels, to maintain the security of the site. How much extra would that have cost them? £150,000?
What Next for Glasdir and Rhuthun/Ruthin's Housing?
Once all this is settled, what next for Glasdir? It will be unlikely in the extreme that Taylor Wimpey will go back on site. The part-completed dwellings and bare slabs will forever be a monument to Taylor Wimpey’s folly.
One reason, of course, is that there's simply no demand for new housing in Rhuthun. Things in 2017 are very different to 30, 40 and 50 years ago, when there were housing booms and the consequent development of large housing estates:
- The price of petrol is again now escalating.
- Commuters are now less inclined to spend hours of their lives behind the wheel.
- The attraction of the bucolic lifestyle retreat has been tarnished.
- The local secondary school, though recovering, is no longer the significant draw it once was.
- The facilities and services within the town centre are no longer perceived as good enough to attract in people.
- In order to afford some of Rhuthun's house prices, you do need to travel miles to get the sort of job that will pay the mortgage.
- The county council, that sector and only real source of better-paid employment, is shrinking fast.
Meanwhile, back to Glasdir, before the existing housing market is truly freed up and fluid again, the insurance market needs to be assured that henceforward there will be no further flooding.
As for the remainder of building land at Glasdir, this will probably only ever shift if there is some sort of seismic change that suddenly increases the demand for housing and value of Rhuthun development land. Only then will the economics make it right for future housing at Glasdir. And, as they say in Lerpwl/Liverpool, in Glasdir's case somewhat ironically, there's more chance of Woodside sinking.
Case Study
The well-to-do end of the Rhuthun market is Parc Brynhyfryd. Here, you will find teachers, the odd solicitor, local government officers, accountants and the like. With few alternatives available for the middle classes, Parc Brynhyfryd should be buzzing.
But it's not.
Vendors and buyers alike seem caught in the headlights, frightened rabbits unable to move. Sellers daren't reduce their prices. Buyers can't afford. It's a bit of an impasse.
Meanwhile, Out of Town
