Beach hut owners to start paying market rent

Canterbury City Council is seeking views on future charging arrangements for beach huts. Ongoing tenancy negotiations with Beach Hut Owners' Associations prompted the council to seek external legal advice on its position. As a result, a number of changes are being made to beach hut tenancies and the associated fees.

The council's barrister provided very clear legal advice that it is obliged to run its beach huts on a commercial basis and charge a market rent at the earliest opportunity – which is when the new tenancy agreement comes in to effect on 1 April 2014. Otherwise the council would not be acting in the best interest of general tax payers living in the district.

Operating commercially means that the council can no longer offer a reduced rate to residents of Canterbury district compared to non-residents, or offer the long term discount to owners who have had a hut for more than 15 years.

The council must also stop charging hut owners a 'supplementary rental fee' of five times annual rent should they sell their hut. This had been applied to try and keep annual rents down. However, instead of applying this charge (of anywhere between £1,380 and £1,840), the council will now only charge an administration fee of £463 to hut vendors to cover staff costs.

To ensure that the market rent is set fairly and independently, the council appointed an external valuation office to make that assessment. This work was carried out for the council by DVS, who operate on behalf of HM Customs and Revenue and who used rent levels at over 50 other comparative sites, amongst other information, to calculate the market value.

So pretty, so welcoming.

The current 2013/14 fees are £276 in Herne Bay and £368 in Tankerton per year. Subletting is not currently allowed and the cost of selling a hut is between £1380 and £1840.

DVS have advised that for 2013/14, the annual market rent for Herne Bay should be £475 and Tankerton should be £650 – payable by all hut owners. If subletting is allowed, the market rent increases by 20%. However, the cost of selling a hut would be reduced to £463.

The council is aware that the annual increases will be difficult for some beach hut owners. To help make this easier, the council is considering applying the move to market rents over the maximum acceptable period of two years – views on this are being sought as part of the consultation.

The consultation is also asking for views on the market rent set by DVS and whether sub-letting should be allowed or not. The matter will be considered by the Overview and Executive committees in December.

Chief Executive Colin Carmichael said:

"Having received the barrister's clear advice, the council has a statutory duty to comply."

Executive member for foreshore services, Cllr Peter Vickery-Jones, said:

"I am genuinely unhappy that we are having to put these proposals forward. We are mindful of how difficult this will be for some beach hut owners and we have done our level best to lessen the impact as much as possible.

However, we are obliged to take note of the advice given and I hope that owners will understand our position. I am keenly interested to hear responses to the consultation and these will be seriously considered in our debate."

More information and details about how to respond to the consultation can be found HERE.

CCC website

Getting stuck in to give beach hut a new look

A new lease of life has been given to beach hut No.136 as part of the We All Do Things project. The hut, on West Beach, Herne Bay, is being lent to community group People United by Canterbury City Council's Foreshore Services.

No. 136 is hoped to be used as a quiet and welcoming place for people to read, think and reflect on ways to help the community. It will be made available to individuals and community and social groups as a space to develop their work in making positive changes to the town and surrounding area.

Young people from the newly formed Community Action Group, which is part of the Bay Project, have already helped to revamp the hut and given it a new lick of paint. Tom Hawkins, coastal development officer from Foreshore Services said:

"We're pleased to be able to support this community opportunity. Our beaches are a unique environment and a great local asset. This project shares strong similarities to other environmental and educational work our service delivers and supports our aim of providing the local community with a better understanding of these marine and coastal areas."

If you're interested in using the hut, email: info@peopleunited.org.uk or call 01227 811800.

HB Gazette 23rd Jun 2011

Have your say about beach huts

Community groups are to have their say about plans for more beach huts in Herne Bay. Councillors agreed to ask for people's views about proposals to site extra huts at a range of locations, including two sites on the Downs.

But campaigners from the Friends of the Downs said the peace of the area would be spoilt by extra huts. And Gillian Reuby, councillor for Reculver, agreed. She said:

"The Downs are a place where people go walking in peaceful surroundings, to get away from the hubbub of the town. Putting beach huts here would threaten that."

Richard Griffiths, outdoor leisure manager for Canterbury City Council detailed potential locations but said some had already been scrapped because of planning, legal or engineering issues.

Comments should be sent to michelle.killick@canterbury.gov.uk by July 4th, and a final decision on which sites to investigate further will be made by councillors on the ruling executive at the end of July. Before any more beach huts are built, planning permission would have to be granted and there would be more opportunity for public consultation.

HB Gazette 23rd Jun 2011

Daft huts

Campaigners have slated plans to put beach huts at the foot of the Downs as "daft and opportunistic". Phil Rose, founder of the Friends of the Downs, said:

"I thought this idea was dead in the water. This time officers are trying to put beach huts on the concrete rather than the slopes. But our concerns remain about vandalism. The Red Shelter was burned down."

The city council has marked the area as a low "priority 4" site, but notes the site was originally designed for beach huts. Mr Rose said:

"If the council puts beach huts there and we gain permission to register the site as a village green, they will be obliged by law to remove them again. It strikes me as a bit daft and opportunistic given the vociferous opposition they've faced."

HB Times 17th Jun 2011

Council says beach hut demand is outstripping supply

City councillors have found 11 potential sites to build more beach huts on. A full report was being discussed by members of the Herne Bay area members panel on Tuesday and by Whitstable members last night (Wednesday). The council's ruling executive will discuss the comments on July 28.

Members of the Herne Bay Beach Hut Association, Tankerton Bay Beach Hut Association, Herne Bay Residents Association, Whitstable Society and Whitstable Harbour Board took part in the review of all sites from Seasalter to Reculver.

Thirty-one sites have been ruled out for expansion including land near Seasalter Sailing Club, central Tankerton Slopes, the green gap at Swalecliffe, Studd Hill in Herne Bay, Herne Bay's Central Parade and Bishopstone Glen to Reculver.

Community groups have been invited to comment on the report by July 4. It is available on the council website. Reculver councillor Gillian Reuby said:

"I have no problem with more beach huts in principle, but when it comes to Herne Bay we need to be very careful. I divide the town into three parts: the western part is beach huts and family areas; the middle is day-trippers and shoppers and is very lively; the eastern part is tranquil, undisturbed and for those looking for peace and quiet and nice walks."

The city council's head of community development and outdoor leisure, Suzi Wakeham, said:

"Demand for beach huts in Herne Bay and Whitstable is outstripping supply. Beach hut associations have waiting lists and huts sell quickly on the market. They are also good for the local economy and have an important role to play in the regeneration of Herne Bay."

The report is available at council offices in Herne Bay, Whitstable Improvement Trust and Whitstable library. Do we need more beach huts? Email newsdesk.times@KRNmedia.co.uk or leave a message on our Facebook site.

HB Times 17th Jun 2011

Crime-watching

A CCTV camera has been installed on Herne Bay seafront to deter beach hut vandals - but only for six weeks. The temporary measure was put in place after concerns about vandalism and arson attempts were expressed. The seafront at Western Esplanade has long been a target for anti-social behaviour and criminal damage, with countless crimes reported in recent years.

The council has knocked back hut owners’ pleas for a permanent camera, blaming a lack of money in the budget. But last week it installed one of its three mobile cameras on a lamppost in Western Esplanade. It’s hoped the device - which was used at the same site last year - will deter would-be vandals and yobs from causing havoc during the summer holidays. Herne Bay Beach Hut Owners’ Association chairman Andrew Cook said: 

“We certainly welcome it back. As soon as it went up last time the aggravation stopped, and as soon as it was taken down it started up again. But we would like to see two or three permanent cameras along this stretch. If I had my way they’d cover all the way along to Hampton. I’m positive in thinking something could happen.”

Police community officer Mike Keam - a designated beach watchdog - added: 

“It’s good that we have the camera here. It will certainly act as a deterrent. If people are stupid and want to do something in front of it, we get to see what they’re doing and catch them.”

The camera will be operated by city council CCTV staff, who will alert the police to any illicit activity The council’s mobile camera chief Ray Aziz said: 

“We try and put the cameras where they are needed. The idea is that it acts as a deterrent and also as a monitoring resource for the council and police. We hope its presence will provide beach hut owners with some reassurance.” 

Mr Aziz said a permanent camera could cost between £10,000 and £25,000. The proposal will be discussed in September by councillors overseeing the budget.

HB Gazette 15th July 2010

Watching the arsonists

Use CCTV to stop arson attacks, pleads mother

A desperate mum has pleaded with the council to help stop arsonists ruining her family's summer. Carolynn Binnie - whose beach hut has been destroyed by fire-starters three times - wants CCTV installed along the seafront in Western Esplanade, Herne Bay. The 42-year-old masseuse, of Ravensbourne Avenue, Herne, says she couldn't face having to tell her two young sons - Andrew, 11, and George, nine - the hut had been burned down again. She said:

"We've been left with a feeling of dread every time we go down to the hut - we just don't know if it's still going to be there. My boys are resilient, but I don't look forward to more tears and nightmares if the arsonists target our hut again this summer. Surely installing CCTV is something the council has to do this summer. It's nonsense not to protect people's property from crime. Having cameras along the Esplanade would at least act as a deterrent and help convict those mindless individuals who choose to carry out such reckless acts."

Mrs Binnie, who suffered arson attacks in 2004, 2006 and 2009, says only two weeks ago someone had tried to start a fire less than 10 feet from her hut. She said:

"Had it caught and the wind been blowing in the wrong direction, I could again be going through the nightmare of submitting another insurance claim and having to explain to two distraught children that their playtime on the beach has been ruined. Unlike some who holiday abroad, we prefer to enjoy our local amenities and spend money ir1 the local economy on leisure. We go downto the hut about five times a week. Surely the city council must recognise this and reward us 'stay-cationers' by helping to protect our property?"

Promise of more police patrols but more cameras would be prohibitively expensive

City council spokesman Rob Davies ruled out the possibility of CCTV along the seafront:

"We understand Mrs Binnie's concerns, but with more than 700 beach huts along the whole coastline it would be prohibitively expensive to install permanent CCTV at all hut locations. In addition, there are no power sources along the coast that would allow us to run a sophisticated CCTV network. That said, there are things we can do to try and reduce vandalism at beach huts.

Mobile CCTV has already been used at Herne Bay and will be used at Tankerton as well. We have the option to use this during the summer, but this will be on an intelligence-driven basis and when it is not in use elsewhere in the district. There will be increased and more targeted police patrols, advice on hut design and security for owners and extra facilities to deter the use of huts as shelter. Foreshore Services does not grant permission for fires.

The recent incident will be discussed at the next coastal neighbourhood tasking group to make sure it does not happen again. The council and police work closely with the beach hut associations and do as much as they can to protect beach huts."

HB Gazette 29th Apr 2010

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So, how do you feel about your Council Tax being used to provide security for beach huts? A sensible way of protecting a town asset, or a waste of money trying to solve someone else's problem? CCTV hasn't deterred or caught the 'boy racers' on the brightly lit Central Parade, so what's the use of CCTV footage lit only by matchlight? How about using a fraction of the cost of CCTV to fund rewards (£1,000 for example) for information leading to a conviction? Your comments, please...

Herne Bay Beach Hut Owners Association

The Association was formed in Summer of 2005 to provide a voice for the Beach Hut Owners of Herne Bay. There are about 250 Beach Huts on the West Beach of Herne Bay and our membership represents around 75% of the owners of those Huts. There is regular contact with Councilors, City Council Officials, the local Police Officers engaged in work on the Foreshore areas of the town. We have arranged for our members to obtain generous discounts from Local traders for supplies and Services needed. Also significant discounts on Beach Hut Insurances.

Chairman: Andrew Cook
a: 87 Station Road, Herne Bay, Kent, CT6 7QQ
t: 07767 338400
e: hernebaybeachhuts@yahoo.co.uk

Membership Secretary: Kevin Bloxham
a: 76 Linden Avenue, Herne Bay, Kent, CT6 8TZ
t: 07770 942103
e: hernebaybeachhuts@yahoo.co.uk

Gale's attitude problem

Saturday: a beautiful frosty, sunny winter's morning in Herne Bay, and time to meet our MP. My fine & beloved woman and I strode up to the dodgy automatic doors of the Herne Bay Council offices and pried our way in. There we found Roger Gale, and Cllr Ann Taylor (HoS) who had kindly made time to see us.

Given that the Evil Land Grab is entirely a Council-level rather than MP-type issue, we asked Roger about the options open to us if the Council behaved illegally. He came up with some sensible suggestions (Secretary of State, Local Government Ombudsman, District Auditor) and a couple of other useful leads.

However, I was taken aback by his views on the covenants. "Twenty-five years experience as an MP... a Council can just say 'Rats!' to a covenant... not worth the paper they're written on...".

Bad attitude, Roger!

I'm disappointed and dismayed to see an elected law-maker wearily accept the spectacle of other elected representatives trampling over covenants. When it comes down to it, even the Law of the land is 'worthless' unless and until it's enforced. The covenants are legally binding, cannot be disregarded, and will be enforced.