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Messages to Government The Planning and Land Economist’s Perspective…

Messages to Government The Planning and Land Economist’s Perspective… Bottom-up Housing and Planning: A strong policy story “ They are not normal”. Stephen Hill, Director, C 2 O futureplanners. The story of CLTs… as told by the normal people. More expensive than…? More risky than…?

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Messages to Government The Planning and Land Economist’s Perspective…

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  1. Messages to Government The Planning and Land Economist’s Perspective… Bottom-up Housing and Planning: A strong policy story “They are not normal” Stephen Hill, Director, C2O futureplanners

  2. The story of CLTs…as told by thenormal people • More expensive than…? • More risky than…? • More complicated than…? • Difficult people…? • Difficult schemes…? Quite probably, because they want to do more than…

  3. The Land Economist’s story…“dramatic and exciting advantages to the local community.”

  4. The Minister’s Story…We will become a nation of homebuilders • A rural housing revolution… Local Housing Trusts will give people the power to expand their villages up to 10% over 10 years.- Accommodation for the old - Affordable homes for the young - Shops, schools, GP surgeries • People at last really shapingtheir own communities • Power to bypass planning committees • But I don’t want the principles of Local Housing Trusts just to be a countryside thing. Our towns and inner-cities must benefit too.

  5. The model for Local Housing Trusts…Cornwall CLT Programme 2007 17 villages – 120+ homes Unique partnerships… enabling district councils, their communities, Carnegie UK Trust, and an RSL Definitely not normal… Blisland CLT on Bodmin Moor

  6. St. Minver CLT Charlie’s Story…Living David Ricardo’sLaw of Economic Rent Average house price £650,000 Market value £350,000 Cost including land £120,000 12 houses 12 months On time – On budget Definitely not normal…

  7. The Big Picture Story… The Big Society and Open Source Planning “Too much has been imposed from above, when experience shows that success depends on communities themselves having the power and taking the responsibility. It’s no good officials in Whitehall or even the Town Hall telling people what is needed in their street.” …. everyone has a stake based on equal rights and where they pay their dues by exercising responsibility in return, and where local communities shape their own futures.

  8. Questions for the Policy Story Argyle Street CoopCambridge • Why is it going to work this time? • How can government turn voluntary effort and entrepreneurialism into a deliverable and replicable policy… without destroying its unique character? • What’s special about Local Housing Trusts?

  9. Freiburg:Designand valuesfor living

  10. “Aaah, Vauban…is Paradise!”

  11. A grown up politics of design…secure by living together

  12. “Managing our co-existence in shared space”Prof.Patsy Healey – Definition of Spatial Planning

  13. “Theinnovation in German urbanism in the last decade”

  14. Diversity and maturity in mainstream politics and housing markets - Germany Tübingen Südstadt Hamburg, Karlsruhe, Leipzig…

  15. Trust…in the design code…This is allthere is …andco-production through dialogueHow many pages does yourDesign Code have?

  16. Alternative public practice • Pelham Grove Coop N17 • The Game>>Planning for Real • Brief: “not look like a council house”

  17. 40 years on-Sanford Coop, Railway Cuttings,Lewisham…60% cut in CO2

  18. Half Moon Crescent TMC LBIslington

  19. Wesley Square Co-ownership, North Kensington

  20. Community and Private Self-build The Diggers, Brighton “ a microcosm of what could be achieved on other sites all over the country by harnessing the imagination and skills of ordinary people.” “that indefinable quality which marks out the outstanding from the excellent DETR Housing Design Award citation1998 Sussex Road, London N19 1999

  21. Old people look after themselves… HAPPIerandcheaper than the council Tenant Management Coop 355 Queensbridge Rd

  22. Springhill Co-housingStroud

  23. “Weirdy…they are not normal.” (Ward Councillor at Planning Committee) Definitely not normal…

  24. Social Housing Provider of the Year

  25. Messages:Delivering Placeshaping Outcomes • Community membership and ownership • All incomes and tenures • Medium and high density • Value for money • Long term stewardship • Life in the space between the buildings • Social Capital for the care of the place and people • Resident satisfaction and wellbeing • Sustainable living and resilience through social organisation Definitely not normal…

  26. Failure of top-down planning and placeshaping • Central housing targets are not spatial planning • Planning as remote…control • Unrealistic expectations of house builders as placeshapers • ‘Too big, too dense and too near me…not for us or with us’

  27. Messages: A new storyLevelling up the playing field • Don’t underestimate the culture of prejudice and condescension • Raise market awareness • Build on the principles of Spatial Planning • Everyone needs a new deal on finance • Land Price and Ownership is at the heart of everything

  28. “I suppose you want free land” “Over my dead body…” A welcome route out of market failure? “We appraise all sites to see if they are suitable for CLTs” “Too small to make an impact” “We don’t think this is a very good site for a community land trust…” “We don’t need any more competition…” “You’ll just increase the price of land”

  29. The Mayoral commitmentto a CLT pilot • A manifesto commitment…May 2004 and 2008 • “Aiming to delivera pilot CLT within the 2008-11 investment round”…June 2009 • “Aiming to start to delivera pilot CLT within that round…Sept 2009 • “Investigating opportunities for a CLT”… June 2010 “Now it’s his turn not to do one”

  30. Current Policy Imperatives Policy should already: • Identify current levels of sector activity, need and demand SHMAs…but doesn’t • Identify and allocate land suitable for the sectorSHLAAs…very occasionally • Collect clear and consistent dataHMRC, ONS and CLG…but doesn’t • Recognise contribution of sector and social organisation to wider social, economic and environmental wellbeing policy context - sustainability, placeshaping,, market resilience, business development, localism and new citizenship LDFs, SCSs, LAAs, LIPs, and Total Place… but doesn’t

  31. Future Policy Possibilities Spatial Planning could provide a structured context for Coalition Agreement plans for coops, mutuals, CLTs, LHTs etcby: • Connecting local deliverers to • LSPs and Core Strategies Tightening up PPS3 “affordability in perpetuity” rules • Tightening up PPS3 definition of affordability levels, based on local evidence • Defining ‘material considerations’ to justify the ‘presumption in favour of sustainable development’ and exemption from the local tariff • Using Local Development Orders and Sustainable Communities Act 2007/Bill 2010

  32. Access to land • Deliver Cabinet Office requirement for small sites [<50 homes] for coops and mutuals in HCA Public Land Initiative • Extend to all public land, and include schemes <50 homes in larger public sites • Extend to all land through site or locality specific outcome driven spatial planning policies ‘Garden grabbing’ SPAN Housing Corner Green, Blackheath 1956

  33. The ‘Coops and Mutuals’ demand-side self-organising housingsector body • Commission for Cooperative and Mutual Housing • National Community Land Trust Board (CLG Community Empowerment Fund - Carnegie UK Trust and National Housing Federation) • Confederation of Cooperative Housing • UK Cohousing Network • National Self Build Association • Development Trusts Association • Cooperatives UK • Community Gateway Associations

  34. The Coops’ and Mutuals’self-organising story The Actions: • Feeding into CLG policy development on Local Housing Trusts and Community Right-to-Buy • Working with CLG Housing Construction Roundtable on supply side measures, coordinated by RICS • Co-producing with the HCA on its community housing advice initiative • Developing proposals for Communities Direct and anational action learning network The Offer: • Social organisationas a tool for the adoption of sustainable life choices, particularly mutual support in old age • Co-operative partners and a role with LSPs and HCA as local placeshapers • Wellbeing outcomes that will be a material consideration

  35. David Ricardo Father of Modern Economics Author of “The Law of Economic Rent” lived at New Grove, now the site of St. Clement's Hospital in 1812 Ricardo - The Lawof Economic Rent (1817) • The rent of land continues to shape the destiny of communities as the glue that holds together the parts that constitute civilised societyFred Harrison Ricardo’s Law [2006] St. Clement’s Hospital, Mile End

  36. The Self-Organisers…Local Housing TrustsCLTS, Co-Housing, Co-ops, self-build, self-commissioned…“Time for a citizens’ housing revolution”Opportunities for “dramatic and exciting advantages to the local community”…and the nation More than… a rural revolution http://www.cabe.org.uk/ publications/who-should-build-our-homes

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