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Under the new Mayor Lutfur Rahman, LB Tower Hamlets has cancelled their affordable self-build programme, which was approved and initiated by the previous Labour administration. This decision not only applies to future site releases, but also confirms that the council will not be proceeding with three projects already underway in the borough, since 2021. Alternative plans for these sites and for self-build in the borough are unclear.

Devastation and wasted investment

This news has been devastating to the small community groups, who had been planning their lives around their projects, and who had put in considerable effort in resolving issues and overcoming challenges with sites and planning constraints.

It also wastes years of work by council officers and support from Community Led Housing London in designing the programme and working with groups. We estimate at least £250,000 public funding has been wasted on the projects. The council also received GLA funding to de-risk these sites, and government funding to staff the programme, meaning the actual cost to the Council was minimal. In return for years of effort the self-build groups have been offered a paltry £5k compensation.

A missed opportunity

The primary reason cited for Mayor Rahman’s decision in Tower Hamlets has been his manifesto commitment to providing new council housing. This is undoubtably a laudable aim. The previous Labour administration had similar aims. However, they recognised that development on small sites is notoriously difficult. Physical and legal constraints make the process of securing planning and finance resource intensive, and construction expensive. Sites were selected for the affordable self-build programme precisely because they would be difficult for the council to develop itself. Allowing residents to build their own homes made use of sites equivalent to 1.5% of the council housebuilding target at the time.

It is unlikely that affordable homes will come forward on these complex sites without the work of self-builders. If the sites were auctioned, they may have been privately developed for market sale homes, with no planning obligations for any affordable housing in schemes smaller than 10 units. Although it’s hard for anyone, not least self-build groups, to provide social rented homes, particularly on such small sites, they would have seen intermediate low-cost ownership tenures, which are also a legitimate part of the housing mix needed in London.

While a political change of direction may be used to justify not continuing with the programme of intended site releases, there is something uncomfortable about cancelling active community-led affordable housing projects with heads of terms agreed and planning applications being prepared. Particularly when there are no immediate alternatives for those sites.

Community led housing offers a potential solution to very small sites. It is a shame to see some unique examples of community-led self-build, cohousing, and co-operative housing in Tower Hamlets lost due to this move. We wait with interest to see what will happen with the sites now.

 

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Crystal Palace CLT is made up of local people who aim to acquire land to provide affordable homes, workspace and other community assets in consultation with local residents.

Following Croydon Council’s release of a small site for community led housing, the Crystal Palace Transition Town Community came together to establish a Community Land Trust (CLT). The Transition Town network is a movement addressing community issues and promoting sustainable ways of living.

They were selected preferred bidders for The Lawns site in Upper Norwood with an environmental scheme at discounted market sale and community gardens. The journey has been complicated due to challenges faced by Croydon Council stalling progress, but after 4 years of hard work from volunteers, supported by CLH London advisers, the planning proposal for their first development at The Lawns has gone live.

The Community Land Trust volunteers worked closely with the community, and their architects, Archio, to develop a design listening to feedback. They came up with proposals which include 7 homes on a site that the council’s arms-length developer had considered too difficult.

The project also improves the turning head at the end of the road with 7 car parking spaces, and a landscaped green area which promotes biodiversity and community gardening.

The CLT plans to offer these homes at below 70% of market value, as they are a non-profit organisation, and any surplus from the community land trust project will go towards discounted sales prices and other community projects.

The Trust is also committed to combining sustainability and affordability. The new homes will be built to high environmental standards to reduce the impact on the planet, making them easier to heat in winter and to keep cool in summer, thereby helping to reduce energy bills for residents.

Community Led Housing London supported initial incorporation and provided funding to review the viability and legal structure of the project. We have helped with getting architects and project managers on board and advised on community engagement. After working with the council’s development managers for a period, we helped the group recruit their own. Our advisers have provided ongoing mentoring in shaping the development and agreeing the land transaction and development agreement.

 

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Lambeth Self Help have submitted planning applications on two microsites in the borough. 

The designs produced by Chance de Silva Architects show what is possible with clever design to make the most of very small spaces whilst still meeting space standards and contributing positively to the streetscape. The new homes will allow existing co-op members to downsize into attractive and accessible new homes, allowing new households from the Council’s waiting list to be accommodated in larger existing properties.

Lambeth Self Help is a fully mutual housing co-operative, representing the interests of members since the 1970s. The co-op worked with CLH London to review their development strategy and select a suitable professional team, and have also received advice on planning and delivery.

This will be a significant project for Lambeth Self Help, who own a number of Victorian street properties in the borough. It comes alongside an environmental retrofit programme they led for other homes, which secured government funding.

 

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Brent Council Cabinet has approved plans to look at Brentfield Road in Stonebridge as the site for new homes.
Plans were brought forward by the Brent Community Land Trust, a group made up of local residents, who are supported by Community Led Housing London, in their ambitions to provide affordable housing across the whole of the borough.

If the project secures planning permission, it would transform a small parking lot and eight disused garages into much-needed homes for Brent residents. All of the homes would be priced at an affordable rent in line with the average local income for people already living in the area.

Atara Fridler, Chair of Brent CLT, said: “We’re so pleased to be working with Brent Council and the local community to realise our vision of delivering much-needed homes in Brent. We can’t wait to see how a community led approach to the design, planning and management of homes at this site can help us deliver more affordable housing for local people controlled by local people.”

Brent CLT is exploring designs that would maximise use of the site, recognising how difficult it is for those with low incomes to secure affordable housing in the private rented sector.

Cllr Promise Knight, Cabinet Member for Housing, Homelessness and Renters’ Security, said: “This is the first, exciting step in Brent CLT’s journey towards providing genuinely affordable homes for Brent residents.
“I am looking forward to seeing how this project progresses in its engagement with the local community who will be invited to share their ideas throughout the design, planning and construction stages.”

 
Brent CLT was established in 2020 and is an independent, not for profit, membership organisation. You can find out more about Brent CLT and register for updates on how to get involved on www.brentclt.org.uk

 

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