1  Community  Building    :    Builds  Communities    a  Vision  for  a  Sustainable  Neighbourhood    in  Church  Grove,  Lewisham    by  RUSS    December  2013    www.theruss.org  info@theruss.org  0754  888  5609  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Community  Building  Builds  Communities    2.  

Why  are  sustainable  neighbourhoods  important?    2.  

Are  there  examples  elsewhere?  3  –  4.  

What  are  the  council’s  aims?  5.  

What  additional  benefits  does  this  proposal  provide?  6.  

What  are  the  main  elements  of  the  proposal?  7.  

What  form  does  the  proposed  development  take?  8  –  10.  

How  will  the  project  be  financed?  11  –  12.  Rents    Shared  ownership    Properties  for  sale    Capital  Receipt  to  the  Council  Borrowing  requirement  

What  building  methods  will  be  used?  12.  

What  is  the  sustainability  strategy?  13.  Education  in  sustainable  development  

How  will  self-­‐builders  acquire  the  necessary  skills?  13  –  14.  Apprentices  Skilled  Volunteers  

How  will  risks  be  managed?  14.  Potential  risks    Measures  to  mitigate  these  risks    

How  long  will  it  take?  15.  

How  will  the  development  be  managed  and  maintained?  16  –  17.  

What  are  the  next  steps?  17.  

What  is  RUSS  (Rural  Urban  Synthesis  Society)?  17  –  18.  

Who  are  the  people  involved  in  RUSS?  18  –  19.  

  2  This  proposal  is  intended  as  a  contribution  to  the  debate  about  how  to  develop  the  Church  Grove  site  as  a  self-­‐build  project.    It  has  been  developed  by  a  group  of  Lewisham  residents  with  experience  of  self-­‐build  in  Lewisham  and  elsewhere  with  the  aim  of  building  not  just  houses  but  building  a  sustainable  community.    Community  Building    :    Builds  Communities  This  proposal  is  to  create  a  sustainable  neighbourhood  on  a  vacant  site  in  South  London  owned  by  Lewisham  Council.    The  project  is  to  provide  high  quality,  truly  affordable  homes  that  will  require  little  or  no  energy  to  run.    There  will  be  opportunities  for  people  to  acquire  skills  and  improve  their  prospects  of  employment.    The  aim  is  to  create  a  properly  sustainable  community  in  which  residents  have  a  stake  and  which  is  capable  of  adapting  to  change  in  the  long  term.    The  proposal  seeks  to  build  on  Lewisham  Council’s  pioneering  support  for  self-­‐build  over  nearly  40  years  and  this  has  inspired  the  next  generation  brought  up  within  the  Walter’s  Way  self-­‐build  community  to  draw  on  the  experience  and  expertise  of  those  who  designed  and  built  that  project  to  help  develop  this  community  building  proposal.    The  project  aims  to  meet  the  needs  of  the  21st  century  by  radically  reducing  energy  consumption  and  harnessing  renewable  resources  to  make  the  project  self-­‐sufficient  in  energy.    Low  carbon  materials  will  be  used  and  planting  will  be  established  to  move  towards  carbon  neutrality.    The  eco-­‐system  of  the  site  will  be  rehabilitated  and  space  created  for  growing  food.  Waste  and  water  will  be  recycled  and  organic  waste  will  be  composted  for  use  as  fertilizer  and  soil  improver.    Spaces  will  be  created  for  community  use.    The  existing  community  in  Church  Grove  is  tight-­‐knit  and  active  in  local  issues  and  any  development  on  the  site  must  be  designed  with  this  in  mind.    Situated  on  the  banks  of  the  Ravensbourne  River  this  site  is  of  particular  importance  and  sensitivity.    Both  prospective  residents  and  neighbours  will  be  able  to  take  part  in  developing  the  proposals  to  create  a  development  that  they  can  be  proud  of  and  which  fits  the  needs  and  aspirations  of  our  diverse  modern  community.      

Why  are  sustainable  neighbourhoods  important?  In  the  UK  we  have  had  trouble  over  the  years  creating  comfortable  homes  and  neighbourhoods;  there  have  been  a  number  of  reports  suggesting  that  mass  housing  is  too  expensive,  too  small,  too  energy  inefficient,  too  inflexible  and  too  monotonous  with  no  sense  of  place  or  belonging.    Thousands  of  homes  have  been  demolished  prematurely  because  they  are  not  sustainable  in  the  long  term.    When  sustainable  development  appeared  on  the  global  agenda  30  years  ago  at  the  Rio  Summit  the  principle  was  recognized  that  any  sustainable  system,  for  instance  housing,  had  to  involve  and  have  the  support  of  the  people  affected  for  it  to  be  successful.  However,  the  role  of  residents  in  housing  has  not  been  understood  in  the  UK.    We  rely  overwhelmingly  on  mass  housing  whether  it  be  speculative  private  housing  or  subsidised  public  housing  neither  of  which  include  residents  in  the  process  of  its  design  and  construction.    The  current  interest  in  Custom-­‐Build  is  in  part  a  reaction  to  the  limitations  of  mass  housing  but  there  is  a  tendency  emerging  of  reliance  on  national  developers,  contractors  and  consultants  to  promote  custom-­‐build  and  they  have  very  different  priorities  to  local  small  enterprises.    A  number  of  benefits  arise  from  residents  having  an  active  role  in  the  design,  construction  and  management  of  their  homes.    Firstly,  the  behaviour  of  occupants  is  a  major  influence  on  energy  consumption.      They  identify  with  the  aim  of  reducing  energy  consumption  and  they  tend  to  have  a  high  level  of  both  understanding  and  commitment.    Secondly,  self-­‐builders  designing  and  building  for  their  own  use  tend  to  specify  and  build  to  a  high  standard  of  construction  and  energy  and  environmental  performance.    Thirdly,  it  is  our  experience  that  when  people  build  for  themselves  as  a  group  they  build  not  just  houses  but  they  build  a  community;  working  together,  dealing  with  professionals  and  organizations,  overcoming  obstacles  and  so  on.    They  gain  self-­‐confidence  and  in  some  cases  have  established  a  sense  of  community  that  transcends  membership  of  the  original  self-­‐build  group.          

  3  Are  there  examples  elsewhere?  A  prime  example  is  the  award  winning  Walter’s  Way  in  Lewisham,  which  is  often  quoted  as  an  exemplar  where  a  very  close  community  still  exists  25  years  later  which  facilitates  shared  childcare  and  social  events  including  an  annual  street  party.    The  self-­‐builders,  who  were  drawn  from  the  housing  waiting  list,  carried  out  nearly  all  of  the  building  work  with  the  exception  of  the  foundations  and  roof  covering.    The  simple,  economical  houses  built  using  a  very  adaptable  timber  frame  construction  have  now  all  been  transformed  by  extensions  and  improvements  by  the  residents,  which  has  ensured  the  long-­‐term  sustainability  of  the  development.    There  are  only  3  of  the  original  households  now  in  residence.    The  Walter’s  Way  community  has  become  a  desirable  place  to  live  because  of  the  lively  community  spirit  that  exists.    One  of  the  aims  of  this  proposal  is  to  build  on  our  experience  at  Walter’s  Way  to  create  a  new  sustainable  community  but  with  long-­‐term  affordability  incorporated  in  to  the  financial  arrangements.      

                                   

   

  4  A  number  of  co-­‐housing  developments  with  an  element  of  shared  facilities  have  been  completed  in  Britain  including  Stroud,  Leeds  and  Lancaster.    The  groups  involved  have  commissioned  architects  and  builders  but  importantly  have  remained  fully  in  control  of  the  process  of  design  and  construction  to  create  successful  low  energy  sustainable  communities.                      

               

 What  can  be  achieved  when  a  group  are  able  to  organize  for  themselves  has  also  been  demonstrated  recently  at  Ashley  Vale  in  Bristol.    This  hugely  impressive  development  embedded  in  an  existing  close  knit  community  includes  low-­‐energy  detached  houses,  sustainable  social  housing,  conversion  of  an  existing  office  building  to  apartments,  community  space  and  workshops;  the  sort  of  mixed  use  development  that  professional  developers  and  local  authorities  find  difficult  to  organize.    

 Sustainable  developments  which  control  pollution  and  bring  the  use  of  resources  such  as  fuel,  water  and  food  into  balance  with  the  ability  of  the  planet  to  supply  our  needs  are  critical.    Our  proposal  demonstrates  one  way  in  which  such  neighbourhoods  which  are  sustainable  economically,  socially  and  environmentally  can  be  created  and  which  can  serve  as  a  model  for  a  new  way  of  designing  and  building  for  the  21st  century.  

 

   

  5  What  are  the  council’s  aims?  This  proposal  meets  the  council’s  stated  aims…and  goes  further  to  offer  a  range  of  additional  community  benefits.    The  council  wishes  the  scheme  to  -­‐  • address  housing  

challenges  and  under  occupation  and  overcrowding  within  Council  housing  stock  in  particular  

• provide  training  and  apprenticeships  and  other  routes  to  future  employment  

• be  a  community  led  development  

• achieve  a  very  high  level  of  sustainability  

• be  financially  viable  and  where  possible  attract  external  funding  

               

     

•  To#live#in#good#homes#suitable#for#

their#needs.#•  To#be#apart#of#a#safe#

and#friendly#community.#

Self9#builders#

•  Maximise#value#for#tax#payer#

•  Address#the#wider#housing#needs#of#the#borough#

Lewisham#Council#

RUSS#

•  High#level#of#Self%build*to#reduce#costs.#

•  InnovaDve#design#and#construcDon#methods#to#achieve#high#levels#of#sustainability#that#exceed#regular#

building#standards.#•  Create#a#posiDve#ecological#footprint#

•  Community#led#•  Permanent#

affordability*•  Create#a#sustainable#

neighbourhood#•  To#provide#

training*

•  Create#an#aestheDcally#beauDful#

development#

•  Get#people#off#the#Lewisham#housing#list#

Aims and Priorities!of Stakeholders!

 

  6  What  additional  benefits  does  the  RUSS  proposal  provide?  The  principle  is  to  establish  a  sustainable  neighbourhood  which  will  create  a  high  quality  living  environment  for  the  long  term  rather  than  just  an  estate  of  large  houses  for  social  rent  with  some  training  benefits.    Such  an  approach  offers  the  following  additional  benefits  –  • The  proposal  makes  the  best  use  of  the  site  within  the  planning  and  

other  constraints  and  34  dwellings  are  proposed.  • This  permits  a  greater  range  of  homes  targeted  at  a  mix  of  people  in  

housing  need  of  different  kinds.  • This  will  create  a  community  that  better  reflects  the  composition  of  the  

population  as  a  whole.  • Some  dwellings  are  for  shared  ownership  and  outright  sale  which  

brings  finance  into  the  scheme.  • The  council  will  receive  a  cash  receipt  for  a  proportion  of  the  land  value  • No  grant  or  subsidy  will  be  required  to  finance  the  scheme.  

 • The  development  will  be  designed  and  tested  to  the  highest  level  of  

guaranteed  energy  efficiency  using  Passivhaus  techniques.  • The  development  will  be  to  the  highest  sustainability  standard  using  

Cradle  to  Cradle  methodology.  • The  design  of  the  development  will  prioritise  adaptability  to  ensure  a  

long  useful  life.  • Shared  facilities  for  the  residents  and  wider  community  will  be  

incorporated.  • Residents  and  neighbours  will  be  encouraged  to  participate  in  the  

development  of  the  proposals  and  design  and  thus  have  a  real  stake  in  its  future.  

• Control  of  the  development  will  be  with  a  partnership  of  residents,  neighbours  and  the  council.  

• It  is  anticipated  that  the  project  will  create  a  surplus  in  the  medium  term  which  will  be  reinvested  on  other  schemes  for  community  benefit.  

High  levels  of  self-­‐build  &  cross  subsidy  enable  affordability  with  high  standards  and  community  benefits  together  with  a  capital  receipt  to  the  council  

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  7  What  are  the  main  elements  of  the  proposal?  Firstly,  that  consideration  be  given  to  developing  &  managing  the  project  through  a  Community  Land  Trust,  a  non-­‐profit,  community-­‐based  organization  that  develops  housing,  workspaces,  community  facilities  or  other  assets  which  remain  in  the  public  sector  and  which  are  made  available  at  permanently  affordable  levels  and  which  is  controlled  by  the  residents,  local  people  and  the  council.    This  inclusive  and  democratic  governance  structure  would  manage  the  project  to  achieve  maximum  community  benefit.    

 High  quality,  low  energy  homes  will  be  provided  for  a  number  of  target  groups  including-­‐  • Families  on  low  incomes  in  overcrowded  council  

accommodation  • Older  people  on  low  incomes  wishing  to  move  out  of  

a  council  owned  family  house  into  a  smaller  home  • Older  people  wishing  to  sell  a  family  house  to  move  

into  smaller  accommodation  within  a  mutually  supportive  environment.  

• Young  families  unable  to  afford  to  buy  a  small  family  house.  

• Young  people  who  are  unable  to  afford  private  rents    Homes  would  be  available  on  low  social  rents,  so  called  affordable  rents,  shared  ownership  and  outright  ownership.    In  this  way  the  new  neighbourhood  would  reflect  the  age  and  income  mix  of  the  local  population.    The  number  of  dwellings  will  be  maximized  within  planning  and  other  constraints  to  make  the  best  use  of  the  land  and  generate  a  surplus  for  the  council  to  recycle  in  other  developments.    A  high  level  of  self-­‐build  labour  will  be  used  to  radically  reduce  build  costs  and  thereby  create  economic  headroom  for  truly  affordable  homes,  low  energy  dwellings  with  very  low  energy  costs,  space  for  growing  food,  equipment  for  managing  water  and  waste  and  other  environmental  measures,  for  training  and  for  providing  shared  community  facilities.      The  income  from  sales  of  full  and  part  equity  in  flats  and  houses  together  with  low  build  costs  will  create  the  ability  to  provide  higher  quality,  low  energy  homes  at  affordable  costs  in  a  low  environmental  impact  community  with  shared  facilities  together  with  a  capital  receipt  for  the  council  to  invest  in  provision  elsewhere.  

Any future monetary surplus generated will be reinvested into more community projects.

Developed into

Holds/Owns and manages

Received in the form of Communi-ty benefits as listed belowReturns

Self-builders invest time and energyCouncil invests via reduced rate on land price and logistical support Lewisham residents invest political support and voluntary donations of time, energy or money

Invest into

Community Land Trust (RUSS) Stakeholders become members/shareholders. Membership is open to all local people so they can have a say in how assets are managed and used and how surpluses is reinvested.

Community Benefits- Social Housing- Affordable Housing- Training and Education- Community Space- Enhance local ecology- Add value to local economy

Assets:Land and Property Church Grove Site

Private investors

People from the wider London CommunityOther people interested in self-build and creating a sustainable community.

Selected Self-builders

Ladywell Community

Church Grove Residents

Lewisham Residents

Tax Payers and Voters

The Mayor

Local MP

Councillors

Officers

Lewisham Council

Stakeholders

 

Relationship  stakeholders  and  CLT  

 

  8  What  form  does  the  proposed  development  take?  The  draft  proposal  is  for  34  dwellings  at  a  residential  density  of  98  dwellings  per  hectare  or  380  habitable  rooms/hectare.    This  is  subject  to  further  detailed  development  and  consideration  of  planning  and  other  constraints.    Draft  dwelling  mix  Dwellings  for  social  rent  -­‐  7  one  bedroom,  2  person  flats  for  people  moving  from  under-­‐occupied  council  dwellings.  7  five  bedroom,  6  person  houses  for  families  moving  from  over-­‐occupied  council  houses.  1  two  bedroom,  4  person  house  for  general  needs.    Homes  for  sale  to  older  people  moving  out  of  under-­‐occupied  houses  and  wishing  to  live  in  a  mutually  supportive  environment    4  one  bedroom,  2  person  flats    8  two  bedroom,  3  person  flats      Shared  ownership  homes  for  young  families  unable  to  afford  private  sector  accommodation.    2  two  bedroom,  4  person  houses.  3  four  bedroom  6  person  houses    Shared  houses  at  affordable  rents  for  young  people  unable  to  afford  accommodation  in  the  private  sector.  2  six  bedroom,  6  person  houses.    3  of  these  dwellings  will  be  designed  to  be  suitable  for  residents  who  are  wheelchair  users.    The  need  will  be  assessed  in  consultation  with  the  Housing  Department.              

 

  9  

This  provides  –  • 15  dwellings  for  social  rent  for  60  people  • 12  homes  for  sale  to  32  older  people  • 5  shared  ownership  homes  for  26  people  • accommodation  for  12  young  people  in  2  shared  houses  

 The  mix  of  dwellings  will  be  finalized  in  consultation  with  the  Housing  Department  and  in  line  with  the  needs  of  the  self-­‐build  group.      

 

  10  

   A  community  hall,  office  and  shared  kitchen  are  provided.    These  facilities  will  provide  for  communal  cooking  and  dining  in  the  manner  of  a  co-­‐housing  group,  community  meetings,  performances,  physical  activities  and  

childcare  and  will  be  available  for  local  residents.  The  community  facilities  are  situated  adjacent  to  the  entrance  to  the  site  and  open  onto  a  shared  garden.  The  site  has  good  bus  and  train  connections  nearby.    The  site  access  from  Church  Grove  is  very  narrow  and  there  has  been  a  history  of  issues  with  access.    For  these  reasons  and  in  common  with  other  recent  nearby  developments  it  is  proposed  to  provide  space  for  only  a  few  cars.    These  would  be  electric  cars  managed  as  a  car  club  available  to  the  residents.    Access  is  provided  for  emergency  and  refuse  vehicles.    During  construction,  one  possibility  is  to  supply  the  site  with  building  materials  by  crane  from  the  council  depot  on  the  opposite  bank  of  the  river  to  avoid  unnecessary  disturbance  to  the  neighbours  in  Church  Grove.    The  accommodation  is  arranged  in  two  largely  3  storey  terraces  facing  south  8m  away  from  the  river  as  required  by  The  Environment  Agency  to  form  a  green  corridor  along  the  river.    The  height  of  these  buildings  is  reduced  at  the  ends  to  2  floors  so  as  not  to  overshadow  the  adjoining  private  gardens.    The  gap  in  the  buildings  also  has  reduced  heights  and  provides  a  view  through  to  the  river  and  beyond  from  within  the  site  and  from  Church  Grove.        In  front  of  these  two  buildings  and  separated  from  them  by  a  street  providing  access  to  all  the  dwellings  are  two  low  2  storey  buildings  of  flats  each  building  facing  onto  a  shared  garden.      These  buildings  are  attached  to  the  existing  terraces  in  Church  Grove  within  the  Ladywell  Conservation  Area  and  are  designed  to  avoid  overlooking  of  private  gardens.  

   

 

  11  How  will  the  project  be  financed?  The  proposed  financial  model  for  the  Church  Grove  scheme  is  based  on  a  quantum  of  residential  units  that  comply  with  planning  policy,  in  terms  of  density,  height,  and  overlooking,  together  with  a  mixture  of  tenures  that  reflect  the  general  population  of  the  borough  of  Lewisham.    The  basis  of  the  scheme  finances  is  that  overall  it  will  be  self-­‐financing    GLA  Affordable  Housing  Grant  will  not  be  applied  for,  to  allow  the  group  to  set  rent  levels  that  are  affordable  for  each  member  of  the  community.    Rents  The  rents  are  based  on  Council’s  Affordable  Housing  policy  rents,  with  an  average  discount  of  30%  in  addition  to  recognize  the  value  of  the  “sweat  equity”  contributed  by  the  self-­‐builders.,  i.e.  part  of  the  construction  costs  normally  expected  under  a  residential  build  contract  will  be  saved  by  the  residents  undertaking  a  proportion  (30%  average)  of  the  construction  work  themselves.    There  are  2  shared  houses  proposed,  each  of  which  will  be  occupied  by  6  single  people  who  wish  to  live  in  a  shared  environment,  and  who  would  not  normally  qualify  for  Council  housing  because  they  have  a  very  low  priority  and  because  there  is  very  little  suitable  stock  available.    In  these  shared  houses  the  rent  is  based  on  a  flat  rate  rent  of  £70  per  week    Proposed  rent  levels  £/week  are  as  follows  –  1  bed  2  person  flat     £92  2  bed  4  person  house     £118  4  bed  6  person  house     £134  6  bed  6  person  shared  house   £420    Shared  ownership  Again,  the  value  of  these  dwellings  is  discounted  against  current  market  values.    Firstly,  RUSS  will  retain  a  proportion  of  the  equity  value  to  enable  the  completed  units  to  be  truly  affordable,  and  secondly,  the  offer  price  also  reflects  an  average  of  30%  sweat  equity  discount.    As  an  example,  a  new  2  bed  house  in  this  area  is  valued  at,  say  £320,000  a  discount  of  30%  of  the  market  value  is  applied,  equal  to  £96,000  leaving  

£224,000  of  equity.  The  shared  owners  are  allowed  to  purchase  up  to  40%  of  the  initial  value  on  offer,  i.e.  £89,600  with  RUSS  “holding”  the  balance  of  the  equity  up  to  £134,400  (depending  on  the  percentage  purchased  on  the  first  tranche).  This  may  vary  but  a  minimum  of  30%  equity  would  be  the  required  starting  purchase  price,  giving  a  minimum  investment  of  £67,200.    Rent  of  2%  of  unsold  equity  would  be  charged  on  the  equity  not  purchased,  as  a  contribution  to  enable  RUSS  to  service  any  debt.    The  rent  would  vary  between  £52/week  for  a  40%  stake  in  the  equity  and  £60/week  for  a  30%  stake  which  would  be  coupled  with  a  lower  mortgage  payment.    For  the  larger  4  bed  units,  market  value  is  assessed  as  £630,000.  This  is  beyond  the  affordability  range  of  most  local  households,  so  it  is  recommended  that  RUSS  hold  50%  of  the  open  market  value  and  purchasers  are  offered  30%  of  the  balance  of  £315,000.    Rents  on  unsold  equity  remain  at  2%  equal  to  £85/week.    By  retaining  equity,  RUSS  will  be  able  to  control  who  the  completed  properties  may  be  sold  on  to,  should  individual  shared  owners  decide  they  wish  to  sell  and  move  on.    Properties  for  sale    The  properties  for  sale  are  targeted  at  older  people  who  are  under-­‐occupying  an  existing  property  they  own  that  has  become  too  large  for  them  to  manage.    There  are  12  properties  initially  allocated  for  sale.  This  is  where  RUSS  retains  20%  of  the  market  value  as  a  mechanism  to  control  future  allocations,  which  also  has  the  effect  of  making  the  completed  units  more  affordable.  The  cost  of  these  properties  are:    1  bed  2  person  flat   £198,000  2  bed  3  person  flat   £288,000    Rent  on  unsold  equity  is  not  proposed  on  these  units,  but  a  Service  Charge  of  £80  per  month  to  contribute  to  the  running  costs  of  the  estate.    There  is  an  assumption  that  no  sweat  equity  discount  is  applied  to  these  units,  although  this  may  be  possible.    

  12    Capital  Receipt  to  the  Council  The  financial  viability  assessment  shows  an  indicative  capital  receipt  to  the  Council  of  £1.2m.  This  is  prior  to  a  more  detailed  cost  plan,  which  will  be  determined  following  the  appointment  of  an  Employer’s  Agent/Quantity  Surveyor,  and  tendering  of  the  construction  works.    Borrowing  requirement  In  order  to  pay  for  the  completion  of  the  build,  there  is  a  30  year  mortgage  of  £2,014,477  which  can  be  serviced  by  the  rents.      This  is  based  on  an  average  30%  sweat  equity  for  the  self-­‐builders.  It  is  envisaged  that  cost  savings  of  30%  over  contractor  built  dwellings  will  be  achieved  for  most  of  the  houses  but  that  few  of  the  flats  will  be  self-­‐built  as  they  are  aimed  at  older  people  (although  we  have  had  a  number  of  retired  people  successfully  self-­‐build  houses).    The  average  30%  saving  across  the  development  which  has  been  assumed  is  a  conservative  estimate.    

What  building  methods  will  be  used?  The  form  of  the  buildings  is  kept  relatively  simple.    This  makes  them  easier  to  build  and  easier  to  achieve  the  high  levels  of  airtightness  required  in  low  energy  buildings.      The  buildings  are  all  based  on  structural  cross  walls  with  non-­‐loadbearing  walls  to  front  and  back.    The  internal  partitions  are  also  non-­‐loadbearing.    This  permits  windows  and  doors  to  be  positioned  at  will  and  allows  for  long-­‐term  adaptability  which  is  an  essential  feature  of  any  sustainable  building.    The  foundations  will  be  carried  out  by  a  contractor  as  a  discreet  operation  prior  to  self-­‐builders  starting  on  site.    The  proposal  is  for  steel  screw  piles  which  are  quick,  do  not  create  disturbance  to  neighbours  and  do  not  create  any  spoil  which  is  particularly  useful  on  a  site  subject  to  contamination  as  we  understand  this  is.      The  proposal  is  for  timber  fame  construction  which  is  relatively  easy  for  inexperienced  builders  to  acquire  sufficient  skill  to  carry  out.    The  proposal  is  to  establish  an  on-­‐site  temporary  factory  to  fabricate  the  structural  frame.    This  technique  is  often  employed  on  housing  sites  and  achieves  cost  reductions  and  time  advantages,  achieves  good  quality  and  makes  best  use  of  the  skills  available.        The  proposal  is  to  build  to  Passivhaus  standard.    This  delivers  ultra  low  energy  buildings  with  tested  and  guaranteed  performance  at  affordable  costs.    This  is  in  contrast  to  most  low  energy  buildings  in  the  UK  which  do  not  deliver  their  designed  performance.    

  13  What  is  the  sustainability  strategy?  Sustainability  is  a  term  often  used  but  rarely  defined.    We  are  basing  our  concept  and  principles  on  the  Cradle  to  Cradle  method  of  design  created  by  William  McDonough  and  Dr  Michael  Braungart.    This  is  a  framework  to  inform  decisions  to  enhance  the  environment  instead  of  the  more  usual  approach  of  minimizing  negative  environmental  impacts.    This  involves    avoiding  harmful  products  and  specifying  quality  ones,  enhancing  biodiversity,  air  quality,  water  quality,  replacing  fossil  fuels  with  renewable  energy,  designing  for  deconstruction  and  recycling  and  designing  for  comfort  and  delight.    Our  approach  to  achieving  environmentally  sustainable  communities  lies  partly  in  the  low  energy  homes  built  using  environmentally  friendly  materials  and  so  on,  but  also  more  significantly  in  fostering  good  habits  and  decision  making  from  the  residents  themselves.  For  example,  any  benefits  of  having  photo-­‐voltaic  cells  will  be  negated  if  people  leave  the  lights  on  and  appliances  are  left  on  stand-­‐by  all  the  time.  This  is  why  we  believe  the  best  sustainability  measures  are  low  cost,  low  tech  measures  that  have  a  direct  impact  on  people  and  their  relationship  with  their  environment.      Growing  food  is  the  most  direct  way  we  can  all  reduce  our  carbon  footprint,  but  it  also  offers  people  an  opportunity  to  improve  their  diet  and  create  new  relationships  with  their  neighbours.  Composting  reduces  emissions  associated  with  waste  disposal  and  creates  a  positive  materials  flow  that  saves  water  and  energy.  Although  not  as  glamorous  as  some  hi-­‐tech  solutions,  we  believe  humble  activities  such  as  these  will  have  a  greater  long-­‐term  benefit  for  people  and  the  environment.  Coupled  with  innovative  design  that  maximizes  the  use  of  solar  energy  and  passivhaus  standards  that  vastly  reduce  heating  needs,  it  is  possible  to  create  a  carbon  neutral  community.  In  the  long  term  we  believe  it  is  possible  to  create  a  carbon  negative  community.  This  is  something  that  will  become  necessary  if  we  are  to  fulfill  our  international  obligations  to  reduce  emissions.  Instead  of  viewing  this  challenge  as  a  costly  exercise  of  green  tokenism,  it  is  an  opportunity  to  reduce  living  costs  for  residents  and  enhance  the  local  environment.    Education  in  sustainable  development  It  is  proposed  to  establish  a  hub  for  education  in  sustainable  development  on  site  in  partnership  with  the  London  Regional  Centre  of  Expertise  on  

Education  for  Sustainable  Education  who  are  affiliated  with  the  United  Nations.    The  project  would  serve  as  a  working  example  of  sustainable  community  development  to  inspire  others  and  we  would  monitor  progress  towards  attaining  sustainability  targets  and  share  this  information  so  people  can  learn  from  our  efforts.    This  would  feature  developing  awareness  of  the  River  Ravensbourne,  its  history  and  the  current  River  Restoration  Plan.    Children  and  others  would  learn  about  its  wildlife  and  the  benefits  of  reintroducing  beneficial  species.          How  will  self-­‐builders  acquire  the  necessary  skills?  The  aim  of  the  design  is  that  it  is  relatively  simple  and  cost  effective.  The  necessary  skills  will  be  acquired  via  a  process  of  training  and  talent  identification.    The  build  will  be  organized  into  a  series  of  phases  and  each  phase  will  require  a  dedicated  team  of  self-­‐builders  and  apprentices  lead  by  a  professional  tradesman  who’s  role  it  will  be  to  train  and  manage  the  team  for  that  specific  task  and  to  provide  quality  control.    When  one  team  finishes  on  one  building  and  moves  on  to  the  next,  the  following  team  will  begin  work  on  the  preceding  teams  ‘completed’  site,  and  so  on.    In  this  way  people  will  be  doing  the  same  job  across  the  site  so  that  the  self-­‐builders  become  knowledgeable  and  competent  in  specific  skills  and  will  produce  high  quality  work.    It  also  means  that  all  the  buildings  will  be  built  together  and  completed  together  instead  of  different  people  working  on  their  own  house  and  working  at  different  speeds.    Once  a  team  completes  a  phase  across  the  site,  they  will  begin  the  process  again  on  the  next  task.      The  majority  of  training  will  take  place  on  site.  Team  leaders  will  be  experienced  experts  and  professional  trades  people.  They  will  train  and  supervise  the  self-­‐builders.  We  will  also  get  experienced  self-­‐builders  from  past  successful  projects  to  come  and  mentor  self-­‐builders,  offering  them  advice,  help  and  motivation.    An  on-­‐site  factory  will  form  the  heart  of  the  project.  This  will  be  a  space  where  people  can  be  taught  new  skills  and  how  to  use  simple  machinery.  It  will  allow  sections  of  the  buildings  to  be  pre-­‐fabricated  in  a  controlled  environment  and  allow  things  to  be  produced  in  batches,  making  the  project  run  more  efficiently.  The  factory  will  be  a  temporary  structure  constructed  by  the  self-­‐builders.  This  will  provide  an  early  opportunity  to  discover  who  within  the  group  has  talents  for  different  jobs.  It  will  also  be  a  

  14  good  team  building  exercise.  This  will  be  important  in  deciding  how  the  teams  are  formed.  In  the  early  stages  it  will  be  key  to  identify  individual  skills  and  talents.  We  will  organize  activities  and  workshop  days  prior  to  construction  on  site  to  assist  in  this  process.  This  will  also  provide  an  opportunity  to  train  and  prepare  people  with  basic  skills  and  an  understanding  of  health  and  safety  before  going  on  site.      Apprentices  We  have  formed  a  partnership  with  a  local  social  enterprise  who  specialize  in  training  young  and  disadvantaged  youths  on  construction  sites,  providing  accredited  training  and  work  experience.  We  will  work  with  them  to  integrate  the  optimum  number  of  apprentices  into  the  project  and  our  experience  is  that  this  can  provide  useful  labour  and  expertise  for  self-­‐build  projects.    This  could  also  provide  opportunities  for  some  of  the  self-­‐builders  to  obtain  qualifications  along  the  way.    Grants  are  available  for  this  aspect  of  training  and  it  is  envisaged  that  this  would  be  self-­‐financing.    Skilled  Volunteers  There  is  a  growing  international  network  of  self-­‐builders  and  people  interested  in  sustainability.  People  are  increasingly  looking  for  opportunities  to  travel  and  volunteer  in  community  projects  in  return  for  free  accommodation  and  food.  Organizations  such  as  WWOF  and  the  POOSH.org  exist  to  connect  volunteers  with  community  projects  around  the  world.  They  could  be  used  to  bolster  manpower  on  site  if  and  when  needed  and  to  find  skilled  labour.    Synchronized  properly  with  the  schedule  on  site,  these  networks  offer  an  opportunity  to  attract  extra  energy,  enthusiasm  and  expertise  for  next  to  no  cost.    For  all  these  elements  to  work  together  effectively  there  will  need  to  be  careful  planning  and  organization.  We  propose  a  live  update  on  the  progress  of  each  phase  of  the  build  so  all  elements  can  be  scheduled  properly.  We  will  also  keep  a  schedule  of  skills  and  personnel  within  the  group  so  we  can  make  best  use  of  the  human  resources  available  to  us.    How  will  risks  be  managed?  We  have  found  that  self-­‐builders  are  highly  motivated  to  succeed  and  that  they  will  overcome  any  obstacles  to  ensure  a  successful  outcome.    The  principle  difficulty  is  generally  the  time  it  takes  to  persuade  institutions;  local  authorities  &  funders  to  support  proposals.    

Contrary  to  the  need  to  keep  it  simple,  there  is  a  temptation  to  overload  projects  with  expensive  project  management  which  can  render  the  whole  enterprise  uneconomical.    In  our  experience  the  risks  can  be  overstated.    The  reality  is  that  whilst  self-­‐build  certainly  takes  time,  self-­‐builders  do  not  generally  fail  to  complete,  produce  shoddy  work  or  let  costs  run  away;  they  have  their  financial  future  at  stake  and  want  to  make  sure  that  what  they  build  will  be  good,  comfortable  and  cheap  to  run.    Their  usual  response  is  that  it  is  hard  work  but  worth  it  for  the  real  benefits  of  economy  and  satisfaction  that  follow.    It  is  our  experience  that  self-­‐build  can  start  to  go  wrong  when  the  self-­‐builders  feel  alienated  and  not  in  control  of  the  design  and  building  process.    It  would  be  tragic  to  fall  into  the  same  trap  that  organizations  fell  into  in  the  90’s  by  wishing  to  control  the  process  too  closely  rather  than  providing  a  level  of  support  that  enabled  self-­‐builders  to  get  on  with  it.    Potential  risks  include  –  • rising  costs,    • extended  timescales,    • turnover  of  self-­‐builders,  • poor  construction  and    • misuse  of  funds.        Measures  to  mitigate  these  risks  include  –  • providing  accurate  promotional  material  and  managing  expectations,    • providing  support  from  professionals  with  self-­‐build  experience    • keeping  the  organization,  design  and  method  of  construction  as  simple  

as  possible,  • maintaining  self-­‐builder’s  motivation  by  ensuring  that  their  needs  are  

being  fully  recognized  and  that  they  are  fully  involved  in  the  decision  making,    

• maintaining  a  waiting  list  of  potential  self-­‐builders  who  are  trained  and  ready  to  build  

• providing  adequate  training,    • emphasizing  the  need  for  adequate  planning  and  not  starting  on  site  

until  everything  is  ready    • setting  targets  and  monitoring  progress  and    • maintaining  a  transparent  accounting  system.    

  15  How  long  will  it  take?  It  is  estimated  that  12  months  will  be  required  for  the  planning  stages  before  starting  on  site.    This  will  include  understanding  the  requirements  of  the  self-­‐builders,  the  council,  funders,  neighbours  and  other  stakeholders,  undertaking  the  design  of  the  houses  and  the  site  layout  in  consultation  with  stakeholders,  planning  approval,  detail  design,  obtaining  building  and  other  approvals,  preparing  sub-­‐contracts  for  piling  and  other  contractor  built  elements  and  securing  funding.          This  time  is  also  necessary  for  potential  members  of  the  self-­‐build  group  to  understand  the  time,  effort  and  commitment  to  realize  a  successful  project  and  for  those  for  whom  the  commitment  is  too  much  to  drop  out  before  starting  on  site.    The  self-­‐builders  need  to  acquire  an  understanding  of  the  development  process,  how  to  organize  and  work  together  as  a  group  and  training  in  building  skills.    It  is  estimated  that  he  construction  will  take  18  months  in  three  phases,  the  first  being  foundations  and  possible  drainage  and  other  infrastructure  by  a  contractor  followed  by  dwellings  for  sale  and  shared  ownership.    This  will  bring  income  into  the  project  after  12  months    construction  which  will  then  be  used  to  construct  the  social  rented  part  of  the  development.  

           

Months 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30

BriefingDesignPlanningDetail sub-contractsPilingsite factorybuild salebuild renttrainingfunding building Regs  

  16  How  will  the  development  be  managed  and  maintained?  The  proposal  is  for  the  land  and  property  to  be  managed  by  a  Community  Land  Trust  who  will  represent  the  different  stakeholders.    Residents  will  all  be  members.    The  Trust  is  regulated  by  the  Financial  Conduct  Authority  and  must  submit  a  publicly  available  annual  report  and  audited  accounts.    The  Trust  will  be  transparent  and  run  democratically  with  annual  elections  

of  the  board  with  all  members  eligible  to  vote.    Lewisham  Council  will  have  nomination  rights  for  the  social  housing,  however,  members  will  have  the  opportunity  to  not  approve  someone  for  a  tenancy  if  they  have  a  reasonable  objection.    All  potential  residents  will  have  an  interview  and  meet  their  potential  new  neighbours  beforehand.  If  oversubscribed,  members  will  vote  on  who  to  select  as  new  residents.    

The board can delegate roles to sub-committees and has the power to transfer the exercise of any of its powers to employees of the association on such terms as it determines (within the boundaries of the rules - see appendix).

Board elected by membersSecretary- The board must appoint a secretary who is responsible for organising and keeping minutes of meetings. Secretary must also make any returns on behalf of association to the Financial Conduct Authority.

The Board- Board must represent the various different groups of people within the association.- Must have required skills and expertise to fulfil the aims of the association.- Maximum size of the board is 12 people. - The board must elect a Chair.- The board must report back to members.- Must be volunteers.- The business of the association shall be directed by the board.- Must organise regular meetings and an annual general meeting for all members.- Must ensure the aims and objectives of the association are furthered.- Must abide by the rules of the association (see appendix).

Sub-committees/Employees- It may be required to create steering groups and sub-committees in order to complete certain tasks on behalf of the association. The Board has the power to do this.

Self-builders

Local People

Church Grove ResidentsLewisham Council

Other people interested in Self-build and sustainability

MembersAll members must have at

least one £1 share. All members get one vote, no

matter how many shares they own. Must abide by the rules

of the association.

 

  17    A  maintenance  fund  will  be  established  funded  by  a  service  charge  and  the  Trust  would  be  responsible  for  managing  the  community  facilities.    Any  surplus  generated  from  future  sales  or  rental  income  after  debts  have  been  paid  off  will  be  re-­‐invested  in  the  creation  of  more  community  schemes  of  a  similar  nature.  The  society  is  obliged  by  its  rules  to  re-­‐invest  any  surplus  in  projects  that  will  bring  benefits  to  the  community  that  they  represent.      What  are  the  next  steps?  Lewisham  Councill  have  initiated  a  process  to  establish  a  self-­‐build  group.    The  aim  we  understand  is  to  have  this  group  in  place  in  the  New  Year.      

• Once  this  group  is  in  place  the  process  of  establishing  the  brief  for  the  development  will  start;  the  needs  and  desires  of  the  self-­‐builders,  the  requirements  of  the  council,  consultation  with  the  neighbours  in  Church  Grove  and  other  stakeholders.    This  could  be  undertaken  using  tools  specifically  designed  for  helping  groups  articulate  development  issues  such  as  the  Voicebox  tool  developed  by  CABE.  

• Appoint  design  team.  • Agree  with  Lewisham  and  selected  self-­‐builders  the  particulars  of  

the  scheme,  i.e.  density,  mix  and  types  of  accommodation.    It  is  envisaged  that  members  of  the  self-­‐build  group  would  participate  in  a  process  of  participatory  design  involving  site  visits  to  completed  projects,  sessions  on  the  basics  of  house  design  and  housing  layout  and  workshop  sessions  developing  options  for  house  plans  and  site  layouts  working  with  models  and  3D  modeling  software.    There  would  also  be  a  programme  of  design  sessions  with  individual  households.    This  process  would  establish  the  principles  for  the  house  designs,  site  layout  and  specification  of  materials.  

• Agree  the  governance  of  the  project.    We  believe  that  a  Community  Land  Trust  is  the  best  route,  and  have  already  founded  an  organization  in  RUSS.  All  participants  would  become  members  and  elect  a  new  board  to  represent  the  membership.  

• Secure  the  finance  and  agree  capital  receipt  and  conditions  for  transferring  the  land,  agree  rents  and  prices  for  shared  and  outright  ownership  properties.    Secure  development  loans  and  commitments  for  long-­‐term  mortgages.  

• Initiate  training.    This  will  include  construction  training  but  also  educating  members  of  the  group  in  the  development  process,  how  to  organize,  house  design,  site  layout  and  the  specification  of  materials.  

• Finalize  design  and  submit  for  planning  permission.  • Create  a  detailed  schedule  for  construction  for  all  phases.    • Talent  identification  of  self-­‐builders.    • Put  tenders  out  to  contractors  for  elements  of  the  work.  • Organize  construction  teams  and  identify  team  leaders.  • Begin  work  on  site.  

 What  is  RUSS  (Rural  Urban  Synthesis  Society)?  RUSS  has  been  incorporated  as  a  Community  Land  Trust  since  2009  and  we  have  charitable  status.    Founded  by  a  diverse  group  of  Lewisham  residents  with  ties  to  the  Walter  Segal  self-­‐build  scheme  at  Walters  Way,  we  established  RUSS  with  the  aim  of  creating  cutting-­‐edge  sustainable  housing  for  the  community.  There  is  clearly  a  need  for  housing,  but  we  also  feel  there  is  a  need  to  develop  sustainable  housing  that  employs  alternative  technologies  to  create  a  community  that  has  a  positive  footprint.  We  want  to  see  people  given  the  opportunity  to  learn  new  skills  and  to  offer  training  in  new  ecologically  friendly  building  techniques.  Our  goal  is  to  create  a  model  that  can  be  replicated  and  adapted  on  other  sites  with  communities  in  and  around  South  London.      A  brief  history:  we  raised  the  £1000  necessary  to  pay  for  the  legal  fees  of  incorporation  through  a  number  of  local  music  events  where  local  musicians  and  artists  performed  in  support  of  our  aims.  Since  2011  we  have  been  campaigning  and  promoting  the  idea  of  a  sustainable  self-­‐build  scheme  on  the  Church  Grove  site.  We  held  an  open  day  at  attended  by  expert  speakers  and  local  people.  We  have  raised  over  £20,000  from  further  events  and  a  non-­‐profit  community  share  issue  and  in  September  2013  we  were  awarded  a  Technical  Assistance  grant  of  £3,600  from  the  Community  Land  Trust  Network.      RUSS  is  incorporated  as  an  Industrial  Provident  Society  for  the  Benefit  of  the  Community  and  the  key  point  is  that  our  activities  must  be  for  the  benefit  of  the  community  not  just  for  the  benefit  of  our  members  as  is  the  case  for  a  co-­‐operative.    The  main  features  are  –  

  18  • All  members  must  be  shareholders,  all  shareholder  are  members.  All  

members  only  get  one  vote  no  matter  how  many  shares  they  own.  This  ensures  no  one  individual  can  assume  control  of  the  organization.    

• Organizations  can  become  members  and  elect  a  representative  • There  is  no  profit  or  dividends  paid  to  shareholders.  • If  the  association  is  wound-­‐up  or  dissolved  any  remaining  assets  must  

be  transferred  to  a  charitable  body  with  objects  within  or  similar  to  that  of  the  association.  

 Currently  the  Directors  of  RUSS  are  –  • Paul  Capel,  Msc  Sustainable  Architecture  –  a  resident  of  Walters  Way  

Paul  has  renovated  his  home  to  be  one  of  the  most  energy  efficient  homes  in  the  country  using  all  renewable  sources  of  energy.  

• Barbara  Hicks,  Yoga  Teacher  and  retired  Primary  school  teacher  –  an  original  Walters  Way  self-­‐builder,  Barbara  has  extensive  experience  of  what  it  is  like  to  build  your  own  home  whist  simultaneously  bringing  up  a  young  family  and  working  full-­‐time.  

• Dave  Dayes,  Yoga  Teacher  and  experienced  self-­‐builder  –  also  an  original  self-­‐builder  at  Walters  Way,  Dave  has  since  renovated  his  family  home  so  it  is  now  part  powered  from  renewable  energy  sources  reducing  his  energy  bills  by  more  than  50%  in  the  process.  

 Moving  forward  we  need  to  expand  our  membership  to  further  represent  the  local  community  and  we  will  increase  the  size  of  our  board  to  reflect  the  membership.        Who  are  the  people  involved  in  RUSS?    Kareem  Dayes  is  a  local  volunteer  and  member  of  RUSS.  Growing  up  in  Walters  Way  he  has  always  had  an  interest  and  passion  for  self-­‐build.  Recently  he  has  helped  his  father  Dave  Dayes  install  alternative  technology  to  make  the  home  more  energy  efficient  and  largely  powered  by  renewable  energy.  This  experience  has  inspired  Kareem  to  seek  a  more  sustainable  way  of  living  in  London.  Through  his  experience  living  in  a  housing  co-­‐operative  in  New  Cross  and  through  extensive  research  Kareem  discovered  the  Community  Land  Trust  (CLT)  movement  and  decided  to  create  a  new  CLT  with  the  aim  of  collaborating  with  local  people  to  build  a  sustainable  community  in  London.  As  a  young  single  male  living  in  London  Kareem  finds  private  rents  too  expensive  for  his  low  income  as  a  musician  and  is  seeking  alternative  ways  to  find  affordable  housing  in  London.  Through  his  Community  Interest  Company  12  Tone  C.I.C  Kareem  has  managed  to  raise  

over  £4000  pounds  for  RUSS  from  music  events  and  record  sales.  Kareem  has  also  helped  RUSS  produce  this  proposal  with  content  derived  from  his  research.    Jon  Broome  is  a  leading  sustainable  architect  who  has  led  the  way  in  self-­‐build  in  the  UK  for  nearly  30  years.  He  worked  on  council  housing  for  Lewisham  in  the  70’s  and  was  joint  architect  with  Walter  Segal  for  the  hugely  successful  self-­‐build  projects  of  the  80’s.    He  then  went  on  as  founder  Director  of  Architype  to  work  on  self-­‐build  co-­‐ops  in  Downham,  Brockley  &  Grove  Park  as  well  as  neighbouring  boroughs  Greenwich  &  Southwark  as  well  as  community  self-­‐build  projects  in  Camden  &  Islington,  Brighton,  Colchester,  Birmingham  &  Sheffield.        He  then  developed  energy  efficient  social  housing  which  won  The  Housing  Corporation  Gold  Award  and  Jon  Broome  Architects  was  voted  Sustainable  Housing  Design  Practice  of  the  year  in  2010.    He  is  a  Certified  Passivhaus  Designer  and  has  been  working  on  Passivhaus  designs  for  housing  associations.    He  is  currently  architect  for  a  ‘shell  and  fit  out’  self-­‐build  project  for  Circle  Housing  Trust  in  North  London.    Jon  Broome  was  co-­‐author  of  ‘The  Self-­‐Build  Book’  1991  and  contributor  to  ‘Housing  &  the  Environment’  and  ‘Architecture  and  Participation’  and  author  of  ‘The  Green  Self-­‐Build  Book’2007.    Jon  has  self-­‐built  two  houses  in  Lewisham  and  so  is  familiar  with  the  issues  at  first  hand.    He  is  a  lifelong  resident  of  the  borough  and  his  family  have  lived  next  to  the  site  in  Church  Grove  for  over  100  years  across  four  generations  during  which  time  the  site  has  been  a  laundry,  a  foundry,  a  school  and  now  an  opportunity  to  develop  the  local  community  for  the  21st  century.                  

  19  Steve  Chance  is  an  award  winning  architect,  and  has  been  providing  additional  support  helping  to  envisage  a  sustainable  community  led  project,  including  feasibility  studies,  and  he  has  extensive  experience  of  creating  beautiful,  innovative  residential  buildings.  His  practice  Chance  de  Silva  is  experienced  in  carrying  out  small-­‐scale  residential  development  -­‐  buying  neglected  sites  and  building  new  homes.    Chance  de  Silva  have  three  eco-­‐homes  on  site  near  Wood  Vale,  Lewisham  and  recently  completed  'Casadanza',  an  award-­‐winning  development  in  CroftonPark,  Lewisham.  In  2013  they  completed  'One  Lancs'  with  self-­‐builder  Simon  Head,  and  in  2014  they  will  be  building  a  new  house  in  Hackney  and  developing  a  site  at  London  Fields.  Steve  was  previously  the  director  in  charge  of  the  Peckham  Partnership  regeneration  in  Southwark  and  designer  and  director  for  the  restoration  of  Brockwell  Park  Lido.    Gianni  Rocchi  is  a  Lewisham  resident  and  member  of  the  Ladywell  community,  Gianni  Rocchi  has  also  provided  a  lot  of  energy  and  advice  helping  us  to  imagine  and  present  a  vision  for  the  vacant  Church  Grove  site.  Gianni  has  years  of  experience  creating  bespoke  modern  design  that  meet  the  needs  and  aspirations  of  clients,  and  also  designed  the  house  extension  and  renovation  for  Dave  Dayes  and  Barbara  Hicks  in  Walters  Way.  Gianni  Rocchi  is  a  self-­‐employed  architectural  consultant  who  has  worked  alongside  Steve  Chance  at  Pollard  Thomas  Edwards  and  at  Chance  de  Silva.  These  projects  include:  Naish  Court  regeneration  (117  mixed  tenure  homes),  the  Peckham  Partnership  (44  homes)  and  Chance  de  Silva  projects  'Casadanza'  and  'E-­‐LO  Vale'  (eco-­‐houses).      David  Leah:  Lewisham  resident  and  active  member  of  the  community.  A  Partner  is  a  small,  specialist  company  (Red  Loft)  developing  public  housing  on  behalf  of  Local  Authorities,  ALMO’s,  and  housing  associations.  Moved  from  Manchester  to  study  in  London  and  has  lived  in  Lewisham  for  nearly  30  years.  Has  worked  in  public  housing  in  London  for  most  of  his  adult  life.    Tony  Rich  :  Joint  Director  of  London  Community  Building,  a  Lewisham-­‐based  social  enterprise  established  to  generate  social  benefit  through  building,  construction  and  maintenance.  This  is  achieved  by  generating  training  and  employment  places  for  target  groups  such  as:  18-­‐24  years  olds  not  in  education,  employment  or  training  (NEETs),  long-­‐term  unemployed,  people  with  mental  health  needs,  ex-­‐servicemen  and  ex-­‐offenders.  They  

aim  to  include  paid  work  experience  and  training  opportunities  in  all  their  projects.  They  are  focused  on  helping  their  trainees  move  onto  employment  or  self-­‐employment.  They  work  to  link  project  benefits  directly  to  local  residents.  They  provide  a  cost-­‐effective  and  professional  service.    All  work  is  carried  out  to  a  high  standard  and  trainees  receive  full  site  supervision.  All  work  has  full  public  liability  insurance  cover.  London  Community  Building  have  helped  RUSS  produce  this  proposal  and  are  will  work  with  us  in  partnership  to  provide  apprenticeships  and  training  opportunities  for  local  people  within  the  proposed  Church  Grove  community  led  self-­‐build  project.                  Rural  Urban  Synthesis  Society  Ltd,  RUSS,  is  registered  with  the  FSA  as  an  Industrial  and  Provident  Society  for  the  Benefit  of  the  Community  No.  30624R.    It  is  registered  with  HMRC  as  a  Charity  No.  XT18342      Contact    info@theruss.org  0754  888  56  09  –  Kareem  Dayes    11  Walters  Way  Honor  Oak  Park  London  SE23  3LH    For  the  latest  news  and  information  please  visit  our  website      

www.theruss.org    Details  on  membership  and  our  community  share  issue  can  also  be  found  on  our  website.