Upload
others
View
1
Download
0
Embed Size (px)
Citation preview
Thinking out of the box Thinking out of the box in community housing in community housing
Presented by Robert Borruso - Director
About Kilfinan Community ForestAbout Kilfinan Community Forest
Community buyout of 123 ha of 'ready to harvest' plantation
Support from HIE, CLF, LEEDER and many more
Acquired the forest in 2010 after a 76% yes vote from the local community
All consultations before and since demonstrate support for affordable housing
Thats us here
Challenges faced when actually Challenges faced when actually trying to delivertrying to deliver
Bureaucracy (planning, roads & building standards)
Design considerations Finance Expectation management
BureaucracyBureaucracy
Engage with planning early....very early Local plans only come up for review every 5 years or so Planning authorities are generally supportive of
affordable housing Don't worry too much about design – agreement in
principle will unlock capital Access issues
Roads are expensive Adoptable ones cripplingly so
Building standards Overwhelming complexity
Design 'off the shelf' vs bespokeDesign 'off the shelf' vs bespoke
Off the shelfShould be cheaper & quicker
Project management requirements are not onerous
Unforeseen costs should be limited
Design will be forgettable
Take it or leave it price
Money spent will leave the community
KitApprovals will be difficult & expensive
Very active project management required
Allow large contingencys
Designs can be landmark
Money spent can be recycled locally
Potential to spend less money
Bespoke designBespoke design
Employ an architect ? Decide on a design brief Do not allow them free range
Real valve is in the guidance through the approvals process
If not buying in building skills – keep it simple!
Bespoke design who's building?Bespoke design who's building?
Local builders− Often conservative – 'we know best'
− Should not require micromanagement Set-up in house team
− Will share the vision
− Will require intense management
− Profits recycled
FinanceFinance
Once planing permissions are achieved you'll have a valuable asset this makes raising money easier
Sell assets to fund build eg self build plots Borrow the money Defer payments or staged payments
Expectation managementExpectation management
People often have preconceived ideas of what can be delivered – opinions often formed in the absence of facts − Is an 'affordable home' deliverable?
− Consider 3x average wage + £10k = £85,000
− So no! Conventional modern homes simply cannot be
build for such a figure With free land and not for profit builders...maybe
Allocation processAllocation process
If not going down the RSL route− Offering discounted housing with conditions
− Discount back the land value
− Mandated buy back at below market rates
− Permanent occupation What qualifications?
− Local connection
− Housing need
− Willingness to contribute locally Everyone has a legitimate deservation to a discounted
house Over subscription will create resentment
KCF thinking out of the boxKCF thinking out of the box
Our own design of house(s) Using our own milled timber Setting up and in house build squad Funding through sale of self build plots Finished houses sold with land price fully
discounted Mandated buy back right retained