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Funding Regeneration in an Age of Austerity
Back to the Future?
Chris Cook
Manchester 23rd January 2014
“21st Century problems cannot be solved with 20th Century solutions”
Resilience
Resilience - the enduring power of a body or bodies for transformation, renewal and recovery through the flux of interactions and flow of events
Resource Resilience – Natural Grid
Financial Resilience – Open Capital
Financial Resilience – Open Capital
Prepay – credit returnable in payment for value
Protocol – consensual interactive 'two way' agreement
Prepay
Tax
Tax Prepay
Tax Prepay – credit returnable in payment of taxes
Tax Return – 'stock' part of tally stick returned to Treasury
Rate of Return - rate over time at which stock is returnable for cancellation
eg Prepay £8 for £10 tax - £2 profit 25% pa rate of return
- not fixed - depends on existence & quantity of flow
Rental Prepay Credits
Credit returnable in payment for £1.00 of Rent
10,000 Credits sold for £8,000 give a 25% absolute return (£2k profit / £8k investment)
If Rent is £10k pa Rate of Return is 25% pa
If Rent is £5k pa Rate of Return is 12.5% pa
If Rent is £2k pa Rate of Return is 5% pa etc etc
Protocol - Capital Partnership
CustodianCustodian
InvestorsInvestors
OccupiersOccupiers
Managers
Prepay %
Rental
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A Capital Partnership is not an Organisation
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It does not own anything, do anything, employ anyone, or contract with anyone
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It is simply a framework agreement within which the stakeholders self organise
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Conventional property development is a transaction model: developer as middleman
DeveloperDeveloperLand
OwnerProperty
BuyerProperty
Buyer
£ £
PropertyBuyer
PropertyBuyer
£
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Borrow, Buy, Build and B...er Off...
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Financed by Equity (ownership) and Debt (from credit institutions)
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Capital Partnership offers a new approach to financing and funding
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Financing - for short/medium term, high risk development of new assets
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Funding - for long term, low risk use of newly complete or existing assets
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Financing : Land held by/transferred to a Custodian
LandLand CustodianCustodian
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Land Owners become Investors
LandLand
Land OwnersLand Owners
CustodianCustodian
Land Value
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Councils invest the value of planning permission
LandLand
CouncilsCouncils
CustodianCustodian
Value of Planning permission
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Contractors invest at least the profit margin
LandLand
ContractorsContractors
CustodianCustodian
Profit Margin
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Risk-Takers provide £ to pay Contractors’ agreed costs
LandLand
Risk-TakersRisk-Takers
CustodianCustodian
£
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Developers invest 'Intellectual Capital' of concept and services
LandLand
InvestorsLand-owners, Councils,
Contractors, Risk Takers
InvestorsLand-owners, Councils,
Contractors, Risk Takers
DevelopersDevelopers
CustodianCustodian
Value Value
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Capital Partnership creates a Rental Pool
CustodianCustodian
InvestorsInvestors
OccupiersOccupiers
Managers
Prepay %
Rental
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Rental Pools enable a simple but radical new funding option through Prepay
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Rental Credits – returnable in payment for property occupation
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Funding - Equity Release by creating Rental Pools from portfolios of completed houses
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Existing owner becomes the Custodian
Houses CustodianCustodian
Affordable index-linked rental is set
Houses
Occupiers
CustodianCustodian
Rental
Proportional Share allocated to Manager
Houses
Occupiers
Manager
CustodianCustodian
%
Rental
Balance of Rentals to Investors
Custodian
Investors
Occupiers
Managers
% %
Rental
Prepay Credits returnable in payment for rentals are created and sold to investors
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Example – Pool of 1,000 houses has affordable rents of £4m pa
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After (say) 25% for maintenance etc £3m pa is available for funding costs
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Debt: £3m pa will fund <£40m debt over 20 years at 5% compound interest
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Prepay
20 Years' rent = 60m x £1.00 credits: @ 50p raises £30m: Rate of Return = 100%/20 yrs = 5%pa@ 66.6p raises £40m: RR = 50%/20yrs = 2.5%pa
25 Years' rent = 75m x £1.00 credits: @ 50p raises £37.5m: Rate of Return = 100%/25 yrs = 4%pa@ 66.6p raises £50m: RR = 50%/25yrs = 2%pa
Rental Credits – value proposition for Investors not dissimilar to a REIT
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Except that, crucially, Rental Credits are returnable in payment for rent
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Rental Credits – as rental levels rise or fall rate of return increases or falls
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A Rental Pool will have a 'common bond' – geographic or otherwise
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Occupiers are natural buyers and acquire rental credits by paying rent in advance
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Occupiers who care for their property may receive 'Sweat Equity' rental credits
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21st Century Problem
Retiring Generation
-'long' of Property and 'short' of Care for themselves and their property
- poor returns on deposits (loans to banks)
Working Generation – burdened with bank property debt
Young Generation – long of Care but short of Property
21st Century Resolution
Retiring Generation
- exchange rental credits for care
- invests directly 'Peer to Asset' in rental credits
Working Generation – direct investment in rental credits replaces bank property debt
Young Generation – care exchanged for rental credits
21st Century problems cannot be solved with 20th century solutions.........
…....21st century solutions pre-date modern finance
Thank You
16/06/10 47