Thinking out of the box in community housingruralhousingscotland.org/.../Thinking-out-of-box... · KCF thinking out of the box Our own design of house(s) Using our own milled timber

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