Agenda item
What can LBTH do to Promote Self-Build in TH?
Minutes:
Presentation
Martin Ling did a short presentation on self-build covering the following areas:
Overview of housing demand in Tower Hamlets and the housing market
Priorities in the Council’s Housing Strategy
Outline legal position and self-build regulations
The Council’s duties under the regulations
A profile of the people who had registered
Key issues in Tower Hamlets including land values, regional housing targets and densification
Discussion Notes:
Land:
Available Plots
Attendees felt that the main issue was not knowing where plots of land are advertised. The general view was that plots of land are essential, as without the land the rest is a non-starter.
One attendee suggested that the Council could consider fixed-term plots of land, or shipping containers to ease the housing problems in the Borough.
Land availability Study
Tom Dollard suggested the Council could do a study looking at the possibilities of land availability and site layouts and work out what is possible. He said a basic study was needed. TD added that LBTH could consider holding an exhibition and invite people to see what land and what property is available and match applicants to locations. Tom asked when there would be a full capacity.
Councillor Blake advised that an estate capacity study of council estate owned land was part of the housing strategy recommendations which was approved at Council in December 2016, and that the Council is looking for potential plots as part of the estate capacity review. It was agreed that this would be a topic for a future forum.
Martin Ling said he knows the Council has parcels of land but many are disused garages or laundry areas so their suitability would need to be assessed. Martin advised that LBTH was losing a lot of council owned property due to right to buy and identifying land for its own new build programme to replace these homes and meet the huge housing need in the borough.
Councillor Blake said LBTH should have a full assessment of available in a few months, and the aim of the meeting was for LBTH to hear from applicants about what they want, and for the Council to find a way of moving forward – including looking at partnerships.
Value of land
Applicants asked Members and Officers about the value of land and the bidding process. Some were concerned that plots of land can only be purchased by agents and big developers meaning smaller developers and self-builders don’t stand a chance to build their own property.
Attendees were advised that it is very difficult to control the value of land, and that Tower Hamlets Council cannot make it cheaper. One officer advised the applicants that co-operatives are on option.
The cost of land discussed and whether there was a minimum price per square foot. Alison Thomas advised that competition amongst developers can inflate the cost for land which leads to high prices in the borough. Some applicants asked whether there was scope to allow some land to be sold to only those who have lived in Tower Hamlets.
Best Value
It was suggested that the Council should look at best value as it is about more than bringing in money. Councillor Islam agreed but said that because of budget cuts, the Council had to be innovative in bringing in money in order to protect essential services. Some applicants asked whether land could be leased and paid for in in instalments.
Social Impact
Councillor Islam talked about the social impact of housing including the impact on family, mentally and physically. Going through the housing process can often be stressful and tiring. He reiterated the point that the Council has huge demands; from the 10000 people in priority on the waiting list including 2000 families in temporary accommodation and that it has to weigh up all its priorities when thinking about how best to use land.
Co -operative Approach
Another advised that one option may be establishing a Co-operatives, however it was noted that such models don’t work for everybody
One of the attendees at the meeting suggested co-housing and a property around 300-500Sqm could fit in 8 families with each unit self-contained and multi-generation. This would mean younger tenants would be living amongst and near older tenants and there would be social benefits for both sides. It was emphasised that there could be many different approaches to self-build and community housing.
Councillor Blake said LBTH needed to think of value – in co-housing there needs to be a way of ensuring homes are long-term affordable. Applicants generally agreed, one asked whether the disposable strategy could be changed, and whether co-housing will contribute to TH priorities.
Website
Applicants raised the question of a website where all the information on self-building can be held. They were advised that whilst some information is on the Council website, we are not able to create a specific website for self-builders to connect.
The attendees agreed to work together to set up a website where ideas and information could be shared.