Seeking pathways with more sustainable and affordale residential urban form with occupant input. Jasmine S. Palmer Centre for Housing, Urban and Regional Planning University of Adelaide Supply-led design versus Demand-led design Differences in choice / flexibility / costs / financing / development profits / risk etc. Supply-Led MDH : ‘Rear-view mirror’ design Risk adverse Limiting innovation Meeting needs of majority market segment ‘minority’ market segments ‘silent’ to system Demand-led MDH: “those who build for their own use” (Millington, 2010) “Those who build for the own use will have the prime objective of ensuring that the development is ideally suited to their needs…… ……..they are likely to be very much influenced by the extent to which compromise of design is likely to adversely affect their own [use].” (Millington, 2010 p27) • let those who want to live in MDH communities as owner-occupiers engage in the building design – listen to the potential occupants. • Identify and remove the barriers which stand in the way of community members actively building the communities desired by the strategic metropolitan plans Image: Property Collectives Development Northcote, Melbourne. The UK experience • • • • • One-size cannot fit all (Parvin et al 2011) Reduced diversity and choice (Brown et al 2012) Innovation is lost due to lack of competition (Barlow et al 2001) Decreasing affordability (Parvin 2008; Ball 2012) Lowering of quality; including size, construction and design qualities (Parvin et al 2011) • Focus on short term asset value over long term use value (Brown et al 2012) • Housing supply is unresponsive to market conditions, (Ball 2012) • Focus on profit and market exchange limits improvements in housing quality and sustainability (Parvin et al 2011) Traditionally ‘supply-led’ development at all scales UK Custom Build and Collective Custom Build (CCB) • The Localism Act of 2011 • The 2011 Housing Strategy for England • The National Planning Policy Framework 2012 “…. where a builder is contracted by a home owner to create a ‘custom built’ home or where a private individual builds their home as a DIY ‘self build’ project. This form of housing can include single detached homes on small plots in rural areas, larger scale sites with hundreds of homes, community self build projects, blocks of apartments commissioned by a group of people in an urban area” (DCLG, 2013) UK Custom Build and Collective Custom Build (CCB) • Homes and Communities Agency Custom-Build homes fund. £30m. • Identification and disposal of government owned land to CCB groups “with the objective of bringing forward sufficient numbers of successful schemes to demonstrate to commercial funders that the lending model is a viable and sustainable business which can be taken forward by industry”(HCA 2012) Image: CCB Urban Pioneers MiddleHaven. Source: gazette.co.uk UK Stakeholder Interviews November 2014 Architect - Of a six household London Co-housing Project completed 2014 Image: Copper Lane Co-housing London UK Stakeholder Interviews November 2014 Development Member of a Co-housing project in Bristol Completed 2014. Also establishing a brokerage agency for CCB. Image: The Courtyard Bristol UK Stakeholder Interviews November 2014 London cohousing project of 30 households being developed in collaboration with a Housing Association. Construction commencing 2015. Interviewed Architect and a Development Member of Group Image: Co-Housing Woodside UK Stakeholder Interviews November 2014 Founding Member of a London Co-housing project in design. To be developed in partnership with a Housing Provider. Image: Hackney Cohousing Design Workshop UK Stakeholder Interviews November 2014 Advocate supporting members of a Older Womens Co-housing project, London. 25 units being developed with Housing Association partnership, completion due 2015. Image: Older Womens Cohousing Members UK Stakeholder Interviews November 2014 The founder and CEO of a development firm promoting CCB as a profit and risk sharing development model in which “you decide what your home will look like” 6 row house project launched January 2015. Image: Inhabit Blenheim Project UK Stakeholder Interviews November 2014 • Urban Designer and Project Manager of MiddleHaven Urban Pioneers, project advocating CCB • Advocates and Policy makers from Shelter UK / Design for Homes / NaCSBA • Land Economist and spatial planner, CCB and CLT advocate • Design consultant commencing practice as facilitator of CCB. Non project specific advocates Image: CCB Urban Pioneers MiddleHaven. Source: gazette.co.uk The CCB Spectrum(s) Instigation (Brown et al 2013) Independent Group Developer enabled Supported Community Procurement (Benson 2014) Self-build Self-organising Self-commissioning Design / Lifestyle Sharing Co-housing 100% Individual space Challenges to infill CCB identified by interviewees • Access to finance • Access to land • Access to knowledge • Perception of risk • Professionalisation • Role of Government The best thing the council did “was to leave us alone, to not say no.” (UK Interviewee 7) Image: Co-housing Project London 2014 The Berlin Experience. Baugruppen / Baugemeinschaft / Genossenschaft / Building Groups 10% of residential construction I Berlin in 2011(Stattbau GmBH 2012) Image: Spreefeld Co-operative 2014 Berlin Stakeholder Interviews October 2014 • • 4 Building Group residents 4 Founding Development Members • • • • • 3 Architects 1 Urban Planner 1 Building Group Agent 1 Project Manager of urban regeneration partnerships 1 Director of a Not-for-profit civil society organisation promoting sustainable urban development and innovative housing Financial savings of 25-35% compared to market product Construction rates as much as 40% below commercial developments (Chan 2012) The BG Spectrum(s) Instigation (Brown et al 2013) Independent Group Developer enabled Supported Community Ownership/Structure Procurement (Benson 2014) Co-operative Self-build Self-organising Private / ‘Strata’ Self-commissioning Design / Lifestyle Sharing (Stattbau,2012,Ring, 2013)) Co-housing 100% Individual space Challenges to infill BG identified by interviewees Initial Challenges • Access to finance • Access to knowledge • Perception of risk Current Challenges • Access to land • Over Professionalisation Image: www.theurbanist.org Changes in BG Community over time • Professionalisation • Changing Motivations • Increasing Project Size Möckernkiez, Berlin. 400+ apartments under construction Image: Mockernkiez brochure Role of Berlin Government / State: Historic BG’s commenced in the city “exclusive of government support” (B1) “Land was available and affordable and people make it happen. It is thriving despite government.” (B2) Berlin Senator 2004: “this is a luxury problem – I am not interested” (B3) “the Senate of Berlin loves baugruppen” (B2), but members of the buildinggroup community interviewed question if this has any practical impact: “Berlin city has goodwill – but to what end?” (B4). 2008 established ‘The Network Agency for Generational Living Role of Berlin Government / State: desired • greater support in information dissemination and networking (B1, B6) • guaranteeing loans to encourage more financial institutions to be involved (B2) • facilitating the master planning of large brown field precincts to deliver sites suitable in size for building-groups as is done in southern cities and Hamburg (B5) • to “have more trust in democratic powers and individuals and new ideas”…“be more open minded”….“Trust and recognise [buildinggroups] as a secure way” (B6) • to “enable emergence” (B2) • “to remove barriers to people being active with ideas, to allow democratic and self-help activities.” (B6) Achieving the Australian MDH desired by strategic plans Jasmine S. Palmer [email protected] • remove barriers to innovative self-formed bottom-up groups building for themselves • promote and facilitate expansion of demand-led housing provision as a trust worthy alternative to supply-led provision. Images: 1 bedroom Apartments, Gungahlin, ACT; Mosaic Apartments ACT; www.seeplatform.eu
© Copyright 2024