Visit to St Minver (Cornwall) CLT
4/03/2013
As one of our number said when we arrived at the St Minver self-build
her heart dropped by what, at first sight, were very simple bungalows. However
having met the members of the CLT and one of the self builders the reason for
this became clear. St. Minver CLT's achievements outstrip the first-time look
and feel of the development.
The organisational structure is very different to the one we have in
Harberton, in that their CLT was created by the Rock Parish Council at the
behest of one individual. He was the original driving force (he has since died)
and a lifelong builder. They had a very clear idea of the sort of homes they
wanted to build with affordability at its centre. They did not go for ecological
credentials.
So the build is timber frame with block and render. When I asked if this
was problematic in any way, the only thing they did say was they had some
condensation problems around the windows. Some of the builders have added
solar panels or wood burners after the event. They did want a small garden and
a garage with each house, and they all have drives, so there didn’t seem to be
any on-street parking. None of the self-builders are members of the CLT. It's
made up instead by some councillors and local people and is a registered
charity. They developed their own allocation policy which was stricter than the
one the District Council would have proposed (e.g. 16 year residency period for
the self builder or their parents).
They had 45 candidates on the first development for 12 houses. They
had access to a no-interest loan of about £544K, from the District Council for 15
months only, to carry out the build. (And a £5K set-up grant.) This money came
from a local pot created by an agreement on holiday home rebuilds. The self
builders could not move in until the last house was ready, and they all worked
on all the houses. There was no contract between the CLT and the self-builders.
Instead, it relied on the allocation policy and a promise they put in 20 hours a
week. Because everyone knew each other, this was self regulating. They did
have to show pre-approved access to mortgage funding as they own 100% of
their home freehold. The affordability is maintained by the CLT including a fixed
clause in self-builders' deeds: they are only ever to get 31% of the valuation at
the time of a home is placed on the market, and this includes any changes they
make after the original build. The market is also limited to potential buyers.
They also have to provide proof of need and fit the selection criteria as part of
the allocation policy. One house has recently been valued at £270K, so the
owner will receive ~£90K as their return).
The reason for the basic design was simply: the development needed to
be really affordable so bungalows eliminated the need for expensive first storey
scaffolding. The architect's son, who was newly qualified, did much of the
drawings and office work, to keep the cost down. The plots were sold at
agricultural exception site value of £10K each. Some builders had no build
experience but the build in general had some tradespeople in the allocation
who taught the others. There was no course per se, they just had help from the
people within the CLT, as well, with construction experience.
First Phase House---cost ~£78,000
Although there were 12 units in the first phase, they did not use all 4 acres
purchased.
Once the first phase was finished, they had a second phase of selfbuilders to build 8 more units. This time there was a stipulation for rental units
for planning permission. As there was no desire on the CLT's part to be a social
landlord, they involved a local housing association as a partner in building
these homes. The housing association also paid for the road, street lights and
pavements and built three houses and a bungalow at the end of the self
building development.
These 8 new homes do have more eco-credentials. Originally with the
idea to have mortgages provided by the Ecology Building Society--wood
window frames, wood burners and solar panels came into play. In the end
however, none of the homes could afford the EBS's stipulations on their
finance! Skipton Building Society is most popular on this development. These
newer homes benefit from having a front porch. Although only a minor detail,
it makes all far more attractive.
The CLT has been successful in completing two developments and now
have a third in the pipeline. This has been aided by the original landowners
heirs providing more land at the same price again. This despite having outline
planning permission of their own.
For me, I gleaned three main points from the visit.
1. The creation of the CLT, with no self-build members, removed any self
interest possibilities from both the creation of the allocation policy and
the design of house
2. The self-builders managed to self-regulate to a remarkable degree.
3. The commitment of the broader community to the principles of
maintaining affordability in perpetuity.
---------Nick Williams, Parish Councillor, Harberton
Second Phase House—cost ~£87,000
Housing Association Rental Houses in Second Phase