RURAL URBAN SYNTHESIS SOCIETY
d ev e l o p m e n t p ro p o s a l
contents 3
overview
5
organisation history, ethos & vision
7
our goals
15
arrangement of space/ accomodation requirements
17
the site
19
community benefit
23
finance
24
partners
25
details for RUSS ltd
Rural Urban Synthesis Society Ltd. (RUSS) is registered with the FSA as an Industrial Provident Society for the Benefit of the Community No.30624R. We have Charitable Status with HMRC No. XT18342
11 Walters Way, Honor Oak Park, London SE23 3LH - info@theruss.org - 020 8699 9065
overview This paper sets out our objectives for an innovative housing project, with potential for application to the Church Grove site. The project is conceived as building on the legacy of Walters Way in Honor Oak Park - the ground breaking self-build initiative. This new proposed project is one that Lewisham
Council could actively promote and support - building on its achievements at Walters Way and moving forward those social and environmental ideas for the present day. We have set out below the objectives of the project, its participants and how we plan to go about it.
organisation history ethos and vision Rural Urban Synthesis Society Ltd (RUSS) was established in 2009. We are a community land trust with charitable status lead by a diverse group of volunteers. We are based London. A number of our founding members have experience in self-build schemes, sustainable architecture, eco-renovation and the co-operative movement. As a non-profit organisation we aim to create collaborative partnerships in order to realise our vision. It is our aim to acquire a new site and build sustainable social housing combining the self-build model with alternative technology to create groundbreaking homes that leave a lasting legacy of community benefit.
Some of our members are original builders and residents of the hugely successful self-build project of Walters Way in Lewisham and can give first hand testimonies as to the social, economic and environmental benefits a project like this can have on a community. Moving from a cramped council flat in Deptford onto an empty unused site to build their own family home was literally transformed their lives. Given the testing times we now face, it is our belief that a new project of this kind is desperately needed in the community. As the cost of living in London increases, home ownership is a distant unobtainable dream for many. There is a lack of
affordable housing. Government and local councils are under increasing pressure to spend money prudently as cuts are continuing during this time of austerity. This is all against the backdrop of climate change, environmental degradation and resource depletion. However during times of economic strife, environmental issues are taking a back seat as the green way if often perceived as the more expensive route. We propose that our social, economic and ecological needs are interdependent and as such the solution to our ‘problems’ is one that connects these spheres together. The construction of a sustainable community offers huge potential for employment and apprenticeships. Energy efficiency saves us money and reduces C02 emissions. Urban food growing can promote social cohesion, give people an extra income, provide habitat for endangered pollinator species and reduce food miles.
Through innovative design and careful planning it is possible to create a housing project that meets the needs and aspirations of a diverse group of people contributing to the economy in a modern 21st century city whilst nourishing the surrounding ecosystem. This is the future of urban development. Through the processes of planning and building this project we want to develop skills within the community, which will help people gain employment and create careers in sustainable development. We will achieve this by organising an apprenticeship scheme that will complement the self-build approach. This will help ensure the long-term legacy of community benefit.
our goals To create a social housing project that fulfils the following criteria and attributes below. Energy Plus: a building that is a NET exporter of Electricity and Heat energy. Using renewable sources of energy to create a micro-generation station within the site managed by a Smart Grid. Possible solutions for this include: solar passive heating and cooling, photo-voltaic cells, micro CHP powered by sustainably sourced bio-fuels, i.e. wood gas from a sustainably managed forest.
Carbon negative: the NET effect of the building and the people Carbon negative: the NET effect of the building’s and the people living in them is to reduce the amount of carbon in the atmosphere. As a minimum the building should aim to be carbon neutral.
Bioregional Features: to tap into the surrounding features of the environment and nourish the eco-system. For example, much of London was once wetland. So we would like to rehabilitate this eco-system and construct a wetland eco-system within any site situated suitably. This would tie in with Grey Water recycling. Other parts of London further from the Thames are naturally forest ecosystems, so on a site like this we would create partial woodland in and around the building and encourage that ecosystem to flourish around the site. Within London these are the two main bioregional features likely to be encountered.
Growing Space: we will maximize all potential growing space on site. Every resident will have access to an indoor and outdoor growing space.
Possible solutions include Living
Walls, Vertical Gardens, Terraced Allotments, Green Roofs and Aquaponics. Grey Water Recycling: an incorporated Grey Water recycling system that makes the most efficient use of all water. This will be achieved with a constructed wetland to filter and purify water. Re-cycled water can be re-used to irrigate crops on site helping to conserve this most precious of resources.
Increase Bio-diversity: create habitat for multiple species of animals and insects within the site. Create beneficial synergisms between animals and plant species. For exanple, bee hives to pollinate crops on site or fish to fertilise
crops and feed people.
Zero Waste: the idea is that we breed a culture whereby no non-recyclable or non-compostable waste is created. As such NO general waste bins will be provided. There will be a policy of NO non-recyclable materials/products on site. This will largely be taken care of by a food co-operative, which will buy food and non-toxic soaps and detergents in bulk for re-sale within the community. Only biodegradable or recyclable products will be made available. Recycling and composting facilities will be provided to each resident.
Create a Beneficial Nutrient Flow: use all organic waste matter to create fertilizer for crops and increase quality of soil. Compost all food waste and garden waste. Safely retain and utilize all nitrogen and phosphorus from human toilet waste. A possible solution for this is thermophilic composting.
Affordable Social Housing: to provide a mixture of family, shared
hous-
ing and single units at an affordable rate for the social housing sector. Self-build: to develop local skills and knowledge we are setting up an apprenticeship scheme in conjunction with the design and construction of the project. We plan to team tenants with local youths and unemployed people and teach them about Green Roofs, Grey Water Recycling and Renewable Energy. Providing the training for this will form a part of the tender process so we can find contractors who can deliver both the building and the training necessary. We want to do as much self-build as possible however; contractors will do certain parts of the build in the traditional way. Local Labour, Skills and Materials: as local as possible without compromising the other goals of the project. We define local as London and the southeast. However, if it benefits the project as a whole we will look further afield.
Community Space: we want to provide a space where people can come together and share ideas and give performances of music and art. Somewhere people can have meetings and seminars and help facilitate the education and development of skills in the community. The space will also accommodate Yoga and other physical activities that promote good health. Community Kitchen: A community cafĂŠ where locally produced food and drink can be sold and served to the community. Studio/classroom for arts and crafts and learning: a smaller space where smaller groups of people can meet, study and learn.
Scientifically record data of
Beautiful/Attractive: by using
the project: we want to record
a participatory design process we aim
the progress of the project so that we
to create a development the local com-
can determine how successful we have
munity can be proud of and be inspired
been in achieving our goals. For exam-
by. We want to help establish a new
ple, determining the carbon emissions
design vernacular that fits the needs
of construction, counting bird and in-
and aspirations of our diverse, modern
sect species present on site etc.
community.
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arrangement of space and accomodation requirements We aim to house as many people as possible without compromising any of ‘Our Goals’. We aim to house a minimum of 40 people. Housing will be for a mix of families, single people, elderly and disabled people, there will be wheel chair access and all suitable facilities. We have had a variety of rough sketches done to illustrate possible arrangements of space. See attached sheets.
the site The site is situated at the north end of a cul-de-sac, Church Grove. It is 3,425 square metres and the River Ravensbourne runs along the length of the north edge of the site. This makes the site very unique and presents some challenges. There is a small risk of flooding, thus it is recommended the site be raised. It has a concrete barrier that is part of a flood defence system. It is recommended that an 8m perimeter be left between any buildings and this concrete barrier.
The site used to be a foundry and as such has elevated levels of heavy metals and ammonia. The risk to new occupants can be considered low, as the ground level needs to be raised anyway, however there is a risk contaminants could migrate into vegetation. The concrete barrier needs to be maintained in order to stop contaminants migrating into the river. We have begun seeking advice as to the possibility of bio-remediation to reduce the levels of contamination. This would be our preferred method of decontamination. . Site is accessible by foot and cycle and has good access to public transport, making it ideal for a residential development. See attached sheets for flood and contamination reports.
Community Benefit The local community will benefit from this project in many ways:
Apprenticeship Scheme, Jobs and continued educational outreach During the construction of this project we will use elements of the self-build ethos in conjunction with an apprenticeship scheme to re-skill and educate people in the community. Unemployed people, youths and even young offenders will be given the opportunity to learn new skills and gain valuable experience. Once completed we will run workshops and have open days where people can come and learn about renewable energy, sustainable architecture, ecology, horticulture, permaculture and many other relevant topics. There will also be a number of direct employment opportunities within the project during and after construction is complete.
Social Housing We will be increasing the social housing stock of Lewisham, creating affordable housing for people in the community. There will be units available for a mixture of families, single people and elderly people. We are willing to give Lewisham Council nomination rights for the housing we create, so we can work together to ensure that any available housing is allocated to those most in need and those most suitable for this kind of project. The residents will form a bona-fide co-operative and rent the property from RUSS Ltd. This will ensure the property remains in the social housing sector and is not sold on or sub-let for profit.
Ecological Enrichment We will increase the biodiversity and the quality of the environment in and around the site, adding to the success of the River Restoration plan already in place. A constructed wetland will form a natural ‘bridge’
be-
tween the people and the river allowing both to flourish side by side. As a Zero Waste, Carbon Negative development the site will have a positive ecological footprint that adds value and quality to the local community.
“Our natural environment underpins our economic prosperity, our health and our wellbeing.” – Defra The total economic value of all these benefits will, overtime, exceed the £1.5 million valuation of the site. Walters Way is still a well-known and highly regarded exemplar that people around the world admire. Lewisham Council could build on its reputation for innovation in housing by working together with us to create a project that meets the new challenges facing our community now in the 21st century.
finance We estimate we will need to raise £2.5 million. This money will be raised via four main avenues:
Community Share Issue - following the community land trust model, we have begun selling non-profit community shares in RUSS Ltd. This gives people in the community an opportunity to support and invest in their local area and allows us to raise debt free capital. Donations and fundraising within local, national and international community – the goals of this project address the fundamental issues people are facing around the world and as a charity we believe we can attract donations from a wide range of concerned citizens. Sponsorship and Grants – there are a variety of grant giving bodies set up specifically to fund non-profit community initiatives such as this. We are qualified and well placed to win this grant money to support the development of this project.
Rental income will be used to pay back loans. Also, profits from community kitchen will provide extra revenue to repay debts.
Ethical Bank Loan – we will seek to get a mortgage/loan from an ethical bank such as Triodos Bank or The Ecology Building Society who specialise in these types of community projects. loans.
partners Chance de Silva – an innovative architect firm with a track record of creating one-off homes and larger residential developments. They have experience collaborating with community groups to create unique buildings that meet a diverse range of needs.
Jon Broome Architects – local architect with extensive knowledge and experience in local self-build projects and sustainable architecture. Was instrumental in the creation and success of the Walters Way self-build scheme in Lewisham. Both of these award-winning architects have are helping RUSS to realise our vision of creating a new ground breaking social housing project in London.
12 Tone C.I.C. – local non-profit record label has sponsored RUSS thus far, paying for our incorporation and admin fees to date. They have donated over £4000 to RUSS in total and as members are committed to supporting us for the foreseeable future.
SociaCapita – Local social enterprise being developed by Tony Rich and Mike Lewis which specialises in providing employment and training opportunities for individuals from target groups through projects to transform vacant land and property. They have agreed to help us set up and run apprenticeship and training scheme.