"more than just a roof" - Lessons learnt from community led housing renovation by luke cameron

"More than just a roof" Lessons learnt from community led housing renovation.

Luke Cameron

University Of Sheffield, School of Architecture 1

Contents Introduction New Alternative Needed

5 7

Methodology 12 Case Studies

Canopy Housing Dearn Community Housing Granby 4 Streets CLT Latch

1. Setting Up

1.1 Finance 1.2 Governance 1.3 Legal 1.4 Tenure 1.5 Management & Maintenance

2. Renovating Homes not Houses 2.1 Training

13 14 15 16 17 19 19 20 21 21 22

2.2 Environmental Performance 2.3 Design

25 25 25 26

3. Architecture as Engagement

4. Community Engagement

Conclusion

Recommendations

Bibliography 38 Image Sources

Acknowledgements

I would like to thank Dan Jary for his direction and continued support throughout my studies.

I would like to express my utmost thanks to the following, who gave their time to be interviewed. Hazel Tiley - Granby 4 Streets CLT Steve Hoey - Canopy Housing James Hartley - Latch April Fisher - Dearne Community Housing

I would like to thank Cal Oates for the combined research we conducted while at Enactus. When we rather naively thought we would be able to set up such a scheme while at university.

Figure 1: We are currently building less than half the homes we need "to prevent spiralling house prices and a shortage of affordable homes". Quote: Why Can't The UK Build 240,000 Houses A Year? - BBC News", BBC News, 2017 <http://www.bbc.co.uk/news/magazine-30776306 Data: Housing Starts And Completions Hit 7-Year High", HM Government - GOV.UK, 2016 <https://www.gov.uk/government/news/ housing-starts-and-completions-hit-7-year-high

Introduction Housing and the provision of housing is a key issue facing the nation. Currently the housing market is not meeting the 250,000 homes needed to be built every year “to prevent spiralling house prices and a shortage of affordable homes”1, with only 143,560 built in 2016.2 3 Nationally, despite widespread concerns about a shortage of housing supply, there are 610,123 empty homes in England, of these, 205,821 have been unoccupied for six months or more, the official definition of "longterm" emptiness.4 5 Long-term empty properties, often derelict, can blight an area attracting flytipping, petty crime and anti-social activity ranging from vandalism to drug and alcohol abuse.6 How can these empty houses be harnessed to increase the level of affordable housing, while also helping to reverse the negative impact of derelict housing, supporting wider regeneration of an area?

sustainable alternatives to traditional forms of housing provision. As well as how the process of renovating properties can be utilised to the benefit of the wider local community. I acknowledge that the current small scale CLH sector will not replace mainstream housing provision. I also recognise that the current amount of long term empty homes in the country is not sufficient to solve the housing shortage. However, I believe CLH renovation is still part of the solution. There are also larger lessons to be learnt from these projects, about the benefits of a bottomup approach and the use of social enterprise in the regeneration of areas. Traditional top-down regeneration of housing has frequently failed. From the dramatic failure of the Housing Market Renewal Initiative, leaving sites of considerable dereliction where communities use to be, to the risk-averse, routine-driven approach to regeneration which resulted in a "creeping homogenisation of places".8 9

The focus of this report is to explore one solution to the issue of affordable housing shortage, community led housing renovation. The term ‘community led housing’ (CLH) is commonly used to describe homes that are developed and/or managed by local people or residents, in a notfor-profit social enterprise structure.7 Community led housing renovation is where a local group renovate previously empty or derelict properties. The objective of this report is to examine the CLH renovation sector and to draw out examples of how CLH renovation projects can operate as

“Those places left behind by the boom have become ghost towns; but at the same time largescale new developments and the gradual erosion of local character have all too often created ‘clone towns"10 - New Economics Foundation

1 Why Can't The UK Build 240,000 Houses A Year? - BBC News", BBC News, 2017 <http://www.bbc.co.uk/news/magazine-30776306> [accessed 12 April 2017]. 2 HM Treasury, Barker Report - Review Of Housing Supply (London, 2004). 3 Housing Starts And Completions Hit 7-Year High", HM Government - GOV.UK, 2016 <https://www.gov.uk/government/news/housingstarts-and-completions-hit-7-year-high> [accessed 18 April 2017]. 4 Live Tables On Dwelling Stock (Including Vacants)", Gov.Uk, 2017 <https://www.gov.uk/government/statistical-data-sets/live-tableson-dwelling-stock-including-vacants> [accessed 12 April 2017]. 5 Why Can't The UK Build 240,000 Houses A Year? - BBC News", BBC News, 2017 <http://www.bbc.co.uk/news/magazine-30776306> [accessed 12 April 2017]. 6 Office of the Deputy Prime Minister, Empty Homes: Temporary Management, Lasting Solutions (London, 2003). 7 Department for Communities and Local Government, Estate Regeneration National Strategy Alternative Approaches, 2016 <https:// www.gov.uk/government/uploads/system/uploads/attachment_data/file/575577/Estate_Regeneration_National_Strategy_-_Alternative_ Approaches.pdf> [accessed 12 April 2017]. 8 00:/, Compendium For The Civic Economy, 2011. 9 Lynsey Hanley, "Living In Limbo Under Failed Housing Renewal Plans | Lynsey Hanley", The Guardian, 2012 <https://www.theguardian.com/commentisfree/2012/sep/21/housing-renewal-plans-fail-living-limbo> [accessed 18 April 2017]. 10 New Economics Foundation, Clone Town Britain: The Loss Of Local Identity On The Nation's High Streets (London, 2005).

The report is not a ‘how to develop a community housing project’ guide, and shouldn’t be considered as such. The intention is to inform the reader through analysis of how communities have approached developed and managed housing portfolios, successfully. It is hoped that, by presenting this evidence, along with its larger socio-political and economic context, it will raise the confidence of people developing community renovation projects, by providing evidence of their scale and viability and showcasing the extended socio-economic beneﬁts they provide. It is also hoped the report identifies different innovative approaches to regeneration from the traditional top-down approach of local authority or private investors. Hopefully, enabling those who have authority in the sector to see the importance and benefit of true community participation within the built environment and providing inspiration for new forms of housing provision.

Figure 2: Neatherly estate, Liverpool. Failure of top down regeneration. Poorly located with no local employment, plagued with construction problems. Within ten years of completion, the council began to move people out and rehouse them elsewhere. Source: David Sinclair https://www.flickr.com/photos/dave_sinclair_liverpool_photos/1214094060

New Alternative Needed Contextualising Community Led Housing Renovation

Antipathy of the tower block - Failings of the state. State provision of housing didn't occur until post first world war. Previously the country had relied heavily on profit-seeking private builders, with over 80% of people renting their homes from private landlords.11 Those seeking employment in the new industrialised cities where often forced to live in dark overcrowded, unsanitary courts of squalid housing often, without facilities and natural light.12 As troops returned from war there was new social attitude that focused the Government’s attention on a national responsibility to provide better quality housing.13 Initially the quality of housing was regarded as very high, however these were mainly provided for the better-off working class who could afford to pay. At this point in time the welfare state had not yet come to fruition, with no solution for the poorest in society who were still living in “squalor”.14

interests of local residents. Although it improved the physical condition it lead to a wider social issue. Local neighbourhoods were devastated and discriminated against, specifically minority ethnic groups, as millions were uprooted from innercity terraces and re-housed in purpose-built new towns or high-rise blocks. 16 17 In an effort to meet the great demand, quantity often came at the expense of quality. Poor design and centralised planning were seen as a consequence of decision-making processes dominated by groups of “bureaucratic elites”18 who imposed universal design solutions on communities who had no say or ownership, over the outcomes.19 The latter failing of post-war housing portrayed all local authority-led housing incentives as inflexible, excessively bureaucratic and remote.20 There was now a deep entrenched antipathy towards local state provision within the public, based on a binary distinction between the in-touch local community against an unresponsive and inflexible local state.21 These feelings were seized upon by subsequent Conservative governments, who used them to validate their goal of reducing the role of the state, leading ultimately to the ending of local authority built housing.

A drive in the 1950’s and 60’s to eradicate all areas of “squalor” saw housebuilding hit a post-war peak of just over 400,000 a year.15 These later postwar urban slum clearance programmes, were implemented through large-scale demolition and rebuilding, which was detrimental to the

11 Larry Elliott, "A Brief History Of British Housing", The Guardian, 2014 <https://www.theguardian.com/business/2014/may/24/history-british-housing-decade> [accessed 16 April 2017]. 12 The History Of Council Housing", University Of The West Of England, Bristol, 2008 <https://fet.uwe.ac.uk/conweb/house_ages/ council_housing/print.htm> [accessed 16 April 2017]. 13 A History Of Social Housing", BBC News, 2015 <http://www.bbc.co.uk/news/uk-14380936> [accessed 16 April 2017]. 14 The History Of Council Housing", University Of The West Of England, Bristol, 2008 <https://fet.uwe.ac.uk/conweb/house_ages/ council_housing/print.htm> [accessed 16 April 2017]. 15 Larry Elliott, "A Brief History Of British Housing", The Guardian, 2014 <https://www.theguardian.com/business/2014/may/24/history-british-housing-decade> [accessed 16 April 2017]. 16 Patrick Dunleavy, The Politics Of Mass Housing In Britain, 1945-1975, 1st edn (Oxford: Clarendon, 1981) 17 A History Of Social Housing", BBC News, 2015 <http://www.bbc.co.uk/news/uk-14380936> [accessed 16 April 2017]. 18 Ian Cole and Robert Furbey, The Eclipse Of Council Housing, 1st edn (London: Routledge, 1994). 19 The History Of Council Housing", University Of The West Of England, Bristol, 2008 <https://fet.uwe.ac.uk/conweb/house_ages/ council_housing/print.htm> [accessed 16 April 2017]. 20 Anne Power, Estates On The Edge, 1st edn (Basingstoke: Palgrave, 1999). 21 Keith Jacobs and Tony Manzi, "New Localism, Old Retrenchment: The “Big Society”, Housing Policy And The Politics Of Welfare Reform", Housing, Theory And Society, 30.1 (2013), p.41

Government

Labour

Conservative

Labour

Con

Labour

Conservative

New Labour

Coalition

£200,000 450,000 £175,000 400,000 £150,000

300,000

£125,00

LOCAL AUTHORITIES 250,000

£100,000

200,000 £75,000

NON-PROFIT

150,000

£50,000 100,000

Figure 3: A Brief History of Post-War Housing: Housing supply broken down into sector, average house price and political leadership since 1945. Source Architecture 00:/ A RIGHT TO BUILD (2010)

Recession

2010

2005

2000

1995

Boom

Recession

1990

Boom

1985

Recession

1980

1970

1965

1960

1955

1950

1946

1975

Boom

50,000

Recession

PRIVATE MARKET £25,000

£0

Average House Price

New dwellings per year

350,000

From welfare state to welfare society - Failings of the market. The provision of housing has been affected by multiple national policies over the years, but the neo-liberal market-based reforms pursued in the 1970’s and 1980’s, had the most lasting impact on current housing market. Designed to transform the role of the state, these shifts in the provision, funding and management of social housing, commonly described as a process of ‘privatisation’.22 Most notably, those pursued by Mrs. Thatcher's Conservative government, who moved aspects of social housing provision further into the private realm with a greater reliance on private developers, introducing a stronger role for market forces and commercial capital.23

The current government views social housing as providing a ‘‘springboard to social mobility’’’26 with providers given discretion to prioritise ‘‘hard working families’’ over unemployed people, replace lifelong tenure with shorter terms.27 Turning the provision of housing by the state into a last resort in times of crisis, rather that a right of all citizens, leaves social housing now “akin to that of ambulance service”.28 With the state's withdrawal from the housing sector and the deregulation of rents in the late 1980’s, the neo-liberal view was that a freed-up private sector would cater for the demand.29 The private sector construction did rise after the 70’s, but not by enough to compensate for the fall in public sector building. 30 There is now an enormous gap between supply and demand of quality affordable housing in the UK, with over 1.1 million people on the council housing waiting lists.31 Independent housing associations were set up to bridge this gap left from the retreating state but have not been able to, building nowhere near the state's previous figures.32 This has lead to an increased emphasis on community and voluntary organisation delivering previously core public services, as “we shift away from a welfare state to a welfare society”.33

In the UK, the argument behind such changes were that the growth of the state had “promoted not social solidarity but selfishness and individualism” blaming social problems facing Britain today on a “broken” welfare system. Coined “Broken Britain” by David Cameron’s Conservative government, their view was that the welfare system has “privileged” welfare claimants over hard-working families.24 Reflecting their particular ideology that focuses on individual failings, rather than structural problems, being the cause of poverty. Addictions, anti-social behaviour, crime, inter-generational unemployment, family breakdown are all blamed on decades of increased state support in the form of welfare25

22 Darinka Czischke, Vincent Gruis and David Mullins, "Conceptualising Social Enterprise In Housing Organisations", Housing Studies, 27.4 (2012), p.418 23 Anita Blessing, "Public, Private, Or In-Between? The Legitimacy Of Social Enterprises In The Housing Market", VOLUNTAS: International Journal Of Voluntary And Nonprofit Organizations, 26.1 (2013), p.200 24 Kim McKee, "An Introduction To The Special Issue – The Big Society, Localism And Housing Policy: Recasting State–Citizen Relations In An Age Of Austerity", Housing, Theory And Society, 32.1 (2014), p.4 25 Ibid. p.4 26 HM Government, Laying The Foundations: A Housing Strategy For England., 2011 <http://www. communities.gov.uk/publications/ housing/housingstrategy2011> [accessed 12 April 2017]. p.ix 27 Department for Communities and Local Government., Housing Help For Military Families, 2012 28 Kim McKee, "An Introduction To The Special Issue – The Big Society, Localism And Housing Policy: Recasting State–Citizen Relations In An Age Of Austerity", Housing, Theory And Society, 32.1 (2014), 1-8 p.3 29 Stuart Lowe and David Hughes, The Private Rented Sector In A New Century, 1st edn (Bristol, UK: Policy Press, 2002), p. 156. 30 "Why Can't The UK Build 240,000 Houses A Year? - BBC News", BBC News, 2017 31 Live Tables On Rents, Lettings And Tenancies - GOV.UK", Gov.Uk, 2017 <https://www.gov.uk/government/statistical-data-sets/livetables-on-rents-lettings-and-tenancies> [accessed 16 April 2017] 32 "Why Can't The UK Build 240,000 Houses A Year? - BBC News", BBC News, 2017 33 Kim McKee, "An Introduction To The Special Issue – The Big Society, Localism And Housing Policy. p.3

New alternative is needed. Not only is the market failing to ensure there is enough quantity of housing stock, there is also a lack of quality. As housing market demand often outstrips supply, market forces alone are not ensuring homes are let to a decent standard.34 In such a constrained market, the private sector no longer have any incentive to compete in terms of size, environmental performance, or quality. A fact the government acknowledged in the 2007 Calcutt Review .

massive increase in public spending, a prospect that seems unthinkable in today's post-crass political climate of austerity and depleting of the welfare state. Therefore, we need to start to focus on alternative ways beyond those currently provided by the private sector or the state. Deliver housing that will help compliment the private sector failings, bridging the gap left by the retreating state. New alternative approaches must also recognise the past failings of uniform top-down initiatives, ensuring they're engaged with local communities. CLH renovation is one such approach.

“The hard fact is that, across most of the current market, aiming for high quality is questionable commercial strategy which often adds little to shareholder value.”35

Housing as social enterprise All of the CLH organisations I spoke to, operate as social enterprises. The term social enterprise can often be confusing, theorised differently across countries and sectors, definitions are manifold.39 This is due to their very nature, not defined by the usual ‘state’, ‘market’ or ‘civil society’ labels, they correspond to a hybrid organisational form. Fusing characteristics of all three in varying combinations leading to a wide range of organisations, that lie on a continuum between having a relative emphasis on social or commercial objectives and activities.40 The UK Government has defined social enterprise as:

Property conditions in the private rented sector are worse than any other tenure.36 A third of privately rented homes do not meet the government’s Decent Homes Standard, disproportionately affecting households living on lower incomes.37 The current trends; lack of affordable housing and reducing quality of housing stock, although currently not as extreme as pre-war Britain, threaten a return to similar housing circumstances for many, that were the catalyst for the birth of public housing policy in the first place.38

“A business with primarily social objectives whose surpluses are principally reinvested for that purpose.”41

Historically, when it is deemed that the market has failed to provide necessary services to a reasonable standard, the state had to step forward to tackle the issue. However, the failure of slum clearance building of the 60’s has lead to apathy towards local authority provision, especially topdown approachs. Most notably, it would mean a

This hybridity is what benefits social enterprises. Social enterprises can use principles from commercial enterprises to realise public

34 HM Government, Laying The Foundations: A Housing Strategy For England., 2011 <http://www. communities.gov.uk/publications/ housing/housingstrategy2011> [accessed 12 April 2017]. p.ix 35 Department for Communities and Local Government, The Callcutt Review Of Housebuilding Delivery, 2007, p. 65 36 Shelter, Safe And Decent Homes: Solutions For A Better Private Rented Sector, 2015, p. 7 37 Department For Communities And Local Government, English Housing Survey 2012-13 Table 12: Non-Decent Homes By Tenure, 2006 – 2012, (2014.) 38 John Flint, "Housing And The Realignment Of Urban Socio-Spatial Contracts", Housing, Theory And Society, 32.1 (2014) p. 40 39 Darinka Czischke, Vincent Gruis and David Mullins, "Conceptualising Social Enterprise In Housing Organisations", Housing Studies, 27.4 (2012), p. 419 40 Ibid. p. 418 41 Department of Trade and Industry, Social Enterprise: A Strategy For Success, 2002.

Correspondingly, their company’s primary objectives are social goals over profits, as margins aren't given out to shareholders they are reinvested into the organisation to sustain and further their respective missions. They aim to maximise the social benefits the organisation has, finding opportunities at every stage within the production of a service or product to maximise social and environmental impact. Within the provision of housing, initiatives and research can too often fixate on the benefits of the final outcome “the architecture” how it impacts on individuals and the community, little focus is put on what the process can deliver.

al rm Fo mal or

Inf

No nPr ofi Pr t ofi t

objectives, such as innovation, market orientation and taking risks.42 In the same manner as private companies have to generate income to ensure survival. This combination enables Social enterprises to be less dependent on funding and volunteering and are often more flexible and sustainable than charities.43 In terms of housing, this means they are less susceptible to effects of the countless changes in housing policy such as reduction in funding from state-led schemes.44

State Public Private

Social Enterprise

Civic Society

Market

Indivdual

Figure 4: Social enterprise is hybrid organisational form, fusing characteristics of all three sectors. Based off: Darinka Czischke, Vincent Gruis and David Mullins, "Conceptualising Social Enterprise In Housing Organisations" (2012)

42 Darinka Czischke, Vincent Gruis and David Mullins, "Conceptualising Social Enterprise In Housing Organisations", Housing Studies, 27.4 (2012), p. 420 43 "FAQ", Socialenterprise.Ie, <http://www.socialenterprise.ie/default.aspx?m=23&mi=218&ms=0> [accessed 16 April 2017]. 44 Shown through Canopy & latch who have both been able to sustain profitable business through 3 separate changes in government.

Methodology Contextualising Community Led Housing Renovation

In this report, I hope to outline the benefits of community led renovation looking in depth at the sector through the analysis of 4 case studies. I have chosen to show a wide range of approaches and differing contexts, all aiming to benefit not only the lives of prospective tenants, but also positively impact the wider community. As the research is focusing on the process in which CLH renovation is developed, I ensured the case studies present differing levels of development, ranging from some that are relatively new to others that have been operating for decades. The information in this analysis is predominately from the interviews conducted with members from each case study. One limitation was not acquiring the views of the wider community and tenants to reduce any bias. There is also a heavy focus on areas within the north, that have specific housing conditions that, although relevant, do not represent the country as a whole. I hope to make a clear case for the wider benefits that can be achieved through renovation of homes by community led, social enterprises. The report therefore focuses predominantly on analysing the processes used to procure and develop the housing and the associated socio-economic benefits and environmental improvements, rather than the physical manifestations of any architecture.

Case Studies

Canopy Housing Burnley Lodge, Leeds.

Canopy was set up In 1996 by two local residents, who saw a need to address the city-wide homelessness issues as well as problems associated with large numbers of derelict and empty properties in the Burley Lodge area of Leeds. They recognised the potential that renovation of housing could have on the local community. Not only through the positive impact on the local environment of removing derelict housing, but also the potential of the project to get local people involved, particularly those who are young and disadvantaged.

EST.

1999 66 Homes Refurbished

Canopy provide decent, affordable, supported accommodation for people that are homeless or in housing need. Canopy runs a ‘self-help’ housing

opportunity for people that are homeless, which means they have the opportunity to participate in the renovation and decorating of their new home alongside volunteers and can choose how they would like their house to look, prior to moving in.1 Canopy uses over 100 volunteers from all walks of life to help with the regeneration. The volunteers only do light DIY & finishing such as painting, wall papering, sanding, laying laminate flooring, tiling & plastering. The structural work is done by paid professionals. Volunteers don't gain any formal qualifications, they are not there for training purposes. The voluntary programme’s main goal is to facilitate an opportunity for people from different backgrounds to interact and learn from each other’s experiences. They believe there is a real need for projects like this, that can pull different strands of the community together and overcome ignorance and prejudice.2

Figure 8: “Our level-headed team of volunteers...” Source: Canopy

"...can pull different strands of the community together and overcome ignorance and prejudice."

1 "About Us – Canopy", Canopyhousingproject.Org, 2016 <http://canopyhousingproject.org/about/> 2 Ibid.

Dearne Community House (Big Local) Goldthorpe & Bolton on Dearne, Barnsley.

EST.

Dearne Community Housing (DCH) is an organisation developed by the larger community group, Big Local Goldthorpe & Bolton on Dearne. DCH came about due to the nationwide lottery funded Big Local scheme. Managed by the Local Trust, local community groups in the UK competed for funding, 50 successful plans receive ÂŁ1 million. One of these communities was Goldthorpe & Bolton on Dearne an old industrial coal mining county outside Barnsley.

2015 4 Homes Refurbished

"...set up relatively

quickly, renovating four houses within two years. Their success lay in strong collaborations"

After extensive public consultation with over 600 local residents, they found that the top priorities people wanted tackling were; the number of long term empty properties, the lack of good quality affordable private rented properties and lack of jobs, training and skills opportunities. This lead to Big Local Goldthorpe & Bolton on Dearne commissioning a housing renovation project DCH, set up separately to the wider community organisation. One of the biggest successes of DCH was it's ability to set up relatively quickly, renovating four houses within two years. Their success lay in strong collaborations with Berneslai Homes, who let the properties and Barnsley Community Build (BCB), who complete the construction using local apprentices to renovate the properties providing long term training opportunities to local disadvantaged youth. The parent company Big Local Goldthorpe & Bolton on Dearne also commissioned other community projects aiming to rejuvenate the whole area, including a community cinema, arts festival, community cafe and summer fundays.

Figure 5: â&#x20AC;&#x153;Derne Community Housing: Project partners celebrate outside the completed homeâ&#x20AC;? Source: http://localtrust.org.uk/library/blogs/community-led-housing-scheme-opens-doors

Granby 4 Streets CLT Toxteth, Liverpool

Granby 4 streets CLT is an organisation seeking to rejuvenate Granby triangle, an area of Victorian terrace housing in the south of Liverpool. The CLT itself grew out of the residents’ decades-long campaign to oppose a succession of crude topdown regeneration schemes, led by the council, that sought to demolish the whole area.

EST.

2011 10

"The aim was to

Homes Refurbished

make themselves visible.. residents were still living in the Granby and took pride in it. "

The group initially opposed this through small insurgent domestic actions. Organising a guerrilla gardening group to green the streets with tubs and wild planting, painting murals on the façades of neighbouring bricked up houses, and living their home lives in public via communal lunches. The aim was to make themselves visible; to show that residents were still living in Granby and took pride in it. These actions attracted the attention of a social investor who gave them a low interest loan and in collaboration with architecture collective Assemble, they developed an area-wide redevelopment plan. This collaboration now combines many solutions and partners that incorporates; renovation of multiple terraced houses, introduction of a local market, creation of a furniture social enterprise the Granby workshop and the renovation of four shops on the local high street. The organisation shot to fame when it’s creative endeavours won the UK’s most prestigious art award, the Turner prize for the project. Figure 24: “‘That Bloomin’ Green Triangle’, Granby won a Northwest in Bloom award for their guerrilla gardening ” Source: Luke Cameron (myself)

LATCH Chapeltown, Leeds

EST.

Running for over 27 years Latch (Leeds Action to Create Homes) is the oldest project I will be looking at. They aim to provide good quality homes and training opportunities for people who are homeless or in housing need, through the refurbishment of derelict and run-down houses in the Chapeltown, Harehills and Burley areas of Leeds. The properties are let as supported accommodation to homeless people for social rent. The transfer of 2 properties from Leeds City Council on a “peppercorn lease” enabled the organisation to get going.

1989 62 Homes Refurbished

"...provided

volunteering opportunities to over 52 people... allowing them to be very hands on with all aspects of the renovation. "

They have so far provided volunteering opportunities to over 52 people. Working on a 2:1 volunteer to trained staff ratio ensures the volunteers get the most out of the experience, allowing them to be very hands on with all aspects of the renovation. Every volunteer gets a basic Construction Scheme Certification Scheme (CSCS) qualification, opening up their opportunities for employment or further education. Latch have recently developed an affordable system for improving the thermal performance of terraced housing. Pioneered through the recognition that their tenants only have a limited budget for fuel, helping to ensure they can afford to keep warm. The properties renovated to this higher standard typically meeting a thermal performance of EPC rating B.

Figure 7: “Volunteers in Leeds” Source: Latch

1 Setting Up How can communities set up viable, sustainable housing provision?.

1.1 Finance There is a diverse array of different avenues that organisations take to finance themselves, through a combination of varying grants and loans. However, there is one commonality between the schemes in that they were all reliant on a initial philanthropic gesture, either a sizeable loan or asset transfer to allow the schemes to start. Once the initial properties are renovated and leased, organisations can then use these assets to secure loans against, this along with a mix of grants and the rental income form the basis for how community led housing is sustained and grown in the long term.

capital to ensure the scheme would be viable before the transfer happened. This initial hurdle can mean many potentially transformative schemes fail due to difficulties securing assets, schemes such as lottery funded “Big Local “which enabled DCH are welcome but scarce. If the current government truly believed in the ideas of localism, it should make access to simpler capital funding more widely available, to enable and increase the delivery of community housing programmes.46 Previously, the government has helped through the widely approved Empty Homes Community Grant Project (EHCGP), which demonstrated public funding "can be successfully administered at this scale without extreme bureaucratic hurdles"47. Shown by the fact more than half of the communities taking advantage of the scheme, had not previously been involved in bringing empty homes back into use.48

This initial unencumbered loan is needed to break a difficult cycle CLH schemes get into, as without initial injection of capital it is very difficult to secure assets. In order to apply for houses all finance must be in place and to secure finance from most grants and traditional loans, the project must be costed. Estimating the cost is dependent on the condition of the properties, which is rarely known before acquiring the houses. Overestimating contingency costs can often render the scheme not viable.

EHCGP introduced in 2011 by the Coalition government ended in 2015. The scheme helped 110 community organisation turn 1759 empty or derelict properties back into new homes habitable by an investment of £50 million. The scheme was praised by Latch who used the national programme to increase their portfolio from 38 to 64, benefited from the loan having few strings attached particularly the lack of prohibitive clawbacks.

This can be bypassed by the organisations being gifted the property from the local authority, such as the case with Latch and Canopy. However, empty home are now predominantly privately owned with only 10% left under council ownership.45 It seems local authorities are less willing to part with these assets in the current political climate, due to their reduced amount of housing stock and lack of funding. Granby needed to prove to Liverpool City Council they had the

45 BBC NEWS | Politics | Make Use Of Empty Homes - Tories", News.Bbc.Co.Uk, 2009 <http://news.bbc.co.uk/1/hi/uk_politics/7888005. stm> [accessed 16 April 2017]. 46 Department for Communities and Local Government Select Committee, Communities Need Greater Powers To Save Local Assets, 2015. 47 Jo Gooding and Tom Johnston, Understanding The Potential Of Small Scale Community Led Housing (Locality, 2015). p.60 48 David Mullins and Halima Sacranie, Impact Of Empty Homes Community Grants Programme In The North East And Yorkshire And Humberside (Housing and Communities Research Group, University of Birmingham, 2016) p.7

1.2 Governance All of the organisations studied are governed through a board of directors or trustees, with the majority of the people on the board being volunteers. The organisation then employ additional people to deliver specific services and to support the board. These boards are headed by a chairman or chief executive and meet regularly to discuss and oversee the direction of the organisation. All the boards interviewed consist of predominantly local residents in the area which the organisation works in.

to local change - attributes needed to cross the countless hurdles the current sector has to face. The organisational structures needs to be flexible to evolve throughout the project lifespan. Adapting regularly, reviewing the board for gaps, recruiting for specific roles when needed and increase the amount of paid employees, when capacity and capabilities change. Visible by the fact all organisations started from a purely voluntary basis, Latch and Canopy now employ 13 and 14 respectively. Granby has started to employ 2 staff members, DCH is still purely voluntary waiting until the have for a stable income stream before paying its directors. This organic growth ensures efficiency and long term sustainability.

With little to no professional support from councils or government, all boards have made an effort to recruit professionals to volunteer (specifically in legal and finance) to ensure less outsourcing of skills is needed, thus reducing costs. There could be a temptation to look further and further afield to find professionals willing to help, I believe it is more important that board members are situated in the locality they service. Principally because a predominantly local board ensures the views of the community are at the focus. If the board grows to be less connected to the community they serve, they will essentially stop being a grassroots organisation, morphing into a detached group of professional elites, suffering from the same issues previous topdown schemes encountered. Locals also offer embedded knowledge, good connections and contacts with local partners, which are often valued higher than professional knowledge.

To be a truly “community led” scheme the board should have democratic accountability to the community they serve, ensuring local people are able to influence decision-making and how regeneration unfolds. Even though Granby, Latch and Canopy all run membership models theoretically allowing people to have a say, through voting rights at meetings, they found it very difficult to encourage tenants or other members of the local community to engage. This has been attributed to the bland nature of the business-focused discussions. “hard enough getting them to come, harder making them stay” -Latch “too formal, locals don't know what’s going on” - Granby “boring it’s just business" - Canopy

“Wouldn't make it more difficult (not having housing related professional), It’s just convenient that we've got some skills and experience, rather than having to buy those services in” - DCH

The corporate nature of meetings that alienate tenants who are not used to such formal settings, over-promotes the views of professionals who are more well-versed in such environments. Poor engagement should not be brushed off as tenants “not being bothered” to have an input, The TSA most recent survey found a high desire for those

All the board members I Interviewed, had little prior experience within the housing sector. Crucially, they were people embedded in their community, tenacious and absolutely dedicated

in social housing to be involved in decision making.49 Whether intentional or not, suppressing the view of tenants by not making engagement easy to access is not only morally dubious, it misses opportunities for empowerment.

those assets will be only used for the good of the wider community. If the members of the organisation decide to disband, any assets must continue to be used for the benefit of the community and their value can not be distributed to the members.

There is evidence that allowing residents of low income groups to have control of community assets rather than being the recipients of services provided by a social landlord, has positive impacts on their health, self-esteem, and employment progression.50 Residents becoming engaged also leads to greater social cohesion and community sustainability, as they have a long-term perspective of their place in that neighbourhood.

Specifically, housing asset locks involve holding the land in trust, separating its value from that of the building that stands upon it.51. The organisation is then able to deliver permanently affordable housing by fixing the price the homes can be sold or rented at in the future, usually based on local average income52. Any increase in the value of the land will be locked in by the organisation for the permanent benefit of the community.

I have investigated ways in which organisations can improve wider community engagement through more informal means in section 4 (p. 33). These acts aim to open up more access, empowering tenants and wider community residents to influence the organisations’ direction.

It is important that assets are brought under community ownership, to ultimately remain in public control and prevent any value created through economic recovery benefitting private individuals. This ensures the reinvestment of any surpluses back into the locality so the regeneration can become self-sufficient once enough momentum builds.53

1.3 Legal The organisations I spoke to were under different legal titles, predominantly Community Benefit Society or Community Interest Company. The specifics of the models themselves overlap and can be combined with vehicles such as community land trusts to deliver desired outcomes. There are common similarities all organisations hold to be successful.

1.4 Tenure The majority of the organisation let out the houses on short term tenancies with the exception of Granby who also sold five through a low cost homeownership model. Affordability of the properties is key for all schemes, as the goal is to ensure there is an increase in affordable housing stock in the local area.

They are set up to serve the broader interests of the community, in contrast to co-operative societies just serving the interests of their members. This ensures the direct goal of the organisation is the wider socio-economic regeneration of an area. Assets owned by the organisations are secured in an asset lock, so

The ability of CLH organisations to be specific in their choice of tenants also allows them to help solve specific social issues in their locality. Each organisation does this through a loose

TSA (Tenant Services Authority), A New Regulatory Framework For Social Housing In England, 2009, p. 39.

50 Gulliver, Kevin, Chris Handy, and John Morris, More Than Markets: Mutual And Co-Operative Housing In The UK (Institute for Human City, 2014) p. 7 51 Whats A CLT?", Granby Four Streets CLT, 2017 <http://www.granby4streetsclt.co.uk/whats-a-clt/ [accessed 10 April 2017]. 52 Ibid. 53 Matthew Thompson, "Why The Turner Prize Isn't Enough To Resolve A Housing Crisis", Town & Country Planning, vol. 85. no. 6 (2016), p 226

set of criteria which possible tenants have to meet. Latch and Canopy have clear covenant that all tenants are homeless or at risk of being homeless, as their core mission is to reduce homelessness which is a real problem in inner city Leeds. Whereas Granby and DCH have covenants in place to ensure that locals or people with a connection to the area have precedent. In Granby this is to maintain a sense of community and reduce any possible negative effects of gentrification. In DCH this is used to create more of a permanent community in Goldthorpe, to help stabilise the area which suffers from a highly transient commuting population.

DCH and Granby currently share maintenance amongst their staff on a rotating basis. Latch and Canopy appointed staff specifically for housing management, as their portfolio grew. This approach has been advocated by the The Chartered Institute of Housing’s study ‘Does size matter’. Which found no correlation between quality, lower costs and size. The research also concluded that the scale of an organisation does not necessarily provide improved efficiencies, and that mergers do not automatically reduce costs or enhance provision.55 Joseph Rowntree Foundation evaluated small community housing providers against mainstream organisations and discovered that they compared favourably on financial indicators such as average operating margins.56

This ultimate power over access to housing could lead to issues such as nepotistic exclusivity, cited as issue within the co-op movement.54 However, if there is true democratic accountability in place this allows communities to deliver housing solutions tailored to their localities’ specific needs, prioritising individuals most in need, who mainstream providers are often reluctant to house.

Challenging the prevailing narrative that consolidating social housing provision into large organisations can achieve cost efficiencies. This notion has been coined by John Seddon in his wider report on public bodies as the ‘diseconomies of scale’, which argued that large corporate operations, are too slow at discovering the route of problems and are often not able to administer solution at a local level.57

1.5 Management & Maintenance The case studies each operated in different ways, predominantly dependant on scale and type of tenure, but I found a number of common features. Besides DCH which outsourced management, they all operated management & maintenance services in-house. The scale of operations and independence seemed to allow for a more pragmatic attitude towards provision. The organisations are not bound up in complex internal and external market commissioning of services. Instead they could operated a very local, very resourceful approach. Utilising members time, local knowledge and connections, to reduce costs and deliver faster timescales.

There is a requirement for more support and acceptance of the viability of some scales of operation in satisfying certain needs which are not met elsewhere. Government should refrain from the desire to scale up successful community innovation and should instead celebrate variety in provision.58 59 There are more widespread benefits in promoting the transfer of knowledge from successful organisations, to help other communities start up. Through a process of the sector scaling out, rather than individual organisations scaling up.

54 Matthew Thompson, Matthew Thompson, "Why The Turner Prize Isn't Enough To Resolve A Housing Crisis", Town & Country Planning, vol. 85. no. 6 (2016), p 219 55 The Chartered Institute of Housing, Does Size Matter - Or Does Culture Drive Value For Money?, 2012 56 Joseph Rowntree Foundation, Smaller Housing Associations - Capacity To Develop New Homes, 2014 57 John Seddon, Public Services & Civil Society. The Diseconomies Of Scale, 2014 58 ibid. 59 Jo Gooding and Tom Johnston, Understanding The Potential Of Small Scale Community Led Housing (Locality, 2015). p.22

Figure 5: â&#x20AC;&#x153;Dearne Community Housing: Project partners celebrate outside the completed homeâ&#x20AC;? Source: http://localtrust.org.uk/library/blogs/community-ledhousing-scheme-opens-doors

Figure 6: "Apprentices at work in goldthorpe" Source: Barnsley Comunity Build

Figure 7: “Volunteers in Leeds” Source: Latch

Figure 8: “Our level-headed team of volunteers...” Source: Canopy

2 Renovating Homes not Houses How can the process of renovation be used to benefit the wider community?.

2.1 Training The process of renovation should be exploited from the outset. Firmly embedding training and education into the construction process leads to improved long-term economic opportunities and social benefits for involved local individuals. Improving the wider community through reduced rates of unemployment and improved community cohesion.

focused on this social impact more than providing any formal training opportunities. The volunteers only participate in light DIY and finishes, whilst the structural work is completed by paid professionals. This allows up to 7 volunteers working on each housing at once, currently facilitating over 100 opportunities for local individuals to get involved. This provides opportunities for people from different backgrounds to interact and learn from each other’s experiences, pulling different strands of the community together and combating ignorance and prejudice.60

To give local people recognised qualifications in construction, organisations would have to partner with a training college or construction firm to run an apprenticeship program. As, the skills gained by volunteers through the renovation of a property are not repetitive enough and do not cover the full range needed, so must be complemented with a college course. This was successfully achieved by DCH outsourcing the construction to Barnsley Community build, leading to 14 previously unemployed locals leaving the scheme with a secure job. Partnering with a construction company that is willing to take on so many apprenticeships, exacerbating time scales on such a small scale job, could be difficult. BCB were sympathetic to DCH goals as they themselves operate as a social enterprise. Less formal construction training adopted by Latch can still give improved employment outcomes by providing work experience and reference, often the largest barriers for younger people to join the workforce.

The renovation process can also foster wider community engagement, explored in section 4 (p. 33)

2.2 Environmental Performance There is recognition by all organisations that to make a property truly affordable for their tenants it is not just about the cost of rental, but also the running costs. A startling 10% of Brits live in fuel poverty, one of the worst statistics in Europe.61 62 All organisations have taken measures to improve the environmental performance of their properties, ensuring they are more affordable to heat so tenants are not left in fuel poverty, improving their health, finances and quality of life. Renovating a property is also inherently more sustainable than it would be to demolish and new build, as embodied carbon from previous construction can be reused.63

Participating in collaborative activities to improve the local environment also provides social benefits of improved community cohesion and confidence in local residents. Canopy have

Derelict and run-down houses provide unique opportunities to carry out more disruptive energy saving work. Latch and Canopy have both

60 "About Us – Canopy", Canopyhousingproject.Org, 2016 <http://canopyhousingproject.org/about/ 61 Jessica Elgot, "More Than 2.3M Families Living In Fuel Poverty In England", The Guardian, 2016 <https://www.theguardian.com/ society/2016/dec/30/millions-families-living-fuel-poverty-england-statistics> [accessed 19 April 2017]. 62 Association for the Conservation of Energy, The Cold Man Of Europe, 2015 63 Sofie Pelsmakers, The Environmental Design Pocketbook, 1st edn (London: Riba Pub., 2011).p.10

pioneered installing high spec environmental refit, bringing houses up to EPC B standard (same standard current new builds must meet). EPC B properties or above are recognised by Citizen Advice Bureau as being ‘fuel poverty proofed’ due to the affordability of their fuel bills.64

method of energy saving.67 CLH organisations have increased ability to disseminate ongoing advice, through the strong connections they have with their tenants. In a market where demand often outstrips supply, low-income private renters lack basic consumer power to bargain for better standards.68 As CLH organisations are not solely profit-driven, they can pursue greater environmental standards which private counterparts are not incentivised to do, ultimately benefiting their tenants and the wider environment.

Not all properties can have such invasive refits, as in less damaged properties it is not economical to strip the building back to original buildings fabric. The incremental approach CLH have to developing properties, allows them all to be individually assessed as to what level of retrofitting should be invested. However, the minimum that any of the organisations brought properties to was council retrofit standards, averaging between EPC band D & C, higher than the average for the whole private rental sector on band E65 (homes rated below EPC D face risks to tenets health due to the difficulty in keeping their

2.3 Design With the exception of Granby, the possibilities for improving design of properties through renovation have been neglected. Across organisations there was a belief that it is important that all properties are brought to a similar high standard to ensure the tenants feel respected. However, this was in reference to the quality of finishes rather than any effort to adapt the building, as a set floor plan prevailed. Granby were the only one to recognise the opportunities presented by dereliction. By analysing individual properties using an incremental design process, Granby made economically smart edits to improve the living conditions. For example, by not reinstating ceilings which had fallen through, leaving them vaulted they improved spatial quality and removing non-structural walls to open up the downstairs rooms improved lighting.

Figure 9: “Tool to identifies trigger points for energy performance retrofitting .” Source: Latch Very Low Carbon Building Improvements For Leeds Victorian Terrace Homes

homes warm).66

“Equality binds people”, however renovating all properties to the same standards has the possibility to create homogeneous neighbourhoods of “magnolia boxes” that lack character, an issue attributed to the current breed of housing association stock.69 Incorporating

Besides retrofitting, tenants’ behavioural changes also form a critical part of an energy saving strategy. Latch found in their own research that educating tenants is the most cost effective

64 Citzen Advice, Raising Standards, Cutting Bills, 2017, p. 3 65 Department of Energy and Climate Change, An Investigation Of The Effect Of EPC Ratings On House Prices, 2013. 66 Citzen Advice, Raising Standards, Cutting Bills, 2017, p. 3 67 Leeds Action to Create Homes (LATCH), Very Low Carbon Building Improvements For Leeds Victorian Terrace Homes, 2012 68 Shelter, Safe And Decent Homes: Solutions For A Better Private Rented Sector, 2015, p. 7 69 Xanthe Hamilton, "The Ideals Of Specificity And Scalability In A Social And Architectural Endeavour", 2016.

elements of individuality can help create a better sense of place, as the owners feel more ownership over their property. In Granby this was achieved through the addition of unique handcrafted fittings inside, and use of colour externally. There was reluctance by the other organisations to consider employing an Architect, seeing little value in what they could add. The role of the architect was perceived by organisations as irrelevant, their function seen to add little benefit. The narrow viewpoint was that architects are able to draw up plans, something not needed for a building with an existing layout or add purely decorative additions at the end of the construction process. The organisations are inherently risk-averse due to the lack of finances, and reluctant to put money up speculatively, where it’s not clear what benefits it will produce. To stay relevant, architects must forge a new role for themselves which is not based purely on final design outcomes, a feat achieved by Assemble the architects for Granby, which I explore in the next section, 3 (p. 29).

Figure 10: “Vaulted bedrooms in Granby” Source: Liverpool Echo Photo by James Maloney http://www. liverpoolecho.co.uk/news/liverpool-news/gallery/five-properties-granby-four-streets-10102210

Figure 11: “Colourful entrances to Granby homes” Source: Liverpool Echo Photo by James Maloney http://www. liverpoolecho.co.uk/news/liverpool-news/gallery/five-properties-granby-four-streets-10102210

Institutions Cultural

Capacity

Top Down

Architect

Engineer

Grass Roots

Political Figure 12: Architects are well positioned to link differencing parties (Grass roots & Institutions) and differencing issues (Social, Economic) together to propose enhanced solutions â&#x20AC;&#x153;Architecture as Engagement, Architecture as a process not a final product â&#x20AC;? Based off: Julia King, "The House Is A Machine For Shitting In.", 2017.

Social

Social Worker

3 Architecture as Engagement Architecture as a process not a final product. Through studying these organisation it's clear the traditional sense of the architect is seen as irrelevant in community led renovation. Through analysis of the work of Assemble Architecture Collective in Granby, I aim to show how architects can go beyond their traditional role to have much greater impact, through harnessing the skills they already posses.

Traditionally with top-down housing regeneration, if an architect did engage with a community of future users, even with the best intentions it results in condescension, only allowing a brief invitation to participate in a process they ultimately have no influence over. However, community led housing organisations choosing to engage the architect rather than the other way around, creates an unusual dynamic. Forcing the project to be very participatory in nature, as they are in effect the clients with full authority over decisions, this recasts the role of the Architect leading to a new way of practice. Lewis Jones of Assemble explains, ‘it's a funny one because the CLT are the clients as well as the potential users, so it had to be developed in partnership’’.70

area as a consortium of ideas enabled Granby to secure asset transfer from the council and attract more grant funding. Architects’ ability to incorporate the creativity of locals, empowering them to flourish and communicate their ideas to institutions, can be very transformative. Architects should also aspire to have a much deeper involvement, addressing the larger socioeconomic issues that affect the community in question, beyond the usual scope of the “designer”.73 Through embedding themselves into the context of the user, while drawing from being a generalist in areas of knowledge from engineering to social arts, Architects are able to see the wider picture and link identified

Good communication with the community is key and architects, unlike other professionals, have enhanced ability to visually communicate ideas. Translating the idea, which for the residents had previously been merely discussions, into a proposal with a level of “detail and visual authority” enables them to truly explore their vision.71 This can also create the conditions for a meaningful dialogue to occur between local grassroots level and institutional partners, such as the local authorities and funders. Assemble did this by creating a “Brochure to describe the area in a more positive light”72. Presenting the whole

Figure 13: “Brochure to describe the area in a more positive light” Source: Assemble http://assemblestudio.co.uk/?page_id=862

70 Lewis Jones, Informal discussion with the architect, ed. by Luke Cameron and Kristan Lacy (Granby, Liverpool, 2016). 71 "Urban Age Shaping Cities: Open Discussion - Solutions From Below", 2016. 72 Lewis Jones, Informal discussion with the architect, ed. by Luke Cameron and Kristan Lacy (Granby, Liverpool, 2016). 73 Jeremy Till, ‘The Negotiation of Hope’, in Architecture and Participation, ed. by Peter Blundell Jones, Jeremy Till, and Doina Petrescu (New York: Taylor & Francis, 2005), pp.25.

held their specific knowledge at an equal level of importance, allowing for productive, informed suitable design. Assemble are very vocal about the fact they will not ‘deny or undermine their role’ in the design process. They have things they are also interested in and they believe in ‘collaborating with other people to find a common ground’ rather than adopting a position of letting someone participate in a framework which they set out.79 This resulted in excellent design and aspiration, while remaining open to collaboration with the communities, built on trust generated through real engagement with the neighbourhood.80

Figure 14: Embedding into community, Fran from Assemble with Theresa and Hazel from CLT, celebrating Christmas together Source :Ronnie Hughes https://asenseofplaceblog. wordpress.com/2015/12/17/happy-christmas-from-granby-4streets/

local issues to possible solutions.74 Assemble achieved this through organising an array of other complementary actions, to help regenerate the community. These built upon previous efforts to improve the area, giving recognition and celebrating the achievements of the residents. The most notable creation being the social enterprise the Granby Workshop, which brought long-overdue economic opportunity back to the area. 75 76

Architects working with the community should ultimately work in a live way, designing a process rather than a predetermined outcome. They should be opportunistic, working in small steps that exploit the given context, through detailed analysis. Focus their skills to make connections between differing parties, as well as diverse social issues. Drive beyond the preceding notion of “design professionals”, to forge a new era of civic responsibility and ethical entrepreneurialism.81

Working in partnership with the community, the architect should not relinquish their role as a designer - a trend that was present in the 60’s & 70’s. In a attempt to preserve power structures, they striped themselves of any authority acting as more of a facilitator delivering the desires of the community without imposing on them.77 However with this “relinquishment of power, the expert professionals also relinquish their knowledge”78. Assemble managed to form a good working relationship with the residents of Granby, where both parties’ mutual respect

Figure 15 : Assemble working on site in Granby producing fireplaces from rubble Source :Ronnie Hughes https://asenseofplaceblog.wordpress.com/2015/12/17/happy-christmas-fromgranby-4-streets/

74 Julia King, "The House Is A Machine For Shitting In.", 2017. 75 Antonia Wilson, "Assemble's Granby Four Streets: This Year's Turner Prize Winner?", 2015 <https://www.creativereview.co.uk/crblog/2015/october/assembles-granby-four-streets-this-years-turner-prize-winner/> [accessed 14 April 2016]. 76 Assemble: Collective Practice (Youtube: CCAchannel, 2016). 77 Jeremy Till, ‘The Negotiation of Hope’, in Architecture and Participation, ed. by Peter Blundell Jones, Jeremy Till, and Doina Petrescu (New York: Taylor & Francis, 2005), pp.30-31 78 Ibid. p.30 79 Assemble: Collective Practice (Youtube: CCAchannel, 2016). 80 Emma Curtin, "Turner Prize Win Must Not Restrict Assemble's Work To The Zone Of 'Art'", The Conversation, 2016 <http://theconversation.com/turner-prize-win-must-not-restrict-assembles-work-to-the-zone-of-art-52035> [accessed 19 April 2017]. 81 Rory Hyde, Future Practice, 1st edn (New York: Routledge, 2013).

Figure 16: "Assemble use innovate forms of communication to engage residents. Granby resident Nasra Elliott and daughter Shiloht next to 1:10 model of winter garden projectâ&#x20AC;? Source: http://www.liverpoolecho.co.uk/news/liverpool-news/granby-four-streets-liverpools-shining-11575281

Figure 17 & 18: Granby street market Source :Ronnie Hughes https://asenseofplaceblog.wordpress. com/2015/12/17/happy-christmas-from-granby-4-streets/

Figure 19: Guerrilla gardening and communal lunch bench on Cairns street. Source: Luke Cameron (myself)

4 Community Engagement It vital that community led housing organisations engage with the larger population they serve. Here the term community in community led housing can get confusing, as although the organisations members live in the locality, they only represent a fraction of the larger community, so can not be said to represent the community as a whole. Larger community engagement is needed to ensure that successful interventions are sustained through a communal sense of ownership ensuring their legacy.

As mentioned previously, it can be difficult to get members of the wider community involved in the governance of the organisation. One way to improve participation is through larger communal activities which are much more engaging and inclusive. This allows the community to shape their neighbourhood, an empowering process that can give a new perspective on their own ability to effect change. Fostering a sense of ownership within the community ultimately leads to enhanced civic pride.82

domestic actions, to bring about improvements within an area, could easily be adopted by organisations at very little cost. However, without the support or involvement of local people, they could be seen as tokenism - as it is only due to the sense of ownership which the residents now feel, that it thrives. To ensure these activities stay inclusive, Granby have separated the informal governance of the gardening group from the less accessible governance of the housing renovation, one possible solution to increase engagement in decision-making.

Granby organise a series of activities to improve the wider area, including a guerrilla gardening group to ‘green the streets’, with tubs and wild planting and monthly street markets. These small domestic acts, mainly organised by women in the community, had a large effect of transforming the area from one of uninviting dereliction to an inviting inclusive area. The acts themselves are a very accessible process in which everyone can engage, at little cost but with maximum impact.83 This accessibility helped to cut across political and social distinctions among residents, allowing them to forge common bonds, creating a sense of community and ownership, in an area with very diverse world views. This heightened inclusivity is probably most shown in the monthly street market, which takes over the whole of Granby street. Since its inception, the market has become a symbol of resistance and a community hub for small-scale economic and cultural activity, attracting over 200 people a day, from all over the Liverpool city region.84 Replicating these small

Evidence of the failures of poor community engagement can been be seen through a similar, if not more ambitious scheme, that Canopy developed in partnership with Hyde Park Source (HPS). The scheme involved Canopy volunteers creating recreational spaces from the derelict and hazardous bin yards which occur every 4th house, in back-to-back terraced streets. However 15 years on, the recreational spaces have fallen into disrepair with many returning to hazardous dumps. HPS didn't work with the community to generate a solution to the issue, but imposed their own. Their poor design left residents having to litter the streets with their bins, because there isn't adequate storage. When HPS withdrew after the project was finished, with no ongoing support, it was left to tenants who didn't feel ownership enough to ensure they were well kept. Failure to improve the wider neighbourhood left one canopy resident saying that their “house is nice but the area is not as nice”.85

82 RIBA, Guide To Localism Opportunities For Architects. Part Two: Getting Community Engagement Right, 2013, p. p.4 83 Delano Bart-Stewart, ‘Granby Four Streets Wins Turner Prize’, 2015 <https://www.academyofurbanism.org.uk/granby-four-streetswins-turner-prize/> [accessed 14 April 2016]. 84 Ibid. p. 1034 85 Canopy Housing Project, SROI Full Report, 2015, p. 16.

Figure 20 & 21 : Canopy Failed Binstore renovation, Burnley lodge, Leeds. Source: Luke Cameron (myself)

Spaces where residents from the community can gather within the neighbourhood, acting as focal points for the community, allow for informal modes of engagement. Often this encourages better discussion between those within the organisation, the tenants and wider community. Canopy and Latch have offices in each of the neighbourhoods they have a presence in, aside from day to day running these act as hubs of mutual support where tenants drop in â&#x20AC;&#x153;for a tea and chatâ&#x20AC;?. Allowing for informal tenant engagement, means they can easily voice their opinions and opens doors for them to become more active within the organisation. In Granby, the workshop placed within one of the previously derelict shops provides craft classes for the wider neighbourhood, also allowing

informal engagement. Kids have even knocked on the door to make clay models, engaging younger people in effecting change in their area. Granby is also in the process of creating a very ambitious winter garden which cleverly reuses two properties, not economically viable to return as housing. This will create a beautiful, more permanent place where the community can gather, voice opinions and make connections.

Latch talked about one individual with a history of drug abuse, who started volunteering by popping into the office and getting involved with some painting. A key factor in making this happen was Latch being approachable and treating everyone with respect. He carried on volunteering, later becoming a of tenant of Latchâ&#x20AC;&#x2122;s and completing some basic construction and maintenance courses. He is now an employee of the organisation, showing the power of engagement does lead to truly empowered Individuals.

Besides empowering volunteers, their presence on the streets when renovating the properties, invites interaction with the wider community. Unlike larger new-build schemes where an area would be cordoned off behind boards, only revealed to the community once complete, Figure 22 : Canopy Offices in Burnley Lodge Leeds, converted from corner house. Source: Luke Cameron (myself)

the incremental approach of converting the properties within streets, is visible. Within Goldthopre DCH caused "a stir in the communityâ&#x20AC;? as people were very excited by the presence of the project and the difference it could make. Also, purchasing local products and services not only ploughs money into the local economy, but has the added benefit of spreading the word to the rest of the community, getting people involved. Examples include using a local flooring company, to volunteers buying lunch from the local chippy. In Goldthorpe, this even lead to a local company supplying DCH free kitchen fittings, showing the presence of the project clearly attracting local pride.

Figure 22: Children learning craft in Granby workshop. Source: Granby workshop https://granbyworkshop.co.uk/blogs/ articles/workshop-rules

Figure 23: Winter Garden Plans. Source: Granby CLT http://www.granby4streetsclt.co.uk/granby-winter-garden

Conclusion Market forces failed to deliver both the quantity and quality of affordable housing needed by the UK. Successive governments have rolled back to a basic welfare state, which makes any future intervention less likely. Community led housing renovation has shown that community led social enterprise, is a viable alternative for housing provision. CLH is definitely able to produce quality affordable housing in an economically sustainable manner, by putting people above profit.

CLH renovation provides a shift in thinking about how we shape our neighbourhoods. One that prioritises the design of systems and process over final outcomes and one that is truly led by the people it is designed to serve. This approach to ensure the benefits of interventions are sustained, has been achieved through;

• Developing in incremental steps to maximise

Currently, CLH renovation is woefully reliant on philanthropic gestures and the tenacious determination of its members, making replication difficult. If community led housing was properly supported with funding reducing the barriers to access, more organisations could setup across the country. New CLHs could act as nodes within neighbourhoods, fostering larger regeneration strategies with a more local and holistic approach. This offers a vast improvement on failed top-down approaches, which previously had a singular focus of improving the physical condition of housing, whilst neglecting wider societal impacts.

•

opportunities as they arise, utilising local skills and knowledge to deliver contextually appropriate solutions. Taking a more holistic view beyond housing, to incorporate other aspects into the regeneration process, including training, education, jobs, community activities and environmental improvements. Garnering wider communal engagement, empowering individuals to affect real change, strengthening sense of ownership and social cohesion.

Architects and urban planners could learn from these CLH schemes, to set aside any egotistical fixation on the final product. Greater focus on the details of the process, would generate design truly born of its context, through a genuine partnership with the community. We could build housing that is “more than just a roof” serving as a method to ignite broader regeneration.

This single minded focus is endemic in architecture, with analysis predominately focusing on how to increase social value through the product (the design of buildings). Failing to note that the process through which the product is conceived, designed and procured has far greater impact on its societal outcomes. Exemplified in these studies of housing renovation, where there was nominal room for change in the product (the design of the houses), yet the schemes have delivered considerable improvements to their respective areas, through capitalising on processes.

“Cities have the capability of providing something for everybody, only because, and only when, they are created by everybody.” - Jane Jacobs 86

Jane Jacobs, The Death And The Life Of Great American Cities, 1st edn (New York: Random House, 1993).

Recommendations Remain Local 1) It is vital that the board consist predominantly of members of the local community and that they are democratically accountable. Preventing the organisation from becoming a detached group, guaranteeing the views of the community are at the focus. 1.2 (p. 20) 2) All Assets should be under community ownership, preventing value created once economic recovery takes off, going into hands of private individuals. Ensuring the full recycling of any surpluses back into the locality, so that regeneration becomes self-sustaining. 1.3 (p. 21) 4) Use tenure as a method to deliver housing solutions tailored to the localitiesâ&#x20AC;&#x2122; specific needs. Able to preference individuals most in need, which mainstream providers are reluctant to house. 1.4 (p. 21) 5) Use local trades and products, where possible, to boost the local economy. This also helps increase engagement and support from the wider community resulting in a sense of communal ownership and civic pride. 4 (p. 33)

Design process not final outcomes 6) Capitalise on the construction process of renovation to embed training and education from the outset. Leading to long-term improved economic opportunities and social benefits for local individuals involved. 2.1 (p. 25) 7) Exploit the features of derelict properties, analyse each individually, make economically smart edits to improve the living conditions. Increase energy performance, improve design and promote uniqueness and character. 2.2 - 2.3 (p. 25-27) 8) Use an engaging approach that brings the community directly into the process. Utilise local skills and knowledge, to generate, contextually appropriate solutions. 4 (p . 33) Consider using an Architect to aid with this. 3 (p. 29) 9) Look beyond housing to other ways of improving the neighbourhood, reinvest the profits from housing into the schemes that may be less economically sustainable. Use these schemes to garner wider engagement and empowerment, through the ability to affect change. Increasing a sense of ownership and social cohesion, can ensure any interventions are sustained. 4 (p. 33)

Collaborate 10) The sector should organised and lobby the government and Local authorities for increased access to simpler capital funding, currently the sector is woefully reliant on philanthropic gestures. 1.2 (p. 19) 11) Sector should expand rather than organisations scaling, it is economically efficient and ensures governance is kept local. Promote the transfer of knowledge from successful organisations, helping other communities start up through a process of the sector scaling out rather individuals scaling up. 1.5 (p. 22)

Bibliography

00:/, Compendium For The Civic Economy, 2011 "A History Of Social Housing", BBC News, 2015 <http://www.bbc.co.uk/news/uk-14380936> [accessed 16 April 2017] "About Us â&#x20AC;&#x201C; Canopy", Canopyhousingproject.Org, 2016 <http://canopyhousingproject.org/about/> [accessed 22 April 2017] Assemble: Collective Practice (Youtube: CCAchannel, 2016) Association for the Conservation of Energy, The Cold Man Of Europe, 2015 <http://www.ukace.org/wp-content/uploads/2015/10/ACE-and-EBR-briefing-2015-10-Cold-man-of-Europe-update.pdf> [accessed 19 April 2017] Bart-Stewart, Delano, "Granby Four Streets Wins Turner Prize | The Academy Of Urbanism", Academyofurbanism.Org.Uk, 2016 <http://www.academyofurbanism.org.uk/granby-four-streets-wins-turner-prize/> [accessed 19 April 2017] "BBC NEWS | Politics | Make Use Of Empty Homes - Tories", News.Bbc.Co.Uk, 2009 <http://news.bbc.co.uk/1/ hi/uk_politics/7888005.stm> [accessed 16 April 2017] Blessing, Anita, "Public, Private, Or In-Between? The Legitimacy Of Social Enterprises In The Housing Market", VOLUNTAS: International Journal Of Voluntary And Nonprofit Organizations, 26 (2013), 198-221 <https://doi. org/10.1007/s11266-013-9422-1> Cameron, David, "The Big Society", 2009 Canopy Housing Project, SROI Full Report, 2015, p. 16 CCAchannel, An Interview With Assemble (YouTube, 2016) Citzen Advice, Raising Standards, Cutting Bills, 2017, p. 3 <https://www.citizensadvice.org.uk/global/migrated_ documents/corporate/raising-standards-cutting-bills-june14.pdf> [accessed 19 April 2017] Cole, Ian, and Robert Furbey, The Eclipse Of Council Housing, 1st edn (London: Routledge, 1994) Commission on Co-operative and Mutual Housing, Bringing Democracy Home, 2009 "Community Benefit Societies", Community Shares, 2017 <http://communityshares.org.uk/resources/handbook/community-benefit-societies> [accessed 10 April 2017] Curtin, Emma, "Turner Prize Win Must Not Restrict Assemble's Work To The Zone Of 'Art'", The Conversation, 2016 <http://theconversation.com/turner-prize-win-must-not-restrict-assembles-work-to-the-zone-ofart-52035> [accessed 19 April 2017] Czischke, Darinka, Vincent Gruis, and David Mullins, "Conceptualising Social Enterprise In Housing Organisations", Housing Studies, 27 (2012), 418-437 <https://doi.org/10.1080/02673037.2012.677017> Department for Communities and Local Government Select Committee, Communities Need Greater Powers To Save Local Assets, 2015 Department for Communities and Local Government., Housing Help For Military Families, 2012 DEPARTMENT FOR COMMUNITIES AND LOCAL GOVERNMENT, English Housing Survey 2012-13 Table 12: Non-Decent Homes By Tenure, 2006 â&#x20AC;&#x201C; 2012, 2014 38

Department for Communities and Local Government, Estate Regeneration National Strategy Alternative Approaches, 2016 <https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/575577/ Estate_Regeneration_National_Strategy_-_Alternative_Approaches.pdf> [accessed 12 April 2017] Department for Communities and Local Government, The Callcutt Review Of Housebuilding Delivery, 2007, p. 65 Department of Energy and Climate Change, An Investigation Of The Effect Of EPC Ratings On House Prices, 2013 Department of Trade and Industry, Social Enterprise: A Strategy For Success, 2002 Dunleavy, Patrick, The Politics Of Mass Housing In Britain, 1945-1975, 1st edn (Oxford: Clarendon, 1981) Elgot, Jessica, "More Than 2.3M Families Living In Fuel Poverty In England", The Guardian, 2016 <https://www. theguardian.com/society/2016/dec/30/millions-families-living-fuel-poverty-england-statistics> [accessed 19 April 2017] Elliott, Larry, "A Brief History Of British Housing", The Guardian, 2014 <https://www.theguardian.com/business/2014/may/24/history-british-housing-decade> [accessed 16 April 2017] "FAQ", Socialenterprise.Ie, 2017 <http://www.socialenterprise.ie/default.aspx?m=23&mi=218&ms=0> [accessed 16 April 2017] Flint, John, "Housing And The Realignment Of Urban Socio-Spatial Contracts", Housing, Theory And Society, 32 (2014), 39-53 <https://doi.org/10.1080/14036096.2014.947170> Gooding, Jo, and Tom Johnston, Understanding The Potential Of Small Scale Community Led Housing (Locality, 2015) Gulliver, Kevin, Chris Handy, and John Morris, More Than Markets: Mutual And Co-Operative Housing In The UK (Institute for Human City, 2014) Hamilton, Xanthe, "The Ideals Of Specificity And Scalability In A Social And Architectural Endeavour", 2016 Hanley, Lynsey, "Living In Limbo Under Failed Housing Renewal Plans | Lynsey Hanley", The Guardian, 2012 <https://www.theguardian.com/commentisfree/2012/sep/21/housing-renewal-plans-fail-living-limbo> [accessed 18 April 2017] HM Government, Laying The Foundations: A Housing Strategy For England., 2011 <http://www. communities. gov.uk/publications/housing/housingstrategy2011> [accessed 12 April 2017] HM Treasury, Barker Report - Review Of Housing Supply (London, 2004) "Housing Starts And Completions Hit 7-Year High", HM Government - GOV.UK, 2016 <https://www.gov.uk/ government/news/housing-starts-and-completions-hit-7-year-high> [accessed 18 April 2017] Hughes, Ronnie, "'Community Led' – Moving Beyond Victims And Heroes", 2015 <https://asenseofplaceblog. wordpress.com/2015/05/17/community-led-moving-beyond-victims-and-heroes/> [accessed 15 April 2016] Hyde, Rory, Future Practice, 1st edn (New York: Routledge, 2013) Institute of Housing, and Riba, Tenant Participation In Housing Design: A Guide For Action (United Kingdom: RIBA Publications, 1988) Jacobs, Jane, The Death And The Life Of Great American Cities, 1st edn (New York: Random House, 1993) Jacobs, Keith, and Tony Manzi, "New Localism, Old Retrenchment: The “Big Society”, Housing Policy And The Politics Of Welfare Reform", Housing, Theory And Society, 30 (2013), 29-45 <https://doi.org/10.1080/14036096. 39

2012.683293> Jacobs, Keith, and Tony Manzi, "New Localism, Old Retrenchment: The “Big Society”, Housing Policy And The Politics Of Welfare Reform", Housing, Theory And Society, 30 (2013), 29-45 <https://doi.org/10.1080/14036096. 2012.683293> Joseph Rowntree Foundation, Smaller Housing Associations - Capacity To Develop New Homes, 2014 <https://www.jrf.org.uk/sites/default/files/jrf/migrated/files/housing-associations-development-full.pdf> [accessed 11 April 2017] King, Julia, "The House Is A Machine For Shitting In.", 2017 Lacy, Kristan, Luke Cameron, Assemble, and Lewis Jones, Informal discussion with the architect, 2016 Leeds Action to Create Homes (LATCH), VERY LOW CARBON BUILDING IMPROVEMENTS FOR LEEDS VICTORIAN TERRACE HOMES, 2012 <http://www.latch.org.uk/wp-content/uploads/2014/01/Manual-final-L.pdf> [accessed 19 April 2017] "Live Tables On Dwelling Stock (Including Vacants)", Gov.Uk, 2017 <https://www.gov.uk/government/statistical-data-sets/live-tables-on-dwelling-stock-including-vacants> [accessed 12 April 2017] "Live Tables On Rents, Lettings And Tenancies - GOV.UK", Gov.Uk, 2017 <https://www.gov.uk/government/statistical-data-sets/live-tables-on-rents-lettings-and-tenancies> [accessed 16 April 2017] "Local Trust - Community-Led Housing Scheme Opens Doors", Localtrust.Org.Uk, 2016 <http://localtrust.org. uk/library/blogs/community-led-housing-scheme-opens-doors> [accessed 19 April 2017] Lowe, Stuart, and David Hughes, The Private Rented Sector In A New Century, 1st edn (Bristol, UK: Policy Press, 2002), p. 156 McKee, Kim, "An Introduction To The Special Issue – The Big Society, Localism And Housing Policy: Recasting State–Citizen Relations In An Age Of Austerity", Housing, Theory And Society, 32 (2014), 1-8 <https://doi.org/1 0.1080/14036096.2014.947174> Mullins, David, and Halima Sacranie, Impact Of Empty Homes Community Grants Programme In The North East And Yorkshire And Humberside (Housing and Communities Research Group, University of Birmingham, 2016) <http://www.birmingham.ac.uk/Documents/college-social-sciences/social-policy/SPSW/Housing/working-paper-series/HCR-WP-3-2015.pdf> [accessed 10 April 2017] New Economics Foundation, Clone Town Britain: The Loss Of Local Identity On The Nation's High Streets (London, 2005) Office of the Deputy Prime Minister, Empty Homes: Temporary Management, Lasting Solutions (London, 2003) Pelsmakers, Sofie, The Environmental Design Pocketbook, 1st edn (London: Riba Pub., 2011) Petrescu, Doina, Jeremy Till, Peter Blundell Jones, and Jeremy Till, in The Negotiation Of Hope (New York: Taylor & Francis, 2005) Power, Anne, Estates On The Edge, 1st edn (Basingstoke: Palgrave, 1999) Press Association, "UK Housebuilding Hits Seven-Year High", The Guardian, 2016 <https://www.theguardian. com/money/2016/feb/25/uk-housebuilding-new-homes-construction-high-2008> [accessed 12 April 2017] Pritchard, Stephen, "Complexity, Uncertainty & Scalability: How Assemble's Granby 4 Streets Won 2015 Turner Prize", COLOURING IN CULTURE, 2016 <http://colouringinculture.org/blog/assemble-complexity-uncertainty-scalability> [accessed 18 April 2017] RIBA, Guide To Localism Opportunities For Architects. Part Two: Getting Community Engagement Right, 40

2013, p. p.4 <https://www.architecture.com/Files/RIBAHoldings/PolicyAndInternationalRelations/Policy/GuidetoLocalism-Part2Gettingcommunityengagementright.pdf> [accessed 16 April 2017] Schuler, Douglas, "Participatory Design" <http://www.publicsphereproject.org/node/235> [accessed 15 April 2016] Seddon, John, Public Services & Civil Society. The Diseconomies Of Scale, 2014 <http://www.lawcentres.org. uk/asset/download/438> [accessed 11 April 2017] Shelter, Safe And Decent Homes: Solutions For A Better Private Rented Sector, 2015, p. 7 <http://england. shelter.org.uk/__data/assets/pdf_file/0003/1039530/FINAL_SAFE_AND_DECENT_HOMES_REPORT-_USE_FOR_ LAUNCH.pdf> [accessed 16 April 2017] The Chartered Institute of Housing, Does Size Matter - Or Does Culture Drive Value For Money?, 2012 <http:// www.cih.org/resources/PDF/Policy%20free%20download%20pdfs/Does%20size%20matter.pdf> [accessed 11 April 2017] "The History Of Council Housing", University Of The West Of England, Bristol, 2008 <https://fet.uwe.ac.uk/ conweb/house_ages/council_housing/print.htm> [accessed 16 April 2017] Thompson, Matthew, "Between Boundaries: From Commoning And Guerrilla Gardening To Community Land Trust Development In Liverpool", Antipode, 47 (2015), 1021-1042 <https://doi.org/10.1111/anti.12154> Thompson, Matthew, "Why The Turner Prize Isn't Enough To Resolve A Housing Crisis", Town & Country Planning, vol. 85 (2016), p 226 TSA (Tenant Services Authority), A New Regulatory Framework For Social Housing In England, 2009 "Urban Age Shaping Cities: Open Discussion - Solutions From Below", 2016 <https://www.youtube.com/ watch?v=_C2i_3PjTMs> [accessed 19 April 2017] Wainwright, Oliver, "The Liverpool Locals Who Took Control Of Their Long-Neglected Streets", The Guardian, 2014 <http://www.theguardian.com/artanddesign/2014/nov/27/liverpool-locals-took-control-long-neglected-streets> [accessed 14 April 2016] Wainwright, Oliver, "The Street That Might Win The Turner Prize: How Assemble Are Transforming Toxteth", The Guardian, 2015 <http://www.theguardian.com/artanddesign/architecture-design-blog/2015/may/12/ assemble-turner-prize-2015-wildcard-how-the-young-architecture-crew-assemble-rocked-the-art-world> [accessed 14 April 2016] "What Is A CIC?", CIC Association, 2017 <http://www.cicassociation.org.uk/about/what-is-a-cic> [accessed 10 April 2017] "Whats A CLT?", Granby Four Streets CLT, 2017 <http://www.granby4streetsclt.co.uk/whats-a-clt/> [accessed 10 April 2017] "Why Are So Many British Homes Empty? - BBC News", BBC News, 2015 <http://www.bbc.co.uk/news/magazine-34930602> [accessed 12 April 2017] "Why Can't The UK Build 240,000 Houses A Year? - BBC News", BBC News, 2017 <http://www.bbc.co.uk/ news/magazine-30776306> [accessed 12 April 2017] Wilson, Antonia, "Assemble's Granby Four Streets: This Year's Turner Prize Winner?", 2015 <https://www. creativereview.co.uk/cr-blog/2015/october/assembles-granby-four-streets-this-years-turner-prize-winner/> [accessed 14 April 2016] Workshop, Granby, "About Granby Workshop", 2016 <http://www.granbyworkshop.co.uk/pages/about-us> [accessed 15 April 2016]

Image Sources Figure 1: We are currently building less than half the homes we need "to prevent spiralling house prices and a shortage of affordable homes". Quote: Why Can't The UK Build 240,000 Houses A Year? - BBC News", BBC News, 2017 <http://www.bbc. co.uk/news/magazine-30776306 Data: Housing Starts And Completions Hit 7-Year High", HM Government - GOV.UK, 2016 <https://www.gov. uk/government/news/housing-starts-and-completions-hit-7-year-high Figure 2: Neatherly estate, Liverpool. Failure of top down regeneration. Poorly located with no local employment, plagued with construction problems. Within ten years of completion, the council began to move people out and rehouse them elsewhere. Source: David Sinclair https://www.flickr.com/photos/dave_sinclair_liverpool_photos/1214094060 Figure 3: A Brief History of Post-War Housing: Housing supply broken down into sector, average house price and political leadership since 1945. Source Architecture 00:/ A RIGHT TO BUILD (2010) Figure 4: Social enterprise is hybrid organisational form, fusing characteristics of all three sectors. Based off: Darinka Czischke, Vincent Gruis and David Mullins, "Conceptualising Social Enterprise In Housing Organisations" (2012) Figure 5: “Derne Community Housing: Project partners celebrate outside the completed home” Source: http://localtrust.org.uk/library/blogs/community-led-housing-scheme-opens-doors Figure 6: "Apprentices at work in goldthorpe" Source: Barnsley Comunity Build Figure 7: “Volunteers in Leeds” Source: Latch Figure 8: “Our level-headed team of volunteers...” Source: Canopy Figure 9: “Tool to identifies trigger points for energy perofomace retrofiting .” Source: Latch Very Low Carbon Building Improvements For Leeds Victorian Terrace Homes Figure 10: “Vauleted bedrooms in Granby” Source: Liverpool Echo Photo by James Maloney http://www.liverpoolecho.co.uk/news/liverpool-news/gallery/five-properties-granby-four-streets-10102210 Figure 11: “Colourful entrances to Granby homes” Source: Liverpool Echo Photo by James Maloney http://www.liverpoolecho.co.uk/news/liverpool-news/gallery/five-properties-granby-four-streets-10102210 Figure 12: “Architecture as Engagement, Architecture as a process not a final product ” Based off: Julia King, "The House Is A Machine For Shitting In.", 2017. Figure 13: “Brochure to describe the area in a more positive light” Source: Assemble http://assemblestudio.co.uk/?page_id=862 Figure 14: Imbedding into community, Fran from Assemble with Theresa and Hazel from CLT, celebrating Christmas together Source :Ronnie Hughes https://asenseofplaceblog.wordpress.com/2015/12/17/happychristmas-from-granby-4-streets/

Figure 15 : Assemble working on site in Granby producing fireplaces from rubble Source :Ronnie Hughes https://asenseofplaceblog.wordpress.com/2015/12/17/happy-christmas-from-granby-4-streets/ Figure 16: “ Granby Residnet Nasra Elliott and daughter Shiloht next to 1:10 model of winter garden project” Source: http://www.liverpoolecho.co.uk/news/liverpool-news/granby-four-streets-liverpools-shining-11575281 Figure 17 & 18: Granby street market Source :Ronnie Hughes https://asenseofplaceblog.wordpress.com/2015/12/17/happy-christmas-from-granby4-streets/ Figure 19: Guerrilla gardening and communal lunch bench on Cairns street. Source: Luke Cameron (myself) Figure 20 & 21 : Canopy Failed Binstore renovation, Burnley lodge, Leeds. Source: Luke Cameron (myself) Figure 22 : Canopy Offices in Burnley Lodge Leeds, converted from corner house. Source: Luke Cameron (myself) Figure 22: Children learning craft in Granby workshop. Source: Granby workshop https://granbyworkshop.co.uk/blogs/articles/workshop-rules Figure 23: Winter Garden Plans Source: Granby CLT http://www.granby4streetsclt.co.uk/granby-winter-garden Figure 24: “‘That Bloomin’ Green Triangle’, Granby won a Northwest in Bloom award for their guerrilla gardening ” Source: Luke Cameron (myself)

"more than just a roof" - Lessons learnt from community led housing renovation

Articles inside

Architecture as Engagement