Accessibility To Self-Build by Ryan Cooksey

Accessibility To Self-Build

2 plots Angus Close

‘Mapping Land For The ‘Everyperson Archetype’

Hope Close, The Fairway

1 West Street

THE ORCHARD

Admiral Holland Close SPRIN NS

G GARDE

Ryan John Cooksey

Abstract

Contents

This project identifies how accessibility to land through regulated GIS data can help tackle the UK’s housing crisis — providing aspiring Self-Builders site-specific information, required to be granted a ‘local development order’. In addition, access to such data decreases communication time lines between stakeholders and boosts novice Self-Builders confidence in local authorities. Therefore a user-friendly mapping system can increase the number of UK Self-Builders. Finally, while gentrification is unavoidable, this project identifies a solution to alleviate the concept of mapping land becoming gentrified.

1.1 Glossary........................................................... 4 2.1 Introduction........................................................6 2.2 Recognising The Housing Crisis.......................8 2.3 The Lack of Affordable Housing.........................12 2.4 What Have The UK Government Done?.............16 2.5 The Future of Self-Build Living...........................18 2.6 Promoting Self-Build..........................................24 2.7 Government Intervention....................................28 3.1 Theoretical Idea’s: Gentrification.......................32 4.1 A Right To Build.................................................36 4.2 Supplementary Resources.................................38 4.3 Graven Hill, Bicester...........................................40 4.4 What Instigates Land-Banking?........................ 46 5.1 Walter Segal.......................................................50 5.2 The Power Of The Media....................................54 6.1 Collaborating With Cherwell District Council......56 6.2 The Self-Build Register.......................................60 7.0 Extended Practice Project................................ 64 8.0 Conclusion..........................................................124 9.0 References / Bibliography................................... 128 9.1 Figures................................................................133 10.0 m0 Appendix ........................................................ 142

! Online Readers !

Please adjust the page view to a double spread. So that this ‘Abstract’ page is on the left with the ‘Contents’ page on the right. This will help with the narrative of the project. Ryan John Cooksey Birmingham City University S17123027 ARC7467 - Special Study 17th January 2022 Word Count 7643

1.0: Glossary Self-Build(er)

Everyperson Archetype

Self-Build can be described as the production of one or more homes intended to be lived in by the Self-Builder. The Self-Builders’ own input can vary. It can involve Self-Deign and/or construction; a Project Manager role; contracting a Principal Contractor– and can include both on and off-site fabrication. New schemes are emerging: the term can refer to Group-Builds implemented by public bodies that may include ‘sweat equity’. (See fig.8 page18).

“Sometimes referred to as the good neighbour, silent majority, good old boy, common man, or person next door, the Everyperson is a little bit of you, a little bit of me, and a little bit of everyone else, too” (Hudnall, 2021). The Everyperson stands on equal footing with all of ones peers wanting the same objective, good health, financial security and a sense of belonging”.

Sweat Equity

Local Development Order

“Sweat equity is a term used to describe when a person contributes their time, labour, and effort to a project. It’s a non-monetary exchange used to cut costs and increase value. You’re putting in your own “sweat” instead of hiring someone else to execute a job” (Merrill, 2022).

“An Order made by a local planning authority (LPA) (under the Town and Country Planning Act 1990) that grants planning permission for a specific development proposal or classes of development” (Planning Advisory Service, 2019).

GIS “A geographic information system (GIS) is a computer system for capturing, storing, checking, and displaying data related to positions on Earth’s surface” (Society, 2022).

2.1. Introduction This Extended Practice includes theoretical research based on a diverse range of literature reviews leading to the narrative ‘Accessibility to Self-Build: mapping land for the ‘everyperson archetype’ (Hudnall, 2021). This research aims to identify how accessibility to land through public provided GIS data can help tackle the UK’s housing crisis by providing the aspiring SelfBuilder(s) with the information required to be granted a ‘local development order’. The significant impact of the built environment on climate change has been well documented in recent years, alongside the need for sustainable and affordable housing. This study will discuss the opportunities and constraints faced by all stakeholders seeking to implement sustainable and affordable future living, specifically in new domestic developments, where access to land is the biggest challenge Self-Builders face. The investigation will continue by looking at the effectiveness of the Government in influencing SelfBuilders to implement sustainable construction methods. In addition, the Government must meet the ever-increasing need for sufficient housing stock to overcome the UK housing crisis. Furthermore, the credibility of Self-Building in the UK will be gauged by observing other European Governments; as a precedents, their experiment informs a solution to urban development and future living accessibility. Finally, this study will develop an interactive land-mapping tool that draws together existing research to facilitate self-provision.

People in the UK are currently in the research process of building their own home.

At the moment, only

of new UK homes are custom or Self-Built. However, the Government have introduced incentives to change this. Currently a staggering

66%

of new homes are built by just 11 construction companies.

29%

Self-Builders Make a Profit of

When Selling Their Home Insulation express (2020)

2.2. Recognising The Housing Crisis

Furthermore, Tackling the Undersupply of Housing in England estimates that within a decade, the construction-related workforce will decline by 20-25% (Barton, 2021:78). These figures demonstrate a national emergency, requiring the urgent requirement of greater numbers of construction-related workers to meet the housing demand.

Housing supply in England

The proportion of homes built by local authorities has also fallen since the 1970’s.

Homes (thousands)

400 300 200 100 0 2006-07

2012-13

2018-19

At the same time, the proportion of homes built by housing associations has risen.

Fig.1 Housing Supply In England Graph (source: Wilson, 2020)

Housing Supply In England

400 Homes (thousands)

The UK Government Briefing Paper, Stimulating Housing Supply - Government Initiatives (England), acknowledges a housing crisis exists and states, councils are aware that action must follow (Wilson, 2021). While the current Government has targeted building 300,000 new homes per year until 2025 (Wilson, 2021:3), at the current rate of construction, there is a deficit of 100,000 homes per annum (Edenhall, 2020). Therefore, the targets set out by the Government in both the Briefing Paper and The White Paper Review: Fixing Our Broken Housing Market (Department for Communities and Local Government, 2017), appears something of a pipe dream. Collectively, these figures demonstrate an increasingly serious failure to recruit the workforce required to meet the nation’s need for new homes.

Targets of 340,000 homes. Government target of 300,000 homes. New housing stock reached 241,000 in 2018-19.

300 200 100 0 2006-07

2012-13

2018-19

Fig.2 Housing Supply In England Graph (source: Wilson, 2020)

The diminishing pool of builders has a direct impact on the quantity and quality of homes built. A textbook scenario of supply-and-demand theory emerges. Construction costs escalate as demand increases, which in turn raises the market cost of housing. Pressure on profit margins leads to fewer sustainable developments as it becomes beneficial to emphasise quantity over quality (Fig 3). As a result, developers will not prioritise the values of sustainability or encourage ambitious, innovative design. Quality of construction will become a priority only once the supply of housing can match the demand. At this point, a surplus of homes will see the implementation of new methods of sustainable, innovative construction. The UK house price index for 2021 calculated the average house price at £265,668, a 57% increase compared to 2005’s £150,633 average (Office for National Statistics, 2021:3). However, as The Bank of England states that average inflation was 2.9% per year over that period (Bank of England, 2021), inflation cannot be solely responsible for rising prices. Therefore, increased demand is largely responsible for rising prices. Were inflation solely responsible, the average UK housing price would be £230,017 – some £35,651 less than the current figure.

Deficit When the cost element is a priority, quality decreases. This is due to less time spent on developments.

Time

Risk Cost

Quality

Surplus: When the cost element is not a priority, quality improves, as more time is spent on developments (both in design and construction).

Time

Risk Cost

Quality

Fig.3 Time, Quality and Cost Analysis (source: Cooksey, 2021)

2.3. The Lack Of Affordable Housing

Additional affordable homes provided in England 1991-2017

Number of affordable homes required

Number of affordable homes built

150,000 140,000 130,000

Double the current amount of affordable homes must be built per year to meet Government targets.

120,000 110,000 100,000 90,000 80,000 70,000 60,000 50,000 40,000 30,000 20,000

00 01 -0 2 20 03 -0 4 20 05 -0 6 20 07 -0 8 20 09 -1 0 20 11 -1 2 20 13 -1 4 20 15 -1 6 20

19 99 -

97 -9 8

95 -9 6

19 93 -

10,000

19 91 -

Homes (thousands)

The lack of affordable homes is punishing those endeavouring to access the housing ladder. “The affordability of newly constructed homes, primarily social housing, has become neglected” (Barton, 2021:3). Barton concludes, to avoid affordability negligence, that of the pledged 300,000 homes per annum, 145,000 must be affordable (Barton, 2021:4). However, one should remember that affordability should not be at the expense of quality and social responsibility. Goal 11 of the United Nations Sustainable Development Agenda states that by 2030, “implementing adequate, safe and affordable housing” should be actioned by all members of the UN (Scheeller, 2018: 914). High standards of craftsmanship and innovative design will lead to greater longevity of housing stock. It will also minimise the need to retrofit design features to meet future legislation regarding energy consumption. On the other hand, profit-driven and time-pressured briefs result in developers being forced to ‘pack-them-tight and stack-them-high’. Architectural creativity is absent when developers face both these pressures, resulting in repetitive ‘copy-and-paste’ housing developments, neglecting sustainability targets.

Affordable homes

Year

Fig.4 Additional affordable homes provided in England 1991-2017 (source: Fullfact, 2021).

UK average house prices

Neither the Government’s action plan on Housing Supply and Delivery nor the Review Briefing identifies the responsibility of the construction industry to adapt to sustainable methods consistent with Government climate change targets (Ministry of Housing, 2019). The Government has announced it aim to be carbon neutral by 2030 (UKGBC, 2019). However, time-pressured construction reduces quality and especially sustainability, “80% of new homes are estimated to be out of date by 2050 targets” in terms of building legislation and energy conservation (UKGBC, 2019: 1). The Government’s latest publication shows no recognition of these statements. This indicates the failure to produce an effective strategic sustainable housing plan.

260,000 240,000 220,000 200,000 180,000

House Price (£)

Additional costs when building an average home to Code 5

This graph presents the dramatically increasing UK average house price.

160,000 140,000 120,000 100,000

Additional cost 23% = £34,270

80,000 60,000 40,000

Average new-build home:

£189,940

Average Self-Build home (Employing builders)

£146,000

Fig.5 Extra costs when building an average home to Code 5 (source: Communities and Local Government, 2021)

0 20 2

15 20

0 20 1

05 20

Year

Average Self-Build home (Doing work yourself)

£84,000

20 00

19 95

19 90

85 19

19 80

20,000

19 75

Baseline cost = £146,000

UK average house price

Predicted house prices based on inflation

Fig.6 UK Average and predicted house prices (source: Fullfact, 2021)

2.4. What Has The UK Government Done?

The White Paper focused on four main areas:

The UK Government should revise the distribution of funding to help to promote sustainable developments. The Government fails to provide a standardised policy across the country as 40% of local planning authorities do not have an up-to-date plan that meets the projected housing deficit (Barton, 2021). Politics have immense implications. Changes in Government alter priorities concerning funding and produce a lack of clarity, both of which directly impacts the construction industry. All these factors result in a rush of domestic construction which will only perpetuate the crisis of unsustainable housing. Over the last ten months, expenditure on measures to fight Covid-19 preceding £280bn (BBC, 2020). One should compare those figures to the £32 billion pledged to support the housing crisis by the same Government over four years, (2020-2024), (BBC, 2020). Only 21% (£8 billion) pledged contributes to affordable housing (BBC, 2020). Hypothetically, 42% of the fund should contribute to affordable homes if allocated evenly. Assuming that the pledged figure of affordable homes is built, the Government will spend 21% less than it should. Although this theory does not consider other constraints, funding allocation should be challenged. Architects News and The Independent, alarmingly reported significant cuts to this fund on two occasions, 2011 and 2019 (Architects news, 2019; Independent, 2020).

“Building the right homes in the right places”.

“Build Them Faster”

“Widening the range of builders and construction methods”

..2021....

2022

....2023..

“Helping people now’ including investing in new affordable housing and preventing homelessness”

Fig.7 Areas the Whit Paper review have raised (source: Cooksey, 2021)

2.5. The Future Of Self-Build Living Self-Build can be described as the production of one or more homes intended to be lived in by the Self-Builder. The Self-Builders’ own input can vary. It can involve Self-Deign and/or construction; a Project Manager role; contracting a Principal Contractor– and can include both on and off-site fabrication. New schemes are emerging: the term can refer to Group-Builds implemented by public bodies that may include ‘sweat equity’.

This project focuses on assisting these housebuilding groups Speculative For Rent

Speculative Customisation

SelfCommission

Self-Procure

Self-Finish

Self-Build

Enabled Self-Provide

Community Land Trust

Self-Build For Social Rented Rent Housing

Individual/Group

Community

Group

Individual

Individual/Group

Land Ownership

Project Management

Design

Construction

Ownership

Private Sector Housebuilding

Self-Provided Housing Self-Organised Housing

Private Sector

Users

Community Land Trusts

Public / NonProfit Sector

Individual/Group Individual/Group

CTL + Self-Provide

Public / Non-profit Housebuilding

Fig.8 Housebuilding Groups (source: A right to Build, 2011)

Self-Build construction provides an opportunity for the use of emerging/recycled materials. Louis Khan’s phrase ‘even a brick wants to be something’, is inspirational when considering the poetics of materials (Khan, n.d. cited in Moore, 2014). Nether the less, one should question why Khan chose brick as the noun in that phrase. Brick is a common vernacular material in UK housing. However, self-provision more commonly uses various expressive materials on-site such as hempcrete, cork, and timber to alleviate commonplace design in the development, expressing the personality of the Self-Builder.

Cork House

Fig.9 Cork House (source: RIBA, 2021)

Cork House – “An entirely cork construction, with solid structural cork walls and roof, the building has exceptionally low whole life carbon” (RIBA Architecture 2021). It received multiple awards as well as being shortlisted for the 2019 RIBA Sterling Prize.

Future living is moving in various directions. Offsite prefabrication as an approach to deliver new homes is currently on the rise (Architects Journal, 2019). Offsite construction aims to improve quality and save time on site by prefabricating building elements in factories. Also, niche sustainable construction using ‘new’ experimental materials is being explored on a smaller scale, with awardwinning examples including Cork House, Brighton Waste House, and Flat House.

Brighton Waste House

Fig.10 Brighton Waste House (source: Wikipedia, 2021)

Brighton Waste House – “The house is a collection of experiments through which students learn by application how recycled materials can be used in construction” (RIBAJ, 2021).

Flat House

Fig.11 Flat house Cambridge (source: Levy, 2020)

Flat House – “Flat House by Practice Architecture is a carbon-zero experimental construction using hemp products, as part of a broader sustainability project of growing organic, environmentally friendly hemp for different uses within a circular economy” (Architecture Today, 2021). 21

However, these innovative approaches using natural materials have yet to reach a scale to impact the housing crisis. Self-Build is widespread across Europe, but it has lacked Government support in the UK for a long time. It was not until the Self-Build and Custom Housebuilding Act (2015), c 17 was passed that support became more available in the UK. At this point, Self-Build became established as a solution backed by policy. According to Wilson (2021: 43), “Since April 2016, local planning authorities in England have been required to establish local registers of custom builders who wish to acquire suitable land on which to build their own home”. The 2015 act provides Self-Builders with an opportunity to create sustainable, affordable homes that respond to climate change, poverty and the housing crisis. As a result, SelfBuild has become a practicable possibility. However, the issue of land accessibility is now the obstacle SelfBuilders’ face, of which 22% of people questioned agreed with this statement (Fig: A.6.5:197). Self-Building has the potential to resolve complex urban challenges, offering flexibility in terms of size and location, improved social well-being, resulting in a better quality of life. Those who develop a plot to their own specifications, take responsibility for quality and sustainability. It is perhaps surprising that the UK Government has not always facilitated Self-Building. For instance, Self-Building reduces costs (fig.5) whilst providing a home tailored to suit the individual, allowing the expression of personality and character. This addresses the issue of purchasing a house, without being restricted by the lack of diversity in the housing stock for sale at that time. Encouraging the act of Self-Building should be recognised as a practical solution to meeting demand for affordable housing.

Future living options:

Off-site prefabrication:

Experimental homes:

Self-Built:

Modular:

Fig.12 Future Living Options (source: Cooksey, 2021)

2.6. Promoting Self-Building The circumstances of Brexit and Covid-19 contribute to the housing crisis as the economy struggles (Penningtons Manches Cooper, 2021). Perhaps, large scale sustainability is not something that developers are pursuing because of profit restrictions. Parvin et al. (2011) illustrate this well by highlighting that housebuilding companies no longer have any incentive to compete in quality and environmental performance. The Callcutt Review (Home Builders Federation, 2007), to its great credit, made it unambiguously clear: Self-Building provides an “affordable solution as profit margins and marketing costs are absent” (Parvin et al, 2011: 15). Therefore, it presents an opportunity to focus on quality, characterful homes rather than standard designs and ‘pack-them-close and stack-them-high’ approaches. Self-Building tackles affordable housing and provides an environment in which local entrepreneurship can thrive. Self-Building requires the engagement of many stakeholders, all of whom need to champion quality and sustainable, creative design. The National Self-Build Association estimates that “25,000 Self-Built homes would save perhaps 100,000 tonnes of CO2 a year compared with the big provider equivalent” (Parvin et al, 2011: 32).

Short term: It is more economically beneficial short term for the big providers to pack-them-close and stack-them-high.

Long term: From a sustainability perspective, it is beneficial to build fewer homes but at a higher build quality and aesthetical standard.

Fig.13 Short term / long term goals (source: Cooksey, 2021)

Modular

Family Home

Experimental House

Passivhaus

Off-site Prefabrication

Experimental House

Modular

Apartments

Self Build

Social Hosing

Self Build

Terraced Housing

Modular

To change perceptions of Self-Building (too complicated/ too expensive / too risky), a collaboration of councils and housing developers is required to offer and promote Self-Build pilots. The Government Self-Build register is not currently achieving this (explained in Extended Practice Project Section 7: 64). Acceptance relies on engagement with the local community through workshops and national exhibitions. Generating community engagement would counter mass rejection of Self-Build projects. Dense, profit-driven, domestic proposals would be much less likely to acquire approval. The biggest constraint to SelfBuild, however, is access to vacant land: Government intervention is required/essential.

Diverse housing streets

Self Build

Jones (2020) questioned stakeholders’ perceptions of future living in towns. Jones examines the issues involved in creating sustainable and resilient smaller communities (Jones, 2020). Sustainable materials and construction methods become an easier sell once the process gathers momentum and materials become cheaper in their application. For this to happen, there need to be economies of scale, which can only be achieved once all stakeholders surrounding Self-Build accept changes from traditional construction methods. Government can promote community acceptance by educating stakeholders regarding the application of materials whilst stressing the sustainable qualities these materials offer.

Fig.14 Diverse housing streets (source: RIBA, 2021)

2.7 Government Intervention

A second article, Governing Sustainable Urban Development through Self‐Build Groups and Co‐Housing, focuses on the interaction between political institutions that contribute to housing and sustainability goals (Scheller, 2018: 914). Scheller highlights the factors that constrain Self-Builders from achieving modest targets. Self-Builders are restricted by the difficulties in buying land already purchased by large developers. Studies including Home Builders’ Land Banks carried out by Home Builders Federation (2007) refer to land banking as the act of buying land for potential development in advance of use (Home Builders Federation, 2007:1). Strategic advanced land purchasing maximises developers’ profit. Profit is guaranteed as developers can manipulate market prices by ensuring supply is consistently below demand. To overcome the constraints Self-Builders face when buying land, the Government, the investors and the public must collaborate. Legislation must be produced to ensure all parties have a fair opportunity to purchase land, thereby meeting housing demand in a way that can serve the best interests of society.

Government intervention has occurred in Austria: over 80% of new homes are self or custom-built. In the UK, that figure is less than 8% (Gemeente Almere, 2009). Almere boasts the best-established Self-Building scheme in Europe. A Self-Building pilot study started in the 1970s, and recent figures indicate that over 12,000 homes have been built (Gemeente Almere, 2009). Commissioning as the Cornerstone of Self-Build scrutinises, “institutional dynamics made by the Netherlands over time” (Bossuyt et al, 2018). Bossuyt highlights that the success of Self-Build within Almere is a result of the Government offering subsidies and loans to those considered to be acting for the benefit of society (Bossuyt et al, 2018: 526). Master-planned sites specify various plots, with some restrictions including height, overall GIA (Gross Internal Area) and offsetting of the street line. If Self-Builds meet design codes and building regulations, other local rules are relaxed.

Almere Self-Build housing

Average costs associated with building a home: (London and surrounding area)

Fig.15 Almere Self-Build housing (source: Right to Build, 2018) £500,000

£400,000

Land

£300,000

£200,000

£100,000 Build 1990

1995

2000

2005

2010

2015

Fig.16 Average costs associated with building a home (source: Jones, 2020)

Who builds the largest homes in Europe Highlighting welfare benefits

Both articles agree that Self-Build has social, economic, sustainability and welfare benefits. However, they highlight that it is impossible to avoid “gentrification”. This suggests that Self-Build groups bring gentrification but are not the immediate cause of gentrification (Scheller, 2018: 931). Nevertheless, both argue that overall, Self-Build is successful and allows an opportunity to restrict big developers’ stranglehold on housing. There appears to be agreement that ‘stranglehold’ on housing refers to the big developers’ collective power based on their revenue per annum.

Greece

Netherlands

Germany

France

125m2

115m2

114m2

111m2

Poland

Denmark

Belgium

Ireland

108m2

107m2

105m2

Czech Rep.

Spain

Sweden

Finland

101m2

94m2

90m2

Portugal

Italy

89m2

83m2

77m2

Fig.17 Who builds the largest homes in Europe (source: Right to Build, 2011)

3.1. Theoretical Idea’s: Gentrification Gentrification is an inevitable weakness in the system that contradicts what Self-Build stands for: affordable homes for those who need them most. Gentrification causes economic weakness and fails to encourage community spirit. Self-Builder’s develop a stronger sense of placemaking – through the inevitable place attachment created when building one’s own home. Generating a sense of community from a collaborative construction process can only be seen as a positive. The combination of affordable homes and community engagement suggest the gentrification problem is caused by high market house prices - not making environments better quality places in which to live. Scheller questions how the governing of Self-Build addresses gentrification and segregation (Scheller, 2018: 917). Land that the Government proposes for Self-Build groups will inevitably be less desirable, and it will most likely be land that developers have rejected. Due to high demand, Self-Build plots could become very costly if the sale of land is not regulated effectively by Government. The most affluent private developers will build on the most desirable land, as the domestic building sector is driven by economics. However, this is something of a generalisation. In most cases conflict does not occur as developers seek larger plots, allowing Self-Build communities to meet their needs through smaller infill sites. A conflict would be present in the scenario of a mass Self-Build site such as Graven Hill (Section 4.03: 42).

A ‘local development order’ combined with a design code on less desirable land will attract Self-Builders as opportunities for an economic benefit emerge. Producing desirable, future-proofed homes of architecturally quality rewards the pioneering Self-Builder, unconstrained by profit margins. In return for their initial investment, SelfBuilders get a lot for their money. However, as land availability begins to dry up, demand rises, increasing prices, which means even undesirable land and surrounding infrastructure become incredibly desirable. Parvin et al recognise this as a problem, suggesting local resistance to development generally outweighs support (Parvin et al, 2011: 12). It is almost certain that as wealthier groups move in, they drive up prices and push out current inhabitants who need affordable housing. Parvin et al. (2011) fail to quantify the effect of gentrification within an area. However, based on theory, eventually, gentrification can deepen economic segregation if managed poorly.

Cost of building a home:

Average house price England and Wales:

£161,823

Average new-build home:

£189,940

Average Self-Build home (Employing builders)

£146,000

Average Self-Build home (Doing work yourself)

£84,000

Fig.18 Cost of building a home (source: Jones, 2020)

The UK’s response to achieve greater land accessibility, in support of Self-Build housing, came in the form of The Self-Build and Custom Housebuilding Act 2015 (SBCHA) (2015), which promised “land accessibility by an improved delegation of land use”. The Act states that authorities must ensure they have sufficient plots to match local demand. Self-Builders must be able to access a register that is required to be published every quarter (SBCHA., 2015). Suppose that public demand for this type of housing is not present, land allocation for ‘local development orders’ are not distributed within the council’s land-use masterplans. If the land is not assigned, the option to Self-Build is removed. A lack of demand in participation reveals a potential flaw in the Government’s plans to support Self-Builders. The 2015 Act states that “Land will only be released or considered for release once sufficient Self-Builders raise interest” (SBCHA., 2015). Limited land availability in undesirable locations will be off-putting to a potential Self-Builder. There must be opportunities for public engagement to generate interest. Awareness may result in a greater demand for Self-Build land. If a sufficient number of Self-Builders showed interest, then a broader choice of Self-Build sites would be provided. An increased variation of land to choose from would possibly encourage locals to become pioneering Self-Builders. With limited public demand the largest house providers retain power regarding the housing supply. However, if the public gets on board with the prospect of building their own homes, then by law, the land must be provided to ensure this happens.

“Self-Building is not advertised enough! I know nothing about it”.

“Where are the sites available? They are not advertised when registering! They could be anywhere”!

“I can not compete with the Big providers whom have excessive amounts of money to buy up all of the good land”.

“We are not told where the potential Self-Build sites are”.

“The Self-Build register ‘land finder’ link is not helpful. There is no land advertised on there”!

Fig.19 Potential problems generating public interest in Self-building (source: Cooksey, 2021)

4.1. ‘A Right To Build’ Parvin et al recognise a monopoly consisting of the most prominent house providers in the UK. However, the publication A Right to Build demonstrates that dependence on the big-provider model is no longer rational or realistic in meeting housing demands (Parvin et al, 2011). The We Can Make Group support this statement by adding, “Large speculative developers are dramatically failing to build enough homes (Mean et al, 2018:15). Figure 21 indicates the presence that the big companies have on the UK housing supply. It suggests that the UK housing market is a complex and controversial system. “At its heart is a dilemma which is universally acknowledged: the constrained supply of land” (Parvin et al, 2011:12). Enhancing the stranglehold big providers have due to increasing demand, an example of economics situation, supply, and demand. It is often the case as limited supply and rising demand inflate the price of land and property, which links to the previous argument on the effects of land gentrification (Section 3.1: 32). The most prominent companies can exploit economies of scale by ‘land banking’. Parvin et al, describe this as “housebuilding companies buy up land long before its development, sometimes without even developing it” (Parvin et al, 2011:24). Land is certainly attractive to those who do not seek an immediate return on their investment. Ownership of vacant land comes with limited economic risk, as a site requires little maintenance. One could argue that land is a finite resource as there is no way of generating more surface area. Historically land value has risen as it becomes less available (Fig. 16), allowing

secure and logical investment for those who can afford it. This in turn, creates a problem for those who can not: SelfBuilders. It is suggested that, “The next big thing is lots of small things”, and to achieve this, encouraging Self-Build participation across the UK is key (Parvin et al, 2011: 7).

Market share by house holder size

12%

2015

29%

59%

28%

2008 0

Small Builders (1-100 units)

40% 30

Percentage

Medium-sized Builders (101-2000 units)

31% 70

90 100

Volume (2000+ units)

Fig.20 Market share by householder size (source: Department for communities and local government, 2017)

19,702 Homes

Who builds the UK’s houses The below chart represents the distribution of house builders with the number of homes they build per year.

16,701 Homes

7,117 Homes

4,735 Homes

3,123 Homes

2,946 Homes

500 Homes

30 Homes

<10 Homes

5,850 Professional house

15,000 Self-Providers

Fig.21 Who builds the UK’s homes (source: A right To Build, 2011)

4.2. Supplementary Resources To encourage Self-Build, the ‘everyperson archetype’ (Hudnall, 2021) needs to have the resources to assist the process. These resources need to make possible a home whose quality will clearly exceed that of the big providers. Ash Sakula Architects and RCKa produced a series of ‘Small Site Design Guides’ as a supplementary planning document, collectively focusing on small developments in the London Borough of Lewisham (RCKA, 2021). The guide offers clear objectives and concise information encouraging Self-Builders to construct sustainable, affordable, sympathetic to the local environment. In addition, specific site detailed examples highlight constraints and opportunities. This guide is a reliable source, as the information presented results from a direct partnership with the local authority that evaluates planning applications. RCKA has produced a user-friendly guide that avoids specific professional words, to help navigate the planning policy maze. As a result of the guide’s simplicity, the document can be adapted for use by other authorities. However, much of the research assumes the reader has ownership of land that can be built on. The downfall of this guide is that the research does not consider the steps to sourcing and acquiring the land, which prevents the publication from being a ‘complete’ guide. The guide is currently only a draft, no data is available to demonstrate that this research will encourage the construction of more Self-Build homes. However, it is possible that RCKa can reduce land banking, a significant factor impeding Self-Build participation. This guide reduces the risk factors in Self-Building, through

pre-determined planning consent, minimising planning risk, and reducing wasted time at the planning stage. Increased confidence in an authority’s approval would boost ambition and increase the number of homes built. This guide acts on behalf of all the local stakeholders, speeding the process up. The research would have been more relevant to a broader audience if accompanied by a resource such as a database where these rules could be applied. It is this omission which provides direction for this Extended Practice Project. A combination of the existing guides and the resources outlined has the potential to contribute significantly towards reducing the housing shortage. A live project where a design code has been put into practice is Graven Hill, Bicester.

Self-Builders Income

20%

>£100k

14% 19%

£80 - £100k £60k - £80k £40k - £60k £30k - £40k < £30k

13%

27%

Fig.22 Self builders income (source: A right to Build, 2011)

4.3. Graven Hill, Bicester Graven Hill Bicester, Oxfordshire, is home to the UK’s largest Self-Build site. Cherwell District Council has bought land and obtained planning permission under a ‘local development order’ in combination with a design code for many Self-Build plots in the first development phase. This essentially gives automatic planning permission if the SelfBuilders stick to a set of agreed parameters, speeding up the process provide the rules set out in the design code are met, there is no requirement for a full planning application. This reduces pressure on the Self-Builder to build the home they want. Graven Hill can provide around 1900 plots to the public (Graven hill, 2021). It is critical to note that not all of these will be Self-Build. Some will be social rent, custom-built and sold to the market by Graven Hill (Graven hill, 2021). For years Self-Builders have lacked Government support, but this site provides a potential SelfBuild housing breakthrough. Those who take on Self-Build projects, while experiencing continuous challenges, can gain far greater rewards with an affordable, sustainable with aesthetic quality. Older Couple Mortgage Free

Young Couple - First Home Older couple with Disability; A disability homes should not look institutional

Young Couple - First Home Family Home - Up sizing

Fig.24 Available plots (source: Graven Hill, 2020)

Young Couple First Home Young Couple First Home

Older Couple - Downsizing Modular Offside Construction

Fig.25 Passivhaus at Graven Hill (source: Passivhaus trust, 2020)

43 Fig.23 Grand Designs: The Street (source: Graven Hill, 2020)

Who owns England’s land? Cherwell District Council has implemented programs similar to Bossuyt and Scheller’s theories referenced in section 2.07 (Bossuyt, D. et al. 2018) (Scheller, 2018). Cherwell council has explored Co-Housing and Passivhaus standard living. These projects adopted a design code similar to that of their European counterparts. National replication of Cherwell’s commitment to exploring systems and opportunities for affordable housing is required to meet the UK Government’s sustainability and affordable housing targets. Sheffield City Council is also mapping sites. For each initiative to be successful, it requires a supply of land that meets the housing need. A major challenge is presented in fig.26, which demonstrates that non-Governmental organisations own a large proportion of land, so immediate access is limited. Although purchasing land from non-Governmental organisations cannot be ruled out, fig.26 highlights that “Land ownership has remained largely unchanged for centuries among the aristocracy and gentry” (Evans, 2019).

Half of England’s population is owned by 25,000 landowners Less than 1% of it’s population Land ownership has remained largely unchanged for centuries among the aristocracy and gentry.

30% Corporations

Aristocracy and gentry

18%

Oligarchs and city bankers

17%

Unaccounted

17%

8.5% Public sector 5% Homeowners 2% Conservation and charity 1.4% The crown and royal family 0.5% Church of England

Fig.26 Who owns England’s land? (source: Evans, 2019)

4.4. What Instigates Land-Banking?

In earlier findings, section 4.03 assert that the big providers are responsible for land banking, leading to a housing/land crisis. The following offers some insight as to why the big providers are motivated to do, summarised within Home Builders’ Land Banks Evidence for the Callcutt Review (Home Builders Federation, 2007). Figures show an average land banking of 5.1 years. That figure includes land that can be built on (47%), land that cannot yet be developed (36%), and unallocated land (17%). Of the land that can be built on, only 2.6% were sites where work had not commenced. When one takes into consideration; design, pre-application, planning, and construction, this timescale seems reasonable. However, Parvin would take issue, as it is unreasonable that these companies process 40% more applications than they require through the planning system (Home Builders Federation, 2007:3). Overbuying acts as an insurance policy to achieve their own build targets as well as national targets for new homes. With no explanation for overbuying, one can only assume that it results from a lack of confidence in the planning system. One might argue that legislation is needed to allow land that has not been developed, including unallocated land, to be offered to Self-builders at a price based on the original cost of the land.

‘Big-providers’ land bank allocation?

17%

47% 36%

Land that can be built on Land that cannot yet be developed Unallocated land Fig.27 Big-providers land bank allocation? (source: Home builders Federation, 2007)

In response to the land banking capital barrier that Self-Builders must overcome, this Extended Practice Project will investigate plot accessibility by proposing a digital land mapping tool driven by GIS data. The Government must intervene so that only Self-Builders have access to this tool, preventing the scenario of big providers taking advantage of mapped land. To broaden Self-Build participation this notion must interlink with existing construction-phase guidance, as “one-third of self-providers are employed in the construction or property industries” (Parvin et al, 2011: 42). Fixing Our Broken Housing Market, produced by the Department for Communities and Local Government (2017), highlights accessibility to land as a concern. The department cites the Self-Build and Custom Housebuilding Act 2015, as a plan to boost the supply of new homes in England, mandating local authorities to meet demand on their Self-Build register. This having shown to be idle, a contribution to improve the system is explored in Section 7. This Extended Practice Project will demonstrate that to increase Self-Build participation, documentation and supporting guides must be simplified and accessible to all, thereby proposing universal step-by-step guidance contained in a single document.

What are the professions of Self-Providers?

Property professionals Construction trades Other related Non related professions Fig.28 What are the professions of Self-providers? (source: A Right To build, 2011)

5.1. Walter Segal The eponymous Segal Method was devised by the 20th-century Architect, Walter Segal, who developed a universal construction system. The process was aimed towards Self-Builders as it offered the ‘Everyperson Archetype’ (Hudnall, 2021) an opportunity to SelfBuild. The temporary house’s rationale concentrates on using readily available, mass-produced dimensionally coordinated materials. That combination results in quick, simple, budget-friendly homes that low-skilled SelfBuilders can construct. The driver for this model is the use of undesirable land that speculative housebuilders found too awkward. These are often the leftovers’; “Land that is too sloped, has poor ground conditions or an awkward infill position that makes it unattractive to commercial developers” (Parvin et al., 2011: 60). Hugh Strange delivered a presentation on the Architecture Foundation regarding the economy of process in Walter Segal’s work (Architecture Foundation, 2021). Strange recognises Segal’s use of modular building allows adaptable Self-Build applications due to generic elements. A key component is that all the homes are detached, allowing Self-Builders to construct at their own pace, independent of their neighbours. This eases potential disputes when working with co-ownership and ‘sweat equity’ schemes.

The summarised fundamentals for a Walter Segal home: Unsuitable land / Undesirable land rejected by typical house building schemes = opportunity for Self-Build schemes as more economically affordable. Simplified plans aimed for low-skilled workers and reduce the need to invest in consultants, eliminating professional fees. 'How to step by step' guides accompanied with a series of evening education talks catered for Self-Builders, consisting of basic/essential skills to complete tasks. Whilst not overwhelming as they are not an extensive lesson in particular trades. Complete control, Segal’s method constructs detached homes, allowing Self-Builders to construct at their speed, creating neighbour independence. Itemised material list, Bulk buy orders to reduce costs and wastage, environmentally proactive solution. Utilising manufactured dimensions of materials designed bought with minor tolerances. Reducing the amount of labour necessary with no need to cut materials. Thus, eliminating human error and again waste. Co-ownership scheme introduced 50% bought + 50% council owned.

Collaboration to construct a Walter Segal home: Ward (Ward, n.d. cited in Architecture Foundation, 2021) exemplifies the Segal method perfectly as it “Blurs the distinction between Architect, builder and client”. Suggesting there are no longer three corners of the triangular relationship but are all “mixed up in the middle of the adventure of building” (Architecture Foundation, 2021). Segal endorsed a seamless Self-Build process which allows the client to act as the so-called blur between disciplines, closing the distance between project and building. However, this building method relies on rigorous planning, concise and informative technical detail interpreted by all, accompanied by finetuned specification sheets. It is hard to visualise Segal’s method leading the way for Self-Build in the future, as it is dependent on too many variables. The most significant variable is the client’s brief. Clients now expect much more in design now than they did, and Self-Builders do not want what someone else already has. Segal’s method takes away some of the personalisation elements Self-Builders strive for. However, present technology could allow for much more variation in designs. Crucially the council has the last say; a computer system to generate modular design will not succeed without local knowledge and consultancy inputs.

Fig.29 Walter Segal construction (source: Cultra, 2021a)

Fig.30 Walter Segal construction (source: Cultra, 2021b)

5.2. The Power Of The Media Broadcasting and social media have a powerful influence on society by manipulating, pressurising and exchanging positive or negative views on a subject, sometimes biased. One can argue that occasionally this is the case with Grand Designs, explored by Llyod (Lloyd, 2016:156177). McCloud’s projects have been cheerleading selfprovision for over two decades, inspiring over 3 million regular viewers (TellyMix, 2021). Whilst not disguising the difficulties of a housebuilding project, the programmes have created a perception of wealthy self-providers who can afford the apparent luxury home. (Parvin et al., 2011: 41). The producers focus on downfalls picking at faults that appeal to the viewer’s emotions, overshadowing the process of how to get into Self-Build and the benefits of self-provision. That said, programmes such as Grand Designs on prime-time television reach out to the masses, creating awareness and introducing the idea of making Self-Build desirable. Although budgets featured on these programmes are not feasible for many, the concept of Self-Build has been popularised. These programmes would be even more relevant if they were complemented by other low budget-driven alternatives. Notwithstanding these criticisms – programmes have created a trend of interest in Self-Build in the first place. Often, programmes spend considerable time emphasising the inexperience of Self-Builders. Unresolved construction methods, experimental materials and planning policy/ consultant issues may scare those wishing to participate in self-provision. Viewers comprehend the vulnerability of Self-Building as outrageous budgets are constantly exceeded. Often, episodes expose the pressures of

uncompleted projects that may lead to financial difficulty and potential homelessness. Examples include a pretty ‘grim situation’ in North Devon (2019) as the full episode revolved around debt. McCloud described the entire process as “a lighthouse shouting stay away to other potential Self-Builders”. Grand Designs: The Street (2019) provided viewers with opportunities and guidance for Self-Build. The series shadowed the ‘everyperson archetype’ (Hudnall, 2021) with varying budgets and experiences throughout constructing their custom home at Graven Hill. Appreciating the success of the series, it leaves one thinking that mass Self-Build sites with pre-approved planning permission accompanied by design codes ought to be supported across the UK.

% of Self-Build projects that have resulted from media

Projects resulted from those that read specialist magazines Fig.31 Projects as a result of internet-based research (source: A Right To build, 2011a)

Projects as a result of carrying out internet based research Fig.32 Projects resulted from those that read specialist magazines (source: A Right To build, 2011b)

This project has drawn on significant experience and research from the Build! Team at Cherwell District Council. Meeting minutes and correspondence has been documented and analysed in section A3. Build! shared research demonstrating true housing affordability calculated using the ‘Real Living Wage’. The analysis in Table 100 shows depth and consideration towards day-today living costs (childcare, food, and travel). These data highlight housing affordability for various scenarios whilst the occupants maintain a decent quality of life. Essentially, this is used to assess where the council’s efforts would be best directed.

‘Build!’ indicates where housing affordability based on incomes can be achieved; highlighted in green. Orange indicates more complex scenarios with additional factors (Table 100). Red marks where the income deficit to living costs is so high that social rent (partly paid for via benefits) is the only option (Table 100).

These data provide the potential opportunity to create new housing schemes for those who need them most. Build! is currently trying to modernise Segal like construction modules applicable to various scenarios/budgets. The m2 construction cost must be reduced to achieve a programme where the red, (Table 100), is eliminated or significantly reduced. Insufficient income for alternative products

750.48 90,000 90,000 1231.88 138,000 138,000 188.68 90,000 90,000 31.2 90,000 90,000 -312.76deficit too high deficit too high -207.76deficit too high deficit too high -597.76deficit too high deficit too high -747.76deficit too high deficit too high 138,000 961.2 138,000 878.68 138,000 138,000 692.24 138,000 138,000 782.24 138,000 138,000 609.72 138,000 138,000 62.24 138,000 138,000 384.72 138,000 138,000 294.72 138,000 138,000 -267.76deficit too high deficit too high

Table 100: demonstrating true affordability (source: Build!, 2021a)

Affordable options currently available

Key

750.48 1231.88 188.68 31.2 -312.76 -207.76 -597.76 -747.76 961.2 878.68 692.24 782.24 609.72 62.24 384.72 294.72 -267.76

Opportunity for new ‘truly Affordable’ products

100.00

Total 100.00 Total

31.76 8.24 8.71 7.76 2.12 3.29 5.18 3.76 8.47 3.76 2.35 4.47 2.59 1.18 0.47 1.41 4.47

156.96 638.36 -404.84 -562.32 -906.28 -801.28 -1191.28 -1341.28 367.68 285.16 98.72 188.72 16.2 -531.28 -208.8 -298.8 -861.28

156.96 62, 62,000 638.36 96,000 96, -404.84 deficit too high deficit too h -562.32 deficit too high deficit too h -906.28 deficit too high deficit too h -801.28 deficit too high deficit too h -1191.28 deficit too high deficit too h -1341.28 deficit too high deficit too h 96,000 367.68 96, 285.16 96,000 96, 98.72 96,000 96, 188.72 96,000 96, 16.2 96,000 96, -531.28 deficit too high deficit too h -208.8 deficit too high deficit too h -298.8 deficit too high deficit too h -861.28 deficit too high deficit too h

% Cherwell % Cherwell Max Mortgage Max Mortgage Max(3% Mortgage (3% Max(3% Mortgage (3% Max Rental Max Costs Max Rental Max Costs Rental Costs Rental Costs Housing Register Housing Register interest @40yrs @5% interest @40yrs @5% interest @40yrs @5% interest @40yrs @5 (pp/month) (pp/month) (pp/month) (pp/month) deposit) deposit) deposit) deposit)

gle single 31.76 ple couple 8.24 8.71 gle parentsingle with one parent child with (age one3-4) child (age 3-4) gle parentsingle with one parent child with (age one5-11) child (age 5-11) 7.76 gle parentsingle with two parent childern with two (agechildern under 3(age & 3-4) under 3 & 3-4) 2.12 gle parentsingle with two parent childern with two (agechildern 3-4 & 5-11) (age 3-4 & 5-11) 3.29 gle partent single with partent two children with two (agechildren 5-11 &(age 12-16) 5-11 & 12-16) 5.18 gle parentsingle with three parentchildern with three (agechildern 3-4 & 5-11 (age&3-4 12-16) & 5-11 & 12-16) 3.76 ple parent with one child (age 8.47 couple parent with one3-4) child (age 3-4) couple parent with one5-11) child (age 5-11) ple parent with one child (age 3.76 2.35 ple parent couple with two parent children with two (agechildren under 3(age & 3-4) under 3 & 3-4) ple parent couple with two parent children with two (agechildren under 3-4 (age & under 5-11) 3-4 & 5-11) 4.47 ple parent couple with two parent children with two (agechildren under 5-11 (age&under 12-16) 5-11 & 12-16) 2.59 ple parent couple with three parentchildren with three (agechildren under 3, (age 3-4under & 5-11) 3, 3-4 & 5-11) 1.18 ple parent couple with three parentchildren with three (agechildren 3-4 & 5-11 (age&3-4 12-16) & 5-11 & 12-16) 0.47 ple parent couple with three parentchildren with three (agechildren 5-11, 5-11 (age&5-11, 12-16) 5-11 & 12-16) 1.41 ple parent couple with four parent children with four (agechildren under 3, (age 3-4,under 5-11 3, & 12-16) 3-4, 5-11 & 12-16) 4.47

Type usehold Household Type

Cherwell £16k-30k/yr Earners (avEarners £23k/yr)(av £23k/yr) Cherwell Min Wage Earners (£16k/yr) Cherwell £16k-30k/yr Cherwell Min Wage Earners (£16k/yr)

able 1_Demonstrating Table 1_Demonstrating True Affordability True Affordability Table 100: Demonstrating true affordability

6.1. Collaborating With Cherwell District . Council

Cherwell District Councils current land register.

Implementing the planning and construction phases of Self-Build requires land acquisition. Once again, the research so far does not consider a solution to land accessibility. The literature and case studies analysed in this study show a clear gap in land acquisition-related research completed to date. Cherwell District Council has begun to map land, (Table 101). However, the study would have been more relevant if the researchers had collated these data in one coherent document. Without GIS mapping, it is almost certain that Cherwell’s current multi-file and visually confusing system is not as well organised, user-friendly, or efficient to use as that which is proposed in this Extended Practice Project. An example would be where a photo or a particular document such as a TPO (Tree preservation order), is required. In that case, the employee must find it on the council’s system, a time-consuming process. The solution is to map sites, providing a systematic layout of constraints and opportunities within a database, which Self-Builders and other third-party contributors can access and contribute to. An efficient database would allow broader participation and greater access to land, with rapid guaranteed planning permission. A user-friendly service that succeeds, the ‘Self-Build register’ requires each plot to be assessed for suitability at the point of upload. If the land can be built on based on, this data collection. It would be appropriate to issue a ‘local development order’ on the land, similar to those highlighted in the Graven Hill case study (Section 4.03: 42). Once there is a sufficient database, the previously researched design guides become more influential and practical to a broader audience. At this point, the Self-Builder will have a complete guide providing access to land, with guidance through both planning and construction phases.

*This is the data that Cherwell District Council provided. These data was used as a basis to begin to map potential Self-build sites using GIS mapping.*

List of sites we’ve already developed Site Name Admiral Holland Close Spring Gardens/ Spring Walk Cope Road

Street Name

Town/ Village Banbury

Unit Numbers 14

List of possible future sites Site Name

Street Name

Bretch Hill Reservoir Angus Close

Bretch Hill

Spring Banbury Cope Road The

Banbury

St Ediths Way

Banbury

Woodpiece Road

Gardener’s Close

Bicester

Rochester Way

St Edburgs/Old Place Old Yard Place Yard Hanwell Fields LD/PD Newton Close St George’s Crescent St

Bicester

Leys Close

St Edith’s Way Woodpiece Road Rochester Way Leys Close

Banbury Bicester Steeple Aston Banbury Banbury

11 21 1

The Orchard

Calthorpe House Broughton Road St Leonard’s House Drapers House Woodpiece Road

44/46

Angus Close Banbury Bicester Upper Arncott Wroxton

Ownership

Current Use

The site is partly owned by CDC The site is partly owned by CDC The site is partly owned by CDC The site is partly owned by CDC This site is owned by CDC This site is owned by CDC

Overgrown unused woodland Garage site

Unit Numbers 40 2

Garage site

Informal parking area

List of possible future sites - mothballed

15 8

Site Name

Current Use

Kennedy Road

Town/ Village Banbury

Ownership

Not CDC

Garage site

4 3

Windrush North Windrush East

Banbury Banbury

Not CDC Not CDC

Garage site Garage site

11 1

Park End Edmunds Road

Bodicote Banbury

Not CDC Not CDC

Garage site Garage site

Banbury Banbury

13 1

The Garth 27 Old Place Yard

Bicester Bicester

Not CDC Not CDC

Part garage site Current house

Banbury Banbury

1 1

1 Talbot Close 4-8 Piggy Lane

Banbury Bicester

Not CDC Not CDC

Current house Current house

Banbury

176 The Moors

Kidlington Not CDC

Current house

Trades and Labour Club Lincoln Close

Banbury

Not CDC

Social Club

Banbury

Grassland

Park Road

Banbury

Redlands/Neithrop Avenue

Banbury

This site is owned by CDC This site is owned by CDC Not CDC

1 West Banbury Street Banbury 32A-C Upper Arncott The Banbury Fenny Claydon

Hope Close Fenny Compton Road Orchard Way/Fairway Causeway 131A The Springfield Avenue 68 West Street 70 West Street Town Centre House

Town/ Village Banbury

Street Name

Grassland Current house

Table 101: List of sites already developed and possible future sites. (source: Build!, 2021b)

6.2 The Self-Build Register Initial website page - ‘3 Simple Steps’

The Self-Build register suggests there are just ‘3 simple steps’ to begin constructing one’s home. The following screenshots analyse how ‘simple’ these steps are to kickstart the process of Self-Building. The Self-Build register offers general advice and networking opportunities with consultants throughout the build process. The failure to address the access to land in the same depth as other website areas is a weakness within the guidance. For example, fig. 37 indicates how inadequately investigated land acquisition is. The guidance informs the reader, “to speak to friends that may have land for sale”. This is trivia as if an acquaintance had land for sale in a convenient location, the reader would not be on this website in the first instance. The collective issues regarding land accessibility provide an opportunity for a nationwide, user-friendly, interactive mapping database for the ‘everyperson archetype’ (Hudnall, 2021) wishing to Self-Build.

Fig.33 Self build help and advice (source: NaCSBA, 2020a)

Fig.34 Signing in (source: NaCSBA, 2020b)

Applying to the Right To Build Register:

Fig.35 Applying for the right to build register (source: NaCSBA, 2020c)

Self-Build Register (Positives & Negatives) Positives of the Self-Build register

Negatives of the Self-Build register

You have to have lived within the site's local/ surrounding area for at least two years before being eligible to buy land on the Self-Build register. This would prevent external people with money from buying up the land.

Considering there is a vast housing shortage, why are the councils charging people to find a plot of land to help reduce the housing crisis.

Other than the finding The finding land link land link, the others are is not helpful in the beneficial as they present slightest see Fig 36. the viewer with links to other websites that can assist accordingly. There is minimal ambition with the authorities targets, compared to the interested applicants. There is no motivation for the councils to overachieve with such low targets. Therefore the system does not need to be as efficient.

Solutions to overcome the negatives

A free sign-up system would attract more people, as those just browsing for ideas would be put off this price tag.

This project will identify a solution to improve this section of the page. GIS land mapping would be accessed via a hyper link. If the council does not have the resources to find plots, landowners with land for sale, infill land, and serviced plots could be a third party contributor to the mapping with the council’s approval.

Compared to the number of applicants, there is a limited number of plots available. This shows that the council is not being proactive to find more plots/infill sites.

Table 102: Self-Build Register (Positives and Negitives). (source: Cooksey, 2022)

Fig.36 How to find a building plot (source: NaCSBA, 2020d)

This portal link is not helpful in the slightest when assisting novice Self-builders to find land: “Some other methods for plot hunting include networking (ask all your friends on Facebook to look out for one for you, for example); contacting estate agents and landowners, checking out auction houses, hiring agents to search for you, advertising in the local press, in pubs and shops, and with mobile workers such as taxi drivers, mobile gardeners and hairdressers” Fig.37 Searching for a building plot (source: NaCSBA, 2020e)

7.0 Extended Practice Project ‘Mapping Land For The Everyperson Archetype’ Identify how accessibility to land through public provided GIS data can help tackle the UK’s housing crisis by providing the aspiring Self-Builders guaranteed local development orders.

Contents 7.01 Extended Practice...........................................68 7.02 Understanding GIS Mapping...........................70 7.03 Learning QGIS................................................ 72 7.04 Land Mapping Interactive Website..................76 7.05 Screen Recordings..........................................78 7.06 Land Mapping Registration.............................80 7.07 Buying/Selling Page.........................................82 7.08 Land Finder......................................................84 7.09 Plot Finder Filtering......................................... 86 7.10 Plots currently under Observation............. 90 7.11 Selecting A Plot......................................... 92 7.12 Plot Selection Overview............................... 98 7.13 Plot Passport Concept.....................................100 7.14 Plot Passport Download..................................102 7.15 Traditional Self-Builder Information Gathering.. 103 7.16 Self-Builder Using The Land-Mapping Site.... 105 7.17 Time line Comparison.......................................107 7.18 Land Owner wanting to Sell Land...................114 7.19 Using GIS To Map Land Availability.................116 7.20 Additional Resource / Self-Build Portal Link....118 7.21 Account Information.......................................... 120 7.22 Why Has this Not Been Done Before................ 122 *Text in boxes has been added within this chapter to assist the reader if viewing the physical copy. The same text is visible on the online conceptual website*

1. View mapped land

Land will be mapped using a GIS system.

7.01. Extended Practice Project

Construction timelinesswww.Self Build Land availability 2 plots Angus Close

The research until now highlights a saturated market of resources, consultants, and processes when one already has land to build on. However, it would be more useful if a resource guides potential Self-Builders through the land buying stage. The following Extended Practice Project offers self-providers a solution to source land. The project demonstrates how land can be mapped using GIS (Geographic Information System) data. Furthermore, the GIS mapping project offers a substitute for ‘find land’ in fig.36. A potential hyperlink between the Government Self-Build register and GIS land mapping data could be established if the project is successful.

Filter Similar Developments -------- Precedents to assist the initial -------- self build process, to widen -------- Local Planning Portal -------- To allow the process to be as simple/fluent as possible.

Cost per M2

Based precedents for location and build type.

Water ways

Key to understand additional groundwork costs.

Hyper-link To Google Maps

Site Type

Constant updates to real time

Understanding the site constraints to speed up the process.

Links To Local Design Codes To assist design.

Site Photos

70 West

Up to date photos to prevent unnecessary sit visits.

Surveys

A completed set of surveys such as; noise , bat can speed Hope Close, The Fairway

1 West Street

THE ORCHARD

History

An understanding of the sites history can influence Admiral Holland Close NS

G GARDE

SPRIN

If successfully implemented, councils could highlight land as it becomes available. A platform such as this can also provide an opportunity for private landowners to sell plots. The data would include items of complex series of information typically required at the planning stage. Local planners can review each plots’ package as it becomes available. At this point, it would be expected that the site is given a ‘local development order’ / prior approval based on the information gathered. If this was to be completed on a site-by-site basis, that would give the buyer confidence that all the information required (feasibility package) to start building has been collected and approved, allowing construction to begin immediately.

Provide a local timeline from Feasibility - planning -

Flood Risk

Flood risk band helps the design process.

Networks / Suppliers

In a digital world it is important to understand a sites

Average House Prices Value for money is key to many.

Restrictive Covenants

It is important for the land buyer to be aware of any

Site History

Background of the site can assist the design.

Approved Contractors

Preventing the client needing spending time finding

Design & Access Statement

TPO Data

To gather information

Understanding the TPO in the area will assist design.

Vacant Land

Land that vacant to show a price, plot number +

Fig.38 Project explanation diagram (source: Cooksey, 2021) Avenue 68 Springfield

Street

7.02. Understanding GIS Mapping

Available land GIS allows the user to single out particular data using a filter system. For example, this would allow them to identify available land.

eographic

nformation

ystem

“A geographic information system (GIS) is a computer system for capturing, storing, checking, and displaying data related to positions on Earth’s surface.” (Society, 2022)

GIS data combines longitude and latitude coordinates for precision accuracy. In addition, the quantity of information pinpointed to a site is infinite. Therefore, providing depth in resources as external consultants can contribute data.

Likewise, with the filtering of available land, other data can be filtered so that only the information relevant to the user is visible. This example shows local green space.

Filterable Information

Filtered data

Developed sites

If there have been any other local Self-Build sites, their information will be present similarly to how data is shared on the planning portal. This will provide the users with precedence studies to help assist the SelfBuild journey.

Topography

The user can see all of the data overlying as one visual. This information is a live database that many users can update. So the quantity of information present is endless.

Fig.39 Understanding GIS mapping (source: Cooksey, 2021)

Endless list of layers

External layers can be applied to this when available / applicable.

7.03. Learning QGIS

Construction Timeliness

Provide a local time line from Feasibility - planning -

Completing the land mapping exercise required an investigation into how GIS software is used. Learning various mapping software, it became apparent that GIS can potentially tackle the ‘access to land’ crisis. After navigating through various industry-standard software, QGIS was selected as a free license is offered to its users.

Similar Developments

Precedents to assist the initial self build process, to widen

Cost Per M

Based precedents for location and build type.

Local Planning Portal

To allow the process to be as simple/fluent as possible.

Water Ways

Key to understand additional groundwork costs.

Hyper-link To Google Maps

Site Type

Constant updates to real time

Understanding the site constraints to speed up the

Links To Local Design Codes

Coal Mining

To assist design.

To understand the ground conditions.

Site Photos

Up to date photos to prevent unnecessary sit visits.

Surveys

A completed set of surveys such as; noise , bat can speed

Local Planning Authority Initial introduction to the local planning authority.

History

An understanding of the sites history can influence

Ground Contamination Understanding the ground conditions is key.

Consultants

A library of consultants is a useful start for many.

Flood Risk

Flood risk band helps the design process.

Networks / Suppliers

In a digital world it is important to understand a sites

Average House Prices Value for money is key to many.

Restrictive Covenants

It is important for the land buyer to be aware of any

Site History

Background of the site can assist the design.

Approved Contractors

Preventing the client needing spending time finding

Design & Access Statement

contractors.

To gather information

TPO Data

Vacant Land

Understanding the TPO in the area will assist design. Fig.40 Data mapped using GIS. (source: The Environment Partnership, 2022)

Land that vacant to show a price, plot number +

restrictions.

The Base Map Fig.41 Visually explaining the types of layers GIS data can provide b. (source: Cooksey, 2021)

Endless list of layers

External layers can be applied to this when available / applicable.

Construction timeliness

Provide a local timeline from Feasibility - planning -

GIS software can overlay multiple data layers onto an upto-date interactive satellite map. Each layer can be filtered and edited instantly to assist the user visually. In addition, layers are saved as individual documents, allowing external providers to create layers of information. These can be uploaded and imported into a master document, creating fluidity between consultants. As more organisations, consultants and councils provide data, land availability displayed will gain detail. As a collective, crucial information that is typically required to be granted a ‘local development order’ will be visibly mapped in a single document. These plots can be reviewed as soon as the data is uploaded, even when there is no buyer. This speeds up the planning process, reducing buyers’ risk and tackling the housing crisis demonstrated in fig.61&62, providing Self-Builders with confidence in the system. Each mapped piece of land essentially builds an evergrowing individual plot passport. These would include information such as that shown in fig.41. A passport allows the council to implement ‘local development Orders’ as all the information is combined in a single document prior to being sold.

Similar Developments

Precedents to assist the initial self build process, to widen

Cost per M2

Based precedents for location and build type.

Local Planning Portal

To allow the process to be as simple/fluent as possible.

Water ways

Key to understand additional groundwork costs.

Hyper-link To Google Maps

Site Type

Constant updates to real time

Understanding the site constraints to speed up the

Links To Local Design Codes

Coal Mining

To assist design.

To understand the ground conditions.

Site Photos

Up to date photos to prevent unnecessary sit visits.

Surveys

A completed set of surveys such as; noise , bat can speed

Local Planning Authority Initial introduction to the local planning authority.

History

An understanding of the sites history can influence

Ground Contamination Understanding the ground conditions is key.

Consultants

A library of consultants is a useful start for many.

Flood Risk

Flood risk band helps the design process.

Networks / Suppliers

In a digital world it is important to understand a sites

Average House Prices Value for money is key to many.

Restrictive Covenants

It is important for the land buyer to be aware of any

Site History

Background of the site can assist the design.

Approved Contractors

Preventing the client needing spending time finding contractors.

Design & Access Statement

TPO Data

To gather information

Understanding the TPO in the area will assist design.

Vacant Land

Land that vacant to show a price, plot number +

restrictions.

The Base Map Fig.42 Visually explaining the types of layers GIS data can provide c. (source: Cooksey, 2021)

7.04. Land Mapping Interactive Website This land mapping website is designed to seamlessly transfer a user interested in sourcing land away from the NaCSBA’s Self-Build portal and to the land mapping website. This is how the land mapping website would generate user traffic.

Scan Me! QR Code Please scan the QR code to visit the interactive mapping site.

Fig.43 How to find a building plot (source: NaCSBA, 2020e)

Alternatively follow the below link: https://xd.adobe.com/view/813f4817-7e80-43da-9cd5-1a50834806cc-d46c/?fullscreen

Fig.44 GIS land-mapping.co.uk. (source: Cooksey, 2021)

7.05. Screen Recordings These videos guide the user through ‘adding land using QGIS’ and how the everyperson archetype would ‘navigate the land finder website’.

Watch Me!

Adding Land Using QGIS

Navigating Through The Land Mapping Website

Alternatively follow the below link:

https://youtu.be/kTT_RmUtWHE

https://youtu.be/sujmNava-wg

Please scan the QR code.

7.06. Land-Mapping Registration Page Summary: To prevent the land mapping tool from being taken advantage of, I have indicated that there would need to be a login/registration portal prior to accessing the opensource information. Monitoring the users would provide some confidence in the system. Confidence is achieved by ensuring those who have access are strategically vetted thereby ensuring the information is available to those who need it most.

Page Specific Feedback: There was no feedback directly linked to this page. So, one can assume that it was received well by the users.

Page Reflections:

Click here

(When using the online tool)

- This page full fills a purpose and provides confidence in the system. It is an essential part of the site. - Self-explanatory instructions: Sign up / Sign in. - Possibly needs to have some more information about what this software aims to achieve to encourage more people to sign up. - There must be something to grab attention as soon as a user opens the site, possibly a slide show of images in the background. Fig.45 GIS land-mapping registration form (source: Cooksey, 2021).

7.07. Buying/Selling Land Page Page Summary: Following on from the login page...The user is presented with a choice; do they want to sell land or search for land. Depending on the user’s selection, it will lead them to different pages. A short description below each icon will assist the user. I have explored the following on-page for both scenarios. Once logged in the user can use the toolbar at the top of the page. The toolbar is consistent across all of the pages once logged in. Again I have created a link to demonstrate potential features on each page.

Click here (When using the online tool)

Page Specific Feedback: “The Buy/Sell page appears too formal with the amount of text present, and i feel may be off-putting to people”. I have responded by replacing text with process diagrams for each portal, providing a user-friendly experience for the everyperson archetype’. Refer to Pg 176 Fig.A.6.6 Online Questionnaire, Question 5.

Page Reflections: - Post amendments based on the feedback, this page is concise with clear direction for both parties (Sellers / Buyers). - Moving icons could be added If this was to be taken further into a published website. For example, creating a more visually appealing site. Fig.46 GIS land-mapping buy/sell page (source: Cooksey, 2021).

7.08. Land Finder Page Summary: Following on from selecting ‘Self-Builder searching for land’... The user will type in the area they would like to find land; this can be a district or a postcode (as this is only conceptual, the text box does not work on the link). Once a location has been entered, a selection of suggestions are presented. Due to the amount of data involved and time restrictions, I have only explored the pages for the Banbury link.

Page Specific Feedback: “There should be an interactive map included on this page that allows me to navigate across like I can with Google maps”. This is not possible with this conceptual work as it is a series of screenshot; however, this would be the case for a published website. A live link to a simplified GIS map would allow the user to drag, zoom in and out of a map. Refer to Pg 176 Fig.A.6.6 Online Questionnaire, Question 5.

Page Reflections: - This page with the amendments has excellent flexibility for navigating a plot of land. In addition, it is very user friendly.

Click here

(When using the online tool)

- This page would benefit from some of the GIS mapping data displayed on the map to show the user if there is any land available within the searched area before proceeding to the next page. Fig.47 GIS land-mapping land finder page. (source: Cooksey, 2021)

7.09. Plot Finder Filtering Page Summary: Following on from selecting a location... The user is transferred to the GIS mapping function featuring the data collected. The displayed interactive map uses the same features and principles as explained when learning QGIS. However, the interface has been simplified to ensure that the user has a fluent and easy experience. This is only a screenshot, but if it was to be published, it would have the ability to be dragged around and zoomed in/out to reveal more or fewer data in a similar way to how Google maps operates. As these data displayed are part of a database, they can be filtered. This creates a personalised viewport for the user. As discussed in the text, the number of items that can be filtered are infinite.

Click here

(When using the online tool)

Page Specific Feedback: “When clicking on various plots, the page jumps back to the top of the screen”. This is an issue with this conceptual piece as the link is a series of slides that hyperlink from one to another. The GIS map can not be used live until this is a live website.Refer to Pg 176. Fig.A.6.6 Online Questionaire,

Question 5.

Page Reflections: - The drop-down menus offer a user-friendly way of selecting various filters. - As the page is a screenshot, it is not a true reflection of the available quantity of data. Fig.48 GIS land-mapping key information page a. (source: Cooksey, 2021)

7.10. Plots Currently Under Observation Page Summary: When a plot is under observation, it will be highlighted similarly to those that have been fully mapped. The user will be able to see some brief information regarding the potential site, but until there is a development order, the user will not have access to the plot passport.

Page Reflections: - This opportunity to see potential sites provides upcoming options to those who want to Self-Build. The problem with the Self-build register is the options of land available, so this system should improve on that. - The page looks very confusing with all of the layers turned on; this would be filtered if it were to become a website.

Click here

(When using the online tool)

Fig.49 GIS land-mapping key information page b. (source: Cooksey, 2021)

7.11. Selecting A Plot

Click red outlines to reveal other sites

(When using the online tool)

Fig.50 GIS land-mapping filtering page. (source: Cooksey, 2021)

Fig.51 GIS land-mapping key information page c. (source: Cooksey, 2021)

Click here

(When using the online tool)

Click here

(When using the online tool)

Fig.52 Land under Observation. (source: Cooksey, 2021)

Fig.53 Site notification page. (source: Cooksey, 2021)

7.12. Plot Selection Overview Page Summary: Selecting a piece of highlighted data... Once the user has selected filters, they would then click on the various highlighted boundaries on the interactive map, which will reveal a list of key information. Concise information is present here without clicking the link to the extensive documentation. Once the user is interested in the key information displayed on one of the sites, they can click on ‘Link To Plot Passport’, which will navigate them to a completed plot document, including the development order requirements. *All of the boundaries displayed can be clicked on the website*

Page Specific Feedback: Other than the feedback on the previous page there was no specific feedback for this slide.

Page Reflections: - The page works well; it is concise and allows the user to see more information.

Click here

(When using the online tool)

- When clicking on another site, the page refreshes to the top of the site. This would be resolved on a live website. - It would be helpful if the key information box appeared as a live link to the filters to show users what they wish to see for a more personalised experience.

Fig.54 GIS land-mapping key information page d. (source: Cooksey, 2021)

7.13. Plot Passport Concept Page Summary: Selecting a link to a plot passport... Here is an example of a plot passport. All of the information that is in putted into the GIS system would be simplified into a downloadable PDF document that is concise, informative and easy for the ‘everyperson archetype’ to understand. The purpose of a plot passport is to provide Self-Builders with all of the sites data, development order and surveys necessary to allow them a stress-free beginning of their Self-Build journey. This is the proposal to how the councils would present pre-approved sites.

Page Specific Feedback: “Potentially a very good tool if the data in-putted can be relied on for accuracy, I voted against Self-Build due to the risk, but this would make me question that thought as you propose the information displayed has been verified prior to its release”Refer to Pg 176 Fig.A.6.6 Online Questionnaire,

Question 5.

Page Reflections: - An interactive mapping system allows the public to search for land availability. - This package has enough information to allow the SelfBuilder confidence to build on the site when purchased. - For the document to be effective there needs to be a vast amount of data, background checks, surveys and planning documents are completed prior to it becoming live on the website, it depends on Councils enthusiasm. Fig.55 GIS land-mapping plot passport page. (source: Cooksey, 2021)

Fig.56 GIS land-mapping plot passport page 2. (source: Cooksey, 2021)

Fig.57 GIS land-mapping plot passport page 3. (source: Cooksey, 2021)

Fig.58 GIS land-mapping plot passport page 4. (source: Cooksey, 2021)

Fig.59 GIS land-mapping plot passport page 5. (source: Cooksey, 2021)

101

7.14. Plot Passport Download Page Summary: Selecting ‘download a plot passport’... The plot passport information is packaged as a PDF and can be downloaded by anyone who has an account. The initial vetting stage must be correctly carried out. I have proposed highlighting the standard terms and conditions box, inspired by other websites where data is downloaded from an open-source library.

Click here

(When using the online tool)

Page Specific Feedback: There was no feedback directly linked to this page. So, one can assume that it was received well by the users.

Page Reflections: - There are no comments for this page, other than it could have been integrated into the plot passport page. This is something that would need thought if this concept was to become a website.

Fig.60 GIS land-mapping plot passport download page. (source: Cooksey, 2021)

103

Restrictive covenants

D&A statement

7.16. Self-Builder Using The Land-Mapping Website:

7.15. Traditional Self-Builder Information Gathering

Cost per m2

Sale prices

Noise survey

A Potential Self-Builder

Ground contamination

Green belt

cost per m2 D&A statement £

A Potential Self-Builder

+ Many More

Sale prices

Flood risk

Green belt

Pre-determined plots TPO

Waterways

= Available land (with development order)

Land-Mapping Website

Local Council

(Planning Department)

Land under observation

Restrictive covenants Sample of information required to be granted planning permission

Local Council

(Planning Department)

Collaboration prior to SelfBuilders Interest, Provides confidence in the system. Straightforward system to achieve a Self-built home

Timely & Costly interchanges between the Self-Builder and Consultants

Waterways

Noise survey

TPO

Bat survey Ground contamination

Flood risk

Information provided by consultants. Back and forth correspondence. With no guaranteed outcome.

On-site Construction

Fig.61 Traditional Self-Builder Information Gathering (source: Cooksey, 2021)

On-site Construction Fig.62 Self-Builder Using The Land-Mapping Site (source: Cooksey, 2021)

105

A quick process as all of the details have been pre determined on the land finder website

land availability is on one website.

Construction

Appoint Contractors

Begin to draw up a design

Guaranteed Approval

Begin to draw up a design

Appointed Design team

Purches the Land, Using the Land Finder Website

Begin to source land using the website

Develop Interests

Interest

Self-Build Route Using GIS Land mapping

Unknown period of time

Waiting for Consultants

Fig.63 Time line comparison by using GIS land-mapping and with out using GIS land-mapping. (source: Cooksey, 2021)

Unknown period of time

Construction

Begin works on site

Appointing contractors

Begin to source land

Approval

Begin to source land

Hearing

Begin to source land

Possibility of rejection

Begin to source land

Submit further Documentation

Begin to source land

Planning Approval

Begin to source land

8+ Weeks

Unknown period of time

Appointed Design team Begin to draw up a design

Unknown period of time

Search For A Plot Of Land

Begin to source land

Develop Interests

Interest

Traditional Self-Build Route

7.17. Time Line Comparison This stage could be repeated multiple times due to several factors. No time frame can be guaranteed for any of these points.

Traditional Self-Build Route

Self-Build Route Using GIS Land mapping

Fig.63 demonstrates the time-saving capability of GIS mapping when accompanied with a land development order. Not only does this reduce pressure for the planning department, but it also creates a much more fluent experience for the Self-Builder, which may result in a greater uptake as the planning maze could be disheartening for novice Self-Builders.

107

7.18. Land Owner Wanting To Sell Land Page Summary: This screen shot refers back to the start of the conceptual website. The user is asked if they want to buy or sell land. The following pages discuss how a seller will identify land and add information to this GIS mapping tool using QGIS software. Likewise, with those buying land, those who sell land / add data also need to be vetted as information present must be actuated. This tool is not as user friendly as the buying tool as it requires the use of QGIS software in order to upload data on to the user friendly site.

Click here

(When using the online tool)

Page Specific Feedback: There was no feedback directly linked to this page. So, one can assume that it was received well by the users.

Page Reflections: - The simple process diagrams work well. - At the concept stage, this works, but it could be improved by a moving image if it was to become a website.

Fig.64 GIS land-mapping buy/sell page 2. (source: Cooksey, 2021)

109

7.19. Using GIS To Map Land Availability Identifying the site using coordinates:

Page Summary: This aspect of the online tool requires the input of specific details to ensure that the plot passports are composed of accurate data. Land can be located by navigating from a worldwide perspective, inputting the longitude and latitude coordinates or a postcode. The person outlining the site will be able to see an up to date satellite image as OS maps support QGIS. Alternatively, suppose there is a photograph of a specific location, an overhead power line, or a historical watercourse, In that case, these can also be added by overlaying existing maps or inputting the exact coordinates of the landmark. The buyers will only see the simplified exported data collected. This prevents the need for the everyperson archetype needing to understand how to use GIS software. It also ensures that information can be approved prior to being exported.

Fig.65 Locating available land using QGIS. (source: Cooksey, 2021)

Identifying the site:

Page Reflections: - The basics of GIS mapping are simple. It is very much like using Google maps or Digimaps. - For this to work, there need to be tutorials and seminars to help sellers, consultants, and the council understand how to use GIS mapping efficiently.

Fig.66 Identifying a site. (source: Cooksey, 2021)

111

Inputting the data

Page Summary: When mapping a piece of land the user would indicate the perimeter of the site. This will create a closed polygon. A pre-determined text box will appear allowing the user to complete the initial requirements necessary for this data to be presented on the database. Once the data has been in putted, the site can now be accessed and updated by external users. The quantity of data that can be attached to a site is endless as discussed in the main text.

Page Specific Feedback: There was confusion regarding adding additional data if it was not in a pre-set box. As explained before, this will be achieved via software tutorials.

Fig.67 Inputting data into QGIS. (source: Cooksey, 2021)

Clicking on a site to see its data input

Page Reflections: - Educating the user on GIS software is key to getting the most out of the data to ensure a successful roll-out. The user will have various levels of experience and knowledge, so the GIS data applied must be user-friendly. - While adding the data required for this concept, I was able to do so with no prior experience with GIS, and I was not faced with any problems. The software seemed to update my inputs onto the map simultaneously.

Fig.68 Checking on a site to see its data input (source: Cooksey, 2021)

113

Layer options

Page Summary: Once the user locates a plot of land, overlay data will become visible. As the database grows, the mapping complexity will increase, therefore, becoming greater use to those wishing to Self-Build. It is possible to enhance the user’s experience by turning various layers on/off to help identify data, thus, allowing the user to identify sitespecific possibilities and constraints. It is these individual data layers that are simplified in the ‘buyers’ portal.

Fig.69 Layering options using QGIS mapping. (source: Cooksey, 2021)

Page Specific Feedback: There was no feedback directly linked to this page. So, one can assume that it was received well by the users.

Turing layers off/on

Page Reflections: - If a piece of data were to be added, it would appear simultaneously if the website were live, so there needs to be a draft phase. To ensure that the information available has been verified for quality and reliability prior to being accessed by the public.

Fig.70 Layering options using QGIS mapping. (source: Cooksey, 2021)

115

Selecting a site to see its overview:

Page Summary: Once site has been mapped, any third-party consultant can also begin mapping data when required to do so. New data can be added by amending a sites table of contents. This allows the data to be turned on/off when required. The information will simultaneously update the user-friendly website version. As data begins to get overlayed on to the base layer will be clustered with diagrams.

Page Specific Feedback: This part of the process has only been used by myself as it requires the user to download QGIS, so i have not got any feedback for this.

Fig.71 Selecting a site to see its overview. (source: Cooksey, 2021)

Adding additional information:

Page Reflections: - Similar to other pages, the users will be educated on how to upload and add new data. - It took persistence to fully understand the essential features of QGIS as tutorial videos online are limited and tend to assist with simpler tasks. Fig.72 Adding additional information on QGIS. (source: Cooksey, 2021)

117

7.20. Additional Resource / Self-Build Portal Link Page Summary: The link at the top of the page, ‘useful links’, is a carbon copy of that displayed on the NaCSBA Self-Build register. As discussed in the text previously, the only fault was the finding land section, which has been resolved during this project. Therefore, the proposal would be that a hyperlink would take the user to this land mapping website as an alternative to the ‘Find Land’ link on the existing Self-Build website. In return, when the user requires a useful link then they would be diverted back to the NaCSBA Self-build website.

Click here

(When using the online tool)

Page Specific Feedback: The integration idea was received well, and the feedback suggested that those who used the land mapping website found that it is much more helpful than the Self-build website’s current ‘Find Land’ link. “You have considered how the website will be accessed by a mass audience interested in self-build, which is undoubtedly a vast improvement to the current text on the Self Build Register that you have showed me. However, I would be interested in contacting the Self Build register to find out why they have not put as much time into this section of the website compared to other areas. Possibly due to the legalities? I feel this is key when progressing your work in the future”. (See feedback in appendix Fig.6.9. Page 184). Fig.73 GIS land-mapping plot passport download page. (source: Cooksey, 2021)

119

7.21. Account Information Page Summary: These pages have been included to show some consideration towards the user experience as if it were to be a published website. These are very standard pages, an account and contact page, which you would find on almost any sign in website.

Click here

(When using the online tool)

Page Specific Feedback: The feedback suggested that these pages are slightly irrelevant at this concept stage, as they do not serve a purpose until the website has been published. I would respond by saying that this is just forward-thinking to show I have thought about what is required for this concept to be published. Fig.74 Account page. (source: Cooksey, 2021)

Page Reflections: - They show the basics that would be included. An addition would be to favourite plots of land that the buyer has looked at to then be able to refer back to another time.

Click here

(When using the online tool)

- An addition would be to add a request specific information box where the Self-Builder can reach out to the contributors to ask for additional information.

Fig.75 Contents page. (source: Cooksey, 2021)

121

7.22. Why Has This Not Been Done Before? This project has received feedback from users in nonconstruction related professions (Section A.6.3: 190) and a Chartered Architectural Technologist (Section A.6.1: 186). The feedback suggests that the website interface is userfriendly for the everyperson archetype. 88% responded with at least a neutral – strong agreement regarding interface navigation (Fig: A.6.2: 194), emphasised as 78% successfully completed the task (Fig: A.6.7: 199). In addition, the industry user “appreciated that this website has considered novice Self-Builders…by removing industry jargon” (Fig A.6.9: 186). Finally, Cherwell District Council highlighted that they would be “happy to try and secure [written feedback] for if/when to approach potential investors/funding organisations to progress the idea” (Fig A.3.24: 188). Figures show that the everyperson archetype perceptions on Self-Building changed when using this website. A change in perceptions could potentially increase SelfBuild participation. Of those surveyed, 14% who strongly agreed with question 2 rose to 20% in question 3—those who agreed from 30% to 40%. Most importantly, the 18% that disagreed and the 8% that strongly disagreed when asked about participating in Self-Build in question 2, reduced to 8% and 6% retrospectively after using this website. However, a possible risk to the success of the website is that the model relies on the data provided. Caveats would be expressed to ensure that this GIS mapping is not responsible for errors that may lead to complications. For example, external users could input unreliable information, which could later become problematic. The Build! Team suggest “Terms and conditions would need to be applied” (Fig: A.3.17: 169) to ensure that the user completes

individual checks to confirm the accuracy of data that may have been recorded incorrectly. One could argue that the Government has already completed a simplified mapping process within a different application, the planning portal. Clearly, the council has access to GIS mapping capabilities, this now needs to be adapted to plot land for self-providers. As demonstrated, inputting the data as and when land does become available is a straightforward task. However, this study would require resources to allow the councils’ data to be accurate and traceable. Councils can easily input the land they are aware of onto this but, the problem lies in educating landowners that this is an opportunity to advertise land. It is possible that landowners’ will not want to advertise their land in this way as Homebuilders Federation concludes that although Government needs to “identity of all persons with interest in land”, they also need to “identity of all persons with interest to sell land” (Home Builders Federation, 2007: 24). As land is at a premium in the UK, perhaps the issue lies with landowners’ unwillingness to share their information and have it readily available on the internet. This concern was also raised by a Chartered Architectural Technologist “How would you ‘spread the word’ to encourage landowners to list their land” (Fig A.6.9: 186). Finally, the greatest obstacle to overcome is avoiding the misuse of this database. Misuse by the wrong audience, data could be abused and cause the land to be gentrified by developers, resulting in a cycle described previously. To avoid gentrification, land mapping requires regulation to ensure laws/rules are obeyed. These could include the prevention of immediate resale for profitable reasons and blocking mass purchases in the circumstance that the buyer is not entitled to affordable housing. Cherwell’s real living wage table (Table 100) is an excellent example of offering to those who need it most.

123

8.0. Conclusion

prevents affluent investors taking economic advantage of a system that offers the resources required as a complete package when seeking suitable land.

Whilst this paper is not arguing that an intervention that promotes Self-Building could solely overcome the affordable housing crisis, there is however, a suggestion that if land is allocated fairly, greater participation within the Self-Build market can address some of the housing deficit. When reviewing the existing apparatus available for Self-Builders, it was clear there is a gap in the market for a GIS land accessibility tool. The investigation highlighted that the Self-Build register does provide admirable guidance once the land is in the ownership of the SelfBuilder. However, the NaCBSA’s guidance towards purchasing land is underdeveloped. A ‘land accessibility tool’ such as the one designed in this Extended Practice Project (section 7) can assist Self-Builders by broadening land accessibility to those who need it most. The project also recognises that opportunities portrayed in the media, can potentially unnecessarily put off potential SelfBuilders.

Nevertheless, the project also acknowledges that a land mapping tool could facilitate gentrification. A possible solution could be that Government intervention is required to monitor the release of suitable land through the online tool, ensuring it is accessible to those who need it most. The land mapping website should not be perceived as an independent resource but as a partnership with the Self-Build register and the Self-Build and Custom Housebuilding Act 2015. Those with access to the land mapping website would have already been vetted as suitable candidates for affordable land if used within a collaboration.

Mapping land using GIS data, accompanied by a website creates a platform to access land; secondly it also provides local authorities with the opportunity to grant prior planning approval, alongside the identification of site constraints. All of this can be layered in a single user-friendly GIS mapping document, therefore removing the unnecessary complications of the planning maze. As less interaction is required, the initial scrutiny of a site at the point of its availability benefits both the Self-Builder and the council. A concise, clear document accessed through a land mapping portal could potentially see a rise in Self-Build applications. While the project demonstrates the creation of many social, economic and environmental opportunities when offering pre examined/approved SelfBuild sites, the perfect proposal requires a strategy that

This Extended Practice Project has uncovered questions that could be pursued in a longer-term research project. Future investigation requires consideration towards the scalability of a mapping document and how monitoring the reliability of GIS data contributed into the open-source software can be achieved. Legal mechanisms to ensure councils take responsibility for data accessed and land allocation monitoring would be the next step to ensure the Self-Builder has confidence in the system. The project has only been assessed against mapping data provided by Cherwell District Council. A broader application of the GIS Mapping would be required in future research to interpret land accessibility opportunities leading to a potential greater uptake of Self-Building across the UK. Conversations with other councils such as Sheffield City Council (who, like Cherwell, have a significant presence on the Self-Build scene), accompanied by organisations such as Rightmove, would be vital to building a land-mapping website with nationwide engagement. 125

Land-mapping With

Government intervention &

Local engagement Will

Provide a strategy To

Support Self-Builders Therefore

Overcome housing crisis While Providing

Affordable & sustainable homes =

Future living 127

9.0 Essay References: Architects News (2019) UK’s Government spends big on subsidized housing rather than building affordable housing. Available at: https://archinect.com/news/article/150029012/uks-government-spends-big-on-subsidized-housing-rather-thanbuilding-affordable-housing [Accessed 11 November 2021]. Architecture Foundation (2021) Hugh Strange: Walter Segal and the Rigorous Simplification of Building Process. [Vodcast] Available at: https://www.youtube.com/watch?v=jfAJSPj0cX4 [Accessed 24 May 2021]. Architecture Today (2021) Flat House. Available at: https:// architecturetoday.co.uk/flat-house/ [Accessed on 12 December 202]. Architects Journal (2019) Has the modular future finally arrived? Available at: https://www.architectsjournal.co.uk/news/has-themodular-future-finally-arrived [Accessed 16 December 2020]. Bank of England (2021) Official Bank Rate history. Available at: https://www.bankofengland.co.uk/boeapps/database/BankRate.asp [Accessed 30 October 2021]. Barton, C. and Wilson, W. (2021) Tackling the under supply of housing in England. House of Commons Library. Available at: https://commonslibrary.parliament.uk/research-briefings/cbp7671/ [Accessed 10 November 2021]. BBC (2020) Coronavirus: How much will it cost the UK and how will we pay? Available at: https://www.bbc.co.uk/news/ business-52663523 [Accessed 13 December 2020]. Bossuyt, D., Salet, W. and Majoor, S. (2018) Commissioning as the cornerstone of self-build Assessing the constraints and opportunities of self-build. Land use policy, 77, September, pp.524-533.

Department for Communities and Local Government (2017) Fixing our broken housing market: Presented to Parliament by the Secretary of State for Communities and Local Government by Command of Her Majesty. London: The Stationery Office (Cm 9352 ). Edenhall (2020) The Future of House building in the UK. Available at: https://www.edenhall.co.uk/blog/the-future-ofhouse-building-in-the-uk [Accessed 10 December 2020]. Evans, R. (2019) Half of England population is owned by 25,000 landowners - Less than 1% of its population. The Guardian, 17 April. Available at: https://www.theguardian.com/money/2019/ apr/17/who-owns-england-thousand-secret-landowners-author [accessed on 26th September 2021]. Gemeente Almere (2009) Homeruskwartier Oost. kom bouwen op je eigen manier. Almere: Gemeente Almere. Available at: https://www.almere.nl/fileadmin/files/almere/bestuur Programmarekening_2011_aangepaste_versie_a_def._klein.pdf [Accessed 13 December 2020]. Grand Designs: The Street [television programme] Directed by Edward Sunderland. Channel 4, UK, 4 April 2019, Channel 4, 47 mins. Available at: https://www.channel4.com/programmes/ grand-designs-the-street [Accessed 16 December 2021]. Graven Hill (2021) About Graven Hill. Available at: https://www. gravenhill.co.uk/about-graven-hill/ [Accessed 13 July 2021]. Home Builders Federation (2007) Home Builders’ Land Banks Evidence from the Home Builders Federation for the Callcutt Review. [pdf] Report to John Callcutt re Land Banking. Available at: Report to John Callcutt - Land Banking (hbf.co.uk) [Accessed 16 August 2021]. Hudnall, A. (2021) Archetypes: Everyperson. Available at: https://arielhudnall.com/2015/02/09/archetypes-everyperson/ [accessed on 15 December 2021].

129

Independent (2020) Government spends four times more subsidising private housing than building affordable homes. Available at: https://www.independent.co.uk/ news/uk/politics/affordable-housing-spending-private-torygovernment-a7945616.html [Accessed 10 December 2020]. Insulation Express (2020) The UK’s biggest self build opportunities. Available at: https://www.insulationexpress. co.uk/blog/uks-biggest-self-build-opportunities/ [Accessed 16 December 2020].

North Devon 2019 Grand Designs [television programme] Boundless, UK, 9 October 2019, Channel 4, 47 Minutes. Available at: https://www.channel4.com/programmes/granddesigns/on-demand/62456-002 [Accessed 16 December 2020]. Office for National Statistics (2021) UK House Price Index: August 2021. [pdf] Available at: file:///C:/Users/Ryan%20 Cooksey/Downloads/UK%20House%20Price%20Index%20 August%202021 [Accessed 30th October 2021].

Jones, M. (2020) Transforming Towns: Designing for Smaller Communities. London: RIBA Publishing.

Parvin, A. (2011) Architecture (and the other 99%): OpenSource Architecture and Design Commons. The Architecture of Transgression Architectural Design, 83 (6), pp.90-95.

Self-build and Custom Housebuilding Act 2015, c 17. Available at: https://www.legislation.gov.uk/ukpga/2015/17/section/1/ enacted [Accessed 16 December 2020].

Parvin, A., Saxby, D., Cerulli, C. and Shneider, T. (2011) A Right to Build, The next mass-housebuilding industry. Sheffield: University of Sheffield School of Architecture.

Lloyd, P. and Oak, A. (2016) Houses of Straw: Grand Designs and the Presentation of Architectural Design on Television. Design and Culture, 8(2). Available at: https://doi.org/10.1080/17 547075.2016.1187909 [Accessed 17 December 2021].

Penningtons Manches Cooper (2021) How is Brexit affecting housing providers? Penningtons Manches Cooper, 26 March. Available at: https://www.penningtonslaw.com/newspublications/latest-news/2021/how-is-brexit-affecting-housingproviders [Accessed 17 December 2021].

Mean, M., White,C. and Lasota, E (2018) We Can Make: civic innovation in housing [pdf] Available at: https://wecanmake.org/ wp-content/uploads/2018/04/We-Can-Make-Report-2018r.pdf [Accessed 10 November 2021]. Merrill, T. (2022) Sweat Equity Definition: What It Is & How To Calculate It. Avalible at: https://www.fortunebuilders.com/sweatequity/ [Accessed on 5 January 2022]. Ministry Of Housing (2019) Housing supply and delivery. Available at: https://www.gov.u k/guidance/housing-supply-anddelivery [Accessed 01 December 2021]. Moore, R. (2014) Louis Kahn: The Power of Architecture review: monuments were his thing. Available at: https://www. theguardian.com/artanddesign/2014/jul/13/louis-kahn-powerof-architecture-review-monuments [Accessed 16 December 2020].

Planning Advisory Service (2019) Local Development Orders [pdf] Guidance for councils on preparing local development orders. Available at: https://www.local.gov.uk/sites/default/files/ documents/LDO%20Guidance%20Document%20March%20 2019.pdf [Accessed 5 January 2022). RCKA (2021) Small Sites Design Guide, Supplementary Planning Document. [pdf] Draft. Place of publication: tbc Published: tbc. Available at: https://consultation.lewisham.gov. uk/planning/smallsitesspd/user_uploads/2021.03.18-lewishamsmall-sites-part-2-spd-draft.pdf [Accessed 22 September 2021]. RIBA Architecture (2021) Cork House. Available at: https:// www.architecture.com/awards-and-competitions-landing-page/ awards/riba-regional-awards/riba-south-award-winners/2019/ cork-house [Accessed on 12 December 202]. 131

9.1. Essay Figures: RIBAJ (2021) Brighton waste House, Brighton. Available at: https://www.ribaj.com/buildings/brighton-waste-house-brighton [Accessed on 12 December 202]. Society (2022) GIS (Geographic Information System) Available at: https://www.nationalgeographic.org/encyclopedia/ geographic-information-system-gis/ {Accessed on 5 January 2022]. Scheller, D. and Thorn, H. (2018) Governing’ Sustainable Urban Development’ Through Self‐Build Groups and Co‐Housing. International journal of urban regional research, 42(5), pp.914931. Self-build and Custom Housebuilding Act 2015, c 17. Available at: https://www.legislation.gov.uk/ukpga/2015/17/contents/ enacted [Accessed 16 December 2021]. TellyMix (2021) Grand Designs: The Street returns to Channel 4 for two new series. Available at: https://tellymix.co.uk/tv/589296grand-designs-the-street-returns-to-channel-4-for-two-newseries.html [Accessed 16 December 2020]. UK Green Building Council (2019) UKGBC’s vision for a sustainable built environment is one that mitigates and adapts to climate change. Available at: https://www.ukgbc.org/climatechange/ [Accessed 10 December 2019]. Wilson, W. (2021) Stimulating housing supply - Government initiatives (England) London: The Stationery Office (Number 06416).

Wilson, W. and Barton, C. (2020) House of Commons,

Fig 1: Tackling the under-supplyof housing in england. Number

07671, 9 March 2020 . Housing supply in england [Accessed 01 December 2020]. Adapted by Author Cooksey,R.

Fig 2:

Wilson, W. and Barton, C. (2020) House of Commons, Tackling the under-supplyof housing in england. Number 07671, 9 March 2020 . Housing supply in England [Accessed 01 December 2020]. Adapted by Author Cooksey,R.

Fig 3: Time, Quality, Cost Analysis By Author Cooksey,R. Fig 4:

Fullfact, 2021. Additional affordable homes provided in England 1991-2017.Avalible at: https://fullfact.org/economy/ affordable-homes-labour-conservative/ [accessed on 10 December 2021].

Fig 5:

Communities and Local Government (2021) Cost of building to the Code for Sustainable Homes. Available at: https:// assets.publishing.service.gov.uk/government/uploads/system/ uploads/attachment_data/file/6378/1972728.pdf [Accessed 16 December 2021]. National Office for Statistics (2021) UK average and predicted

Fig 6: house prices. Avalible at: https://www.ons.gov.uk/economy/ inflationandpriceindices [Accessed 16 December 2021].

Fig 7: Areas the white papers have raised. By Author Cooksey, R. Figure adapted by Ryan Cooksey. Housebuiulding groups.

Fig 8: (2011) A Right To Build, T he next mass-housebuilding

industry. University of Sheffield School of Architecture. Page50

Fig 9:

RIBA (2021) Cork House. Available at: https://www. architecture.com/awards-and-competitions-landing-page/ awards/riba-regional-awards/riba-south-award-winners/2019/ cork-house [accessed on 21 December 2021]. 133

Wikipedia (2021) Brighton Waste House. Available at:

Fig 10: https://en.wikipedia.org/wiki/Waste_House [accessed on 21 December 2021].

Fig 11:

Levy, N. (2020) Flathouse Cambridgshire. Available at: https://www.dezeen.com/2020/01/09/flat-househempcrete-practice-architecture-margent-farm/ [accessed on 21 December 2021].

Fig 12: Future living options. By author, Cooksey, R.

Fig 20:

Figure adapted by Ryan Cooksey. Who Builds the UK’s

Fig 21: Homes. (2011) A Right To Build, The next mass-housebuilding industry. University of Sheffield School of Architecture. Page 16

Fig 13: Short term / long term goals. By author, Cooksey, R. Fig 14: Diverse housing streets. By Author Cooksey, R. Fig 15:

Fig 16:

Fig 17:

Fig 18:

Right to Build (2018) Almere waterside houses. Available at: https://righttobuildtoolkit.org.uk/custom-self-buildhousing-discovery-visit-september-26-27/almerewaterside-houses/# [Accessed 15 December 2020]. Jones, M. (2020) Average costs associated with building a home. Urban Cultures : Housing/Alternatives? Available at: https://web.microsoftstream.com/video/ee4e6d1fd881-4434-80dc-7c8bbf3ecd22 [Accessed 16 December 2020].

Figure adapted by Ryan Cooksey. Market share by householder size. Department for communities and local government (2017) Fixing our broken housing market: Presented to Parliament by the Secretary of State for Communities and Local Government by Command of Her Majesty. London: The Stationery Office (Cm 9352 ).

Figure adapted by Ryan Cooksey. Self-builders income (2011)

Fig 22: A Right To Build, The next mass-housebuilding industry. University of Sheffield School of Architecture. Page 43

Fig 23: Graven Hill (2020) Grand Designs:The street. Available at:

https://www.gravenhill.co.uk/blog/category/grand-designsthe-street/ [Accessed 15 December 2020]. Graven Hill (2020) Available Plots. Available at: Plots at

Fig 24: Graven Hill are offered with foundations and connected to services https://www.self-build.co.uk/graven-hill-bicestercomplete-guide/[Accessed 15 December 2020].

Passivhaus Trust (2020) Passivhaus At Graven Hill. Available

Figure adapted by Ryan Cooksey. Who builds the largest homes in Europe (2011) A Right To Build, T he next masshousebuilding industry. University of Sheffield School of Architecture. Page 16

Fig 25: at: https://www.passivhaustrust.org.uk/news/detail/?nId=793

Jones, M. (2020) Cost of building a home. Urban Cultures: Housing/Alternatives? Available at: https://web. microsoftstream.com/video/ee4e6d1f-d881-4434-80dc7c8bbf3ecd22 [Accessed 16 December 2020].

Fig 26:

[Accessed 15 December 2020].

Evans, R. (2019) Who owns englands land? Half of England population is owned by 25,000 landowners - Less than 1% of it’s population. Available at: https://www.theguardian.com/ money/2019/apr/17/who-owns-england-thousand-secretlandowners-author [accessed on 26th September 2021]. Adapted by Author.

Potential problems generating Public intrest in Self-

Fig 19: building. By author, Cooksey, R.

135

Fig 27:

Home Builders Federation (2007) Big-providers land bank aloocation. Home Builders’ Land Banks Evidence from the Home Builders Federation for the Callcutt Review. [pdf] Report to John Callcutt re Land Banking. Available at: Report to John Callcutt - Land Banking (hbf.co.uk) [Accessed 16 August 2021].

Fig 28:

Figure adapted by Ryan Cooksey. what are the professions of Self-Providers (2011) A Right To Build, The next masshousebuilding industry. University of Sheffield School of Architecture. Page 43.

Fig 29:

Cultura (2021a) Walter Segal, el arquitecto que puso en marcha la revolución de la autoconstrucción de viviendas. Available at: https://www.20minutos.es/noticia/2657590/0/ walter-segal/arquitectura/autoconstruccion-viviendas/ [Accessed 16 December 2021].

Fig 30:

Cultura (2021b) Walter Segal, el arquitecto que puso en marcha la revolución de la autoconstrucción de viviendas. Available at: https://www.20minutos.es/noticia/2657590/0/ walter-segal/arquitectura/autoconstruccion-viviendas/ [Accessed 16 December 2021].

Fig 31:

Fig 32:

Fig 33: Fig 34:

Figure adapted by Ryan Cooksey. Projects as a result of internet-based research. (2011a) A Right To Build, The next mass-housebuilding industry. University of Sheffield School of Architecture. Page 43 Figure adapted by Ryan Cooksey. Projects resulted from those that read specialist magazines (2011b) A Right To Build, The next mass-housbuilding industry. University of Sheffield School of Architecture. Page 43 NaCSBA Selfbuild Portal (2020a) Self build help and advice. [Screenshot] Available at: https://selfbuildportal.org.uk/getsupport/ [accessed on 26th September 2021]. NaCSBA Selfbuild Portal (2020b) Signing in. [Screenshot] Available at: https://selfbuildportal.org.uk/finding-a-plot/ [accessed on 26th September 2021].

NaCSBA Selfbuild Portal (2020c) Applying for the right to build

Fig 35: register. [Screenshot] Available at: https://selfbuildportal.org. uk/finding-a-plot/ [accessed on 26th September 2021].

Fig 36:

NaCSBA Selfbuild Portal (2020d) Search your local authority. [Screenshot] Available at: https://selfbuildportal.org.uk/ register-for-a-building-plot/local-authority-search/ [accessed on 26th September 2021]. NaCSBA Selfbuild Portal (2020e) How to find a building plot.

Fig 37: [Screenshot] Available at: https://selfbuildportal.org.uk/findinga-plot/ [accessed on 26th September 2021].

Fig 38: Project Explanation diagram. By author: Cooksey, R. Fig 39: Understanding GIS mapping. By author, Cooksey, R. The Environment Partnership (2022) Data Mapped using GIS.

Fig 40: Available at: https://www.tep.uk.com/gis-mapping-climatechange/ [ Accessed on 5 January 2022].

Visually explaining the types of layers GIS data can provide.

Fig 41: By Author Cooksey,R.

Visually explaining the types of layers GIS data can provide b.

Fig 42: By Author Cooksey,R.

NaCSBA Selfbuild Portal (2020e) How to find a building plot.

Fig 43: [Screenshot] Available at: https://selfbuildportal.org.uk/findinga-plot/ [accessed on 26th September 2021].

Fig 44: GIS Land-mapping.co.uk. [Screenshot] By Author: Cooksey,R. Fig 45: GIS Land-mapping registration form. [Screenshot] By Author: Cooksey,R.

Fig 46: GIS Land-mapping buy/sell page. [Screenshot] By Author: Cooksey,R.

Fig 47: GIS Land-mapping land finder page. [Screenshot] By Author: Cooksey,R.

137

GIS Land-mapping key information page a. [Screenshot] By

Fig 48: Author: Cooksey,R.

Fig 62: Self-Builder Usung the Land-Mapping Site. By Author:

Fig 49: GIS land-mapping plot finder page b. [Screenshot] By

Fig 63: Time line comparison by using GIS land-mapping and with

Author: Cooksey,R.

GIS land-mapping filtering page b. [Screenshot] By Author:

Fig 50: Cooksey,R.

out using GIS land-mapping. By Author: Cooksey,R.

GIS Land-mapping buy/sell page 2. [Screenshot] By Author:

Fig 64: Cooksey,R.

GIS land-mapping key information page 3. [Screenshot] By

Fig 65: Locating available land using QGIS. [Screenshot] By Author:

Land under observation. [Screenshot] By Author:

Fig 66: Identifying a site. [Screenshot] By Author: Cooksey,R.

Fig 51: Author: Cooksey,R. Fig 52: Cooksey,R.

Fig 53: Site notifaction page. [Screenshot] By Author: Cooksey,R. Fig 54:

Cooksey,R.

GIS land-mapping key information page d. [Screenshot] By Author: Cooksey,R.

Cooksey,R.

Fig 67: Inputting data in to QGIS. [Screenshot] By Author: Cooksey,R. Fig 68: Checking on a site to see its data input. [Screenshot] By Author: Cooksey,R.

Layering options using QGIS mapping. [Screenshot] By

Fig 55: GIS Land-mapping plot passport page 1. [Screenshot] By

Fig 69: Author: Cooksey,R.

Fig 56: GIS Land-mapping plot passport page 2. [Screenshot] By

Fig 70: Author: Cooksey,R.

Author: Cooksey,R. Author: Cooksey,R.

Fig 57:

GIS Land-mapping plot passport page 3. [Screenshot] By Author: Cooksey,R.

Fig 58:

GIS Land-mapping plot passport page 4. [Screenshot] By Author: Cooksey,R.

Fig 59:

GIS Land-mapping plot passport page 5. [Screenshot] By Author: Cooksey,R.

Fig 60:

GIS Land-mapping plot passport download page . [screenshot] By Author: Cooksey,R.

Layering options using QGIS mapping. [Screenshot] By Selecting a site to see its overview. [Screenshot] By Author:

Fig 71: Cooksey,R.

Fig 72: Adding additional information on QGIS. [Screenshot] By Author: Cooksey,R.

GIS land-mapping plot passport download page.

Fig 73: [Screenshot] By Author: Cooksey,R.

Fig 74: Account page. [Screenshot] By Author: Cooksey,R. Fig 75: Contents page. [Screenshot] By Author: Cooksey,R.

Traditional Self-Builder Infomation Gathering. By Author:

Fig 61: Cooksey,R.

139

9.2. Essay Tables: Fig 100: Build! (2021a) Demonstrating True Affordability [Email]. Fig 101: Build! (2021b) List of sites already developed and possible future sites [Email] .

Fig 102: Self-Build Register (Positives and Negitives) By Author: Cooksey,R.

141

10.0 Appendix

Contents A.1 Conference poster........................................ 144 A.2 Research outline (Sent to Build! Team)....... 146 A.3 Correspondence and key events................. 150 A.4 Key Events Time line................................... 178 A.5 Key Figures (Not already in text)................. 180 A.6 Analysing User Experience.......................... 182 A.7 Appendix References.................................. 198

Ryan John Cooksey Birmingham City University S17123027 ARC7467 Special Study 17th January 2022

143

A.1: Conference Poster Birmingham School of Architecture and Design

Moderate the gentrified threshold for self-build participation Ryan John Cooksey

Introductory Text

Research Aim

Methodology

Key Figures:

300,000 new homes to be built per year until 2025 (Edenhall, 2020). However, at the current construction rate, there is a deficit of 100,000 homes per annum (Edenhall, 2020). The land is not assessable for those who do not have the significant buying power or buffer land banks favouring large companies that benefit from economies of scale. There needs to be a solution to lower the threshold for self-build participation. Housebuilding companies no longer had any incentive to compete in terms of quality, environmental performance or size. The self-builder who invests time, money and sweat equity can personalise homes to be bespoke to themselves, superior to what the major housebuilding companies can offer.

Investigate how self-built architecture can support, climate and housing crisis in a sustainable futureproofed manner by targeting the economic gentrified land ownership constraints.

Social Science - Investigating and analysing continental variations of introducing self-building.

Walter Segal - Segal Method’. The temporary house’s rationale was centred on the use of readily available, mass-produced and dimensionally coordinated materials.

Background Involvement in self-built architecture, engagement with ongoing live projects to test self-building benefits will initiate this research. The outcome will assess if this European construction method could be a solution to the UK housing crisis. The research will require visiting established European sites such as Almere and experimenting sites like Graven hill, to understand similarities, constraints and opportunities when the governments collaborate in future living strategies. Self-building will not solely overcome the affordable housing crisis; it can address the deficit if implemented effectively. It is essential not to idolize self-built architecture by disregarding the constraints. As discussed, even modest targets are challenging to achieve. In some cases, the strategies that this dissertation will research may have the opportunity to cause gentrification. Government intervention is required to release suitable land. Whist self-built housing is excelling in Europe; this area of affordable housing is under-theorized in the UK. The following critical study will investigate how self-built architecture can support the poverty, climate and housing crisis in a sustainable future-proofed manner by targeting the economic gentrified land ownership constraints.

Visual Based Studies - Questions of production, Questions of interpretation, Questions of use, Questions of reception and experience.

Research Objectives

Interviews, Surveys and Questionnaires - Data targets, Interview set’s, online surveys.

- This research will investigate various European case studies that executed self-building well, from government strategy to the build.

Self-provision as a percentage of national housing supply

-This research will investigate multiple self-built case studies in the UK, examining government strategy’s success.

legislation.gov.uk (2015) Self-build and Custom Housebuilding Act 2015 Available at: https://www.legislation.gov.uk/ukpga/2015/17/section/1/enacted

- This research will offer a review of access to land.

Scheller, D. and Thorn, H. (2018) Governing ‘Sustainable Urban Development’ Through Self‐Build Groups and Co‐Housing. International journal of urban regional research, Vol 42, Issue 5, pp.914-931

Finland Norway

- This research will highlight the key issues restricting the expansion of self-building, and a possible solution to tackle the housing deficit.

Sweden

Wilson, W. and Barton, C. (2020) House of Commons Library. Tackling the under supply of housing in England. Available at: https://commonslibrary. parliament.uk/research-briefings/cbp-7671/

Cost of building a home:

Ireland

Bossuyt, D. and Salet, W. and Majoor, S. (2018) Commissioning as the cornerstone of self-build Assessing the constraints and opportunities of selfbuild. Land use policy, Vol 77, Issue september, pp.524-533.

Netherlands

Belgium

France

Germany

Switzerland

Parvin, A and Saxby, D and Cerulli, C and Shneider, T (2011) A Right To Build, The next mass-housbuilding industry. University of Sheffield School of Achitecture.

Austria

Italy

2007 Callcutt Review,

Canada USA

Average new-build home: Average self-build home (Employing builders)

£161,823

£189,940

£146,000

Average self-build home (Doing work yourself)

£84,000

Reference / Bibliography Key Case Studies.

(London and surrounding area)

£500,000

£400,000

Land

£100,000

Build 1995

2000

2005

2010

2015

Fig.1

Edenhall (2020) The Future of House building in the UK Available at: https://www.edenhall.co.uk/ blog/the-future-of-house-building-in-the-uk [Accessed 10 December 2020].

- Almere - An example of successful self build schemes.

Wilson, W. and Barton, C. (2020) House of Commons Library. Tackling the under supply of housing in England. Available at: https://commonslibrary.parliament.uk/research-briefings/cbp7671/ [Accessed 16 December 2020].

- Graven Hill, Bicester - This is an opportunity to visit site that is currently leading the self-build movement in the UK.

Image Credits

- Invicta Self & Custom Build, Kent

£200,000

1990

Fig.2

Fig.1

Average costs associated with building a home:

£300,000

Kevin Mcloud - Appointed by the National Self-Build Association as an ambassador,

Key Literature

- This research will identify the economic gentrified constraints towards land ownership.

Average house price England and Wales:

George Clarke - George promotes self-building. As a visiting professor and involvement in the Undergraduate future living course, there is a possibility for an interview to be arranged.

- Walter Segal - The use of undesirable land, and quick, simple, budget friendly homes built by non skilled people. Why did this not take off?

Birmingham City University

Fig 1. Jones, M. (2020) Urban Cultures : Housing/Alternatives? Available at: https://web. microsoftstream.com/video/ee4e6d1f-d881-4434-80dc-7c8bbf3ecd22 [Accessed 16 December 2020]. Fig 2. Parvin, A and Saxby, D and Cerulli, C and Shneider, T (2011) A Right To Build, The next mass-housbuilding industry. University of Sheffield School of Achitecture. Fig 3. Jones, M. (2020) Urban Cultures : Housing/Alternatives? Available at: https://web. microsoftstream.com/video/ee4e6d1f-d881-4434-80dc-7c8bbf3ecd22 [Accessed 16 December 2020].

Fig.A.1: Conferance Poster. (source: Cooksey, 2021)

145

A.2: Research Outline Below is the initial reach out email to Kim (Build! Team, at Cherwell Distric Council), this text outlines the area of research

HI Kim, My name is Ryan Cooksey, I’m a final year MArch architecture student at BCU. I’m currently undertaking my special study writing module. I’m reaching out to you as I understand that you are part of the Build! team at Cherwell District Council, and I believe that my interest in self build architecture to ease the housing crisis, whilst producing better quality homes at a lower cost, could spark a collaboration project. The Proposal Layout: I aim to evaluate how small plots have and can be developed within land saturated areas. Highlighting the options/limitations for self-builders to escape the stranglehold of the big companies whilst avoiding the need to relocate to designated self-build sites such as Graven Hill. Context + Challenges: The UK government has published a briefing paper that acknowledges there is a housing crisis, and states councils are aware that action must follow. The current government has a target of 300,000 new homes to be built per year until 2025 (Edenhall, 2020). However, at the current rate of construction, there is a deficit of

100,000 homes per annum (Edenhall, 2020). Targets set out by government become more of a pipe dream when compared to the white paper review. That statement is justified as the review estimates that within a decade, the construction-related workforce will decline by 20-25% (Wilson, 2020). These figures pose a national emergency to attract construction-related workers to meet the housing demand. Pressured profit margins lead to fewer sustainable developments as it is economically beneficial to produce quantity over quality. Developers will not prioritise sustainable ethics, and any implementation of ambitious development is compromised. Both articles, Governing’ Sustainable Urban Development’ Through Self‐Build Groups and Co‐Housing & Commissioning as the cornerstone of self-build’, are in agreement that self-build has social, economic, sustainable and welfare benefits. However, they highlight that it is impossible to avoid gentrification. Suggesting self-build groups bring gentrification but are not the cause of gentrification (Scheller, 2018: 931). Nevertheless, both argue that overall; self-build is successful and allows an opportunity to restrict the stranglehold that big developers have on housing. Gentrification contradicts what self-build stands for, affordable homes for those who need it most. Scheller questions how the governing of self-build addresses gentrification and segregation (Scheller, 2018: 917). The term gentrification in this context should be understood as... Any Land that the government proposes for self-build groups will be inevitably less desirable as access to land is limited. Due to low demand, self-build plots could come very costly if it is not implemented by the government correctly. Private developers will build on the most desirable land as the domestic building sector is driven

147

on economics. Relaxation of building regulations on less desirable land will attract self-builders as opportunities for an economic benefit emerge. With the absence of profit margins, desirable, future-proofed and architecturally pleasing homes are produced. In return for their initial investment self-builders gets a lot for their money. As land availability begins to dry up, interest demand rises increasing prices, which means undesirable land turntables to become extremely desirable. Wealthier groups move in driving-up prices and pushing out current inhabitants that need affordable housing. Eventually, this process can deepen economic segregation if managed poorly.

of the big companies without moving away to sites designated only for self-builders. Is it possible to produce a self-build guide in the same way as Walter Segal did, however, adapted to modern sustainability credentials? I hope this starting point for a Special study collaboration is of some interest to you, if so please get in contact. Regards, Ryan Cooksey.

Existing Innovations: In the UK, from 1st April 2016, councils will have to keep a register of aspiring self and custom house builders when planning future housing and delegation of land use (Gov. uk ,2016). I understand that Build! has a scheme that allows the ordinary person to acquire a basic skill required to complete self-build tasks. Graven hill land allocation with its blanket design code is a fantastic approach to tackling all the issues highlighted above. However, this could only work on an empty site. What I aim to investigate: In a similar way that graven hills design code has allowed mass production of unique self-build homes, I wish to evaluate how small vacant plots of land could be approached in a similar way, and what are the options/ limitations for self-builders to escape the stranglehold

149

A.3: Correspondence + Key Events The below table is a table of correspondence between myself and others that have influenced this work. Use this table to identify specific emails/meeting minuets on the following pages.

Date

Attendees

Type

Brief Description

Refer to Fig. For meeting minuets

01.04.21

Jemma Browne

Email (Group)

“I am happy to see that I have been allocated you as tutor for the Special Study- over the forthcoming year we will have individual supervision tutorials, but for the first meeting, I find it is generally useful to have a quick group Q&A” Jemma Browne

Fig: A.3.01

20.04.21

Ryan Cooksey Jemma Browne Alessandro Columbano Student Matt Jones Rachel Sara

Email (Group)

Alessandro, Mat and Jemma introduced their work with Cherwell District Council on looking at Self-Build housing for the community. They explain that If this is something of interest, a meeting with the council could be arranged as a potential case study, area of research for Special Study. This ended with myself asking for more information.

Fig: A.3.02

20.04.21

Ryan Cooksey Jemma Browne + students that have Jemma as their tutor

MS Teams Call

An initial introduction with our special study tutors. This was an opportunity to talk about the conference posters that were submitted. Jemma advised the first steps of organisation when writing a long academic text, such as reading around the subject and reference collecting.

Fig: A.3.03

12.05.21

Ryan Cooksey Jemma Browne

MS Teams Call

Special study dissertation introductory tutorial. This was the first 1:1 meeting with Jemma to talk specifically about quires and how to move the project forward. The key aspects of this meeting was to talk about organisation techniques and readers.

Fig: A.3.04

26.05.21

Ryan Cooksey Jemma Browne Matt Jones

MS Teams Call

Special Study Discussion. Suggestion of a collaboration with Cherwell District Council as an extended practice, meeting to be arranged in the coming weeks to see if it is of interest.

Fig: A.3.05

24.06.21

Ryan Cooksey Jemma Browne

To write a formal project proposal outline that will be sent to Jemma initially for review then forwarded to Kim Swallowe, the potential collaboration with Cherwell Council.

Fig: A.3.06

Fig.A.3: Correspondence + Key Events. (source: Cooksey, 2021)

151

Date

Attendees

Type

Brief Description

Refer to Fig. For meeting minuets

20.07.21

Ryan Cooksey Jemma Browne

Meeting regarding a special study update.

Fig: A.3.07

02.08.21

Ryan Cooksey Alessandro Columbano Matt Jones Build! Team representative (Cherwell District Council)

MS Teams Call

Cherwell Build! / BSOAD Catch Up This was a introductory meeting with Kim from Cherwell District Council to see if this is an area of work that they would like to collaborate with going forward. This meeting gave some clear points of direction to conciser. The main point in this meeting as to begin to gather an understanding on how GIS data can be used in order to assist lad mapping for this study.

Fig: A.3.08

This was a conversation that followed on from the MS Teams meeting on 02.08.21. Including a table of Cherwell housing true affordability document produced by Kim.

Fig: A.3.09

Fig: A.3.10

03.08.21

Ryan Cooksey Build! Team representative (Cherwell District Council) Matt Jones

20.08.21

Ryan Cooksey Build! Team, 2 representative (Cherwell District Council)

MS Teams Call

Cherwell District Council Sites that have been analysed by the Cherwell team. I revived a document highlighting al of the vacant sites in Bicester. This meeting ended with the question of how could this data be presented more efficiently that can be accessed by the pubic.

20.08.21

Ryan Cooksey Build! Team representative (Cherwell District Council)

Follow up email from the MS Teams meeting 20.08.21.

Fig: A.3.11

15.09.21

Ryan Cooksey Jemma Browne

MS Teams Call

GIS Mapping discussion. Focus on keeping Jemma updated as the last time we spoke was 20.07.21.

Fig: A.3.12

19.09.21

Ryan Cooksey Build! Team, 2 representative (Cherwell District Council)

This was to let Cherwell Distric Council know the issues that I had regarding access to GIS data software. I propose a solution to the issue where I create a series of slides that demonstrate how id like the data to presented if GIS was accessible.

Fig: A.3.13

28.09.21

Ryan Cooksey Jemma Browne

This email keeps Jemma updated, and I suggest using the Adobe XD to present slides that demonstrate how id like the data to presented if GIS was accessible.

Fig: A.3.14

06.10.21

Ryan Cooksey Jemma Browne

MS Teams Call

First draft submission feedback with jemma giving verbal points of improvement. This was also a progress check, see teams meeting for all points discussed.

Fig: A.3.15

19.10.21

Ryan Cooksey Jemma Browne

Here I ask Jemma to review one of the literature reviews this is so that i can then implement the feedback on all of the other literature reviews to avoid making the mistakes multiple times.

Fig: A.3.16

Fig.A.3: Correspondence + Key Events. (source: Cooksey, 2021)

153

Date

Attendees

Type

Brief Description

02.11.21

Ryan Cooksey Build! Team representative (Cherwell District Council)

Refer to Fig. For meeting minuets

MS Teams Call

Feedback, on the usefulness of the mapping exercise and the current work Cherwell are doing at Graven Hill.

Fig: A.3.17

27.11.21

Ryan Cooksey Build! Team representative (Cherwell District Council)

Post feedback communication

Fig: A.3.18

30.11.21

Ryan Cooksey Matt Jones

Post feedback communication

Fig: A.3.19

09.12.21

Ryan Cooksey Jemma Browne

MS Teams Call

Post draft submission feedback

Fig: A.3.20

14.12.21

Ryan Cooksey Build! Team representative (Cherwell District Council)

General communication

Fig: A.3.21

14.12.21

Ryan Cooksey Build! Team representative (Cherwell District Council)

Feedback, on the usefulness of the mapping exercise

Fig: A.3.22

14.12.21

Ryan Cooksey Matt Jones

Advice, regarding steps forward

Fig: A.3.23

21.12.21

Ryan Cooksey Jemma Browne

MS Teams Call

Post draft submission feedback

Fig: A.3.24

10.01.22

Ryan Cooksey Build! Team representative (Cherwell District Council)

MS Teams Call

Final Website presentation to Cherwell District Council.

Fig.3.24

Fig.A.3: Correspondence + Key Events. (source: Cooksey, 2021)

*The following emails, meeting minutes and feedback have been approved by those involved to be used in this printed document*

155

Email Correspondence & Meeting Minuets: Fig: A.3.02: Special Study Opportunity.

Alessandro Columbano Tue 20/04/2021 18:35

To:

Ryan Cooksey Jemma Browne, Matthew Jones, Rachel Sara

Hello Michelle and Ryan

For a few years now, Mat and I have been working with Cherwell County Council on looking at self-build housing for the community. Recently they are also looking at zero-carbon approaches in housing. If this is something of interest, we would be happy to let you know more about this to see if you would want to use this as a potential case study, area of research for Special Study – or even a design process if you go down the route of extended practice.

Its not a problem if you don’t take us up this offer. Just thought you’d might like to know. Kind Regards, a.

Ryan Cooksey Wed 21/04/2021 09:39

To:

Alessandro Columbano

cc: Jemma Browne, Matthew Jones, Rachel Sara

Jemma Browne Wed 21/04/2021 09:41

To:

Hi Allesandro, I would certainly be interested to know more about this opportunity to use this as a potential case study/area of research/design process. I think a live project would be very beneficial to my aims for this work. I’ll be interested in speaking to you both when you have some free time available to discuss this and see how it can be adapted to my work. Many Thanks, Ryan. Hi Ryan We can also discuss a bit this morning in the supervision tutorial Jemma

Ryan Cooksey Alessandro

cc: Matthew Jones, Rachel Sara

Alessandro Columbano Thu 22/04/2021 14:19

To:

Hi Ryan. Glad its of interest to you still. I don’t know when you plan to next meet Jemma, if you let me and Mat know, we can see if either of us are available for an initial chat.

Ryan Cooksey

Jemma Browne Wed 21/04/2021 09:41

To:

Ryan Cooksey Alessandro

cc: Matthew Jones, Rachel Sara

Date:

Ryan Cooksey Jemma Browne + Other students in Jemmas’ group

Via:

Wed 21.04.21 MS Teams

Notes General Notes: -

Suggestion of a collaboration with Cherwell District Council as an extended practice, meeting to be arranged in the coming weeks to see if it is of interest. Reference organisation - Ensure that every image, quote and reader is referenced correctly (Harvard Referencing). Begin to narrow down my area of research. Explore more readers - Jemma suggested (see internet tabs that were saved) Time scale importance. Lots of reading for a solid theoretical position. Concept - Housing = housing, community and self-build. Theory’s, social based, motivation, strength in community. Literature reviews are required. for the next session. Open a Miro page for notes

Steps Forward:

cc: Jemma Browne, Matthew Jones,

Attendees:

I just wanted to get in touch as an opportunity for Special Study. Your research interests are in the realms of housing and contemporary studies in this sector.

You are more than welcome to discuss it with us.

Fig: A.3.03: Special Study Dissertation Introductory Tutorial

Decide on a question for early June, mind map thoughts on this. Literature reviews to be started for the next session. Reference everything Have lit reviews by the end of summer.

We had a meeting yesterday- but I just said that I would. Work around the programme/ideas you two were working on and support Ryan in his SS in the usual way- I can have a chat with Mat tomorrow as we’re teaching together? J

157

Fig: A.3.04: MArch Special Study Tutorial Attendees: Ryan Cooksey Jemma Browne + Students whom have Jemma as their tutor

Date: Via:

Fig: A.3.05: Cherwell Special Study Discussion

Wed 12.05.21 MS Teams

Notes

Attendees:

General Notes: -

Begin to refine the topic area further, deciding on a more specific research point. This will be achieved by the following: Mind mapping key concepts and linking theory/texts to the key themes by using Miro as an organisation tool. Be open to change. Take note of the opportunity for submission as this is the only formal feedback we will receive during the process of this module. Communication with Jemma is key to staying on track. Look through examples of architecture dissertations. An Extended Practice is possibly a better option to conciser for me.

Steps Forward: -

Draft some aims and objectives that can be talked through with Jemma at the next meeting. Prepare a time line to assist organisation throughout the process of completing this module.

Jemma Browne Wed 12/05/2021 18:35

To: Ryan Cooksey

Hi Ryan Thanks for attending today’s session Just to recap: To prepare for this next meeting, please do the following: Refine your topic area further, by a) mind mapping key concepts and linking theory/texts to the key themes b) draft your aims and objectives - what & why are you exploring it (research topic) and how will you do this c) prepare a draft time line for the project over the year- align with submission dates for draft hand -ins on the brief on Moodle

Date:

Ryan Cooksey Jemma Browne Matt Jones

Via:

Wed 26.05.21 MS Teams

Notes General Notes: -

We discussed the various opportunity for collaboration. Cherwell council seemed to be the most suitable for this work going forward. A proposal outline to discuss with Cherwell District Council. Precedent analysis - See internet saved tabs and MS Teams conversation. Literature review possibility - See internet saved tabs and MS Teams conversation. Decide if it is modular Self-Build / the build itself or the land access that I am committed to looking into. See what other councils are doing. Investigate the issues with the current government Self-Build register.

Steps Forward: -

To write a formal project proposal outline that will be sent to Jemma initially for review then forwarded to Kim, the potential collaboration with Cherwell Council. Have this completed within 2-3 weeks

Best wishes Jemma

159

Fig: A.3.06: Proposal Outline

Ryan Cooksey Tue 24/06/2021 18:35

To: Jemma Browne

Hi Jemma, Attached is the proposal outline that we discussed last week. Please could you give this a read and let me know if it along the right lines to send to Kim to try and get her on board for this piece of work. As always be critical as I would like to grab Kim’s attention as she will be a great addition to my work. Thanks Ryan.

Jemma Browne Fri 25/06/2021 07:58

To:

Ryan Cooksey

Thanks Ryan, I’ll look at this on Monday and reach out to Kim Best wishes Jemma

Ryan Cooksey Wed 02/07/2021 11:43

To:

Jemma Browne

Fri 02/07/2021 11:59

To: Ryan Cooksey

Attendees: Ryan Cooksey Matt Jones Alessandro Columbano Build! Team representative (Cherwell District Council)

I’m just wondering if you have had chance to read my previous attachment for Kim? Just so I know if I need to update and amend it over the weekend.

Hi Ryan Yes, sorry I read it on Monday- but have had such a busy week I didn’t reply! I have sent over to Mat as well, as he is the main contact with Kim, just to check if there is anything that should be added. But overall it was fine, a couple of (very) minor style/language things, so I just changed them, I hope that’s ok! I’ll follow up on it next week to see where we’ve got to and then let you know Best wishes

Date: Via:

Mon 02.08.21 MS Teams

Notes

General Notes: -

Hi Jemma,

Thanks Ryan.

Jemma Browne

Fig: A.3.08: Cherwell Build! / BSOAD Catch Up

Tutors suggest committing to an extended practice. Record outputs in the style of a user Manuel. Alternatively, look at redesigning a component at 1:1 or a series of system models. (If this is to happen, then discuss further). Finally, look at improving existing models ad developing them. A structural model? Aim for a low carbon response. Look at brownfield sites. Focus on an area and how many homes could be built on vacant plots create an excel sheet of site-specific data. Cherwell as a location. What affordable houses are being built, what house types are these, are they meeting the sustainable goals, building quality and affordable standards. Look at the cost per meter for zero carbon housing on derelict land. Look at the internet tabs and precedents within the MS Teams chat. Look at public investment, climate commitment, legislation, sweat equity.

Steps Forward: -

Set out a draft that includes; ambition, scope, core research and design. Investigate GIS data and begin to map vacant and possible sites. Instigate the local household income and types of housing availability. Assess the barriers to self building.

161

Fig: A.3.09: Special Study Update

Build! Team representative (Cherwell

Hi Ryan,

Tue 03/08/2021 14:41

Thanks for your time yesterday. I’m really gad to hear working with us is of interest – we could certainly benefit from your input and ideas.

District Council)

To: Ryan Cooksey cc:

Matthew Jones

Fig: A.3.10: Cherwell District Council Sites

As promised, please find attached the excel spreadsheet which was calculated using data from the ‘Real Living Wage’ to demonstrate the accommodation costs different households could afford whilst maintaining a decent quality of life. These calculations take into account all day-to-day living costs (such as childcare, food, travel etc).

Kim

Hi Ryan/Amy

Tue 10/08/2021 16:44

This is a quick intro meeting to discuss the data we have available on our sites and the mapping format that would prove most useful for both parties.

To: Ryan Cooksey Amy Build! Team representative (Cherwell District Council)

From this we established where there are potential opportunities to create new housing products and potentially introduce elements of selfbuild to generate sweat equity (i.e. reduced costs to customers). Those highlighted in green indicate where it would be easy to achieve, orange indicates more difficult and red indicates where the deficit in income to living costs are so high that social rent (partly paid for via benefits) is the only option. We then cross-referenced this to the household types on our housing register in order to assess where efforts would be best directed. The attached suggests that single households, couples and those with one young child (aged 3-4) are the areas most prevalent on the register. These also correspond quite well with the above findings on those that could potentially afford an innovative housing solution if created.

RE the mapping exercise, I have spoken to my colleague Amy Howells and she is happy to pass on the list of available sites across the district. Do you have any availability on the following dates for us to meet with her? Wed 18th August (any time) Fri 20th August (10am-12pm or 2pm-3pm) Many thanks, Kim Swallowe

Attendees: Ryan Cooksey Kim Swallowe Amy Howells

Hi Kim,

Tue 03/08/2021 17:25

Thanks for attaching that document! I will start looking at those figures this week and do some comparisons.

To: Kim cc:

Matthew Jones

I am available for all those dates and times that you have mentioned in your previous email. So ill let you pick the most convenient for you. That meeting will be an important starting step to begin my research and context to be able to take this forward.

Date: Via:

Fri 20.08.21 MS Teams

Notes General Notes: -

Architect

Ryan Cooksey

Kim

Cherwell District Council Sites

The average salary in Cherwell currently stands at £35.6k (see https:// www.plumplot.co.uk/Oxfordshire-salary-and-unemployment.html) but for this table we looked at those on minimum wage and, also, the 25% lowest earners in Cherwell (as these are the areas of the market with limited choice). I hope the above makes sense but please do feel free to get in touch/call if you would like to discuss in more detail.

Thanks

Discussion regarding what my research aims are and how that can be linked with Cherwell District Council. An understanding of what the current housing situation looks like. What areas are the ones that need to be improved upon. Amy discussed her Excel sheet that highlighted vacant sites and if they were suitable for self-building. This document was a influential factor to the next steps.

Steps Forward: -

Get in contact with Amy to revive the excel document. With that document begin to analyse how this data can be better presented to the public and self-builds. Investigate some of the Cherwell sites that have already be built. Investigate some of h Cherwell sites that cannot be built on, why is this.

Look forward to hearing from you, Ryan.

163

Fig: A.3.11: Follow up Email (RE: Cherwell District Council Sites)

Amy

Build! Team representative (Cherwell District Council) Wed 25/08/2021 14:17

To: cc:

Ryan Cooksey Kim

Hi Ryan, Hope you are well.

Tue 31/08/2021 22:04

To:

Amy

Hi Amy, Thank you for sending the Excel document. I will start to have a think how this data can be presented in the coming weeks. Id like to have another meeting soon if possible, however i don’t think it would be more beneficial for that to be after my meeting with my tutor (Jemma) to see if she’s happy with me to go ahead. Once Jemma has given me the green light ill get back in contact with yourself and Kim. Enjoy your leave! Many thanks,

Amy

Hi Ryan,

Tue 14/09/2021 10:59

No problem, you are welcome.

To:

Ryan Cooksey

Date: Via:

Wed 15.09.21 MS Teams

Notes

I hope this is a helpful start, unfortunately this week has been pretty hectic so I haven’t had more time, apologies that I can’t provide more information!

Thanks

Attendees: Ryan Cooksey Jemma Browne

Please find attached the list of sites we have previously developed and the list of future sites.

Kim will be around in my absence but if not I can catch up with you when I am back from leave. If you want to put a meeting in my diary W/C 13th Sept I am happy to do that.

Ryan Cooksey

Fig: A.3.12: GIS Mapping Discussion

General Notes: -

This session was feedback to Jemma to keep her updated on the meetings that she does not attend with Cherwell District Council. The last meeting with Jemma was 20.07.21 Discussion in to GIS mapping and how that can be a used to move towards for this work. Presentation techniques discussed. Look at GIS Mapping websites. Watch tutorial videos. Try and get a GIS licence from a recognised provider. Pros and Cons of this data analysis. Confirm with Kim and Amy when done for advice on areas that need improving.

I hope your meeting with your tutor goes well, I will wait to hear from you when you would like to set up another meeting. Thanks Amy

Steps Forward: -

Learn how to use GIS software so that I can begin to map the data. Find a GIS mapping provider that can give me a licence.

165

Fig: A.3.13: GIS Mapping Proposal

Ryan Cooksey

Hi Kim,

Sun 19/09/2021 20:17

I have spoken to my tutor regarding all the points we mentioned in our previous meeting. The information that Amy and you shared is great, I’ve been trying to look at how this can look on an interactive GIS map. From what I’ve learnt it’s difficult to get a quality provider to allow the use of Sofware needed for free. So firstly, do you guys at the council use GIS in any sort of way? as I could ask the provider of that. Alliteratively what I can do is a series of slides that would demonstrate how the use of GIS would be applied in this situation (if you feel that would be of some use to you?) as an introduction to the rest of my dissertation, which I will then focus on a specific site which we could discuss in the next few weeks.

To: Kim

Build! Team representative

(Cherwell District Council)

Let me know Kind Regards Ryan.

Kim

Hi Ryan,

Fri 24/09/2021 15:44

Apologies for the late response.

To: Ryan Cooksey Amy Build! Team

representative

(Cherwell District Council)

Amy – please see Ryan’s note below. Do you know if we have access to any GIS software that Ryan could use? Ryan – I am happy for you to just include a few indicative slides demonstrating the ‘approach’ that could be used, especially if this would allow you more time to focus on the key aspects of your research. So even if we do have access please feel free to do this if of more benefit to your study.

Ryan Cooksey

Hi Kim,

Wed 13/10/2021 11:50

I have begun to put together an outline of what information I think would be required on the Draft GIS mapping slides. If you could let me know when you have 10 mins to spare, I can run it past you to see if this would work and i can get an understanding on what additional things need to be added to make it a user-friendly experience when searching for land.

To: Kim

Fig: A.3.15: Draft Submission Verbal Feedback

Attendees:

Date:

Ryan Cooksey Jemma Browne

Via:

Wed 06.10.21 MS Teams

Notes General Notes: -

I need three theoretical ideas expressed in literature reviews. First, analyse my other case study, access their relevance, + complete the ones that are. Reduce chapter 5, and present primary research here. Record the investigation process. Show process documents. Evaluate and package the land mapping. Design a feedback form. Reflect on GIS data, information on how this is useful or not so. Keep referencing. Make sure I hand this in for the final draft submission next month.

Many Thanks Ryan.

Kim Fri 22/10/2021 14:50

To: Ryan Cooksey

Hi Ryan, Apologies for the late reply. This sounds great! If not too late would be great to discuss with you. Would either Tues 26th (any time before 1pm) or Wed 27th (between 10-2pm) be ok for you? Let me know what works best and I will send an invite. Many thanks, Kim Swallowe

Ryan Cooksey Sat 23/10/2021 16:24

To: Kim

Steps Forward: -

Reflect on GIS data. Present my finding as currently there is no evidence of this. Evaluate the process at each step.

Architect Hi Kim, No worries.. Both of those days would suit me if you’re available. I’ll be honest i have been working on the writing side of this dissertation and i have not moved this element forward, as I was waiting for a response. so, you’ll be seeing a very brief example of what I plan on doing. Although some feedback would still be much appreciated so I can now focus on this element. Regards, Ryan.

167

Fig: A.3.16: Literature Review Advice

Ryan Cooksey

Hi Jemma,

Tue 19/10/2021 13:51

I plan on completing a literature review by the end of the day. Would I be able to send you a copy for some feedback, so I can then apply that to my other lit reviews.

To: Jemma Browne

Fig: A.3.17: Cherwell Collaboration GIS Mapping Catch Up

Attendees:

(Cherwell District Council)

Jemma Browne

Thanks

To: Ryan Cooksey

Jemma

Tue 19/10/2021 15:43

To: Jemma Browne

MS Teams

(Cherwell District Council)

Yes that’s fine

Tue 19/10/2021 14:50

Ryan Cooksey

Tue 02.11.21

Amy Build! Team representative

Regards, Ryan.

Date: Ryan Cooksey Kim Build! Team representative Via:

Hi Jemma, Below are my initial thoughts on how i should be addressing the literature review element of the dissertation. Let me know your thoughts be very harsh and picky with the feedback so I can apply it to the other lit reviews going forwards when i write them up. Ash Sakula and RCKa produced a series of ‘Small site design guides’ as a supplementary planning document focusing on small developments in the London Borough of Lewisham. This guide plans to challenge the housing crisis head-on. The PDF offers clear objectives and concise information encouraging self-builders to build sustainable, affordable, appropriate homes, respectively designed for the location by optimising the supply and quality of homes. In addition, specific site scenarios highlight constraints and opportunities. This PDF is a reliable source as the information presented is in direct partnership with the council that evaluates planning applications. RCKA has produced an incredibly user-friendly guide that avoids specific professional words that help many navigate the planning policy maze. As a result of the simplicity, the adaptation of the document to allow other councils to benefit is easily feasible. However, much of the research assumes the reader has ownership of land that can be built on. The downfall to this guide is that the research does not consider the act of sourcing and acquiring the land, which prevents the publication from being a ‘complete’ guide. The audience has been restricted to a much more limited number without sourcing information. Because this paper is only a draft, no data prove this research will encourage the construction of more self-build homes; RCKa could reduce land banking, a significant factor preventing self-build participation directly impacting the housing shortage. This document reduces the risk of being a self-builder by determining minimising planning risk whilst optimising the site’s capacity, reducing wasted time at the planning stage. Confidence in authorities approval would boost ambition and increase the number of homes built. This PDF acts on behalf of all the local stakeholders speeding the process up. The research would have been more relevant to a wider audience if accompanied by a solution such as a database where these rules can be applied. The gap provides direction for this dissertation. A combination of the two has the potential to contribute towards reducing the housing shortage.

Notes General Notes: -

Revisit some of the facts on Graven Hill Look into the Richard Back on? With the Self-Build and custom build act 2015. Access this against the literature reviews. Look into obtaining planning under agreed parameters. Look into how Right Move have set up their buy and sell website. The grand designs paragraph is also a positive if it was complemented by other self build budget programs. Remove Kim’s name from work and only show the councils name. A land is a bargaining tool. Look into why this type of investigation has not been done before. Look into Sheffield as a Self-Build council. RE: website. Terms and conditions would need to be applied to ensure individual checks are made.

Steps Forward: -

Reflect on GIS data and why has not been done before. What are the restrictions to using such data. Investigate Sheffield council as a potential user for this data collection tool.

Thanks for taking a look at this, Ryan

169

Fig: A.3.18: Post Feedback Communication

Ryan Cooksey

Hi Kim,

27/10/2021 23:04

I’ve had some time off work at the beginning of this week to push my dissertation work forward. I’m glad we didn’t have that meeting yesterday/today as I’m in a much better position to receive some critical feedback on a few of my ideas. Next time you have a free slot it would be great to catch up (no pressure, I fully understand how busy things in our industry are at the moment). Send me an invite any day/time that suits you best, I’ll be available.

To: Kim Build! Team representative (Cherwell District Council)

Kim 08/11/2021 16:16

To: Ryan Cooksey

28/10/2021 09:40

To: Ryan Cooksey

Regards,

190 hectare site Provides up to 1900 homes across the whole site Project delivery likely to be over 15 years Not all self-build plots. There will be a mix of options (from self-build to custom-build, affordable housing and market sale) along with a primary school, employment space, recreational areas, community centre etc In order to de-risk the process for self-builders, we obtained approval from the Local Planning Authority for all self-build plots under a ‘Local Development Order (LDO)’ supplemented by a Design Code (see attached) and a ‘parametric plan’ (basically a master plan indicating all ‘rules’ stipulated within the design code). The introduction pages of the attached Design Code (pg 4-10) are a helpful guide to the approach and process involved

Thanks Ryan, and sorry we didn’t get to meet this week. However sounds like it may have been beneficial and look forward to seeing your ideas. Will send out an invite now for us to speak next week.

Ryan Cooksey

Hi Kim,

28/10/2021 11:00

Thanks for sending the invite, i Look forward to next Friday.

To: Kim

Thanks, Ryan.

Please feel free to get in touch if you need any further info or want to run anything past me, either on this or the mapping exercise. We are more than happy to help wherever possible.

Ryan Cooksey

Hi Kim,

28/10/2021 12:21

Thankyou for that document and information.

To: Kim

Kim

Hi Ryan,

Fri 28/10/2021 12:20

Apologies but have just had to amend the invite so that Amy can join us.

To: Ryan Cooksey

We were very impressed with the report so far which contains a lot of insights that I am sure will be of interest to many in the self-build sector (not just ourselves). We very much look forward to seeing the result of the mapping exercise and proposals on how this could be integrated into the wider self-build portal for public benefit. In the meantime, see below information re Graven Hill as promised:

Kim

Great catching up with you last week.

Many thanks Ryan.

Ryan Cooksey

Kim

Hi Ryan

Have proposed Tues 2 Nov @ 10am. Hope that’s ok?

Im glad that you both found the report so far interesting. I will certainly take you up on the offer for another meeting to have another progress catch up. I am trying to aim for a final draft before the Christmas break which then allows me some time to get some last feedback. If we could meet just before you begin your Christmas leave that would be fantastic. Many thanks, Ryan.

Thanks

Ryan Cooksey

Not a problem, an extra opinion is better for me. Tuesday suits me also.

28/10/2021 12:21

Regards, Ryan

To: Kim

Regards, Ryan Cooksey

171

Fig: A.3.21: Draft Submission Feedback

Attendees:

Date:

Ryan Cooksey Jemma Browne

Via:

Tue 09.12.21

Fig: A.3.23: General Feedback

Ryan Cooksey

Hi Matthew,

Tue 14/12/2021 19:14

just a question regarding the special study advice I asked for last week. When would be the latest you would need to have received my special study text to make comments pre-Christmas break? As I would like to complete a few of the items Jemma said to improve prior to you reading it.

To: Matthew Jones

MS Teams

Or I have left it too late for this side of Christmas?

Notes General Notes: -

All images need to be correctly referenced in the BCU Harvard style.

I need to include a summary on each of the pages that explain the project, what am I aiming to achieve, what has gone well, why have I done what I have done etc.

Reflect on each page.

Complete a questionnaire to validate the effectiveness of the work. Show how it can be used.

Complete the contents pages.

Complete a conclusion and send it back to Jemma.

Double check to see if the link works.

Explain who is Walter Segal.

Show examples for the experimental homes page.

Use footnotes for the experimental homes page.

Change all of the title page names to something interesting.

Check my general citations.

Emphasise what I have written about.

Regards Ryan.

Matthew Jones Tue 14/12/2021 20:43

To:

Ryan Cooksey

Hi Ryan I’m on leave from Tuesday, so can look at anything you send before Monday. Many thanks Mat Hi Matt,

Tue 17/12/2021 22:58

To: Matthew Jones

Please see attached.. It is much easier to follow when using the PDF, but I know it is tricky to add notes which is why I’ve also attached the word document. As I always say if there is something that seems odd or difficult to understand let me know so I can solve the issue. You will notice that some diagrams and figs are incomplete or oddly positioned on the page (Especially section 7) this is because I have tried to complete the text before the illustrations. I really appreciate you are looking for me, if you have any quires when reading it let me know. Regards Ryan.

Matthew Jones Tue 20/12/2021 11:01

To:

Ryan Cooksey

Hi Ryan, Thanks for sending this through, it’s a fascinating study. A couple of thoughts- have you looked at any of NACSBA’s resources? They have done interesting work promoting self-building which could support some of your literature arguments. Feedback on the interface will be valuable in validating your extended practice. It looks like you will be collecting via a questionnaire. That will highlight the areas that are successful and which areas could be improved, which would be a useful area to discuss in your conclusion. The only other comment I have is about the flow between sections and the ordering of these. You want the argument to build up and there to be links between the sections, so it is clear why they are in the order they are. That might mean you end a section with some form of connection to the next. I think you could consider how it could be developed further after the submission, I don’t quite know how but it has a lot of potential. Eg: submitting it for this in the 2023 round (not this year- the deadline’s tomorrow!): The William Sutton Prize | Clarion Housing Group (clarification) Many thanks, Mat

173

Fig: A.3.24: Website Presentation to Cherwell District Council

Kim Build! Team representative (Cherwell District Council) Fri 06/01/2022 15:11

To: Ryan Cooksey

Hi Ryan, Glad to hear your progressing well and sorry for the delayed response. I just returned from leave on Tues have been catching up since! Please do send across a copy of your report and I would be more than happy to offer my thoughts. If I came back to you mid next week would that be ok? Also, how is the GIS mapping coming along? Coincidentally, a colleague of mine is actually asking whether we have a map of Cherwell owned land. Would it be ok for me to share/them to use the work you have done? If you could send login details to the software for him to browse that’d be great. Many thanks,

Ryan Cooksey

Hi Kim,

Sun 06/01/2022 16:28

No worries on the response. Youve been a great help so far.

To: Kim

Thanks for the offer but unfortunately, I would not have the time to amend any of your comment’s mid-week next week, as i need to send my work to the printshop by Wednesday evening latest to have it for my submission. Also I’m glad to hear you are interested in completing a in house mapping excessive. I was using QGIS but due to it being a premium subscription to export the work i stopped using the Software. Instead, I took screenshots and created a hyperlinked slide show to explain the concept of mapping land (which means some of the information isn’t as actuate as it would be if it was mapped using GIS). I’m more than happy to go through those slides to explain the concept to your college once i get them completed over the weekend. i will also send you a completed copy of my work after my submission which explains the concept. Regards Ryan. P.S If you do however have some space time, would i be able to present my slide show to you (5 mins max), and could you write a paragraph to say if you think it does or doesn’t have a use in the industry. Either way i think that a bit of Feeback from someone in the industry would look great in my conclusion. Regards Ryan.

KS RC

Kim Fri 06/01/2022 16:33

Yes, more than happy to do this. Would Monday at 4pm work for you?

To: Ryan Cooksey

Ryan Cooksey Sun 06/01/2022 16:35

Attendees: Ryan Cooksey Kim Build! Team representative (Cherwell

Date: Via:

Wed 10.01.22 MS Teams

District Council)

Notes General Notes: -

Have another catchup once the plot finder subscription has been activated.

Check the spelling on the website pages 12

Looks good so far. If I want to take this further, use it as a pilot to take the Right move or a website developer to take it to the next level.

Kim will write up a paragraph to say what will and will not work going forwards. This can then be used within my conclusion to weigh up the benefits of such a website compared to the Self-Build portal. I should have a response by 11.01.22.

Think of future collaborations with the Build! Team.

Steps Forward: -

When received add the comments into the conclusion.

Take this further after the module is completed as it has some potential, see above.

That would be great!

To: Kim

175

Ryan Cooksey

Hi Kim,

Sun 11/01/2022 20:07

Thank you for your time yesterday when looking over my work. I’m just messaging to see if you have managed to put your opinion together for me to then add as part of my conclusion / next steps page. If not, then no pressure it’s just so I know whether to hold on until Thursday morning (10am) or not regarding submitting my work.

To: Kim

Also do let me know when you manage to get into the plot finder webpage. Regards, Ryan.

Kim Build! Team representative (Cherwell District Council) Fri 11/01/2022 22:36

To: Ryan Cooksey

Hi Ryan, Was great to catchup with you also. Unfortunately I haven’t had a response from my line manager and I’m anxious not to delay your printing. So perhaps it’s best (given timescales) to assume I wont be able to provide a written statement for the submission, but happy to try and secure something for if/when you wanted to approach potential investors/funding organisations to progress the idea. I am keen to support your fantastic work however I can. RE Plotfinder, just checked and they haven’t approved my subscription yet, but will let you know soon as gain access so we can have a look together. Many thanks,

Ryan Cooksey

Hi Kim,

Sun 11/01/2022 20:51

No problem, I will be working on it until tomorrow evening on the printed version. If you happen to get a response later in the week, I can always add it in as a separate page/appendix up to Monday morning.

RC To:

Kim

If not, then I will certainly get in touch when I begin to take this further in the future. Regards Ryan.

177

A.4: Key Events Time line This table is to ensure that this work was always on schedule and to prevent missing key events.

17/01/22

10/01/22

27/12/21

13/12/21

06/12/21

29/11/21

22/11/21

15/11/21

08/11/21

01/11/21

25/10/21

18/10/21

11/10/21

04/10/21

27/09/21

20/09/21

13/09/21

06/09/21

30/08/21

23/08/21

16/08/21

09/08/21

02/08/21

26/07/21

19/07/21

12/07/21

05/07/21

28/06/21

21/06/21

14/06/21

07/06/21

31/05/21

24/05/21

17/05/21

10/05/21

03/05/21

26/04/21

17/04/21

12/04/21

05/04/21

29/03/21

Key Events

Pre Special Study Tutor

Week Beginning Date.

Submit Conference Poster

Initial Communication with Tutor Progression Points Key Emails

Teams Meetings

Printing Deadline First Draft Submission Final Draft submission

Final Summative Submission Fig.A.4: Key Events Time Line. (source: Cooksey, 2021)

High importance Dates: University Draft Submission Deadlines University Summertive Submission Deadlines Printing Deadline

Lower importance Dates: Progression points ( i.e. Complete a section) Teams Meetings Key Emails 179

A.5: Key Figures (not already in the text) These figures have been used to extract data used within this special study. Fig: A.5.1. Table 24 Extra-costs of building to the code relative to a baseline that includes 2010 changes to Part L (Baseline: Part L2010)

Fig: A.5.2. List of Sites already developed, list of possible future sites and list of possible future sites - not labelled List of sites we've already developed Site Name Admiral Holland Close Spring Gardens/Spring Walk Cope Road The Orchard Gardener's Close St Edburgs/Old Place Yard Hanwell Fields LD/PD Newton Close St George's Crescent Calthorpe House Broughton Road St Leonard's House Drapers House Woodpiece Road Hope Close Fenny Compton Road Orchard Way/Fairway Causeway Springfield Avenue West Street Town Centre House

Street Name Admiral Holland Close Spring Gardens/Spring Walk Cope Road The Orchard Gardener's Close Old Place Yard Nickling Place Newton Close St George's Crescent Calthorpe Street 44/46 Broughton Road 1 West Street 32A-C Woodpiece Road The Fairway Fenny Compton Road 131A The Causeway 68 Springfield Avenue 70 West Street

Town/Village Unit Numbers Banbury 14 Banbury 18 Banbury 28 Banbury 16 Bicester 42 Bicester 11 Banbury 11 Bicester 21 Steeple Aston 1 Banbury 15 Banbury 8 Banbury 5 Banbury 4 Upper Arncott 3 Banbury 11 Claydon 1 Banbury 13 Banbury 1 Banbury 1 Banbury 1 Banbury 40

List Listof ofpossible possiblefuture futuresites sites Site Name Bretch Hill Reservoir Angus Close St Ediths Way Woodpiece Road Rochester Way Leys Close

Street Name Bretch Hill Angus Close St Edith's Way Woodpiece Road Rochester Way Leys Close

Town/Village Banbury Banbury Bicester Upper Arncott Adderbury Wroxton

Ownership The site is partly owned by CDC The site is partly owned by CDC The site is partly owned by CDC The site is partly owned by CDC This site is owned by CDC This site is owned by CDC

Current Use Unit Numbers Overgrown unused woodland 40 Garage site 2 Garage site 1 Garage site 2 Garage site 4 Informal parking area 2

List Listof ofpossible possiblefuture futuresites sites--mothballed mothballed Site Name Street Name Kennedy Road Windrush North Windrush East Park End Edmunds Road The Garth 27 Old Place Yard 1 Talbot Close 4-8 Piggy Lane 176 The Moors Trades and Labour Club Lincoln Close Park Road Redlands/Neithrop Avenue *This data has been provided

Town/Village Banbury Banbury Banbury Bodicote Banbury Bicester Bicester Banbury Bicester Kidlington Banbury Banbury Banbury Banbury by Build!

Ownership Not CDC Not CDC Not CDC Not CDC Not CDC Not CDC Not CDC Not CDC Not CDC Not CDC Not CDC This site is owned by CDC This site is owned by CDC Not CDC at Cherwell Team

Current Use Garage site Garage site Garage site Garage site Garage site Part garage site Current house Current house Current house Current house Social Club Grassland Grassland CurrentCouncil. house District

This is not to be used or referred to outside of this educational submission.* 181

university for marking) and has given you written permission to be involved. Those who take part have been made clear that they are entitled to change their mind and withdraw from the study at any point. All the Reponses on the questionnaire are Anonymous so no names will be used within the analysis.

A.6. ADM Stage Two Review Form: Birmingham City University Faculty of Arts Design and Media

Participants will not have an opportunity to approve what I have written about them as I will not know where the answers to the questionnaire have come from as it is anonymous.

Ethical Review of Research Second Stage Review to be completed by the Unit of Assessment Research Director or delegate Stage two of the ethics review process will be conducted by senior academic staff at UoA level, acting on behalf of the FAEC, and will be triggered when a researcher submits their completed stage one selfassessment form to the UoA DR or their delegate, together with the project outline (bid document, PhD proposal), in circumstances where the self-assessment has identified potential ethical risk factors. Name of researcher Title of Research School

Ryan Cooksey Accessibility to Self-Build Birmingham City University

Unit of Assessment UoA review team

Special Study – ARC7467 ?

Summary of Ethical Concerns identified at self-assessment

BCU MArch student and the Land Mapping tool was developed as part of my studies in the Special Study module, ARC7467. I will be asking people who work within the industry for their opinions on a conceptual land mapping tool. Therefore, I need to ensure that anyone you have involved in the research knows what it will be used for (Educational purposes), where it could be published (Submitted to the university for marking) and has given you written permission to be involved. Those who take part have been made clear that they are entitled to change their mind and withdraw from the study at any point. All the Reponses on the questionnaire are Anonymous so no names will be used within the analysis.

The data i have stored on participants after the research is complete' will be deleted.

Any proposed mitigation or risk controls

At no point have I asked for people to fill in their names or contact details when filling out the online questionnaire, meaning the feedback will be nontraceable.

Decision (delete as appropriate)

The research is deemed medium-risk, and is approved to progress as indicated by the researcher, with any mitigation already indicated within the proposal

Revisions/stipulated controls to be adopted by the researcher

Rationale for the decision

Authorised on behalf of the UoA Director of Research Date

This was authrised by Rachel Sara on Teams 4.12.21.

Fig.A.6.8: ADM Stage Two Review Form (source: Cooksey, 2021)

Participants will not have an opportunity to approve what I have written about them as I will not know where the answers to the questionnaire have come from as it is anonymous. The data i have stored on participants after the research is complete' will be deleted.

183

A.6.1 Chartered Architectural Technologist User Experience Feedback:

- You should consider developing the idea from an inputter’s perspective. How would you ‘spread the word’ to encourage landowners to list their land. As you highlighted, this is the tricky part that landowners may not want to disclose details.

The following is the feedback revived from a Chartered Architectural Technologist after they reviewed my Land-Mapping website on 10.01.22. This was carried out to see how users within the industry would respond to a website. They have approved that their feedback can be used within this work.

- I think this would work much better as a council-led site. Where only the council can input land and not people wanting to sell?

Hi Ryan, Thank you for your presentation today! You have created a piece of work that novice self-builder would find very useful. I said I would provide you with some written feedback to refer to within your work, so I noted a few points whilst you were presenting: - Simple to use. - overcomes a problem (improving access to land) - clear layout - You have considered how the website will be accessed by a mass audience interested in self-build, which is undoubtedly a vast improvement to the current text on the Self Build Register that you have showed me. However, I would be interested in contacting the Self Build register to find out why they have not put as much time into this section of the website compared to other areas. Possibly due to the legalities? I feel this is key when progressing your work in the future.

- I am worried that hypothetically if this were to be a successful website and used nationwide, that could put many people out of a job. This is due to the fact you are cutting out the middleman as such. As councils approach the consultants directly for the required surveys etc. (great in terms of time-saving, and great for the novice self-builder not so good for those within the industry that charge for this service, i.e. collecting data/surveys during the initial stages of design/planning). Finally, why has this not been done before, you cover this towards the end. If you can get some support in the future to take this further, then that would be great. I am happy to answer any questions if you have any queries regarding my above comments. Good Luck!

- I appreciate that you have considered the novice self builders when creating the website. You have made it simple by removing industry jargon. - Would you need to secure a subscription when using the mapping software on a large scale. Fig.A.6.9: Screenshot of email correspondence with a Chartered Architectural Technologist (source: Cooksey, 2022)

185

A.6.2 Cherwell District Council - User Experience Feedback: I was expecting a written piece of feedback that could help validate the user experience from a member of the Build! Team at Cherwell District Council. However, this was not possible for the reasons stated below. I am incredibly grateful for the support that the Build! Team have provided me with in order for me to get to this point. The meeting minutes (Appendix A.3.24) shine some light on potential future collaborations to further this research post submission.

The email and meeting minuets can been seen on page 175: Fig: A.3.24: Website Presentation to Cherwell District Council. Kim Build! Team representative

(Cherwell District Council) Fri 11/01/2022 22:36

To: Ryan Cooksey

187

A.6.3 Analysing User Experience: The following page summarises the primary research questionnaire. Completed by users who are not in the construction-related industries. This should provide direction going forwards. In order to progress, it is critical to understand the user’s experience when navigating through the land mapping website.

This questionaire was shared across multiple forms of media, in order to generate as many responses as possible from people with various backgrounds and knowledge around the subject.

Facebook

Instagram

In-person

Please follow the following link: https://freeonlinesurveys.com/s/tM1XDJgv#/0

Alternatively scan the QR Code.

Fig.A.6.1: Online Questionnaire (source: Cooksey, 2021)

189

**This is the Format of the online questionnaire** Welcome to Ryan Cooksey’s (MArch Student at BCU) online questionnaire. The following questions are aimed towards people who do not work in building, construction, or related industries. These questions relate to an Extended Practice Project investigating a potential land mapping website. Please answer the following questions honestly so that the results can inform the next steps of this proposed tool. This survey is entirely anonymous, and your answer can not be traced back to you. Any data collected will be deleted after it has been analysed. Follow the link to locate the web page relating to the questions. 1 2 3 Strongly Disagree Neutral Disagree

4 Agree

What do you think this ‘Land Mapping’ website would benefit from going forwards? EG. Additional information.

Comment Box

5 Strongly Agree

Was the interface easy to navigate? Are you / or have you been interested in taking on Self-Building?

The following questions/task has been designed to understand how user-friendly this software is.

Would the information presented within the ‘Land Mapping” website change your perception on taking on SelfBuilding?

In your opinion what is the largest barrier to entry for Self-Builders?

Land Acquisition

Risk

Cost

The planning system

A general lack of understanding

It doesn’t appeal to you

Can you navigate yourself to the site named 70 West street in Banbury Town. Please select the number of unites that have that have been developed.

Units not visible

Thank you for completing this survey!

191

Feedback Results From Non-construction Industry Related Users. Question 1:

Question 2:

Was the interface easy to navigate?

Are you / or have you been interested in taking on Self-Building?

10%

14%

8% 18%

46%

30%

32%

30%

Strongly Disagree Neutral Disagree

Agree

Strongly Agree

Strongly Disagree Neutral Disagree

Agree

Strongly Agree

Steps forward based on feedback:

The majority (46%) of those surveyed strongly agreed that the interface was easy to navigate, and almost all those surveyed (88%) responded with a neutral experience. To receive an experience rate of nearly 9/10 users having a positive experience when using the conceptual website is a great start to build on. The 12% that strongly disagree and disagree will have most likely left comments (question 5) about why they felt the website was not easy to navigate. Any apparent errors that can be acted on will be. However, it must be remembered that this is only a concept, feedback relating to the fact it is a series of hyperlinked slides will be disregarded.

This question has been met with an even spread of responses. There is a slight correlation that more people do agree than disagree. This raises some questions about why this is the case. Potentially as discussed in the project text, Self-Build promotion is lacking, and its opportunities are not exposed enough. These figures present interest in wanting to take on Self-building, 45% compared to the 14% of people interested in a survey carried out by Insulation express (2020). However, this could result from the type of people who answered both surveys. The land mapping survey was uploaded to my social networking sites, so more people in the construction industry may have responded. Compared to the general population asked in the insulation express survey.

Fig.A.6.2: Online Questionnaire, Question 1 (source: Cooksey, 2021)

Fig.A.6.3: Online Questionnaire, Question 2 (source: Cooksey, 2021)

193

Question 3:

Question 4:

Would the information presented within the ‘Land Mapping” tool change your perception on taking on a SelfBuild project?

In your opinion what is the largest barrier to entry for SelfBuilders?

20%

22% 41% 8%

28%

40%

Strongly Disagree Neutral Disagree

Agree

Strongly Agree

Land Acquisition

Cost

Risk

13% 13%

The Planning System

It does not appeal to you

A general lack of understanding

Steps forward based on feedback:

It appears that the creation of a land mapping tool has had a positive impact on those surveyed. Of those surveyed, the 14% who strongly agreed with question 2 rose to 20% in question 3, and those who agreed from 30% to 40%. Most importantly, this website aims to make the Self-build process accessible to all by removing some stress. To see if this is the case, it is crucial that to be effective that this website concept changes the minds of those who strongly disagree and disagree with wanting to Self-Build. For example, 8% strongly disagreed, and 18% disagreed that they would participate in Self-build in question 2. However, that has reduced to 6% and 8% retrospectively after using this website. That proves that a concept such as this would change perceptions on Self-building, therefore potentially increasing Self-Build participation.

A general lack of understanding around Self-Building took the majority (41%). This figure was almost predictable as the research in the text highlights that there is a lack of advertisement towards mass Self-Building. Second to that was a land acquisition with 22% of the vote. A figure as high as this favours the concept of land mapping becoming influential when encouraging more people to self-provide. The other figures were risk (8%) and cost (13%). One should remember that every decision comes at risk and cost, so it was expected to receive a small proportion of the vote. The critical point is that risk and cost was not a more significant concern than land antiquation. Assisting someone to find land has less responsibility than convincing someone to take a risk or spend money.

Fig.A.6.4: Online Questionnaire, Question 3 (source: Cooksey, 2021)

Fig.A.6.5: Online Questionnaire, Question 4 (source: Cooksey, 2021)

195

Question 5:

Question 6:

What do you think this ‘Land Mapping’ tool would benefit from going forwards? EG. Additional information.

Can you navigate yourself to the site named 70 West street in Banbury Town. Please select the number of unites that have that have been developed.

A Sample of Answers:

10%

- “The Buy/Sell page appears too formal with the amount of text present, and i feel may be off-putting to people”. I have responded by replacing text with process diagrams for each portal, providing a user-friendly experience for the everyperson archetype’. - “There should be an interactive map included on this page that allows me to navigate across like I can with Google maps”. This is not possible with this conceptual work as it is a series of screenshots; however, this would be the case for a published website. A live link to a simplified GIS map would allow the user to drag, zoom in and out of a map. - “When clicking on various plots, the page jumps back to the top of the screen”. This is an issue with this conceptual piece as the link is a series of slides that hyperlink from one to another. The GIS map can not be used live until this is a live website. - “Potentially a very good tool if the data in-putted can be relied on for accuracy, i voted against Self-Build due to the risk, but this would make me question that thought” - “If this becomes a website, it is more helpful than anything I have seen before regarding Land for SelfBuilders as you have suggested, all of the information required at planning is present in a single document. Would you have to pay for this service? If so, how much”? Fig.A.6.6: Online Questionnaire, Question 5 (source: Cooksey, 2021)

4% 2%

78%

Unable to locate

Steps forward based on feedback: 78% of participants said they navigated themselves to 70 West Street and noticed 1 unit, these people were correct. This informs me that the concept is valid to question 1, and it is a user-friendly interface for many. Those who selected that they could not locate West street (10%) should have been asked why. If I were to carry out a second questionnaire, I would include a text box to allow people to suggest why they could find it. There could be a possibility that a number was randomly selected due to not having time to go through the conceptual website thoroughly. I should have included a box that said they wanted to skip this question. Then I would have had more reliable data as I understand that asking someone to carry out a task is time-consuming. If this were to be a live function, the user would navigate the site by typing the name into the search bar, so I have no worries that those who did not select one would have issues if published. Fig.A.6.7: Online Questionnaire, Question 6 (source: Cooksey, 2021)

197

A.7.Appendix Figure References: Fig A.1: Conference Poster. By Author Cooksey, R. Fig A.3: Table: Correspondence + Key Events. By Author Cooksey, R. Fig A.3.2: Browne, J., Columbano, A., Cooksey, R., Gartside, M., Jones, M. and Sara, R. (2021) Special Study Opportunity. [Email] (Personal communication, 20 April).

Fig A.3.3: Cooksey, R. (2021) Special Study Dissertation Introductory Tutorial. [Meeting minuets] (Personal communication, 21 April).

Fig A.3.11: Cooksey, R., Howells, A. and Swallowe, K. (2021) Follow up

Email (RE: Cherwell District Council Sites). [email] (Personal communication, 3 August).

Fig A.3.12: Cooksey, R. (2021) GIS Mapping Discussion. [meeting minuets] (Personal communication, 15 September).

Cooksey, R. and Swallowe, K. (2021) GIS Mapping Proposal.

Fig A.3.13: [Email] (Personal communication, 19 September).

Browne, J. and Cooksey, R. (2021) GIS Mapping Update.

Fig A.3.14: [Email] (Personal communication, 28 September).

Cooksey, R. (2021) Draft Submission Verbal Feedback.

Fig A.3.4: Cooksey, R. (2021) Special Study Tutorial. [Meeting minuets]

Fig A.3.15: [Meeting minuets] (Personal communication, 6 October).

Fig A.3.5: Cooksey, R. (2021) Special Study Discussion. [Meeting

Fig A.3.16: [Email] (Personal communication, 19 October).

Fig A.3.6: Browne, J. and Cooksey, R. (2021) Proposal Outline. [Email]

Fig A.3.17: Collaboration GIS Mapping Catch Up. [Meeting minuets]

(Personal communication, 12 May).

minuets] (Personal communication, 26 May). (Personal communication, 24 June).

Fig A.3.7: Browne, J. and Cooksey, R. (2021) Special Study update. [Email] (Personal communication, 20 July).

Fig A.3.8: Cooksey, R. (2021) Cherwell Build! / BSOAD Catch Up.

[Meeting minuets] (Personal communication, 2 August).

Fig A.3.9: Cooksey, R., Jones, M. and Swallowe, K. (2021) Special

Study update. [Email] (Personal communication, 3 August).

Fig A.3.10: Cooksey, R. (2021) Cherwell District Council Sites. [Meeting minuets] (Personal communication, 10 August).

Browne, J. and Cooksey, R. (2021) Literature Review Advice. Cooksey, R., Howells, A. and Swallowe, K. (2021) Cherwell (Personal communication, 2 November).

Cooksey, R. and Swallowe, K. (2021) Post Feedback

Fig A.3.18: Communication. [email] (Personal communication, 27 October).

Cooksey, R. and Jones, M. (2021) General Feedback. [Email]

Fig A.3.20: (Personal communication, 30 November).

Cooksey, R. (2021) Draft Submission feedback. [Meeting

Fig A.3.21: minuets] (Personal communication, 09 December).

Cooksey, R. and Swallowe, K. (2021) General Feedback.

Fig A.3.22: [email] (Personal communication, 14 December).

199

Fig A.3.23: Cooksey, R. and Jones, M. (2021) General Feedback. [Email] (Personal communication, 14 December).

Cooksey, R. (2022) Website Presentation To Cherwell

Fig A.3.24: Council. [Meeting minuets] (Personal communication, 15 September).

Fig A.4: Key Events Time Line. By Author Cooksey, R. Fig A.5.1: Table 24 Extra-costs of building to the code relative to a base line that includes 2010 changes to Part L (Baseline: Part L 2010) Unknown Citation.

Fig A.5.2: Swallowe, K. (2021) List of sites already developed, list of

possible future sites and list of possible future sites. [Email].

Fig A.6.1: Online questionnaire. By Author Cooksey, R. Fig A.6.2: Online questionnaire, Question 1. By Author Cooksey, R. Fig A.6.3: Online questionnaire, Question 2. By Author Cooksey, R. Fig A.6.4: Online questionnaire, Question 3. By Author Cooksey, R. Fig A.6.5: Online questionnaire, Question 4. By Author Cooksey, R. Fig A.6.6: Online questionnaire, Question 5. By Author Cooksey, R. Fig A.6.7: Online questionnaire, Question 6. By Author Cooksey, R. Fig A.6.8: ADM Stage Two Review Form. [screenshot] By Author Cooksey, R.

Fig A.6.9: Email correspondence with a Chartered Architectural

Technologist [Email] (Personal communication, 10 January). (source: Cooksey, 2022).

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Accessibility to Self-Build ‘Mapping Land For The ‘Everyperson Archetype’

Ryan John Cooksey Special Study 2021-2022

Accessibility To Self-Build

Articles inside

1 Theoretical Idea’s: Gentrification