Inclusive Communities:Inclusive Communities:

Andrew McAnultyAndrew McAnulty

Landcom Guidelines Launch 3 July 2008

Creating ValueCreating Value

Creating PopularityCreating Popularity

Creating a Truly Sustainable Creating a Truly Sustainable CommunityCommunity

Greater London

The ‘Old’ Stonebridge

• Built in 1960’s and 1970’s

• Home to over 6,000 people

• Will provide 2,200 homes, inc 700 houses

•Original estate had 1,775 homes– 914 homes in six high-rise– 690 in seven medium rise – 171 townhouses

• Fear of crime

• Mono tenure

• Huge unemployment

• Gun Crime / Drug dealing

• “Residualised lettings”

• Perceived police no-go area

Some facts and figures …• Young population on Stonebridge:

- 32% under 16- 45% under 25- 54% under 30 years old.

• Unemployment:- 12 % Stonebridge (22% in 1994)- 7 % Surrounding wards- 5 % Brent.

• 56% households with net weekly income < £200

• 52% of young people aspire to go to University

Population …

Over 10 different ethic groups:

29% Caribbean

23% African

19% White

19% Black British

10% Asian or other backgrounds

1936

1996

2008

Stonebridge Today

First three phases: 1145 homes for rent.

Re-housing the existing households.

Key Risks

Loss of External Funding

Business Plan

Capital Cost

Popular Housing

• Secure By Design

• Energy efficient

• Traditional street pattern

• Overlooked open spaces

Tree lined streetsTree lined streets

Landmark focal buildings

Massive reduction in crime, and of the fear of crime!

Traditional Streets

Landmark Building Strategy

“Creating Value”

Retail Provision 2003

Retail Provision 2004

Making a place where people

will visit – not just hurry past!

Landmark Health, Community, Residential and Retail

Fawood Children’s Centre

Nursery

Future Open Space 2008

Youth & sportsYouth & sports

School sitesSchool sites

Mixed-use with shopsMixed-use with shops

Health , community, Health , community, supermarket and supermarket and residentialresidential

Fawood Fawood Children’s CentreChildren’s Centre

Rebuilding Community FacilitiesCreating Value and the ‘Ripple Effect’

Potential sites for sale & mixed tenure development

Youth

• Intensive work with schools, young people and partners.

– Variety of sports, arts and music projects.

• Youth Strategy, Forum & Board representation.

• Engage 350+ young people weekly.

New youth and sports provision

Community Support

• Grants

• Support to Tenant and Community Groups

• Development of Customer First Strategy

• Support to the Elderly

• Regular celebration of achievements!

Training and Employment

• Training links with colleges: 80% retention.

• 70% leading to jobs, qualifications and FE.

• Job Matching: 80% still in work after 6 months.

• 1,200 residents supported.

• Local Labour in Construction– a model for studies – – over 200 residents

benefited

Key Learning Points

• Quality of design fundamental- Make savings within procurement and phasing / not

design.- Scale of development requires design diversity.

• Critical nature of Employment & Social Regeneration Activity

• Ability to provide revenue support for loss making facilities and legacy work.

• Budget for significant ‘mean while works’

Final Learning Points …

• Create Local Landmarks

• Densification of existing urban area – increasing sustainability of services.

• Implement Compulsory Purchase Orders!

• Mixed Tenure – Balanced Communities- “Stonebridge Homebuy” :

Retained equity by land owner / developer - for key workers, local people, skilled migrants?

• Purchase ‘ripple effect’ land – capture value

RIBA Award Winner 2005

RTPI Sustainable Communities Award 2005

RICS Award May 2007

Consultation! Consultation! Consultation!

Redfern; Bonnyrigg; Minto; Airds ….

Green Field Development – Right first time …Or future Urban Renewal?

“Leaving Legacies and not building empires”

Ann Weldon. Board Member RWA.

Creating Possibilities …..

• National Housing Strategy

• National Rental Affordability Scheme

* 100,000 homes – Delivery? Impact? location?

• Urban Regeneration & Renewal

* Bonnyrigg; Redfern; Minto; Airds …

• Affordable & Key Worker Housing

• Mixed Use and Integrated Development

• Employment & Social Regeneration

Creating Possibilities …• Role of the ‘Not For Profit’ sector

- Growth? - Increased funding- Exploring stock transfers- Significant capacity building … delivery- Securing appropriate opportunities

• Indigenous Housing - Opportunities for wealth and asset transfer?

• Strategic Partnerships with: - Landcom; Housing NSW; NSW Health; Dept of

Education; Universities; LGA’s; State & Federal Gov’t; Developers and landowners; Financial Institutions.

The Wider APP Team