Activity, Opportunities, Barriers & Skills

by

Tim DohertyDirector – NaSBA (National Self Build Association)

& Dobanti Property Consultants

1 /20Bristol Community Land Trust – April 2013

Bristol Community Land Trust

1. National & International activity2. Policy & definitions (self or custom?)3. Opportunities4. Barriers5. Technical knowledge & skills needed

Contents 2 /20

A 2011 self build 3 /20Bristol Community Land Trust

And the view! 4 /20Bristol Community Land Trust

National - Historical 5 /20Bristol Community Land Trust

Source: Joseph Rowntree Trust report – Homes for DIY. 2001

National – Last 5 yrs 6 /20Bristol Community Land Trust

Source: HB&R – UK Self Build Market report. Q1 2011

Internationally…. 7 /20Bristol Community Land Trust

Source: NaSBA/SmartLIFE self build comparison

Current Policy 8 /20

“I want to create a self build revolution where building your own home is not just the preserve of the privileged few.”

Grant Shapps, Minister for Housing, 2011

Bristol Community Land Trust

Definitions 9 /20Bristol Community Land Trust

‘Self Build’ is when individuals create a new home to their own design – either literally building it themselves or (more usually) working with an architect or builder/developer

‘Custom Build’ is becoming recognised as the larger scale form of self build – where groups of people are involved, or a number of self build plots are delivered on a single site

LILAC Co-Housing Leeds (20)

Almere, Holland (3,000 – 100 Ha)

Community Schemes 10 /20

Lancaster Co-Housing Group (41)

Springhill Co-Housing Stroud (34)

Bristol Ashley Vale Group (30)

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Individual Opportunities 1 1/20

1. Architectural expression2. Personal specification & performance3. Instant equity4. A bigger house for less money5. Mortgage freedom (x 3, 4, 5….)

Choice

Money Family

Retire

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Group Opportunities 1 2/20

1. Design (within codes)2. Personal specification & performance3. Affordability + sweat equity4. Adaptation5. Community values

Performance

Community cohesion Shared spaces

Flexible options

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Barriers: The budget 13 /20

Money no object

Using Main contractors

Self project management

Building Yourself

Main 60% of Projects

Bottom 20% of Projects

Top 20% of Projects

Cost per M2*

£1500

£1000

£800

£550

Bristol Community Land Trust

Barriers:Land Availability 14 /20Bristol Community Land Trust

1. Scarcity2. Price & affordability3. House-builder competition & cash flow4. Time for consents5. Level of consents6. Exception sites7. Community right to build

Local authorities already looking at encouragingself build

Collectively nearly 2000 self build homes are in the pipeline

Bristol Community Land Trust Barriers:Land Availability 15 /20

Self build sitesbeing marketedby HCA& GLA

Bristol Community Land Trust Barriers:Land Availability 16 /20

Barriers: GroupFinance – CB Fund 17 /20Bristol Community Land Trust

1. Eligibility – Constituted body, Ltd Co, CLT… 2. + 5 homes3. Maximum development value at £3m4. 75% of cost 5. All elemental groups 6. Maximum average unit price of £250,0007. 2.3 to 11.75% commercial interest (covenant) 8. So, 12 unit @ £3m @ 75% = 2.25m potential9. Other lenders; Triodos, Charity, Ecology….

Barriers:Timetable 18 /20Bristol Community Land Trust

Month = 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30Stage =

Stage Description =

1.1 Financial equations1.2 Indicative lending facilities2.1 Plot details & viewings2.2 Surveys2.3 Negotiation2.4 Conveyance3.1 Formulation of the brief3.2 Appointment of Architects3.3 Schematics & consultations3.4 Planning application3.5 Planning approval4.1 Choice of specifications4.2 Building Control drawings4.3 Specialist supplier costs4.4 Tender documentation4.5 Analysis of costs4.6 Appointment of contractors4.7 Lead time5.1 Construction phase

Stage 1 Stage 2 Stage 3 Stage 4 Stage 5Budget Land Acquisition Design & Planning Specifications & Cost Construction Phase

Technical Skills 19 /20Bristol Community Land Trust

Management• Planning & programme management• Ability to conceptualise plans (2-D)• Clarity in brief preparation• Good decision makers• Accurate financial awareness• Flexible attitude Physical – none necessary, but:• Trade Skills – useful• DIY skills – internal fit out?• Decoration• External landscaping

It’s worth it? 20/20Bristol Community Land Trust