Overview The idea is that a rural context might need a different approach to urban CLTs. Britain is an urban nation – only 19% of people in England live in a rural area But British CLTs are a rural phenomenon: of 150 CLTs in England and Wales, 135 are rural – 90% of the national movement

The context: Introducing rural Britain

Commission for Rural Communities, 2008: “For fifty years or more, policy has undervalued the countryside and failed to meet the needs of rural communities and of the nation... Rural communities have slowly but relentlessly become less and less sustainable and less and less self-sufficient.”

The context: Introducing rural Britain Lower earnings Higher house prices Older people Declining services

The context: Introducing rural Britain Lower earnings English median income: £22,000 Rural median income: £19,300

The context: Introducing rural Britain Higher house prices £253,600 £241,300

The context: Introducing rural Britain Lower earnings Higher house prices In 2010, average lower quartile house price in urban areas = 7.2 x average lower quartile income Average lower quartile house price in rural areas = 8.1 x average lower quartile income Older people Declining services

The context: Introducing rural Britain Lower earnings Higher house prices House prices rising faster than in urban areas: E.g., South East England, house prices increase 76% in 10 years 2003: £180, : £317,325

The context: Introducing rural Britain Lower earnings Higher house prices Older people Migration to rural areas: 54,000 in 2009/10 Generally older people: 21% are over 65 (19% in urban areas). 50% are over 45 years old Migration out of rural areas: Generally younger people. E.g., Number of year olds in rural North East communities has dropped 13.6% in the last decade. Declining services

The context: Introducing rural Britain Lower earnings Higher house prices Older people Declining services Pubs, schools, shops, community facilities

So where does it go wrong for rural communities?

Where does it go wrong for rural communities? Planning restrictions Not scaleable Developers not interested Market housing more profitable NIMBYism Monopoly in land supply

So what about rural CLTs? CLTs started by local community in response to this threat (or opportunity)

Lyvennet Community Trust, Cumbria

Wilton CLT, Wiltshire

High Bickington CPT, Devon

Film: High Bickington Community Property Trust

What is the role of the community? There are two main routes for delivering CLT homes in rural England: “Go it alone” for the CLT (the traditional route) Partnership with a housing association (or developer) In both cases the CLT owns the land and homes developed: this is the community’s primary and most important role.

Go your own way… CLT owns the site and develops itself Once the homes are complete, the CLT is responsible for management and allocations E.g., High Bickington CPT CLT bears all the risk of development, but retains all the reward - including rents from the properties Requires a big time commitment from the CLT volunteers!

A beautiful partnership… CLT owns the site and grants a long lease to a housing association (or developer) Housing association develops the homes and manages them Housing association bears the development risks, but retains the rental income Break clause in the Agreement between the parties allows the CLT to buy back their interest after a period of time E.g., Worth Community Property Trust

A beautiful partnership… For a CLT: Limits the risk that they bear Access to expertise and financial capacity Builds reputation with local authorities Lessens the regulatory burden For the housing association Gets houses developed! Access to land and community support Access to public finance Enhances their reputation with communities, and as an innovator

Who takes the initiative? Gatekeepers within the community: Parish Council, Village forum Tradition of volunteering and “all mucking in”: existing Trusts or new groups of people An individual with a vision, or an opportunity: e.g., landowner Sparks from local authority, housing association or rural community council?

Organising rural communities

SMALL POPULATION Migration brings skilled volunteers Isolation Limited knowledge transfer Strong identification with community Poverty Less detachment Easier to reach people Gatekeeper organisations Structure Entrenchment Anti-development lobby

Addressing the challenges Limited knowledge transfer Entrenched views of local organisations Anti-development lobby / hidden poverty

Fostering strong sector-led networks

Training and resources

Funding for CLTs

Regional Umbrella CLTs

Growing the movement

Interested in finding out more? National CLT Network Advice, resources, training and advocacy See it and believe it – grants to visit CLTs Visit or contact Catherine Harringtonwww.communitylandtrusts.org.uk on or CLT Fund Feasibility Fund Technical Assistance Fund Contact Hannah Fleetwood on or

National CLT Network website: CLT Discussion Forum – Over 500 members Follow the Network on and Facebook Join the Network Contact us: or Keep updated!

Any questions?