Alternative housing in London: Three examples from one south London neighbourhood Kath Scanlon and Melissa Fernandez LSE London 14 April 2015

Before looking at alternatives… What is standard London housing? Dwelling types: half houses, half flats Age: 40% built before 1900 (mostly in inner London) Outer London—spike in 1930s Tenure: 48% owner occupation; 24% social housing; 26% private rental Built by speculative builders (private) or local authority or housing association (social)

An idea of prices Average dwelling price (London-wide) £356,054 = €493,190 Median private rent (London-wide) £1300/month = €1800 One- or two-bedroom flat, furnished

The current model High demand for housing (strong economy; demand from both local residents and overseas investors; population growth and immigration) → High house prices, which should → New supply – but does it work? Mayoral target: 42,000 new homes/year. Last actual: 17,930 completions. Why not? Planning constraints (green belt etc) Local political and public opposition to new construction Dominance of a few large house builders

What’s ‘Alternative housing’, and can it help? Alternative logics, models and practices that Recognise the inadequacies of current market offer; Challenge dominant forms of provision by offering something complementary – or something disruptive Includes Experimental, life-style and utopian schemes (e.g., co- housing and self-build) Technical solutions (e.g., live-work units and flat-pack housing)

The policy context In London 'Build Your Own Home – the London Way’ : HCA ‘Community Right to Build’ Nationally Funding for self-build Guidance for councils Modified tax regime Using modular pre-fab Housing Zone prospectus

One example: Walters Way, south London Features: Simple ‘flat pack’ construction method 13 homes self-built by eventual owner- occupiers Based on standard units of construction materials so easy to modify 1980s project, designed by Walter Segal

Walters Way But… Timber frame construction viewed as flimsy in Britain Dwellings built with unconventional techniques can be difficult to mortgage Local authority supported/organized this scheme and a couple of others nearby, but institutional memory of innovation is now lost

2nd example: Artists’ live/work community Havelock Walk, Forest Hill, south London Features: entire street of properties that combine living and working space for artists Grew organically over 10+ years from original foothold by sculptor Now established artists’ neighbourhood that has had ripple effects across the area But… Development done in spite of council opposition Popularity of the scheme means new units now cost £1 million plus—too much for most artists

3rd example: Co-housing community for older people Featherstone Lodge, Forest Hill, south London ‘intentional communities… created and run by their residents. Each household has a self-contained, personal and private home but residents come together to manage their community, share activities, eat together. Cohousing is a way of combating the alienation and isolation many experience today, recreating the neighbourly support of a village or city quarter in the past’ (UK Co-housing network)

An ongoing process Our research into one scheme Located in Forest Hill, South London Began in 2011 after Housing Association bought the land/site [site-first] Senior (50+) group, mainly single women Long process: -just got planning permission—start- finish minimum 5 years -Cost uncertainty and fluctuation

Issues Finding a site and high cost of land (for developers and groups): difficult to compete with commercial providers; need improved access to finance Newness of the endeavor leads to misunderstandings in relationships with Housing Association & Local Authorities; so greater knowledge needed

Lessons Alternative housing models could contribute to supply, although at the moment they are marginal. More empirical work is needed to understand what makes them successful. Need to rethink current valuation of housing and more bottom-up resident and community participation.