1. Steve Coleman Director of Development & Investment
Why the Road to a Friend’s House is
Never Too Long
Or 
 Why sometimes I believe in 6 impossible things before Christmas

2. Here's what I am covering
About Lewisham Homes
Housing Supply in London
Housing Supply in Lewisham
Six constraints on supply
Six things LH is doing

3. About Lewisham Homes We manage 18,000 homes in Lewisham
We’re creating nearly 400 new homes with Lewisham Council
We’ve created 10 new homes (6 new build and 4 conversions), 79 new homes on site, and 291 at pre=-planning stage = 380 new homes as part of Lewisham Council’s 500 new homes target

4. About Lewisham Homes

5. Six impossible things for breakfast
there's a poison that can make you shrink
and a cake that can make you grow
animals that can talk
a cat that can disappear
a place called wonderland
I can slay the jaberwocky

6. London and Housing Supply
Housing London 2015 – The evidence base for the Mayor’s Housing Strategy

7. Lewisham and Housing Supply
48,000 London households were in TA at the end of March 2015
There has been an 89% increase in the number of homeless households in TA over the last 5 years
At the end of August 2016, 1,784 Lewisham families were in temporary accommodation, 529 of these in nightly paid accommodation
Lewisham Council has over 9,400 individuals and families on the Housing Register
Before income, in the financial year of 2015/16, LBL spent £25.8 million on its’ Bed and Breakfast, PSL and hostel accommodation

8. 6 Constraints on Supply 1. Construction

9. Constraints on Supply image of construction Adversarial
Not enough focus on the client
20/25 % decline in available labour
high levels of self employment 
cyclical market
where is the digital revolution 
why so little off site manufacturing
expensive supply chain

10. Constraints on Supply 2. Planning 3. UK economy/Industrial strategy
4. Capacity
financial
developers/ house builders
skills

11. Constraints on Supply
5. Housing policy general - financial box - flats and families - rewards - standards - inheritance and social care Affordable housing policy - affordable/social/living rents – how do we define affordable - lack of mobility - subsidy for life - supported housing - rent levels - where does the subsidy come from

12. Constraints on Supply
6. Are we asking the right questions?

13. What’s the answer

14. Six things LH are doing
Building 400 new homes – infill on existing council estates
Challenges of infill
difficult to design because of relationship with existing buildings
Loss of parking and amenity spaces
Can be expensive to build – service diversions, access, topography
We’re looking to build around 75 more new permanent homes using off-site construction methods on 2 more sites.

15. Six things LH are doing Benefits of infill
Increases the number of homes, but retains existing communities
Can be a catalyst for environmental improvements
We’re looking to build around 75 more new permanent homes using off-site construction methods on 2 more sites.

16. Six things LH are doing Example of the challenges Forest Estate
Highly restricted access road
Neighbouring buildings close to potential site, problems with overlooking
Parking on the estate is already at capacity
Steeply sloping land
Established mature trees
We’re looking to build around 75 more new permanent homes using off-site construction methods on 2 more sites.

18. We’re looking to build around 75 more new permanent homes using off-site construction methods on 2 more sites.

19. Six things LH are doing 2. Off site manufacturing
Place Ladywell - complete
3 new sites
Currently choosing manufacturer
GLA innovation funding
Partnerships
We’re looking to build around 75 more new permanent homes using off-site construction methods on 2 more sites.

20. Created and owned by Lewisham Council
Managed by Lewisham Homes
Architects: Rogers Stirk Harbour + Partners
Pop-up village is easily transported
Provides 23 families with temporary homes
Time line: approx. 1 year, from planning approval to completion

21. Approximately 45 homes
Approximate build cost £210k per unit
our ambition to improve our internal spec on a lifecycle basis
shorter development period bringing income in earlier
modular delivery expected at 1 storey per week, so 6 weeks to complete superstructure
total build 6 months
rental income begins 12 months sooner than on a traditional build

22. Six things LH are doing 3. Construction Management
design and build
gambling
local Supply chain
4. Taking control of specification
lifecycle
performance
We’ve worked with Rogers Stirk Harbour and Partners to refine the product and think we will be able to produce 95% of our new buildings off-site. This means an estimated week construction period.

23. Six things LH are doing 5. Acquisistion programme
First programme started in 2015
£20m loan from LBL to LH
to house homeless families
LH have acquired 80 properties
saving the council £400,000 per annum (£5,000 per unit)
offers secure, stable and good quality temporary accommodation, compared to B&B and hostel accommodation
a second £20m loan has been agreed with the Council, allowing for a further 72 acquisitions over the next 2 years
We’ve worked with Rogers Stirk Harbour and Partners to refine the product and think we will be able to produce 95% of our new buildings off-site. This means an estimated week construction period.

24. Six things LH are doing 6. Estate regeneration
LBL’s commitment to residents:
Any tenant who wants to stay will be able to do so, on the same terms and rent policy as today
Any leaseholder who wants to stay in home ownership will be able to do so, and will be no worse off financially
We will maximise the number of new Council homes we can build – this is the whole purpose of the exercise
As well as new Council homes we will also look at other types of affordable housing
We’ve worked with Rogers Stirk Harbour and Partners to refine the product and think we will be able to produce 95% of our new buildings off-site. This means an estimated week construction period.