BlackberryWayWilsford

RuralHousingWeek

Wilsford is a small village of less than 400 inhabitants, situated between Grantham and Sleaford in the county of Lincolnshire. In 2009 supported by Wilsford Parish Council, North Kesteven District Council (NKDC) carried out a ‘housing needs survey’ in the village. This survey identified a need for 6 affordable properties. Following a call for land several potential sites were put forward by local landowners, including the land between the Village Hall and Wilsford Playing Field, a site owned by Lincolnshire County Council (LCC). The Parish Council judged that LCC was likely to build houses on the site anyway. Also, the land the village hall stands on, next to this site, was not owned by the village; instead it was leased to them by the County Council, so came the idea that a cooperation on both sites could help provide the housing that was needed and help develop the Village Hall.

At this time, Central Government (Localism Act, Big Society etc.) was now backing the formation of Community Land Trusts (CLTs) for the delivery of community-led affordable housing schemes. The County umbrella CLT were key in advising Wilsford Parish Council who agreed that the formation of a Wilsford CLT would present an opportunity for the community to exercise greater control over significant village assets. In particular, the proposed affordable housing and the Village Hall and it would secure them for the benefit of the village in perpetuity. Therefore, with the support of John Mather and the newly formed Lincolnshire Community Land Trust, the Parish Council sought to put this to the village in the hope of recruiting a CLT Steering Group with a view to forming a Wilsford CLT. A well-attended public meeting was held early in 2012 with detailed presentations from

the Parish Council, Lincolnshire Community Land Trust and the then Community Land Trust Network. This led to the unanimous decision to form a Community Land Trust Steering Group, consisting of members of the public, and representatives from the Parish Council and the Village Hall Committee. The Steering

Group then set about the formation of a CLT for Wilsford and engaging with Housing Associations and Developers to bring forward a housing scheme. The Steering Group formed the CLT in spring 2013, setting up as an Industrial & Provident Society for the Benefit of the Community. They encouraged villagers to become Shareholders and involved the Community in designing the CLT Logo by holding a competition. Together with the help and support of Lincolnshire CLT a partnership between the Wilsford CLT, Lincolnshire Rural Housing Association and Westleigh Developments was established. Early plans involved the wholesale demolition and reconstruction of the village hall, but it became apparent that without considerable additional funding it would not be possible to do this at the same time as the housing development but the

final scheme left this possibility open for the future. The housing scheme needed community-led grant funding from the Homes and Communities Agency (HCA) in order to proceed. To access this grant the CLT had to prove its community credentials to the HCA, which it did with flying colours. In early 2013 the CLT held a public meeting where the village residents were invited to meet the Housing Agency and

the developer Westleigh. Above Invitation to the village

Wilsford Community Land Trust Steering Group Presentation at the Village Hall, School Lane, Wilsford

on Tuesday 15th January 2013 between 2.00pm and 9.00pm

● Come along and see the presentation and proposals for new affordable housing on land at the rear of the village hall (layouts, plans and displays)

● See proposals for the redevelopment of your Village Hall

● Find out more about the Wilsford Community Land Trust and how you can become a member

● Enter a competition to create a logo for the CLT

● Meet with and talk to representatives from:

● The proposed builders, Westleigh Developments

● The proposed housing managers, Lincs Rural

● Members from the Community Land Trust Steering Group

● Have a chat over a cuppa and cake

● It is important that we have views and opinions from everyone in the village to make this exciting proposal happen – please give us a few minutes of your time

What will the village housing proposal and new village hall look like

?

They were able to view and discuss the suggested plans and an evaluation survey of the resident’s thoughts and comments was undertaken and analysed. The extensive consultation was very successful and villagers were very impressed with the quality of the proposed housing and the design. They were also well briefed by Lincs Rural Housing Association (LRHA) who detailed the services they would provide. Here are some of the village responses:-

1. “A really well presented and welcoming event. Impressive to have so many people representing the housing association and developers. Lots of information and ideas”

2. I say go for it! 3. I support the development of affordable homes in Wilsford for local people

as long as it is limited to this development and that the housing remains for local folk.

Consultation Event. Talking over the plans with the developer

Consultation Event. Talking over the plans with the developer

Even without the reconstruction of the village hall, creating a financially viable scheme was challenging. To get to that position, the CLT successfully secured additional grant funding from North Kesteven District Council and accepted that the scheme had to be slightly larger in number than the six homes that were originally planned. A scheme of 10 family homes was agreed, along with a site layout that gives the opportunity for the village hall to either be refurbished where it currently stands or to relocate to an adjacent site. By partnering with a Housing Association, Wilsford CLT did not have to undertake the potentially risky and costly process of submitting a planning application. Westleigh Developments submitted the application on behalf of Wilsford CLT and Lincs Rural HA in the summer of 2013. There was not a single objection to the application and

planning permission was granted in the autumn of 2013. A key aim of the CLT was to ensure that any homes that were built were not only affordable but prioritised for local people with a connection to Wilsford. The CLT successfully negotiated a legal agreement (Section 106 agreement) with the District Council and the Housing Association ensuring that people and families with a local connection to Wilsford have priority. In December 2013 Wilsford CLT purchased the entire site, including the village hall from Lincolnshire County Council, a long lease having already been drawn up between the County Council and the Housing Association. In other words, the CLT was now landlord to the Housing Association. The CLT receives an index-linked ground-rent from the Housing Association for the life of the lease (125 years). Construction started in July 2014

Plans showing the final layout of the 10 new homes for rent and the location of the existing Village Hall which was transferred from the ownership of the County Council to Wilsford CLT.

Starting on site April 2014 - Work progressing on site

In September 2014 Wilsford CLT held its first AGM which was a very successful event attended by shareholders from the village, Lincs Rural, Westleigh the builders LCLT and NKDC Housing Officer and our District Councillor.

WCLT First AGM September 2014 WCLT Committee had regular meetings on site during the process and were impressed with the quality of the build of the new homes their energy efficiency, including solar panels for water heating and the very latest Dimplex quantum storage heaters both important as energy savers and to reduce the running costs for the tenants.

Compact Quantum storage heaters

As the homes were nearing completion, WCLT keen to involve the village, held a competition to suggest the names for the new road. The most popular name was Blackberry Way and all those voting for this name were put into a hat and the person whose name was drawn would be asked to open the road. The invitation went out to Di and Dick Fairhead to cut the tape and they were delighted to accept. The homes were completed and ready for occupation in March 2015, and a big celebration was held in February 2015 hosted in the village hall by Wilsford CLT and supported by LRHA, Westleigh and Lincs CLT. It was very well attended by all the Providers and interested parties including some of the prospective new tenants County Councillors including Martin Hill Leader of Lincolnshire County Council. Wilsford had the honour of being one of the first in Lincolnshire along with Pinchbeck to complete their affordable housing scheme.

Blackberry Way Homes on the Opening Celebration February 2015

Blackberry Way celebration cake

John Mather LCLT addressing guests

John Howes Chief Executive

Lincs Rural

Helen Smith Chairman of Wilsford CLT

Tree planting with Bishop Tim Ellis to mark the opening

Dick and Di Fairhead cutting the tape to open Blackberry Way

Blackberry Way February 2015 celebration and guests. Blackberry Way two years on. Wilsford CLT held a welcoming Tea party for the residents of Blackberry Way in September of 2015, which was well attended and enjoyed by all with games for the families in the Village Hall. The village has been very happy with the lovely design of the new homes and the improved appearance with the new road and new gate to access the children’s play area and the playing field. One of the major benefits for the Village has been the ownership of the land the homes are built on and the land where the Village Hall stands. This has meant the Village Hall Committee could start to look at ways to develop and improve its facilities. Wilsford CLT together with the Parish Council and the Village Hall Committee gave funds to enable the team to employ specialists (Focus Group) to put in a bid for funding. In late 2016 this proved successful and a village survey and questionnaire was undertaken. An amazing 138 replies were received from the around 200 households including very positive and helpful responses from Blackberry Way. The Village Hall now hope that the Report produced by the Focus Group will help guide their next bid for development funding. The Hall is used regularly for Badminton and is ideal as a Sports hall as it has a sprung floor. Brownies, parties, cinema, book sales, Sunday breakfasts and a Crafting group are just some of the activities. Blackberry Way tenants have shown an interest in supporting the village hall and they have used it for parties etc. and attended other events.

Some of the Wilsford Village Hall Committee after their Badminton session

In addition to the development of the Village Hall the new tenants have been very happy at the warm reception they have received from Mike and Sally at the Village Hall who confirm that at least half of the new families use the shop and Post Office on a regular basis.

Mike and Sally Wilsford shop and Post Office. There is an equally warm welcome to be had at The Plough in from Laurent and Sally who have made the Plough a lovely meeting place for meals, drinks and quizzes and their very popular lunches and dinners.

The Plough Wilsford

Three of the residents of Blackberry Way, and the social impact of a new home

Matthew - Blackberry Way Lincs Rural has changed my life 100%. Before being allocated a property at Blackberry Way, I was living at a friend’s home sleeping on the floor, which was having an impact on my health. Since the move my health has improved no end.

Russell – Blackberry Way Russell cares for his parent’s full time. Having his own place he has been able to step back and gain a chance to put his life in order. Part of this process has been reconnecting with friends.

Kerry – Blackberry Way, Wilsford Kerry and her two sons previously lived at Clacton on sea in Essex. They lived in a flat with no garden in an area that had problems with drug users. The flat was very damp causing major mould issues. With no prospect of the landlord sorting this problem Kerry spiralled into severe depression, with no support system nearby. She needed support from her sister and applied for a move to Wilsford. Fortune favours the brave and Kerry was allocated a property, which has changed

her life completely. Not only does she have the support of her sister, she has the support of all the new friends she has made.

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