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Inclusive Communities:Inclusive Communities:
Andrew McAnultyAndrew McAnulty
Landcom Guidelines Launch 3 July 2008
Creating ValueCreating Value
Creating PopularityCreating Popularity
Creating a Truly Sustainable Creating a Truly Sustainable CommunityCommunity
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Greater London
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The ‘Old’ Stonebridge
• Built in 1960’s and 1970’s
• Home to over 6,000 people
• Will provide 2,200 homes, inc 700 houses
•Original estate had 1,775 homes– 914 homes in six high-rise– 690 in seven medium rise – 171 townhouses
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• Fear of crime
• Mono tenure
• Huge unemployment
• Gun Crime / Drug dealing
• “Residualised lettings”
• Perceived police no-go area
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Some facts and figures …• Young population on Stonebridge:
- 32% under 16- 45% under 25- 54% under 30 years old.
• Unemployment:- 12 % Stonebridge (22% in 1994)- 7 % Surrounding wards- 5 % Brent.
• 56% households with net weekly income < £200
• 52% of young people aspire to go to University
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Population …
Over 10 different ethic groups:
29% Caribbean
23% African
19% White
19% Black British
10% Asian or other backgrounds
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1936
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1996
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2008
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Stonebridge Today
First three phases: 1145 homes for rent.
Re-housing the existing households.
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Key Risks
Loss of External Funding
Business Plan
Capital Cost
Popular Housing
• Secure By Design
• Energy efficient
• Traditional street pattern
• Overlooked open spaces
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Tree lined streetsTree lined streets
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Landmark focal buildings
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Massive reduction in crime, and of the fear of crime!
Traditional Streets
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Landmark Building Strategy
“Creating Value”
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Retail Provision 2003
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Retail Provision 2004
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Making a place where people
will visit – not just hurry past!
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Landmark Health, Community, Residential and Retail
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Fawood Children’s Centre
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Nursery
Future Open Space 2008
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Youth & sportsYouth & sports
School sitesSchool sites
Mixed-use with shopsMixed-use with shops
Health , community, Health , community, supermarket and supermarket and residentialresidential
Fawood Fawood Children’s CentreChildren’s Centre
Rebuilding Community FacilitiesCreating Value and the ‘Ripple Effect’
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Potential sites for sale & mixed tenure development
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Youth
• Intensive work with schools, young people and partners.
– Variety of sports, arts and music projects.
• Youth Strategy, Forum & Board representation.
• Engage 350+ young people weekly.
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New youth and sports provision
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Community Support
• Grants
• Support to Tenant and Community Groups
• Development of Customer First Strategy
• Support to the Elderly
• Regular celebration of achievements!
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Training and Employment
• Training links with colleges: 80% retention.
• 70% leading to jobs, qualifications and FE.
• Job Matching: 80% still in work after 6 months.
• 1,200 residents supported.
• Local Labour in Construction– a model for studies – – over 200 residents
benefited
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Key Learning Points
• Quality of design fundamental- Make savings within procurement and phasing / not
design.- Scale of development requires design diversity.
• Critical nature of Employment & Social Regeneration Activity
• Ability to provide revenue support for loss making facilities and legacy work.
• Budget for significant ‘mean while works’
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Final Learning Points …
• Create Local Landmarks
• Densification of existing urban area – increasing sustainability of services.
• Implement Compulsory Purchase Orders!
• Mixed Tenure – Balanced Communities- “Stonebridge Homebuy” :
Retained equity by land owner / developer - for key workers, local people, skilled migrants?
• Purchase ‘ripple effect’ land – capture value
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RIBA Award Winner 2005
RTPI Sustainable Communities Award 2005
RICS Award May 2007
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Consultation! Consultation! Consultation!
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Redfern; Bonnyrigg; Minto; Airds ….
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Green Field Development – Right first time …Or future Urban Renewal?
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“Leaving Legacies and not building empires”
Ann Weldon. Board Member RWA.
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Creating Possibilities …..
• National Housing Strategy
• National Rental Affordability Scheme
* 100,000 homes – Delivery? Impact? location?
• Urban Regeneration & Renewal
* Bonnyrigg; Redfern; Minto; Airds …
• Affordable & Key Worker Housing
• Mixed Use and Integrated Development
• Employment & Social Regeneration
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Creating Possibilities …• Role of the ‘Not For Profit’ sector
- Growth? - Increased funding- Exploring stock transfers- Significant capacity building … delivery- Securing appropriate opportunities
• Indigenous Housing - Opportunities for wealth and asset transfer?
• Strategic Partnerships with: - Landcom; Housing NSW; NSW Health; Dept of
Education; Universities; LGA’s; State & Federal Gov’t; Developers and landowners; Financial Institutions.
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The Wider APP Team