Helping ourselves to homes for all

Community land trusts answer a major housing need, says Pam Johns of Coodes

PROPOSED changes to property development planning could result in a complete overhaul of the UK’s approach to affordable housing. The Planning White Paper, which has just been through consultation, includes a number of proposals, one of which is the abolition of section 106 agreements for developments of up to 50 houses. Section 106 agreements, which are currently in place for any development of 10 or more homes, mean developers have to include a proportion of affordable housing. While these are just proposals at this stage, the White Paper has been criticised by some as risking a reduction in affordable homes.

Affordable housing for local people is something I am passionate about. I recently ended my term as a Board Member of the National Community Land Trust Network (NCLTN), a position which I have served for six years. I believe community land trusts have an increasingly important role to play in ensuring we provide housing for local people.

Community land trusts are set up and run by local people to develop homes or other assets. Homes remain genuinely affordable in the long-term, based on average wages of ordinary people in the area. They serve a particular and important purpose – helping local people to stay in their communities.

While the movement has grown and become more influential and professional, it is sadly needed more than ever. The disparity between wages and house prices has widened considerably since the movement began. Since the last recession, mortgage lenders are more risk averse and it is increasingly challenging to get a foot onto the property ladder. For many young people, particularly in many of the rural communities here in the South West, buying a home in their locality is just a dream.

From around 2004, I was part of those early gatherings of people interested in developing affordable housing for local people in and around Holsworthy in north west Devon. I was a founding member of the charity Holsworthy Community Property Trust (Homes for Holsworthy), of which I am still a trustee.

Ten years ago there were just 20 or so community land trusts in the UK and there are now 350. Community Land Trust Cornwall has created 230 new homes in 23 locations, including St Martins on the Isles of Scilly, Rock and Delabole. In Devon, developments at a number of sites in towns and villages including Salcombe and Beer and, as well as Holsworthy, are helping ensure local people are not priced out of their communities.

When I was first involved in community land trusts, it was viewed as a fringe movement and had little or no clout at a national level. It took time for the movement to be recognised, but when we could demonstrate the impact schemes were having on people in their local areas, the tide began to turn.

The NCLTN now lobbies nationally on affordable housing issues, helping the voices of people in their local communities to be heard. A key success during my time on the Board was when the NCLTN achieved exemption from Right to Buy legislation for its schemes. This means that any property built as part of a Community Land Trust remains affordable forever. When occupants choose to move on, the house is priced at a genuinely affordable level for the new buyers, who must meet the Community Land Trust criteria.

The NCLTN also played a major role in the collaborative efforts to secure the Community Housing Fund from Government. We are now watching closely for this to come to be continued.

While there are now many more community land trusts, they cannot, on their own, be the answer to our housing crisis, but they can be part of the solution.

In places like Holsworthy housing that’s affordable for local people is vital. I have been privileged to see first-hand the difference it makes. Speaking to people who have been able to continue to live and work in the area they call home, thanks to the housing created through a community land trust, makes it all worthwhile.

The events of 2020, with growing concerns over job security, along with the proposals outlined in the White Paper, make the community land trust movement more relevant than ever.

Pam Johns is a Partner and Rural Services team Leader at South West law firm Coodes Solicitors.

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