When we talk about solving the housing crisis we tend to talk about supply and demand, about affordability and about providing homes for people. We seldom talk about people being in control of providing their own home. The whole housing system has morphed into one of dependency, be it dependence on private landlords, house builders or the State, someone will provide it for us. When housing professionals get together they talk about mainstream housing issues, about rent prices, about how difficult it is to build council housing or social housing for rent, about problems of land supply and land-banking by private developers. Rarely do they talk about self-build, custom build or housing co-operatives. It seems, on the surface at least, that we’ve lost some of the creativity and innovation in our debates about housing.
When you dig beneath that surface though you will find all kinds of interesting projects, that take us back to a less dependent realm of provision, where self-help and mutual aid were the guiding principles for action. This type of approach can still be seen in self-build and custom build projects, co-operative housing schemes and community led housing developments. These are schemes that are shaped and controlled by residents, where people have taken back control.
Back in 1975, over 40 years ago, the then Director of Housing at Bristol City Council published a Green Paper on housing with the following title:
“A Decent Home!! (A paper to stimulate thought and encourage participation so that policies can be evolved to tackle effectively the Housing problems of this great city.)”
What a great idea. Perhaps it’s time to have that very debate again in Bristol and to encourage participation from neighbourhoods across our city with a discussion that includes some alternative solutions to housing provision instead of focusing on a system that clearly doesn’t work. Maybe it could be a debate that involves those seeking a decent home but who can’t afford what is on offer and who have given up on a social housing system that has been reduced to such a residual service. Maybe it’s also time to listen to those who have solutions but are marginalised, as their solutions don’t support the traditional mainstream approach to housing?
There are many small-scale examples to draw from that could be included in this debate but seldom are. Why don’t we talk about co-operative housing more frequently when we have such a great example here in Bristol that is currently on site and well on its way to developing a sustainable model for converting empty office buildings into homes. Proof if ever you needed it that, even now, ordinary people can refurbish old buildings, create social housing communities and produce a modest return for investors (AEOB Group).
Why don’t we talk more about ‘kit housing’ or custom build, which is factory made, using more sustainable materials, cheaper and quicker to erect on site than traditional bricks and mortar housing? There are many companies out there providing this form of housing, from the original and more expensive Huf Haus, to relative newcomers to the arena like Apple Green Homes and the local SNUG homes developed by Ecomotive. Whilst self-build might not be an option for many, custom build and co-operative housing may just be relevant to a wider audience. Together these models of provision could provide greater opportunities to those that have been failed by our current approach to housing.
Imagine if Bristol could be one of the first in the country to develop these custom build, co-operative models further, as part of the mainstream, using public land, property and resources to support individuals and communities to make things happen? Imagine if we could just find a way to support people to develop their own plans and models of future living? There’s a challenge here for Bristol to make this happen. And there’s a challenge to all of us to support these different initiatives to help effect the change that is needed. As Colin Ward put it so well:
”… if people are given the reins, get the right help and are committed, they can come up with a really excellent viable housing scheme that people want to live in”.
(Colin Ward, 1985:120, “When we build again, let’s have housing that works”)
The text of this blogpost was first written for The Bristol Cable and appeared there in April 2016.