Resident-led housing organisation Phoenix Community Homes, have built 8 new homes on Riverpark Gardens. The new homes are a mix of 1, 2 and 3-bedroom apartments and situated close to Ravensbourne station, overlooking the Ravensbourne River. They became available for shared ownership early in 2019.
Phoenix have an active pipeline of developments, including the recently completed award winning Hazelhurst Court scheme.
Delivering 22 units of resale price capped sub-market units in Enfield, built to the bare minimum allowing residents to adapt their homes over time.
| Number of homes | 22 resale price capped sub-market homes |
| Location | Ponders End |
| Stage | Planning Permitted 2022 |
How they formed
Established by four young Londoners in 2013, who couldn’t afford to buy and were uninspired by expensive shared ownership flats with fixtures and fittings they didn’t want. They wanted to be part of solving their own housing issues by contributing to their homes and realised they could open this out to others in their situation, so-called ‘generation rent’.
Naked House is a not-for profit Community Interest Company Limited by Guarantee. It is managed by its founding directors and governed by a board which includes industry experts and representatives from a membership of potential residents.
Securing sites
Naked House is in the final stages of securing 3 council owned former garage sites in Enfield on an affordable basis to build 22 homes.
Design and construction
The project should start on site in 2019. Houses will be completed, so they are secure, watertight and habitable, as well as planning, building regs, and mortgage compliant. There will be a kitchen sink, a basic bathroom, heating and the start of electrics and lighting, but no other finishes, fittings or partitions. This allows people to create and adapt their own home over time, either doing the work themselves or paying builders.
Following a competition, Naked House have appointed OMMX as architects. Their design is sympathetic to the suburban character of the sites. The basic structure and shell are well designed, low carbon, and thermally efficient to reduce energy consumption. It also allows for maximum extension and adaptability, so people can choose how they want to live. Naked House will work with residents with a fit-out manual and skills programme to ensure purchasers know what they can and can’t do. The leases will also contain clauses controlling future adaptations.
Finance and affordability
Naked House will use grant funding from the GLA and development finance which will be paid back through purchaser’s mortgages. Working with councils to get land on an affordable basis allows homes to be genuinely affordable for those with a household annual income of between £25-90k. The homes never cost more than a third of gross income. Homes will be priced at around 65-70% of the full market value in Enfield. The lowest cost homes will be genuinely affordable for those on the London median wage or below. As a not-for profit, construction savings will also be passed onto purchasers.
Any discount received by the initial purchaser is locked into the lease through a resale covenant. The home can still rise or fall in line with the market, or with improvements, but always at the same level below market. This ensures the discount is locked in for future generations whilst recognising the ‘sweat equity’ of purchasers.
Living there
Naked House is for the ‘intermediate’ market who don’t qualify for social housing but are unable to afford a home on the open market. An eligibility and allocation policy will be agreed with the Council. This will typically prioritise first-time buyers who live and/or work in the borough and can demonstrate need, an ability to afford mortgage repayments, and a willingness to customise the home. By giving people a stake in their home, and responsibility over a community garden, a shared workshop, and long-term management, the shared journey of adapting homes should bring people together from the start.
© OMMX
Two-thirds of the St Ann’s Hospital site was due to be sold for a private housing development, in a proposal that took no account of the needs of local people at a time of severe housing need. A group of Haringey residents and workers formed the St. Ann’s Redevelopment Trust (StART) because they wanted to see the St Ann’s Hospital site used for permanently and genuinely affordable homes, promoting health and well-being, and creating a green neighbourhood.
The GLA purchased the land from the NHS, and StART worked with the GLA to ensure a community-led development on the site, and influenced the brief for the GLA’s development partners, which includes a requirement for at least 50 CLH homes to be delivered.
How we helped
We funded StART to develop tenure mix options and development options for the CLH homes on the site. StART have since decided they will not continue as an organisation providing housing, but have supported the formation of Gida Housing Co-op.
West Kensington and Gibbs Green are two adjacent estates in LB Hammersmith & Fulham. The estates contain 760 homes and close to 2,000 residents, but were due to be sold off to developers.
Over two thirds of households are members of West Ken & Gibbs Green Community Homes Limited (WKGGCH), the company set up by residents to take over the ownership of their estates. The Members have elected a Board which is made up of 14 residents and 4 housing experts. The Board meets every couple of months to progress its founding aim, which is to improve the neighbourhood and save the estates by transferring them into community ownership under resident control.
The Lillie Road site is a significant infill opportunity which can be delivered following the Right to Transfer proposal for the estates.
How we’re helping
We have supported a feasibility study and advised on co-design at Lillie Road. The initial feasibility work has been completed and used to support discussions with the council. We have advised on delivery models and development partnership options.
A community-led project to develop affordable housing with genuine industrial space involving local people.
Camley Street Sustainability Zone is linked to the Neighbourhood Forum and brings together the interests of businesses on the Cedar Way industrial estate and those of residents on the residential estate opposite. The industrial estate was built in the 1980s and is home to a number of businesses, employing around 500 people and providing essential services across London. A survey of local residents found housing was a great priority for the area, in particular more affordable family housing.
The Camley Street Neighbourhood Plan recognises an opportunity to intensify land uses by integrating industrial use with new residential development.
How we’re helping
We have provided a small amount of funding to help explore the legal basis of co-production. LB Camden are engaged in discussion with CSSZ and agreeing joint working.
Watch a presentation of the project
