Community Self Build: Building More Than Homes

Understanding the Power

Have you ever imagined a housing development shaped not just by profit margins, but by the aspirations and needs of the people who will live there? Picture a neighbourhood where residents have a real say in its design, fostering strong social connections and a sense of belonging. This isn't a utopian fantasy; it's the reality of community self build.

The term ‘community self build’ might conjure up images of a muddy building site where everyone dons hard hats and collectively lays bricks. While some projects do involve residents in the hands-on construction, the concept is far broader and more nuanced.

In essence, community community self build is about people organising themselves to create the kinds of homes – and communities – that they want. This can take many forms:

• A group of aspiring homeowners collaborating to build their individual dwellings, perhaps sharing resources and learning new skills along the way.
• A local initiative driven by a desire to provide affordable housing for young people or those on the housing ladder.
• Friends coming together to establish an intentional community with shared values and communal spaces.

The beauty of community self-build lies in its flexibility and adaptability. Projects can be initiated by future residents themselves or by external organisations with a social purpose. The resulting homes can be privately owned, co-owned, or rented. While future residents are often involved in the planning and design stages, their level of participation can vary significantly.

Membership criteria for these projects also differ. Some operate more like market-driven developments, while others prioritise specific groups, such as local residents or those in housing need. The level of ongoing community participation expected of members can also range from active involvement in shared activities to simply residing in the completed homes.

Determination at its Core

Crucially, the term ‘self-build’ doesn’t necessarily mean physically constructing the homes yourself. A common model, particularly for higher-density urban projects, involves the group commissioning a contractor for the main building works. This ensures efficiency, consistency, and quality, especially in grant-funded projects with tight deadlines.

What truly defines ‘self-build’ is self-determination: the power to choose who does the work and how it’s done. Whether residents pick up tools or project manage contractors, the driving force is the collective decision-making of the group.

An inspiring example of community self-build in action within the UK is the Ladywell Self-Build Community Space in Lewisham, London. This project saw a group of local residents transform a derelict brownfield site into a vibrant community hub. The self-builders, many with no prior construction experience, collectively designed and built a multi-functional space that now hosts a variety of activities, including workshops, events, and community gatherings.

Rural Urban Synthesis Society

This initiative not only provided a valuable asset for the neighbourhood but also empowered the participants with new skills, fostered a strong sense of ownership, and demonstrated the transformative potential of community-led development in an urban setting.

Anna Hope, a participant in the Ashley Vale project in Bristol, exemplifies this. Despite having no prior DIY experience, she gained invaluable skills through the collaborative nature of the project, where residents pooled resources to bring in expert trainers. This highlights another significant benefit: the opportunity to learn new skills, regardless of the level of hands-on involvement.

Beyond construction, a diverse range of skills is invaluable in community self-build projects, including project management, financial expertise, legal knowledge, and even childcare. The collaborative nature fosters a supportive environment where individuals can contribute their unique talents.

A Pathway to Affordable Housing

Contrary to the perception that self-build is solely for the wealthy, community-led housing offers a powerful route to creating affordable housing for local people. By creatively reducing land and construction costs or through subsidy models, these initiatives aim to make homeownership or affordable rental a reality for those often priced out of the conventional market.

Models like Community Land Trusts (CLTs) exemplify this. These locally-managed organisations hold land and buildings in trust for the benefit of the community, ensuring long-term affordability, particularly in rural areas struggling with second home ownership. The UK now boasts over 170 CLTs, demonstrating the growing traction of this model.

Housing co-operatives and mutual home ownership societies offer alternative mechanisms for reducing housing costs. In these models, residents buy shares in the co-op rather than individual homes, with share prices often linked to income, making membership accessible to lower earners.

Living Collectively

The desire for more communal living is also a significant driver behind many community self-build projects. While co-operative housing has a long history, co-housing, where individual homes are combined with collectively owned shared spaces, is gaining rapid popularity. These projects often require residents to actively participate in communal activities, fostering strong social bonds and a sense of shared responsibility.

For those seeking a more collective lifestyle, self-build offers a unique advantage: the ability to design and create a living environment that perfectly balances private and shared spaces. Projects like LILAC in Leeds and Lancaster Cohousing stand as successful examples of this approach.

Turning Dreams into Reality: Support and Funding

While the idea of a community self-build project can be exciting, the initial stages of planning and development can seem daunting. Fortunately, various forms of support are available.

Start-up or ‘seed corn’ funding can help groups develop their vision, strategy, and business plan. Grants like the Community-led Buildings grants specifically target projects run by and for the local community with open membership. Local charitable trusts may also offer smaller funding pots.

Once a solid business plan is in place, specialist lenders like Triodos Bank and the Ecology Building Society offer development finance tailored to community projects.

Furthermore, recent legislation requires local authorities to maintain registers of prospective self-builders and to consider this demand in their planning and housing functions. Self-build groups are strongly encouraged to register their interest with their local council to be informed of suitable land opportunities.

Learning from Europe

While still a growing movement in the UK, community self-build is well-established in other European countries. In Berlin, for example, ‘Baugruppen’ (build groups) account for a significant portion of new housing. These self-organised groups benefit from structured processes for accessing land allocated by the local council. As awareness of these successful European models grows in the UK, increased local council support will be crucial for their widespread adoption.

Improving Quality of Life

The benefits of community self-build extend far beyond just bricks and mortar. Involvement in these projects fosters a sense of contribution, belonging, and the ability to influence local decisions, leading to enhanced wellbeing. Residents often report greater trust in their neighbours and a reduced fear of crime.

In a society where social isolation is a growing concern, community self-build offers a powerful antidote. By creating supportive, sociable, and sustainable neighbourhoods, it not only provides much-needed homes but also strengthens the fabric of communities.

Empowering for the Future

Tools like Neighbourhood Planning and Community Rights can further empower communities to create more self-build opportunities in the long term. By including supportive policies in Neighbourhood Plans or utilizing the Community Right to Build, local groups can actively shape the development of their areas.

Community self-build is more than just a construction method; it's a catalyst for positive change. It empowers individuals, strengthens communities, and offers innovative solutions to the pressing need for affordable and well-designed housing. By embracing this grassroots approach, we can build not just houses, but vibrant and resilient neighbourhoods for generations to come.

USA: Diverse Approaches to Housing

While the term "community self build" might be less commonly used in the USA compared to the UK and Europe, the underlying principles of people coming together to create housing and community are definitely present. Here are some examples and related concepts in the United States:

Mutual Self-Help Housing

• This model, often facilitated by non-profit organizations like Self-Help Enterprises, involves groups of low-income families working together to build each other's homes.
• Families contribute "sweat equity" by providing a significant amount of the labor (e.g., 30-40 hours per week for 9-12 months).
• This collective effort reduces construction costs, making homeownership accessible to those who might otherwise be excluded from the market.
• Example: The Park Village project in Goshen, California, where 77 low-income families collectively built their homes with pre-construction training and on-site supervision. This resulted in homes costing 20-25% less than market value.

Habitat for Humanity

• A well-known international non-profit organization that partners with families in need to build decent and affordable housing.
• Homebuyers work alongside volunteers to build their own homes and pay an affordable mortgage.
• While not strictly "self-build" in the sense of full resident control over design and construction, it embodies the community aspect of people working together towards a common housing goal.

Tiny House Communities

• The growing tiny house movement often involves the creation of communities where individuals build or purchase small, sustainable homes.

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• These communities often prioritize affordability, minimalist living, and strong social connections, with shared amenities like gardens and communal spaces.
• Examples:
  • The Village at Flat Rock (North Carolina): Features over 60 tiny homes with shared amenities and a focus on outdoor living.
  • Escalante Village (Colorado): A community of 24 tiny homes along the Animas River, emphasizing outdoor recreation and community gardens.
  • Spur Freedom Community (Texas): Marketed as the "nation's first tiny house-friendly city," with relaxed zoning laws to encourage tiny home construction.

Community Land Trusts (CLTs)

• While not always involving the physical act of self-building, CLTs are a significant model for community-led affordable housing.
• CLTs are non-profit organizations that own land and lease it to homeowners on long-term, renewable leases.
• Homeowners purchase the houses on the land but not the land itself, making the initial purchase more affordable.
• Resale prices are typically capped to ensure long-term affordability within the community.
• CLTs are governed by a board that includes residents, community members, and public representatives, ensuring community control and benefit.
• Example: The Sawmill Community Land Trust in Albuquerque has created a permanent stock of affordable housing along with community spaces like a plaza, park, and commercial areas.

Co-housing

• Similar to the European model, co-housing in the USA involves individual private homes clustered around shared common facilities.
• Residents actively participate in the design and operation of their communities, fostering a strong sense of collaboration and social interaction.
• While residents may not physically build the entire development, the community-led aspect in planning and management aligns with the principles of community self-build.
• Example: Ithaca Ecovillage in New York prioritizes pedestrian and child-friendly spaces and resident involvement.

Intentional Communities

• These are diverse groups of people who have chosen to live together based on shared values, beliefs, or lifestyles.
• While housing arrangements vary (private homes, shared living), the emphasis on collective decision-making and community building resonates with the spirit of community self-build.
• Some intentional communities may undertake building projects collectively.

Disaster Recovery Efforts

• In the aftermath of natural disasters, community-led rebuilding initiatives often emerge, where residents and volunteers work together to reconstruct homes and communities.
• This embodies the collaborative and self-organizing aspects of community self-build in response to a specific need.

Key Differences and Considerations in the USA

• Terminology: The specific term "community self-build" might not be as prevalent as the individual concepts like "mutual self-help housing" or "community land trusts."
• Funding and Policy Landscape: The availability of government funding and specific policies supporting community self-build projects might differ compared to some European countries. However, programs supporting affordable housing and community development can often be leveraged.
• Scale: While large-scale "Baugruppen" like in Berlin might be less common, smaller, community-led initiatives are active across the USA.

In conclusion, while the terminology and specific models might vary, the core ideas of people organizing to create their own housing solutions and build strong communities are alive and well in the USA. Through initiatives like mutual self-help housing, tiny house communities, community land trusts, and co-housing projects. These examples demonstrate the diverse ways in which Americans are taking a more direct and community-focused approach to housing.