Report on Redditch visit
Robert Copcutt
This report of our visit to Redditch co-op homes (RCH) last Saturday is
primarily so that Enlinca has a record of what we learnt but hopefully
it will also be a useful aide-memoire for others. Some of the comments
are biased to reflect the content of discussions at recent Enlinca
meetings. Any comments on what I have overlooked, or questions, are welcome.
We were met by Carl Taylor, Andy, Ann, Phil Brown and Liz from RCH and
Carl gave a talk about RCH. We then went to see some houses they have
almost finished building and an occupied development nearby. Carl had
prepared some printouts of his slides but distribution of them was
forgotten. I have 3 copies if anyone wants them.
The RCH offices are in an industrial area, rather run-down by Cambridge
standards but typical of the midlands. The sites we visited were on the
other side of town. The rather complex management structure in which RCH
functions was explained. They have links with the council, the community
and Accord HA. Accord is a part of Matrix and it appears that RCH comes
under BCHS but is fairly independent. In all there are 8 co-ops with 700
homes in BCHS's control.
RCH was created 8 years ago and owns about 200 homes in 5 co-ops that it
leases out and they are in the process of building 164 more. It has
charitable status because of the tax advantages.
The advantages of co-ops over council estates were emphasized including;
-Empowered communities because the residents control their housing.
-Sustainable communities with low rents and mixed communities.
-Safer - RCH has had 1 burglary in 8 years and that house was empty.
-Vibrant community because of the mutual care.
RCH have found that because they are self-run their administration costs
are low so they can keep their rents remarkably low. RCH average rent
£54.52 compared to the national average of £61.28 and Redditch average
of £65.
People who will be the future residents do a lot of the planning and
project management and their experience is that the end result is so
much better that way. Liz, for instance, helped establish the community
she now lives in but it took from 2000 to 2006 because of a local nimby.
It was emphasized by RCH and ASH members that the experience gained by
living in a Co-op is very important for planning future developments.
Co-op members find they pick up skills useful in the wider community.
Residents are selected at lettings meetings using a points system. If
someone approaches a co-op directly they are told to get onto the
council's housing waiting list. The council interviews them and gives
them points based on their perceived need. The co-op then interviews
them under the RCH umbrella and also give them points. They are not
allowed to refuse anyone but unsuitable candidates are marked down. The
system generally works well but there have been a few problems. They are
becoming a victim of their own success because they are getting too many
applications which is a large work-load.
We then went to the building site where a Norwegian company had
nearly finished about twelve 3 & 4 bed houses using rapid off-site
construction techniques. The outside skin is painted vertical planks and
the insulation is 20cm thick fibreglass. They used a heavy insulated
concrete floor to provide the thermal mass and conventional central
heating. Carl was keen to point out that they had been very cautious
about introducing too many radical eco measures just in case they did
not work and were used as an excuse to stop their push for green
construction technology. However, special light fittings had been fitted
for low energy bulbs, but because they are unusual they are expensive. I
thought it was a pity they had not included important things like heat
exchanged ventilation, but they are presumably facing strong critics.
We then walked down the hill 2 blocks to see an established co-op for
the over 60's. It was immaculate which is reportedly completely
different to what it was before RCH moved in. The houses looked
conventional but were built to a high eco-standard.
Robert.