R U R A L

U R B A N

S Y N T H E S I S

S O C I E T Y

d e v e l o p m e n t p r o p o s a l

contents

3 overview

5 organisation history, ethos & vision

7 our goals

15 arrangement of space/ accomodation requirements

17 the site

19 community benefit

23 finance

24 partners

25 details for RUSS ltd

Rural Urban Synthesis Society Ltd. (RUSS) is registered with the FSA as an Industrial Provident Society for the Benefit of the Community No.30624R. We have Charitable Status with HMRC No. XT1834211 Walters Way, Honor Oak Park, London SE23 3LH - info@theruss.org - 020 8699 9065

overview

This paper sets out our objectives for an innovative housing project, with

potential for application to the Church Grove site. The project is conceived

as building on the legacy of Walters Way in Honor Oak Park - the ground

breaking self-build initiative. This new proposed project is one that Lewisham

Council could actively promote and support - building on its achievements at

Walters Way and moving forward those social and environmental ideas for the

present day. We have set out below the objectives of the project, its partici-

pants and how we plan to go about it.

Rural Urban Synthesis Society Ltd (RUSS) was established in 2009. We are a community land trust with charitable status lead by a diverse group of volunteers. We are based London. A number of our founding members have experience in self-build schemes, sustainable architecture, eco-renovation and the co-operative movement. As a non-profit organisation we aim to create collaborative partnerships in order to realise our vision.

It is our aim to acquire a new site and build sustainable social housing combining the self-build model with alter-native technology to create groundbreaking homes that leave a lasting legacy of community benefit.

Some of our members are original builders and residents of the hugely successful self-build project of Walters Way in Lewisham and can give first hand testimonies as to the social, economic and environmental benefits a project like this can have on a community. Moving from a cramped council flat in Deptford onto an empty unused site to build their own family home was literally trans-formed their lives.

Given the testing times we now face, it is our belief that a new project of this kind is desperately needed in the community. As the cost of living in London increases, home ownership is a distant unobtainable dream for many. There is a lack of

organisation history ethos and vision

affordable housing. Government and local councils are under increasing pressure to spend money prudently as cuts are continuing during this time of austerity. This is all against the backdrop of climate change, environmental degradation and resource depletion. However during times of economic strife, environmental issues are taking a back seat as the green way if often perceived as the more expensive route.

We propose that our social, economic and ecological needs are interdependent and as such the solution to our ‘problems’ is one that connects these spheres togeth-er. The construction of a sustainable community offers huge potential for employment and apprenticeships. Energy efficiency saves us money and reduces C02 emissions. Urban food growing can promote social co-hesion, give people an extra income, provide habitat for endangered pollinator species and reduce food miles.

Through innovative design and careful planning it is pos-sible to create a housing project that meets the needs and aspirations of a diverse group of people contribut-ing to the economy in a modern 21st century city whilst nourishing the surrounding ecosystem. This is the future of urban development.

Through the processes of planning and building this project we want to develop skills within the community, which will help people gain employment and create careers in sustainable development. We will achieve this by organising an apprenticeship scheme that will complement the self-build approach. This will help ensure the long-term legacy of community benefit.

our goals

To create a social housing project that fulfils the following criteria and attributes below.

Energy Plus: a building that is a NET exporter of Electricity and Heat energy. Using renewable sources of energy to create a micro-generation station within the site managed by a Smart Grid. Possible solutions for this include: solar passive heating and cooling, pho-to-voltaic cells, micro CHP powered by sustainably sourced bio-fuels, i.e. wood gas from a sustainably managed forest.

Carbon negative: the NET effect of the building and the people Carbon negative: the NET effect of the building’s and the people living in them is to reduce the amount of carbon in the atmosphere. As a minimum the building should aim to be carbon neutral.

Bioregional Features: to tap into the surrounding features of the environment

and nourish the eco-system. For example, much of London was once wetland. So we

would like to rehabilitate this eco-system and construct a wetland eco-system within any

site situated suitably. This would tie in with Grey Water recycling. Other parts of London

further from the Thames are naturally forest ecosystems, so on a site like this we would

create partial woodland in and around the building and encourage that ecosystem to

flourish around the site. Within London these are the two main bioregional features likely

to be encountered.

Growing Space: we will maximize all potential growing space on site. Every resident will

have access to an indoor and outdoor growing space. Possible solutions include Living

Walls, Vertical Gardens, Terraced Allotments, Green Roofs and Aquaponics.

Grey Water Recycling: an incorporated Grey Water recycling system that makes the

most efficient use of all water. This will be achieved with a constructed wetland to filter and

purify water. Re-cycled water can be re-used to irrigate crops on site helping to conserve

this most precious of resources.

Increase Bio-diversity: create habitat for

multiple species of animals and insects within the site.

Create beneficial synergisms between animals and plant species.

For exanple, bee hives to pollinate crops on site or fish to fertilise

crops and feed people.

Zero Waste: the idea is that we breed a culture where-

by no non-recyclable or non-compostable waste is created.

As such NO general waste bins will be provided. There will

be a policy of NO non-recyclable materials/products on

site. This will largely be taken care of by a food co-operative,

which will buy food and non-toxic soaps and detergents in

bulk for re-sale within the community. Only biodegradable

or recyclable products will be made available. Recycling

and composting facilities will be provided to each resident.

Create a Beneficial Nutrient Flow: use all organic

waste matter to create fertilizer for crops and increase quality

of soil. Compost all food waste and garden waste. Safely re-

tain and utilize all nitrogen and phosphorus from human toilet

waste. A possible solution for this is thermophilic composting.

Affordable Social Housing: to provide a mixture of family, shared hous-

ing and single units at an affordable rate for the social housing sector.

Self-build: to develop local skills and knowledge we are setting up an

apprenticeship scheme in conjunction with the design and construction of the

project. We plan to team tenants with local youths and unemployed people and

teach them about Green Roofs, Grey Water Recycling and Renewable Energy.

Providing the training for this will form a part of the tender process so we can find

contractors who can deliver both the building and the training necessary. We want

to do as much self-build as possible however; contractors will do certain parts of

the build in the traditional way.

Local Labour, Skills and Materials: as local as possible without com-

promising the other goals of the project. We define local as London and the south-

east. However, if it benefits the project as a whole we will look further afield.

Community Space: we want to

provide a space where people can come

together and share ideas and give perfor-

mances of music and art. Somewhere peo-

ple can have meetings and seminars and

help facilitate the education and develop-

ment of skills in the community. The space will

also accommodate Yoga and other physical

activities that promote good health.

Community Kitchen: A community

café where locally produced food and drink

can be sold and served to the community.

Studio/classroom for arts and

crafts and learning:

a smaller space where smaller groups of

people can meet, study and learn.

Scientifically record data of

the project: we want to record

the progress of the project so that we

can determine how successful we have

been in achieving our goals. For exam-

ple, determining the carbon emissions

of construction, counting bird and in-

sect species present on site etc.

Beautiful/Attractive: by using

a participatory design process we aim

to create a development the local com-

munity can be proud of and be inspired

by. We want to help establish a new

design vernacular that fits the needs

and aspirations of our diverse, modern

community.

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a r r a n g e m e n t o f s p a c e a n d a c c o m o d a t i o n r e q u i r e m e n t s

We aim to house as many people as possible without compromising any of

‘Our Goals’. We aim to house a minimum of 40 people. Housing will be for a mix of

families, single people, elderly and disabled people, there will be wheel chair access

and all suitable facilities.

We have had a variety of rough sketches done to illustrate possible

arrangements of space. See attached sheets.

the siteThe site is situated at the north end of a cul-de-sac, Church Grove. It is 3,425

square metres and the River Ravensbourne runs along the length of the north edge

of the site. This makes the site very unique and presents some challenges. There is

a small risk of flooding, thus it is recommended the site be raised. It has a concrete

barrier that is part of a flood defence system. It is recommended that an 8m perime-

ter be left between any buildings and this concrete barrier.

The site used to be a foundry and as such has elevated levels of heavy metals and

ammonia. The risk to new occupants can be considered low, as the ground level

needs to be raised anyway, however there is a risk contaminants could migrate

into vegetation. The concrete barrier needs to be maintained in order to stop

contaminants migrating into the river. We have begun seeking advice as to the

possibility of bio-remediation to reduce the levels of contamination. This would be our

preferred method of decontamination.

.

Site is accessible by foot and cycle and has good access to public transport, making

it ideal for a residential development. See attached sheets for flood and contamina-

tion reports.

C o m m u n i t y B e n e f i tThe local community will benefit from this project in many ways:

Apprenticeship Scheme, Jobs and continued

educational outreach

During the construction of this project we will use elements of the self-build

ethos in conjunction with an apprenticeship scheme to re-skill and educate

people in the community. Unemployed people, youths and even young of-

fenders will be given the opportunity to learn new skills and gain valuable

experience. Once completed we will run workshops and have open days

where people can come and learn about renewable energy, sustainable ar-

chitecture, ecology, horticulture, permaculture and many other relevant topics.

There will also be a number of direct employment opportunities within the

project during and after construction is complete.

Social Housing

We will be increasing the social housing stock of

Lewisham, creating affordable housing for peo-

ple in the community. There will be units available

for a mixture of families, single people and elderly

people. We are willing to give Lewisham Council

nomination rights for the housing we create, so

we can work together to ensure that any avail-

able housing is allocated to those most in need

and those most suitable for this kind of project.

The residents will form a bona-fide co-operative

and rent the property from RUSS Ltd. This will en-

sure the property remains in the social housing

sector and is not sold on or sub-let for profit.

Ecological Enrichment

We will increase the biodiversity and the quality of the environment in

and around the site, adding to the success of the River Restoration plan

already in place. A constructed wetland will form a natural ‘bridge’ be-

tween the people and the river allowing both to flourish side by side. As a

Zero Waste, Carbon Negative development the site will have a positive

ecological footprint that adds value and quality to the local community.

“Our natural environment underpins our economic prosperity,

our health and our wellbeing.” – Defra

The total economic value of all these benefits will, overtime, exceed the

£1.5 million valuation of the site.

Walters Way is still a well-known and highly regarded exemplar that peo-

ple around the world admire. Lewisham Council could build on its repu-

tation for innovation in housing by working together with us to create a

project that meets the new challenges facing our community now in the

21st century.

financeWe estimate we will need to raise £2.5 million.

This money will be raised via four main avenues:

Rental income will be used to pay back loans.

Also, profits from community kitchen will provide

extra revenue to repay debts.

Community Share Issue - fol-

lowing the community land trust model, we

have begun selling non-profit community

shares in RUSS Ltd. This gives people in the

community an opportunity to support and

invest in their local area and allows us to

raise debt free capital.

Donations and fundraising

within local, national and inter-

national community – the goals of

this project address the fundamental issues

people are facing around the world and

as a charity we believe we can attract

donations from a wide range of concerned

citizens.

Sponsorship and Grants – there

are a variety of grant giving bodies set up

specifically to fund non-profit community in-

itiatives such as this. We are qualified and

well placed to win this grant money to sup-

port the development of this project.

Ethical Bank Loan – we will seek

to get a mortgage/loan from an ethical

bank such as Triodos Bank or The Ecology

Building Society who specialise in these

types of community projects.

loans.

partners

Chance de Silva – an innovative architect firm with a track record of cre-

ating one-off homes and larger residential developments. They have experience

collaborating with community groups to create unique buildings that meet a diverse

range of needs.

Jon Broome Architects – local architect with extensive knowledge and ex-

perience in local self-build projects and sustainable architecture. Was in-

strumental in the creation and success of the Walters Way self-build scheme in

Lewisham.

Both of these award-winning architects have are helping RUSS to realise our vision

of creating a new ground breaking social housing project in London.

12 Tone C.I.C. – local non-profit record label has sponsored RUSS thus far,

paying for our incorporation and admin fees to date. They have donated over

£4000 to RUSS in total and as members are committed to supporting us for the

foreseeable future.

SociaCapita – Local social enterprise being developed by Tony Rich and

Mike Lewis which specialises in providing employment and training opportunities

for individuals from target groups through projects to transform vacant land and

property. They have agreed to help us set up and run apprenticeship and training

scheme.