ROADMAPPING A VIABLE COMMUNITY-LED HOUSING SECTOR FOR IRELAND - Roadmapping a Viable Community-Led ...
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ROADMAPPING A VIABLE
COMMUNITY-LED HOUSING
SECTOR FOR IRELAND
Self-organised and Community-Led Housing models (Cohousing)
and the Community Land Trust as a basis for enabling democratic and
permanently affordable housing and urban renewal in Ireland
OVERVIEW
SOA Research CLG The Fumbally Exchange Argus House Blackpitts Dublin 8 www.soa.ie cc SOA Research CLG 2021 Authors: Padraig Flynn, Tom O’Donnell Designed by Claire Prouvost Proofread by Anne Murphy SOA Research CLG is a not-for-profit action research think tank formed in 2017 to research and promote cooperative and collaborative approaches to housing in Ireland. The information contained in this handbook is for general guidance and is not legal, financial or professional advice. SOA Research CLG assumes no responsibility for the contents of linked websites. The inclusion of any link should not be taken as endorsement of any kind or any association with its operators. 54321 A THANK YOU TO OUR SPONSORS SOA wish to acknowledge the sponsorship of The Housing Agency, The Land Development Agency, Ó Cualann Cohousing Alliance, and The Goethe Institut Irland, which has made this project possible.
Contents Foreword . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 04 Acknowledgements . . . . . . . . . . . . . . . . . . . . . . . . . . . 06 Executive Summary. . . . . . . . . . . . . . . . . . . . . . . . . . . . 08 Project Methodology . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 Glossary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 01. Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 02. Master Roadmaps. . . . . . . . . . . . . . . . . . . . . . . . . . 20 Cooperative (Cohousing) Roadmap . . . . . . . . . . . . . . . . . . . . . . . . . . 22 Exemplar Case Study: Forum Kreuzberg. . . . . . . . . . . . . . . . . . . . . 24 Owner Occupier Roadmap. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 Exemplar Case Study: Marmalade Lane Cohousing . . . . . . . . . . 28 Community land Trust Roadmap. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 Exemplar Case Study: Brussels CLT. . . . . . . . . . . . . . . . . . . . . . . . . . 32 03. Irish Community-Led Housing Groups . . . 34 04. Roadblocks + Recommendations. . . . . . . . 53 Major Roadblocks Identified . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54 Recommendations for Addressing. . . . . . . . . . . . . . . . . . . . . . . . . . . . 55 Proposed Definition for CLH in Ireland. . . . . . . . . . . . . . . . . . . . . . . . 56 Project Navigation Index. . . . . . . . . . . . . . . . . . . . . . . 57 Endnotes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
Foreword
1
by Uachtarán na hÉireann, Michael D. Higgins
T H E I R I S H S TAT E has an early history in the provision
of social housing. The new State wasted no time in
becoming heavily involved in the provision of housing
with the introduction in 1922 of the Million Pound
Scheme, which enabled local authorities to construct
2,000 houses in just two years. When that fund was
exhausted in 1924, grants and subsidies for private
house purchase and construction took over, with local
authorities continuing to build homes directly, albeit
spasmodically, with a peak in 1975 of almost 8,800
houses built, compared with less than 1,000 units
annually since 2011. Grants and government-backed
home purchase loans continued until the 1980s.
In recent decades, reflecting the ethos of the times in
relation to the role of the State and the private market,
there has been a significant withdrawal on the part
of the State from direct social housing construction
towards a model of housing provision via the private
market, with the State focusing its interventions through
current expenditure in the form of measures such as
rent supplement and housing assistance payments
to aid those on low incomes and those whose only
income is social welfare. The use of the private sector
as a source of socially supported housing rose from 28
percent in the boom years to 42 percent during the so-
called ‘Great Recession’.2
The slowdown in new social housing construction, as
well as the privatisation of the stock, whereby social
dwellings were sold to tenants – a process accelerated
in the 1970s – has resulted in Ireland’s social housing
stock diminishing to just one-in-twelve houses. Taken
together, these trends over the past 30 years or more
have resulted in a reduction in housing supply for low-
to middle-income families, which, together with other
social factors, has resulted in a decrease in housing
affordability, and an increase in homelessness.
The Irish State is not an exception in demonstrating
such trends. Across the OECD, social housing as a
percentage of the total housing stock has declined
Photograph by Chris Bellew over recent decades so that only 6 percent of housing
© Fennell Photography 2015 across the OECD (and the EU) is now socially owned.3
F or e w ord 05
Large cross-country variations exist: some 25 percent environment in which they are built, are designed
of dwellings in the Netherlands are socially owned, with strong social, equity and ecological principles.
with Ireland towards the low end, at 8 percent, despite There are examples of significant achievements by
Ireland’s national definition of social housing including co-operative groups when Local Authorities released
those houses provided through the smaller voluntary sites to such groups.
and co-operative sector, now known as Approved
Housing Bodies. The Irish social housing circumstance Meaningful community engagement and consent
has been fundamentally changed by a shift in throughout the process can yield so many benefits.
administrative ideology which sought to move away Houses can be built in areas in which people wish to
from the management of tenants by a housing authority. live, to the specifications which people desire, with
security of tenure, and with assurance of affordability
The role of the approximately 540 not-for-profit in perpetuity as guaranteed by the involvement of
Approved Housing Bodies in housing provision has Community Land Trusts.
been an important one in Ireland, but such housing
remains a minisculely small proportion of our housing This is not a new idea, emanating, as it does, from the
stock. There is surely great potential within the broad United States’ civil rights’ movements of the 1960s to
not-for-profit sector to make a greater contribution in provide opportunities for residential and economic
the provision of affordable rented and owner-occupied independence for African-Americans in the rural
housing for people who cannot otherwise afford to south, but it is only in recent times that the concept
rent or buy their own homes. Scholars such as Prof. PJ has taken hold in Europe and the Global South as a
Drudy, Dr Rory Hearne and others have attempted to potential solution to sustainable housing provision.
address these issues at theoretical and policy levels.
Housing, whether public or private, can be examined
*** from many perspectives – economic, social, planning,
It is within this context, and the background of architectural and political. However, we must never
an ongoing housing crisis with inter-generational lose sight that regarding housing as fundamental
personal and social impacts, that I so welcome the human right is an argument yet to be won. It is
ideas put forward by Self Organised Architecture this humanistic perspective that, while inextricably
Research in this new book, Roadmapping a Viable intertwined with all the others, must be the paramount
Community-Led Housing Sector for Ireland. perspective that supersedes all others.
It is abundantly clear that radical solutions to housing Community-Led Housing is an example of bottom-
provision are needed urgently given the magnitude up, active citizenship as its best, with the potential to
of a housing crisis that is not abating. Community-Led put the humanistic perspective of housing provision
Housing is one such proposal that merits support by centre stage, with communities and citizens at the
policymakers and practitioners, including acceptance heart of neighbourhood development, embracing
of housing as a social good by housing developers. the idea of homes as a social good. I hope that the
Community-Led Housing combines so many aspects considered contributions contained within this book
of a cohesive, sustainable solution to the housing crisis receive the careful study they warrant by all relevant
in Ireland. housing stakeholders.
By unleashing the energy and creativity of community
groups in Ireland, I have no doubt that we can create M I C H A E L D. H I G G I N S
homes that, as well as contributing aesthetically to the is President of Ireland
06 ROA D M A PPI N G CO M M UN I TY-L ED H OU S IN G – OV E RV I EW
Acknowledgements
SOA would like to acknowledge the contribution of a wide range of stakeholders
who participated in and contributed to this project:
STEERING GROUP
HUGH BRENNAN KEVIN JOHNSON DEIRDRE NÍ FHLOINN
Ó Cualann Cohousing Alliance The Credit Union Development Association Barrister, Law Library of Ireland
(CUDA)
TREACY BYRNE BARRY O’LEARY
Dublin City Council ROSIE LYNCH The Housing Finance Agency
Nimble Spaces/Líonra Cooperative
BRENDAN CONWAY DAVIE PHILIP
London Community Led Housing Hub URSULA MCANULTY Cultivate/Cloughjordan CoHousing
The Housing Agency
ISOILDE DILLON EDDIE TAAFFE
The Housing Agency OLIVE MCCARTHY The Local Government Management
UCC Centre for Cooperative Studies Agency (LGMA)
SEAN GOLDEN
The Land Development Agency ÉADAOIN NÍ CLÉIRIGH SAM WHELAN-CURTIN
The Irish Council for Social Housing Communications Consultant
FORUM PARTICIPANTS
GREGG ALLEN TIM CROWLEY LYNN MCMAHON
Community Power FILIPA FERAZ SARAH NEWELL
COLM HEALY ROSIE WEBB
KIERON BRENNAN SAM TOLAND Limerick City & County Council
EOIN CARROLL Ó Cualann Cohousing Alliance
Cooperative Housing Ireland CONOR MCMANUS
BRIAN DILLON Cork City CoHousing
TONY BUCKLEY ANNE FITZGERALD
THOM STEWART ARTHOUSE Cooperative ROISIN MULLIGAN
Hope & Homes Clann Credo
MARK GILL
MICHAEL BRODERICK COLIN MCDONNELL MARK OGDEN
GRAINNE DE LACY JIM ROCHE Triodos UK
Home Building Finance Ireland BRENDA TOBIN
SOA Research CLG PAT O’SULLIVAN
TREACY BYRNE Allied Irish Bank
Dublin City Council STEPHEN HILL
UK National CLT Network JOANNE BRETON
DOROTHY CLARKE PAUL MCGINTY
Sligo County Council ANNE JONES MICHAEL REIDY
Permanent TSB JAY ROCHE
MARTIN COLREAVY Common Ground Co-Housing
CAROLINE TIMMONS PADRAIC KENNA
Department of Housing, Local NUI Galway HEIDRUN ROTTKE
Government & Heritage The Goethe Institut Irland
GRAHAM LIGHTFOOT
AOIFE CORCORAN Cloughjordan CoHousing BARRY SYMES
NOELLE SWEENEY DONAL TRAYNOR
The Housing Agency RODERICK MAGUIRE Community Finance Ireland
Barrister, Law Library of Ireland
JAMES DONLON VIVIAN WOODELL
The Land Development Agency The Phone Co-op
Ac k no w l e dgm e nts 07
INTERVIEWEES
BENDIX BÜRGENER PETER CULLY JEAN-BAPTISTE DEBRANDT
Agentur für Baugemeinschaften, JOHN MOORE JULIA VITIELLO
Hamburg Ó Cualann Cohousing Alliance Ville de Lille
GERRY CAHILL INKA DROHN ROSE SEAGRIEF
Gerry Cahill Architects arch.id Architects Power to Change, UK
ZOHRA CHIHEB HANNAH EMERY-WRIGHT ANNE-HELENE SINHA
Camden Council London Community Land Trust CAP Venturesome, UK
DYMPNA CLERKIN MICHAEL LAFOND BERNARD THOMPSON
PAT FITZPATRICK id22 Berlin Former Chair, Cooperative
STEVEN SHERIDAN Housing Ireland
The Housing Agency DEARBHLA LAWSON
The Land Development Agency STEVE WATSON
AIDAN CONBOY Wessex CLH Hub
SEAN CREMEN SEBASTIAN MEHLING
The Housing Finance Agency Stattbau Berlin ANDREAS WIRZ
Archipel, Switzerland
BRIAN CORR PAT MOYNE
The Department of Finance Cooperative Housing Ireland
GEERT DE PAUW DOROTHEE ROEGER
Community Land Trust Bruxelles (CLTB) GLS Bank, Berlin
IRISH CLH GROUP WORKSHOPS
(IN ADDITION TO ABOVE)
GABRIELA AVRAM MICK BRADLEY EAMONN MOLONEY
GER WALSH Cloughjordan Co-Housing Hope & Homes
Collaborative Housing Limerick
MARINA BILAK
HUW JONES SINEAD CULLEN
ARTHOUSE Cooperative Common Ground Co-Housing
ADDITIONAL ADVICE
MARY LINEHAN STELLA MCKERVEY TIZIANA O’HARA
BCL Solicitor, Company & Business Law DoHLGH AHB Policy & Regulation Office Co-operative Alternatives
THIS PUBLICATION HAS BEEN MADE POSSIBLE
WITH THE GENEROUS SUPPORT OF:
THE HOUSING AGENCY
THE LAND DEVELOPMENT AGENCY
Ó CUALANN COHOUSING ALLIANCE
THE GOETHE INSTITUT IRLAND
08 ROA D M A PPI N G CO M M UN I TY-L ED H OU S IN G – OV E RV I EW
Executive Summary
“Housing, whether public or private, can be discussed and examined
from economic, social, planning and political perspectives. However,
the human aspect of housing is the paramount one. It is the one which,
while inextricably intertwined with all the others, at the same time takes
priority over them. It is for the betterment of the human aspect that all
other aspects should be considered and made to conform.”
FRANK MOLONEY
Assistant Manager, Cork County Council, 1982
Co-operative Housing in Ireland
Across Ireland, community groups are exploring ways This research project, Roadmapping a viable
to collectively create their own homes together. Community-Led Housing sector for Ireland, aims to
provide a basis in policy and in practice to significantly
There is an approach to housing creation - expand the range and quality of affordable and
Community-Led Housing - evolving across Europe Community-Led Housing in Ireland. In particular, the
and the wider world, which empowers communities research is intended to have the following practical
to develop solutions which address their particular outcomes:
housing needs. This approach provides a framework
for residents and communities to collaborate in 1. To establish a tried and trusted structure
the creation and revitalisation of new and existing or ‘roadmap’ to organise and finance
neighbourhoods. Community-Led Housing projects.
2. To establish a transparent mechanism to
The unique feature of Community-Led Housing is the secure land in a manner which guarantees
empowerment of future residents to meaningfully long-term affordability.
participate in both the design and long-term
management of their homes. Community-Led It should be highlighted from the outset that there
Housing is an umbrella term, encompassing a is currently little or no state support or infrastructure
wide range of approaches, including cooperative available for Community-Led Housing groups in
housing, cohousing, Community Land Trusts (CLTs), Ireland. Despite this fact, there are a range of groups
and self-help housing. Although no two Community- across the country organising their own projects at
Led Housing projects are the same, they all share a present. Eight of these groups are profiled in Section 03
common goal of meeting specific local housing needs of this handbook. They represent a variety of innovative
via collaboration, empowerment and mutual support. Community-Led Housing approaches, and in doing so,
they provide a template which others might follow.
Community-Led Housing (CLH) is premised on
the conviction that a house is not just a building, A primary goal of this project has been to identify the
or an asset, it is a home: a place to live. As such, various roadblocks which these groups are facing at
community-led approaches take a holistic view of present, and to propose steps for their removal.
housing and strive to ensure the social, environmental
and economic well-being of inhabitants. CLH is a The five handbooks which comprise the findings of
ground-up approach, which enables groups of the project are the culmination of a year-long multi-
people to pool their assets and collective resources stakeholder process focused on the development
to create homes and communities which meet of CLH in Ireland. This series of handbooks aims
their particular needs, whatever they may be, in a to articulate the potential which Community-Led
sustainable manner. Housing offers to release the enormous energy and
e x e cutiv e summary 09
creativity of community groups in Ireland to address projects around the country. Each of the groups is
their particular housing needs. It is also intended as a presented via a two-page profile, summarising the
practical resource for policymakers, recommending key aims and features of their projects, along with the
adjustments to policy infrastructure which will enable various obstacles they are encountering in the process.
a broad range of approaches to CLH in Ireland,
complementing and augmenting existing approaches Following this, the Key Roadblocks to realising
to social and affordable housing. a Community-Led Housing project in Ireland as
identified in the course of this research, and the Key
Recommendations to address these Roadblocks,
CONTENTS OF THIS HANDBOOK are summarised. A definition for Community-Led
This Overview handbook provides a summary overview Housing is proposed for acceptance by policymakers
of the Roadmapping a viable Community-Led Housing and stakeholders in the sector as the first step to
sector for Ireland research project, and introduces recognising Community-Led Housing in policy.
the four accompanying handbooks on the subjects of
Policy, Finance, Land and Getting Your Group Ready. Finally, a brief Index to the other handbooks in
this series is provided as a means of navigating the
It introduces the concept of Community-Led Housing research. This index summarises the contents and
and describes the potential this approach offers to intended audiences for each of the accompanying
sustainably accommodate the social, economic and handbooks on Policy, Finance, Land and Getting Your
environmental aspects of housing, as demonstrated Group Ready.
by exemplary projects and policy measures from
the UK, Europe and internationally that are included This research aims to reveal Community-Led Housing
throughout the handbooks. as a genuine form of civic partnership, having mutual
benefits for communities, policymakers and wider
We present three potential step-by-step approaches society. The research highlights community-led
to developing a Community-Led Housing project approaches that address a range of issues typically
in Ireland, by means of three ‘Master Roadmaps’. overlooked by conventional housing, and provides a
These approaches are illustrated by Case Studies from detailed analysis of best practice financial, technical
Berlin, Cambridge and Brussels, respectively. The and public land management policies in use in the UK
three roadmaps are a synthesis of the more detailed and other European countries.
Roadmaps presented in the other handbooks, and
focus on three approaches in particular: In the process we hope to inspire readers as to the
transformational potential offered by Community-Led
• A Cooperative (Cohousing) Project Housing to address our present and future housing
• An Owner-Occupied (Cohousing) Project and community needs. We hope that the research
• A Community Land Trust Project makes a clear case for the development of a supportive
infrastructure for Community-Led Housing in Ireland,
Next, we introduce eight Irish groups who are in and will assist Irish people and policymakers in
the process of developing Community-Led Housing visualising and implementing such an infrastructure.
“Ireland must bring about a fundamental change in its
system of urban development, land management and
housing provision. It must evolve from a speculative
and highly cyclical system to a permanently affordable,
stable and more sustainable form of housing.”
THE NATIONAL ECONOMIC & SOCIAL COUNCIL (NESC)
Housing Policy: Actions to Deliver Change. No.150
November 2020
10 ROA D M A PPI N G CO M M UN I TY-L ED H OU S IN G – OV E RV I EW
Project Methodology
The research conducted in the course of this project has been
completed based on a detailed methodological approach and work
programme, designed to address the core objective: to roadmap
a process for the development and expansion of Community-Led
Housing in Ireland.
The project builds on a significant body of work Progress was reviewed at regular intervals by the
previously completed by SOA Research in this field, Project Steering Committee, which was composed
including an international conference and a series of of 13 individuals representing a range of stakeholder
multi-stakeholder workshops and Café events held in organisations and associated expertise.
locations across Ireland in 2018-19.
The core element of the research methodology Project Scope
was a multi-stakeholder process which engaged a
wide range of key stakeholders in a community of In terms of scope, the research focused broadly
practice, via a series of four forums and additional on best practice approaches to Community-Led
bilateral meetings. Each forum focused on a specific Housing, and particularly on three countries, namely
theme, with speaker presentations complemented the UK, Germany and Belgium. More specifically, the
by breakout sessions to address key topics. Extensive research focuses on projects built and underway in
briefing documentation was issued in advance of cities such as London, Berlin, Tubingen, Hamburg and
each forum, and a comprehensive summary report Brussels, along with policy initiatives and supports
issued afterward. Additional bilateral meetings were which CLH groups in these countries can avail of.
held as required with various stakeholders.
The reasons for focusing primarily on these countries
Stakeholder Forums were complemented by are as follows:
interviews conducted with a range of Community-
Led Housing practitioners and residents across the THE UK
UK and mainland Europe, with a view to determining As the European country whose policy and legislative
best-practice approaches and ‘lessons learned’ in framework most closely reflects our own, the UK
these countries. Project visits to six community-led provides examples which are in many cases readily
projects in Berlin were conducted in January 2020, adaptable to the Irish context. Over the last 20 years a
including resident interviews based on a standardised range of supportive policy measures have emerged
questionnaire prepared by SOA for this project. in the UK to facilitate the development of Community-
Subsequent planned project visits were curtailed due Led Housing. In addition to government support,
to the onset of COVID-19 in March 2020. a number of non-profit organisations including the
UK Cohousing Network, Power to Change, and the
A series of case studies document exemplar National CLT Network have been developing a range
projects and analyse their various approaches to of supporting documentation and supports for
financing, governance, facilitation and design. community-led groups.
Where applicable, policy supports availed of are also
described in each case. GERMANY
As the city with the most cohousing projects of any in
Additionally, the project involved extensive desk- the world, Berlin is a focal point of experimentation
based research compiled by the authors on a range in Community-Led Housing. Many initiatives
of subject areas documented in the project outputs. in this city, and nationally in Germany, rely onproj e ct m e thodology 11
supportive financial mechanisms which are geared range of approaches including housing cooperatives,
towards inclusivity, and social and environmental cohousing, Community Land Trusts and self-help
sustainability. State-owned land is often offered on a housing. Workshops focused specifically on the
competitive basis to projects which can demonstrate groups’ approaches to organising and facilitating
innovation in areas such as social cohesion, inclusivity, their membership and their approaches to financial
environmental sustainability, as well as long-term planning.
affordability. Cities such as Tübingen and Freiburg
have pioneered large-scale small-parcel urban Approaches were examined to determine:
renewal via community-led approaches. Hamburg a. What the groups could achieve by
has opted for compact city growth and prioritises land themselves
reuse and redevelopment, targeting the allocation of b. What support they might require from
20% of city land for Community-Led Housing. external sources
BELGIUM Common roadblocks encountered by the groups
Brussels and Ghent Community Land Trusts have were assessed and documented via a survey
chosen to focus on the creation of homes for prepared by SOA. Financial strategies were examined
those members of society with the lowest level of with the assistance of financial modelling tools
income and resources at their disposal. These CLTs provided by the Community Led Housing Hub in
demonstrate ways in which marginalised citizens can London and by GLS Bank in Berlin.
be empowered to develop their own homes and
communities collectively. It is further worth noting that
CLT Brussels emerged from an affordable housing Conclusion
crisis in the early 2000s which in many ways mirrors the
situation in Dublin and other Irish cities today. The research culminates in the publication of a series
of five handbooks, each focused on a specific
NORTH-WEST EUROPE target audience, with a view to providing guidance
In addition to analysis of the above cities, the scope in developing a supportive infrastructure for
of research also encompasses a more regional Community-Led Housing in Ireland. This Overview
effort underway in north-west Europe to develop summary handbook is complemented by four more
supportive policy and financial frameworks for specific handbooks on the topics of Policy, Finance,
community-led groups. The Sustainable Housing Land and Getting Your Group Ready.
for Inclusive and Cohesive Cities (SHICC) project,
of which SOA is the Irish partner as of September Each handbook includes one (or more) Roadmap
2020, seeks to support the establishment of more Infographic, which graphically represents the key
successful Community Land Trusts (CLT) in cities across recommended steps which might be taken by
the North-West European (NWE) region. The work of stakeholders in each field to support Community-Led
organisations such as CLT Brussels and the City of Lille in Housing. Wherever possible, proposals have been
France is referred to in terms of developing inclusive made which make use of existing structures and ask
community-led approaches which are particularly the question: “What can we do now?”
focused on low-to-middle income groups.
Outstanding roadblocks are highlighted and
IRELAND suggestions for their removal included, although
In parallel to analysis of best practice approaches further research and policy development are required
abroad, an extensive analysis of Irish policy and to overcome some of these roadblocks. Specific areas
existing financial infrastructure was conducted, with for policy and legislative development are proposed,
a view to determining means by which existing and optimum approaches proposed, based on
structures might be adapted to support Community- exemplar practice in the other countries analysed.
Led Housing.
Workshops were conducted with eight Irish
Community-Led Housing groups invited to participate
as stakeholders in this project. These projects are
based in eight different counties, and represent a12 ROA D M A PPI N G CO M M UN I TY-L ED H OU S IN G – OV E RV I EW
Glossary
COHOUSING of the cooperative and participate in management
Cohousing communities are organised to foster and decision-making. As per cohousing, mutual
mutual support, drawing on the skills and resources support, cohesion and shared activities are a feature
of residents to contribute to life in the scheme. In of cooperatives. Cooperative housing is a strong
most projects, each household is self-contained, feature of the housing landscape in many European
but residents collaborate in managing communal countries, for example, representing 17% of the
spaces, and share decision-making through a legally housing stock in Sweden, the Czech Republic and
defined arrangement. Shared spaces can range from Poland, and 15% in Norway. In the UK, 70,000 people
a simple community garden, through to shared guest nationally are cooperative members, and there are
bedrooms, kitchen/dining spaces and/or communal more than 300 cooperative housing schemes in
laundry or tool-shed facilities. Many cohousing groups London alone.2
cultivate an ethos of sharing resources and space with
a view to reducing their environmental footprint and MUTUAL HOME OWNERSHIP SOCIETY (MHOS)
increasing community activities and mutual support. The MHOS model is a relatively new concept, designed
in the UK as an alternative to conventional home
COMMUNITY LAND TRUST ownership. Instead of individuals owning their own
Community Land Trusts (CLTs) are organisations set up homes, all the properties on a development are owned
to develop and manage homes and protect assets by a cooperative society. Residents pay a monthly
of community value, including affordable homes, charge to the cooperative society, in return for which
workspace and green space. CLTs use legal structures they build up equity in the society. This gives residents
such as covenants or planning agreements to provide an interest in the value of the housing assets owned by
long-term affordable housing, often by linking prices the co-op. When a resident leaves, they can take this
to local income or setting prices at a proportion of equity with them, the value of which may be indexed to
market rate. In the UK, their legal entity typically comes an appropriate external measure such as local wages.3
in the form of a limited company, community benefit
society and/or a charity.1 PART V
Part V of the Planning and Development Act, 2000
COMMUNITY-LED HOUSING outlines the conditions by which a developer will
Community-Led Housing, as categorised by the meet their obligations to contribute to delivery of
stakeholder groups participating in this project, is a social and affordable housing. When submitting a
socially, environmentally and economically sustainable planning application, developers must specify how
approach to housing, with the following features: they intend to comply with these obligations.
1. Meaningful community engagement SELF-HELP HOUSING
and consent throughout the process. The Self-help housing involves a group of people
community does not necessarily have to repairing and bringing empty properties back into
initiate and manage the development use, usually with the help of volunteers. Many projects
process, or build the homes themselves, work with unemployed and/or homeless people,
though many do. offering free accommodation and the opportunity
2. The local community group or organisation to work on bringing a home back into use before
owns, manages or stewards the homes in a moving in on a permanent basis.4
manner of their choosing.
3. Benefits to the local area and/or specified ABBREVIATIONS
community are clearly defined. AHB. . . . . Approved Housing Body
CHG. . . . . Cohousing Group
(For the rationale underpinning this description, please CLT . . . . . Community Land Trust
see page 56 of this handbook.) CLH . . . . . Community-Led Housing
MHOS. . . Mutual Home Ownership Society
COOPERATIVE OMC . . . . Owners’ Management Company
Cooperative homes are managed and owned by Part V . . . of the Planning & Development Act 2000
members of the cooperative. Residents are members SGEI. . . . Services of General Economic InterestSpreefeld Cooperative, Berlin
Photograph © Ute Zscharnt
proj e ct m e thodology 1314 ROA D M A PPI N G CO M M UN I TY-L ED H OU S IN G – OV E RV I EW 01 Introduction
I ntroduction 15
Community-Led Housing:
Meitheal in the 21st Century
“Cities have the capability of providing something
for everybody, only because, and only when they are
created by everybody.”
JANE JACOBS,
The Death and Life of Great American Cities
Community-Led Housing in Ireland Today there are a range of Community-Led Housing
groups across Ireland exploring ways to collectively
Inspired by the growing international Community-Led create their own homes together. They are inspired
Housing movement, as well as traditional meitheal by international examples, as well as home-
and cooperative approaches to community building grown initiatives such as Kildorrery Community
in Ireland, groups of people are coming together Development in Cork2,3, Tramore Development Trust
to take initiative in solving their local housing needs. in Waterford4, Cloughjordan EcoVillage in Tipperary5,
These needs are multi-faceted, and acknowledge and Camphill Communities in Kilkenny and nationwide.6
that quality housing must address multiple factors,
including, but not limited to, long-term affordability. These groups are working with organisations such as
Social cohesion, innovative environmental design, Ó Cualann Cohousing Alliance, whose mission is to
self-help and skills training, empowerment of “Build communities, not just houses,” and SOA, to
marginalised groups and addressing loneliness are develop innovative approaches which address their
just some of the concerns that these groups are various particular needs.
striving to solve on their own terms.
These needs include, but are not limited to:
Community-Led Housing builds on a tradition of
independent cooperative and community-build • Creating long-term affordable housing
housing, which was a feature of Irish housing creation • Community integration and social cohesion, and
until the mid 1980s. This tradition pre-dates the addressing loneliness and isolation
formation of the Irish State, encompassing for example
the ‘meitheal’ tradition of community building, and • Empowerment of residents to have greater ‘agency’
the building societies of the late 19th century. More and inclusivity in the creation of their homes
recently, self-help building cooperatives providing • Innovation in the design of environmentally
affordable homes for their members were a ‘Third Arm’ sustainable housing and neighbourhoods
of Irish housing throughout 1950s to the early 1980s.1
• Bringing disused and neglected buildings back to
NOTE: For a Brief History of Irish Cooperative Housing in
life, by renovating small sites or empty buildings
Ireland, please see the Getting Your Group Ready handbook. that other developers don’t consider
• Addressing the integration and empowerment of
In recent years, self-help and cooperative people with support needs (disability, older age,
approaches to housing have re-emerged in Ireland single families, homeless people) and low incomes
and internationally under the umbrella term of
Community-Led Housing. This re-emergence can be
• Providing skills training and education to those who
would otherwise not have the means to access them.
attributed to a range of economic and other factors,
but it is primarily due to a desire to create homes • Advancing lifelong learning in sustainable and
which better suit the needs and means of residents. regenerative practices16 ROA D M A PPI N G CO M M UN I TY-L ED H OU S IN G – OV E RV I EW
Cloughjordan Ecovillage, Co.Tipperary
Housing, more than ever, needs to accommodate Housing in Ireland. The goal is to provide a basis
multiple and complex issues, and to be accessible to in policy and in practice to significantly expand the
an ever broader demographic. Housing must address range and quality of affordable and Community-
questions such as, what is ‘the family’ in 21st-century Led Housing in Ireland. Throughout the handbooks,
Ireland? How can housing adapt for the present case studies of exemplary projects explore the
and future needs of its residents? How can housing nature of this civic partnership and offer examples of
support resilient intergenerational and socially diverse approaches that might be adapted to the Irish context.
communities, and sustainable townlands, in the age of
climate change? The research is intended to have the following
practical outcomes, addressing two interrelated
Community-Led Housing has been shown to challenges facing Community-Led Housing projects
empower and transform the lives of people and in Ireland, namely:
communities across income and generational
groupings. This cooperative approach can 1. To establish a tried and trusted structure
supplement existing frameworks and policy in the or ‘roadmap’ to organise and finance
area of social and affordable housing in Ireland, Community-Led Housing projects
providing a framework for collaboration between 2. To establish a transparent mechanism to
residents, state and local authorities, and civil society, secure land in a manner which guarantees
to create genuinely sustainable neighbourhoods. long-term affordability
At the outset, broader research objectives and longer-
Introducing This Project term outcomes of the project were identified as:
In order to release the enormous energy and creative • Development of a viable roadmap to create
potential of community groups to solve their particular a Cooperative Cohousing project
housing needs, there are a number of ‘roadblocks’ • Development of the Community Land Trust
which local and national government can assist in concept for the Irish context
overcoming. The aim of this research project is to
• Promote recognition of Community-Led
identify and propose solutions to these roadblocks.
Housing in Ireland
The five handbooks which comprise the findings of the
project are the result of a year-long multi-stakeholder • Explore and propose ways of resolving legal
process for the development of Community-Led and financial hurdlesI ntroduction 17
The Roadmapping Process ACCOMPANYING HANDBOOKS
Each of the accompanying handbooks contains one or
This project has revolved around the practical goal more detailed Roadmaps:
of developing a series of roadmaps to achieving
Community-Led Housing projects in Ireland. In • The Policy handbook includes a Policy Roadmap,
particular, there are three master roadmaps: outlining steps to recognising Community-Led
Housing and implementing supporting policies.
1. A Standalone Cooperative Roadmap These include establishment of a CLH Hub,
2. An Owner-Occupied Cohousing Roadmap identifying legalislative barriers and introducing
3. A Community Land Trust Roadmap, with supportive financial measures
an owner-occupied leasehold tenure
• The Finance handbook includes three Financing
Financial and legal roadblocks are highlighted and, Roadmaps, produced to map possible routes for
where possible, workarounds are proposed to owner-occupied tenure models, the ‘owner-renter’
suggest possible ways forward for groups. cooperative approach and owner-occupied homes
provided by a Community Land Trust
WHY WERE THESE THREE ‘MASTER’ • The Land handbook includes a Land Allocation
MODELS CHOSEN TO ROADMAP? Roadmap, sketching a possible land allocation and
Standalone Cooperative transfer mechanism for local authorities to support
A Cooperative ‘Owner-renter’ tenure model was Community-Led Housing
roadmapped as an approach to allow those who
would otherwise have difficulty acquiring a mortgage • The Getting your Group Ready booklet includes
(due to factors such a self-employment, employment an Early-Stage Roadmap, summarising steps to
status or age) to develop housing that fits their organising the early stages of a CLH project
present and future needs. This means they will have
secure and affordable homes in the present and in
retirement. In some cases, residents can develop their Who is the Research for?
equity stake over time and benefit from lower rent
once the development is debt-free. Cooperative The project is intended to be a basis for informed policy
housing in particular can be a socially-inclusive model, decisions to facilitate a broad variety of approaches to
and can incorporate subsidies and a range of income Community-Led Housing. It is also intended to serve as
levels in a single development. a source of guidance and information to the Irish public
generally, and to Community-Led Housing groups and
Owner-Occupied Tenure Model other stakeholders in particular.
An Owner-Occupied tenure model was roadmapped
for Community-Led Housing groups who wish to use
a straightforward development route, recognised by Who is Community-Led Housing for?
lenders.
Community-Led Housing can be for anyone, but is
The Community Land Trust most typically an approach for low-to-medium income
Community Land Trusts are legal entities (usually with a (intermediate) households, including those on low
charitable purpose) to develop and manage assets of incomes not served by social housing support and
community value including affordable homes, social not able to obtain or afford a mortgage. Community-
enterprises, workspaces and green space. Community Led Housing embodies a spectrum of approaches,
Land Trusts use legal structures to guarantee however, and each project reflects the needs and
perpetually-affordable housing. Residents can often priorities of its residents. Many Community-Led Housing
benefit from an increase in value in their homes, but schemes in the UK and Europe are ‘entrusted services’
this is typically linked to local income inflation so that and receive state aid in the form of grant support, soft
incoming residents can purchase homes affordably. loans and land. Many schemes are socially inclusive
and incorporate a diverse range of incomes and social
An owner-occupied tenure model was modelled and backgrounds. Many are developed privately without
roadmapped with the Community Land Trust. specific state support measures.18 ROA D M A PPI N G CO M M UN I TY-L ED H OU S IN G – OV E RV I EW
“A right to self-determined housing has
gained attention in recent years, for
instance since the ratification of the UN
Convention on the Rights of Persons with
Disabilities in 2006. Nine years later;
the Geneva UN Charter on Sustainable
Housing also put an emphasis on
providing increased options for inclusive,
participatory housing.
Should such a right of self-determination
in housing be enjoyed by all and to what
extent? What choices should people
have, with respect to where, how and
with whom they live? These questions
call for an exploration of inclusive
forms of housing, among other things
as alternatives to retirement centres,
institutionalised homes for people with
disabilities, shelters for refugees and
agglomerations of ever smaller flats for
isolated singles.” 7
MICHAEL LAFOND & LARISSA TSVETKOVA
CoHousing InclusiveI ntroduction 19
A ‘Home’ Is More Than Just ‘Housing’ projects are setting out to address:
Project Ireland 2040 estimates that by 2040 the • Long-term affordable housing
population of Ireland will reach almost six million. This • Community integration
will result in a need for 550,000 more homes with • Greater ‘agency’ and inclusive approaches to
current estimated housing demand of 30,000-35,000 creating homes
per annum to overcome the current shortfall. In 2019, • Environmentally sustainable and innovative
68,693 households were on the waiting list for social housing
housing support, of which 53% were in the private
rental sector and 30% in receipt of rent supplement. This research seeks to reorient consideration of
Single-person households made up 47.5% of ‘housing’ to include a broader range of issues that
households. There is insufficient appropriate, alternative might determine the quality of the home and the
accommodation for older persons in local communities. empowerment of the resident and community. This
encompasses issues such as suitability, affordability in
Private rents have increased by 37% in Dublin to 2019 perpetuity, security of tenure, choice and preference,
from the 2008 peak, with an annual inflation rate of quality of life, quality of urban and rural townscapes,
6.6%, in part as a result of the increasing financialisaton social segregation and loneliness. Is housing just
of Irish housing, especially in the private rental sector. “housing”? Can or should it integrate such aspects as
The mean house price in Dublin is €441,383. In the 12 structures for community engagement, social facilities
months to September 2020, the average price for a and enterprises, play, working; manufacturing even?
dwelling nationwide was €293,983. The SCSI gives a
figure of €371,311 as the supply cost of a 114m2 house This research also highlights how community-led
in the Greater Dublin Area. Median household income approaches can empower residents and stakeholders
in Ireland in 2019 was €51,217. With a Rebuilding to cooperate with future neighbours in meaningful
Ireland 90% mortgage, this household can afford a democratic decision making. With appropriate
property costing €274,410. professional and technical support, they are involved
in the design of their homes so that their present and
Within this context, that of general demand and future needs can be addressed. Residents are also
affordability, and within the context of traditional co-responsible for developing the financial concept
patterns in urban development, NESC argue for the project, and for management of homes and
that “Ireland must bring about a fundamental shared spaces post-completion.
change in its system of urban development, land
management and housing provision. It must evolve The “fundamental change” outlined by NESC reflects
from a speculative and highly cyclical system a policy turn already outlined in the National Planning
to a permanently affordable, stable and more Framework, which emphasises compact brownfield
sustainable form of housing.” 8 development and also moves in the direction of
contemporary international policy on circular and
What will a “permanently affordable, stable and more sustainable urban and rural development. The research
sustainable form of housing” look like? A noticeable booklets contain policy and exemplary case studies
aspect of the present discourse around housing is the that outline the role that Community-led Housing can
characterisation of the problem as one of supply, with play in sustainable development and regeneration, in
the proposed remedy usually described in terms of addressing vacancy and dereliction. The Community
‘units.’ ‘Delivery’ or ‘provision’ is understood as a sphere Land Trust in particular, is a model whose role is to
for technicians: economists, planners, architects and coordinate and include different actors for a cooperative
so on. In this ecosystem, there is a tendency to view approach to urban and rural renewal, in developing and
future residents as passive recipients who have little or maintaining affordable housing and/or social enterprises
no role in the process of design and development of and facilities including energy communities.
their home, and whose needs and lifestyle have been
anticipated and prescribed by others. Land management based on Social Value and
the common good allows both communities, and
As part of this project we have conducted a needs local and state authorities, to align their vision for
assessment survey with eight Irish Community- sustainable development, enabling high-quality,
Led Housing groups. This survey has revealed the innovative and inclusive housing models to emerge to
following four most common needs which the meet present and future need.20 ROA D M A PPI N G CO M M UN I TY-L ED H OU S IN G – OV E RV I EW 02 Master Roadmaps
Ov e rarching R oadmaps 21
Roadmaps and
Case Studies
This project has revolved around the practical goal
of developing a series of roadmaps to achieving
Community-Led Housing projects in Ireland.
In particular, the research has focused primarily on Where relevant, current ‘roadblocks’ have been
three possible approaches to creating a project, highlighted in these roadmaps, with potential
as follows: solutions to these roadblocks proposed in our
Recommendations. Readers are guided at key
1. A Standalone Cooperative points to further information contained in our
2. An Owner-Occupied Cohousing other handbooks.
Project
3. A Community Land Trust, with Each of the three Master Roadmaps is
owner-occupied leasehold tenure complemented by a subsequent case study
example, describing what we consider to be
The accompanying handbooks break down the exemplar international projects demonstrating
processes involved via a series of roadmaps on what can be achieved by following these
the subjects of Policy, Finance, Land and Getting respective approaches.
Your Group Ready.
Based in Berlin, Cambridge and Brussels
This work is synthesised in the three ‘Master respectively, the case studies demonstrate how
Roadmaps’ overleaf, which outline three potential diverse Community-Led Housing approaches
step-by-step processes by which community-led can be adapted to meet the needs of a particular
groups in Ireland can develop their own project. locality.Cooperative (Cohousing) Roadmap
Steps to establishing a Cooperative Cohousing project in Ireland.
ORIENTATION PHASE PLANNING PHASE
01 03
FORM A
‘PLANNING
COOPERATIVE’
02 DECIDE ON LEGAL
STRUCTURE 04
• Agree on aims and • Initial ‘Planning
Cooperative’ association
philosophy of the
community
DEVELOP incorporated in law PLANNING PHASE
• Agree membership,
GOVERNANCE • Draw up and agree the • Engage Professionals
STRUCTURE Constitution
general location, type of
• Register with CRO • Secure an Option
homes and community • Decision-making on a Site
spaces, target costs and
tenure model
and working-group • Agree cost parameters, • Planning Workshops
procedures agreed. private and shared
Agree with local Harness skills and space allocations • Preparation of contracts/
authority on strategies experience of members indicated on developed preliminary agreements
to inclusively and timely to maximise efficacy plans with consultants and
incorporate Part V • Membership • Develop Financial between members, as
required
members if necessary development Structure, (including
• Begin searching for Sites • Agree on process for repayment • Agree/Confirm Financial
of equity to outgoing Strategy
• Outline Financial Communications Policy
members) Source project financing
Concept • Engage a Facilitator
• Decide on External • Prepare Loan-Stock Offer
Expertise • Plan Construction Phase
• Planning Application
EVALUATE MEMBER FINANCES MEMBERS RAISE C.10-20% Secure Committment For Loan-Stock
Personal Financial Evaluation for all EQUITY from Own Assets and
Members/Households Savings and/or Loan-Stock
STEPS TO Secure Loan For Land Purchase
FINANCING MILESTONE PAYMENT NO.1 MILESTONE PAYMENT NO.2 MILESTONE PAYMENT NO.3
Small Initial Contribution To Contribution To Support Project Contribution To Cover
Support Initial Organisation Development Work Professional Fees And Planning
ROADBLOCK INFORMATION
STEP 01 STEP 04
It is as yet unclear to what There is an absence of
extent a cooperative could affordable financing sources for
meet its Part V housing cooperative groups to finance
requirement from its own their project or purchase land,
membership, and to what if they can’t do so via their
extent this will depend on own collective savings/assets.
the particular local authority’s (Depending on the nature of
policies and housing demand. the project, Clann Credo could
potentially lend up to a max. of
€0.75m at 6% for land purchase
the lowest rate to emerge from
this research.)NOTE: Please see the Recommendations section of this OVERVIEW handbook
for proposals to address the roadblocks identified. Further detail is provided in
the accompanying POLICY, LAND, and FINANCE handbooks.
REALISATION PHASE LIVING PHASE
05 07
06 08
COMPLETE DESIGN CONSTRUCT
PROCESS PROJECT
• Investigate Cost-saving/ • Commencement Notice
Ecological Measures
• Construction as either
• On Planning Approval, own initiative, OR part of LIVING AND
secure financing for land BUY LAND consortium with AHB or
purchase and project ONGOING
development
• Activate Loan-Stock other developer
MANAGEMENT
• Exercise Site Option and • Practical Completion
• Complete Tender Drawings • Structure for managing
and Documentation
purchase land/property • Development loans shared spaces
rolled up into long-term established
• Tender Project (NOTE: If cooperative buys the loan OR
site with their own funds then • Repayment of long-term
purchasing pre-tender may be
preferable. In this case STEP 06
• Long-term loans finance finance commences
construction with
could happen before STEP 05.
repayments beginning • Group management
If the cooperative borrows on Practical Completion of common issues and
money from a financial institution planning for the future
to purchase the site, this will
typically cost c.6-10% per annum
(NOTE: Loans are to co-op,
not to individual members)
• Confirmation and
at the time of writing. In this case execution of process for
it is preferable to purchase the
site after tender design stage is • Coordinate ‘Self-Finish’ inducting new members
complete) Elements post Practical etc.
Completion
Draw Down Land Purchase Draw Down Development Repayment Of Long-Term
Loan (If Required) Finance or commercial Loan And Sinking Fund/
Secure Development property mortgage Maintenance Costs
Finance Against Land
SECURE LONG-TERM FINANCE REPAYMENT OF LOAN-STOCK
Pool Member Equity/Loan-Stock To according to timetable
Secure Long-Term Finance
STEPS 06, 07 + 08
A major Roadblock
identified by this research
is the absence of affordable
development and
long-term finance for
cooperatives.
(See FINANCE and POLICY
handbooks for further
information.)Photographs © Mina Gerngross
CASE STUDY NO.1
FORUM K REU ZBERG, B E R L I N
CONTEXT with families and people of all ages in mind. The
Forum Kreuzberg Cooperative is a socio-cultural commercial elements of the project are channelled
living and working community in the heart of into supporting cultural projects and charitable
Berlin Kreuzberg. Initially founded in 1972, more initiatives in the surrounding neighbourhood.
than 150 people are now committed or loosely
involved in running this community. The project has TENURE/AFFORDABILITY
expanded over the decades from a single initial Forum K is a rental cooperative. Everybody who joins
building, to today comprising a substantial section becomes a member by purchasing a €100 share per
of the urban block. Forum K today includes six m2 of living space. This means that for an apartment of
buildings, encompassing 6,500m2 of living space in 100m2, a co-op member must pay €10,000, although
90 apartments, and 3,500m2 of commercial space, the cooperative is very flexible in terms of how and
comprising mainly educational and cultural uses. when shares are paid for, as they are eager to ensure that
financial means are not a barrier to membership. Forum
Founded on anthroposophical principles, the K does not have a waiting list, but tries, as apartments
cooperative is structured on the idea of ‘threefolding’, become available, to find people who will embrace and
aiming to embody the combination of learning, carry on the collective mission of the co-op to support its
working and living, in one space. Along with living members and contribute to the wider community.
in the apartments, many cooperative members are
involved in running non-profit associations and Residents subsequently pay a monthly rent of €8.50/m2
independent initiatives onsite, which focus on work (that is, equating to €850/month for a 100m2 apartment).
and culture. These include workspaces, a kindergarten, Heating and electricity costs are additional to this rent,
a cooperative shop, a restaurant, a small theatre, and but are very low as the cooperative produces all of its
a museum. Workshops on site provide training for energy on site. Excess energy generated is supplied to
apprentices in sewing, painting, pottery, sculpture, the grid. Rents will not reduce over time as development
carpentry, machine building and more. A principle of costs are paid off, as the cooperative invests all surpluses
the cooperative is that a maximum 65% of floorspace is in the charities and cultural projects it maintains on site.
devoted to living accommodation, with the remaining
35% always maintained for work and cultural activities. The idea, according to one resident is
Accommodating diversity is a core aim of the
cooperative, and apartments have been designed
“not to live cheaply, but to live fairly.”Ov e rarching R oadmaps 25
FINANCING Energiegesellschaft GbR’ has taken over the largest
The cooperative’s first building was purchased part of the share capital of this company, in which
privately by Dr. Carl-Michael Wilhelmi, one of Forum all persons who purchase electricity in Forum
Kreuzberg’s founding members, in 1972. He later Kreuzberg have joined together as an electricity
donated it to the cooperative in 1985, in return for a supply community. In this way, the community sells
right-of-residence for life. At the time of purchase, the electricity, that its members have collectively
the initial building was in very poor condition, and produced, back to itself.
co-op members employed a significant amount of
sweat equity and self-build to renovate it. Over the GOVERNANCE STRUCTURE
years, subsequent buildings have been purchased by To ensure harmony between the three legal entities,
the cooperative using surpluses generated from the they have collectively formed a working group, the
initial project, along with low interest Energy Efficiency “ARGE Forum Kreuzberg GbR”. This overarching
Building Loans from the KfW, further loans from GLS company has appointed four managing directors who
Ethical Bank, and member equity. run day-to-day business on a primarily voluntary, and
sometimes full-time, basis.
LEGAL STRUCTURE
Originally, all activities and assets of the cooperative In addition, all responsible representatives of these
were combined in a single non-profit association. various companies meet once a month in the
After 21 years, the living space and much more “Initiativkreis Forum Kreuzberg”. Together with other
had expanded so that in 1993, after an extensive people who have been appointed to this group,
organisational development process, three new legal approximately 30 people work continuously on the
entities were created. The original overall association day-to-day design issues of the Forum Kreuzberg
was renamed “Forum Kreuzberg Förderverein eV”. A community. Directly below the Iniativkreis, a further
second entity, “Forum Kreuzberg eV” was created to 18 working groups manage a range of activities,
manage all fields of work such as the kindergarten, including beekeeping, facade greening, celebrations,
after-school care centre, school shop, youth work, public relations, construction, living space, productive
theatre and drama school. A third entity, “Forum space, solidarity, generation change and much more.
Kreuzberg Mietergenossenschaft eG”, was formed
with responsibility for management of the housing LOCAL GOVERNMENT SUPPORT
cooperative and its real estate, and a 20-year lease Due to the low cost of the original property, Forum
agreement was arranged for all buildings. Kreuzberg did not require state or local government
support for purchase, although some public funding
In 2013, following completion of additional buildings, was later secured in order to support renovation
the organisation was again restructured and the costs. All subsequent developments have been
housing co-op was renamed “Forum Kreuzberg self-financed by the cooperative, with the aid of low
Wohngenossenschaft eG”. At this point the leasehold interest loans from KfW and GLS bank. Some of the
granted to the housing co-op by Forum Kreuzberg charitable and educational associations run by the
Förderverein eV was converted to a long-lease, cooperative are also in receipt of public funding.
securing the cooperative a long-term (99-year)
ownership of all apartments. The housing co-op However, the price of land and property in Kreuzberg
and the development association are holders of has increased exponentially in the intervening
leaseholds, while the development association is decades; and such properties are no longer
the sole grantor of leaseholds. The co-op now has affordable for purchase in this area. Due to the success
around 140 members and 90 residential units in of Forum Kreuzberg and other cooperatives in this
which approximately 170 people live. The average neighbourhood, the Berlin government increasingly
apartment size is just over 70m2. supports the development of housing cooperatives
via the policies outlined in Section 2 of our Policy
The co-op members have also created a small handbook, including “discounted allocation of state-
energy supply company, which emerged from owned land for the construction and use of projects
initial experimentation with a small photovoltaic aimed at the common good, for example with a
system. This company now comprises PV systems, focus on multi-generational living, social mix, art and
four CHP (combined heat and power) units, seven culture or sustainability.”
geothermal probes and several air heat pumps. A
cooperative energy company ‘Forum KreuzbergYou can also read
