This document discusses lessons learned from the local investment planning (LIP) process and looks ahead to the future. It notes that housing associations were brought into the LIP process late and felt some large strategic sites were prioritized over traditional HA sites. It also discusses how the introduction of affordable rent programs with reduced grant levels later called the deliverability of schemes into question. Looking ahead, it suggests greater use of alternative funding sources, public land, and initiatives like the Growing Places Fund will be needed to support affordable housing delivery going forward.

1. Local Investment Planning - Learning
lessons and a view of the future.
Phil Stephens
Development and Commercial Director
Sovereign HA
10 November 2011

2. West of England Partnership
• Established Group with established working
arrangement with a defined lead
• HA’s brought into the LIP process quite late
• Perception that it was quite planning driven
• Large strategic sites were being prioritised.
• All happening in an environment where Government
were putting in substantial levels of grant funding to
keep housebuilding active.
Local Investment Planning - Learning lessons and a view of the future.

3. HA Input to LIP Process
• Sovereign and Arcadia (PS/NH) – about 14 other
businesses requesting updates
• Major concern over deliverability of large strategic
sites
• Concern that large sums of grant could be withheld
to feed the strategic sites.
• Instigated joint meetings with developers and land
owners
• Developed idea of “Suburban Intensification” for
“Traditional HA sites”
• Excluded from discussions around investment
“allocations”
Local Investment Planning - Learning lessons and a view of the future.

4. Affordable Rent Programme
• Along came CSR and the Affordable Rent
Programme
• Introduced after LIP process
• Reduced grant levels – Serious doubt over scheme
deliverability
• LA’s staying firm on nil grant S106 – target rent
policy
• Lack of grant on strategic S106 sites – reducing
“affordable” numbers following “viability” challenges
• LIP priorities need to be reviewed…….….but no
further meetings
Local Investment Planning - Learning lessons and a view of the future.

5. Moving Forward
• Affordable Rent moves goal posts
• Financial strength of HAs key to delivery
• Alternative sources of funding required – capital
markets?
• Cross subsidy and mixed use necessary to create
viable projects but market conditions creating higher
risk.
• Good HA sites lying fallow – grant risk too high
• Joint venture potential but needs “a market”
Local Investment Planning - Learning lessons and a view of the future.

6. Moving Forward
• Greater access to affordable mortgages for shared
ownership
• Greater use of public land
• HCA/LA to share abortive costs of pre-planning and
pre-construction
• HCA steer on supportable levels of investment.
• New initiatives needed – Growing Places Fund for
LEP’s, another kickstart??
• What happens post March 2015
Local Investment Planning - Learning lessons and a view of the future.

7. Thank you
Local Investment Planning - Learning lessons and a view of the future.