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Nineteen years ago, I moved to the village of Hook Norton with my family, bringing a background in eco-tourism and sustainable architecture- which at the time was a lonely profession with not much interest. Hook Norton is a wonderful community, deeply connected to nature and the environment. I joined a low-carbon group in the village.
Our first breakthrough came when we applied for the Community Challenge Fund under Ed Miliband’s initiative. We received a £400,000 grant, initially intended for rolling refurbishment projects. Over the next decade, we lent this money to people and completed 60 projects - people would retrofit their homes or install solar panels etc. and with the money saved they would pay back the loan to the Low Carbon Group. We did that for 10 years and there were no defaults on the loans. The Low Carbon Group set up other initiatives too: funding solar panels, a car club, and supporting the local shop and school with sustainability initiatives.
Our low carbon group began focussing on housing after our village-wide survey, in which around 80% of the 500 or so responses identified affordable housing as a key concern.
The village had had two recent major developments and a few smaller ones adding around 150 new homes, which felt imposed and out of scale. These projects lacked community benefits, weakened water pressure, and failed to improve infrastructure like broadband. None of the contractors who worked on building the developments were local- all the profits disappeared up the M40 in white vans. Housing development is a hugely profitable business- often above 20% profit. And around 60% of all developments in the UK are done by only national 8 companies. Residents wanted smaller-scale, affordable developments that preserved the community spirit and kept wealth local.
We felt we had a community mandate because of the high level of response to our survey. We ran nine community consultation events, and envisioned a housing project rooted in local needs and sustainability. The important thing at these consultations was looking at what are the values we want to build by- the events were well attended, we were committed to listening carefully.
After identifying a suitable site, we developed plans for a 12-unit housing development—eight affordable rental homes and four for sale. The project was small but ambitious, integrating:
The initial phases were supported by Homes England, Low Carbon Oxfordshire and others helped too- Fiona from Community First Oxfordshire and Tim at The New Economics Foundation (NEF).
The journey was far from easy- in general there was not an appreciation for the higher ambition that this project carried. At every stage we were treated as though we were a commercial developer not one for community benefit. Homes England and the planning departments had restrictive criteria- often in conflict with each other when it came to affordable housing schemes. Yet, with persistence, we overcame these barriers, collaborating with supportive individuals in the council and SOHA Housing to make progress.
One of the biggest community wealth benefits was engaging local trades and skills. We built 12 units, 4 for sale and 8 for affordable rents as negotiated with the local authority. The whole project took 6 years- but when the first families moved in it was worth it!
We must create a housing system that works for communities and the environment, not just developers.
Hook Norton’s journey highlights both the potential and challenges of community-led development. It is a model for what can be achieved when communities take charge, but it also underscores the need for structural change.
Transform the planning system
The current system operates as "development control" instead of “development planning”. We need proactive planning that de-risks community-led developments, by introducing phased approvals.There is a huge upfront cost to developers before planning has even been approved- because of this engaging with the community is often cut short or not easy to do. Planning should mandate real engagement with the community needs.
Empower Community Land Trusts (CLTs)
CLTs can act as a bridge between communities and councils and developers, especially when parish councils are often unrepresentative. By providing training, resources, and a clearer framework for Section 106 agreements, councils can enable CLTs to lead sustainable, community-driven housing projects.
Educate Councils and Policymakers
Many councils lack the understanding or capacity to support projects like ours. We need education initiatives to showcase successful examples, like Hook Norton, to illustrate the benefits of community wealth-building and sustainable development.
Support Networks and Resources
Communities should not have to start from scratch. A centralised network of guidance, media resources, and frameworks can streamline processes and reduce the burden on individual groups wanting to take more control of the planning developments in their area.
This case study is part of the 'Community wealth building: big conversations' project. These case studies are in the voice of the people who gave them. They seek to honestly present their successes, as well as the challenges of trying to build a more just, sustainable economy and community. We encourage conversation - so if you want to get in touch and talk more to any of the groups, please do.
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