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On the CaSE by Mark Patchett

Two years on from the publication of 20/20 Visions, Mark Patchett writes about the Caddington Woods case study with an update on the progress of the newly established Community Trust (CaSE), which was first conceived at the Vision for Chaulington Community Planning Weekend. Mark, who has a wealth of experience of setting up and running Community Trusts across the UK, writes from the perspective of being the Trust’s first manager.

“The Community Trust model is effective and flexible and demonstrates that successful community based stewardship and placemaking can be achieved with similar processes at a range of scales.”

Redrow Homes recently partnered with General Motors (GM) and Central Bedfordshire Council to build just over 300 new homes at Caddington Woods on the site of a former GM vehicle testing track and storage area in the Central Bedfordshire green belt. An innovative charitable trust has been established to undertake a range of activities including to own and manage the woodlands and public open spaces, the children’s games and play area, the new community centre and to commission and fund a bus service.

The Caddington & Slip End Community Trust (CaSE) was formed in 2016, shortly after development started on site, as a lasting legacy to deliver community benefits for the new residents and the two parishes of Caddington and Slip End.

CaSE is funded through initial start-up funding from the developers and an innovative scheme which harnesses the rental values of some of the affordable homes at Caddington Woods. Forty six of the affordable homes will be permanently endowed by Redrow to the Trust and the properties are being rented at intermediate rents (i.e. 80% of market rent) to those who meet the relevant criteria set by the trustees, ie local connection and key worker. The balance of the affordable housing is provided by Catalyst and Thrive housing associations.

The trustees, made up from the principal stakeholders (Redrow Central Bedfordshire Council, the two parish councils and residents) provide strong leadership and governance, and the Trust is managed by a full-time Trust Manager with support from a Community Warden for day to day landscaping and maintenance, and other commissioned services.

The first two years were spent planning and preparing for the Trust’s early responsibilities and activities.  In 2019 it took ownership of the children’s play area and multi-use games area, and a new state-of-the-art, 500 square metres, zero carbon community centre. Residents chose to name the facility, the Lyons Centre, in recognition of the vision and role of Julian Lyon, former head of real estate for General Motors UK.

Providing a bus service as an alternative to the private car use was a key part of the Vision created at the Community Planning Weekend. The new bus service was launched in 2018 and has grown to a fully scheduled commissioned service which serves the main stations, the Town Centre and the local primary and secondary schools.

In a 20 year period, the income derived from the forty six properties will allow the Trust to deliver:

  • £2.6m investment into bespoke bus services
  • £1m investment into the woodland & landscaping
  • £1.25m into on-site community development and youthwork
  • £400,000 into grants to the local community/parish
  • Full operation of the community centre
  • Leaving a sinking fund after 20 years of £1m for continuously upgrading and improving the CaSE community trust properties, community centre, play area and public open space.

Being endowed with forty six affordable homes on the new development means that CaSE will have a reliable income every year and the residents of Caddington Woods will not have to make any contributions to the estate maintenance. The Trust has already played a key role in attracting residents to choose to live at Caddington Woods and in building a cohesive community through its multiple activities, not least at the community centre, which has been self-evident from the arrival of the first residents.

I am currently working with another 10 projects across the UK where partnerships are being developed to manage community facilities provided alongside new homes.  CaSE is the smallest Trust I’m involved with, but the model is effective and flexible and demonstrates that successful community based stewardship and placemaking can be achieved with similar processes at a range of scales.

For more information visit CaSE and jtp.co.uk.

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