Small Sites Best Practice Guide - Success at Scale Overview
The full London Community Land Trust (London CLT) report authored by Oliver Bulleid from London CLT and Sem Lee from OURI Labs, will be released later on this year.
What does success at scale look like for Community Land Trusts in London and Greater London? What is the opportunity for CLT delivery on small sites by taking a retrospective view on London CLT projects? These are the questions that we grappled with on a report delivered for London CLT at the end of last year.
Originally commissioned by the Greater London Authority (GLA), the Small Sites Best Practice Guide "Success at Scale" explores the potential for community land trusts (CLT) as a viable form of affordable housing delivery for small sites in London.
We interviewed 22 stakeholders who have helped in the delivery of CLT homes in London, including local authority planning experts, councillors, development managers, and CLT stakeholders, to bring together a report that examines how small, often overlooked sites have been effectively utilised by CLT organisations to create genuinely affordable homes while fostering stronger neighbourhoods.
The full report, which will be released later this year, presents a comprehensive analysis of CLT development on small sites in London, focusing primarily on the experiences of London CLT. It demonstrates how community-led initiatives can successfully contribute to London's affordable housing targets while offering unique benefits that complement traditional housing delivery methods. It takes readers through the process of getting started in terms of garnering community and political support, to understanding the costs and construction processes, and highlights the importance of community stewardship at handover stage.
Community-led housing (CLH) and, moreover, CLT homes emerge as a valuable approach to addressing London's housing crisis by putting local communities at the heart of development. The report reveals that successful CLT projects are built on strong community engagement from the outset, with the continuous participation of local residents being crucial to the project's success. From campaigning/lobbying local MPs to supporting planning processes, CLT homes have shown that democratising the housing process can be beneficial not only from a process standpoint but also for the health and wellbeing of the wider neighbourhood.
Land acquisition remains one of the most significant challenges for CLH in London's competitive market. The report highlights how the GLA's Small Sites Small Builders programme has successfully facilitated land transfers on a residual land value basis, demonstrating the importance of political will and clear policy frameworks. Local authorities play a crucial role in identifying suitable sites and de-risking them before transfer, though currently community groups are often offered complex plots that would be challenging for any developer. This exemplifies how the housing being developed on small sites by community-led housing organisations provide additionality to what would otherwise be neglected and unused sites.
Development complexities persist for CLT developments, with local authorities often unfamiliar with how to deliver CLT homes within their overall policy framework and competing priorities. To advance successful CLT projects, initial political support must translate into delivery by officers – including borough-wide policies that specifically support community-led housing on small sites, establish clear affordability requirements, and identify suitable locations. When these policies inform the site transfer process, they typically enable financially feasible projects through nominal residual land values. While opportunities exist to unlock small sites for CLT development in London, success depends on continued political and policy support, sustainable funding, and standardised land transfer processes.
The report demonstrates that CLTs can deliver high-quality, permanently affordable homes while building stronger communities. With appropriate support, standardised processes for land transfer, and sustainable funding mechanisms, community-led housing on small sites offers a valuable model for creating affordable, community-focused homes across London.
Please subscribe to keep posted on the release of the final report.