Housing the Working Class

One of the most import buildings in the Midlands stands in the Worcestershire countryside. It is in the ownership of the National Trust but is not a stately home or a castle but a small workers cottage. It is called Rosedene and it is in Dodford, just three miles west of Bromsgrove in Worcestershire.

Great Dodford was the last development by the great Chartist Co-operative Land Society set up in 1845 to settle working class families on small plots of land. It was hoped that from a couple of acres a family could make a reasonable income. Chartist leader Fergus O’Conner had bought 273 acres, land of the former Dodford Priory, and hoped to settle seventy families there.

O’Conner’s plan had two objectives one was to ensure that working class people could qualify for the vote as there was a property threshold in 1832 Reform Act the other was the romance of a return to the land for those trapped in inner city slums.

Needless to say a combination of mixed objectives, poor organisation, a ruling class keen to ensure it would not work together with a “lying and slandering press” (not of course something we are familiar with) meant the project was not in the end a success. 70,000 shares had been sold in the Land Society and then properties where to be distributed by ballot amongst the shareholders.

In 1848, the House of Commons established a Select Committee to decide the fate of the Chartist Land Company, by then known as the National Land Company which had got into financial difficulties. As most of the shareholders had little or no chance of being allocated a smallholding it was deemed to be a lottery and therefore its registration as a company was declared illegal.

Fortunately this was not the end of Co-operative Housing in Worcestershire as today the largest provider of new build co-op homes in the country is not so very far away from Dodford in the new town of Redditch.
Redditch Co-op Homes manage nearly 300 properties in the town including apartments, houses and bungalows to suit varied needs, from young single people and families to older retired people.

Indeed across the West Midlands the Co-op housing model is getting a new lease of life. Carl Taylor, former manager at Redditch Homes, is now the Director of Birmingham Co-operative Housing Services part of the Accord Group of Housing Associations. BCHS provides management services for nine housing co-ops in the West Midlands and since 1997 have developed over fifty co-op and community controlled housing projects. Carl makes a powerful case that the current housing crisis is forcing everyone to look again at housing co-ops.

“We have to be innovative about how we finance new social housing developments”, he says “and working co-operatively to spread the investment risk is becoming an attractive option.”

Whilst Carl recognises that Fergus O,Conner may have got the details wrong in Dodford his legacy is still important, “co-operative housing is still just as much about political empowerment as it is about putting a roof over working class families heads”, he says. In the last few months even this government has come around to seeing the benefits of investing in housing co-ops. The latest bid round from the Homes and Communities Agency has brought some success to the region with three new Co-operative developments being supported creating a £26 million pound Co-operative House building programme.

“This is the largest Co-operative Housing development programme in the West Midlands since the 1980’s,”says Carl, “new Co-operative developments will take place in Redditch, Darlaston and Charlemont Farm in the Black Country and Garretts Green in Birmingham. This will see the building of at least 260 new homes”.

These developments will be a powerful advertisement for the co-operative housing model but Carl is ambitious for the co-operative housing sector. He has seen the impact of the co-op model in empowering communities, helping people gain confidence and improve their life chances. For him this is just the beginning the search is on to develop new ways of financing co-op housing. With interest rates at an all time low there is the potential for new housing bonds to give a steady return to potential investors.

“Rosedene in Dodford is a simple building but it really is very beautiful”, says Carl, “and as part of a community it embodies the hope that everyone can have a decent place to live where they can feel at home. We really have to try every avenue if we are to be the generation to finally fulfil O’Conners dream”.