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The Australian Community Land Trust Manual

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The Australian Community Land Trust Manual The Australian Community Land Trust Manual Louise Crabtree Hazel Blunden Peter Phibbs Carolyn Sappideen Derek Mortimer Avril Shahib-Smith Lisa Chung The Australian Community Land Trust Manual written by Louise Crabtree Hazel Blunden Peter Phibbs Carolyn Sappideen Derek Mortimer Avril Shahib-Smith Lisa Chung published by The University of Western Sydney Sydney, New South Wales February 2013 First published in 2013 by the University of Western Sydney Locked Bag 1797, Penrith NSW 2751 © The University of Western Sydney 2013 The views expressed in this Manual are the authors’ and should not be attributed to the University of Western Sydney or its partners. This first edition of the Manual was funded by the Western Australian Department of Housing, the City of Port Phillip, the City of Sydney, Inner Melbourne Action Plan, St Kilda Community Housing Ltd and Mount Alexander Community Land Ltd. Design and layout by Louise Crabtree. This edition February 2013. National Library of Australia Cataloguing-in-Publication entry: Author: Crabtree, Louise, author Title: The Australian community land trust manual / Louise Crabtree; Hazel Blunden; Peter Phibbs; Carolyn Sappideen; Derek Mortimer; Avril Shahib-Smith; Lisa Chung ISBN: 9780987516213 (paperback) 9780987516206 (eBook) Subjects: Land trusts--Australia. Other Authors/Contributors: Blunden, Hazel, author. Phibbs, Peter, author. Sappideen, C. (Carolyn), author. Mortimer, Derek, author. Shahib-Smith, Avril, author. Chung, Lisa, author. Dewey Decimal Classification 333.73130994 notation: Contents CONTENTS ............................................................................................................. I ACKNOWLEDGEMENTS ...................................................................................... VIII FIGURES ............................................................................................................... IX TABLES ................................................................................................................. X BOXES .................................................................................................................. XI ABBREVIATIONS .................................................................................................. XII TERMINOLOGY................................................................................................... XIII PART I - INTRODUCTION ........................................................................................ 1 1 OVERVIEW OF THE MANUAL ....................................................................................... 3 1.1 The aim of the Manual .......................................................................................... 3 1.2 The creation of the Manual ................................................................................... 4 1.3 The process – the CLT Classic and Australian law ................................................. 4 1.4 The structure of the Manual ................................................................................. 5 1.4.1. Part I – Introduction ...................................................................................................................... 5 1.4.2. Part II – Starting a CLT ................................................................................................................... 6 1.4.3. Part III – Legal Considerations ....................................................................................................... 6 1.4.4. Part IV – Financial Issues ............................................................................................................... 6 1.4.5. The Appendices ............................................................................................................................. 7 2 INTRODUCTION. AN OVERVIEW OF COMMUNITY LAND TRUSTS OVERSEAS AND IN AUSTRALIA . 9 2.1 What are Community Land Trusts? ....................................................................... 9 2.1.1. Why CLTs have significance for Australia .................................................................................... 11 2.1.2. Core characteristics ..................................................................................................................... 13 2.1.2.1. Non-profit, tax-exempt corporation .................................................................................. 14 2.1.2.2. Dual ownership ................................................................................................................. 14 2.1.2.3. Leased land ........................................................................................................................ 14 2.1.2.4. Perpetual affordability ...................................................................................................... 15 2.1.2.5. Perpetual responsibility ..................................................................................................... 15 2.1.2.6. Open, place-based membership ....................................................................................... 15 2.1.2.7. Community control ........................................................................................................... 15 2.1.2.8. Tripartite governance ........................................................................................................ 15 2.1.2.9. Expansionist acquisition .................................................................................................... 16 2.1.2.10. Flexible development ........................................................................................................ 16 2.1.3. CLT home ownership .................................................................................................................. 16 2.2 CLTs in the United States (US) ............................................................................. 17 2.3 CLTs in the UK ...................................................................................................... 23 2.4 CLTs in Australia ................................................................................................... 26 PART II – STARTING A CLT .................................................................................... 29 i 3 INITIAL CHOICES ..................................................................................................... 31 3.1 Rationale and objectives ..................................................................................... 31 3.1.1. Target market and activities ....................................................................................................... 32 3.1.2. Development and householder training ..................................................................................... 33 3.1.3. Reversion or resale formula ........................................................................................................ 34 3.1.4. Repairs and improvements ......................................................................................................... 35 3.2 Getting organised ................................................................................................ 36 3.2.1. Publicity and awareness raising .................................................................................................. 37 3.2.2. Membership drives ..................................................................................................................... 37 3.2.3. Garnering local support .............................................................................................................. 39 3.2.4. Identifying funding and other support ........................................................................................ 39 3.2.5. Pro bono and access to resources ............................................................................................... 40 3.2.6. Developing a waiting list ............................................................................................................. 40 3.2.7. Staff and volunteers .................................................................................................................... 40 3.3 CLT service area and scale ................................................................................... 40 3.4 CLT structure........................................................................................................ 41 3.4.1. Membership ................................................................................................................................ 43 3.4.2. Composition ................................................................................................................................ 43 3.4.3. Selection processes ..................................................................................................................... 44 3.5 Potential partners ................................................................................................ 44 3.6 Launching your CLT .............................................................................................. 45 PART III – LEGAL CONSIDERATIONS ...................................................................... 47 4 LEGAL ISSUES OF OWNERSHIP ................................................................................... 49 4.1 Concepts of ownership ........................................................................................ 49 4.2 Economic value ...................................................................................................
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