New housing and land policies,New housing and land policies,and next practiceand next practice for the Big Societyfor the Big Society

Joining it all up:Joining it all up: Co-producing Co-producing a plausible policy story a plausible policy story

Professional Land Reform Group, London November 2010Professional Land Reform Group, London November 2010

Stephen Hill, Director, Stephen Hill, Director, CC22OO futureplanners futureplanners

Please, Mister,

tell me

that Big Society

story

…again!

Please, Mister,

tell me

that Big Society

story

…again!

…and they all lived

happily together

ever after.…and they all lived

happily together

ever after.

The Big Picture Story… The Big Picture Story… The The Big Society Big Society and and Open Source Open Source PlanningPlanning

…. everyone has a stake based everyone has a stake based on equal rights and where they on equal rights and where they pay their dues by exercising pay their dues by exercising responsibility in return, and responsibility in return, and where where local communities shape local communities shape their own futurestheir own futures..

““Too much has been Too much has been imposed from aboveimposed from above, , when experience shows that when experience shows that success success depends depends on communities themselves having the on communities themselves having the power power and taking the responsibility. and taking the responsibility.

It’s no good officials in Whitehall or It’s no good officials in Whitehall or even the even the Town HallTown Hall telling people what is needed in telling people what is needed in their street.”their street.”

Letter to Letter to the Editor the Editor Prescott’s ‘growth areas’ pull plans for thousands of homesBuilding Magazine 6/08/10

““Dear Sir,Dear Sir,The The ‘big society’‘big society’ is working is workingwell, then.well, then. Up and down theUp and down theland, land, local communitieslocal communitieshave overwhelminglyhave overwhelminglyagreed agreed they don’t wantthey don’t want any anynew neighbours.new neighbours.Yours etc”Yours etc”

(Disgusted of Tunbridge Wells? )(Disgusted of Tunbridge Wells? )

MP for Tunbridge WellsMP for Tunbridge Wells

““It’s a very It’s a very miserable miserable view of human view of human nature, that people nature, that people who are not told what who are not told what to do, default to to do, default to something that is something that is short termshort term, , individually individually selfishselfish, , and and unenlightenedunenlightened.”.”

Greg Clark, Minister for Planning and Greg Clark, Minister for Planning and Decentralisation, Decentralisation, Guardian Interview 15/9/10Guardian Interview 15/9/10

600 home scheme in Tunbridge Wells turned down to protect the dormice

Housing Housing Policy Policy for afor a Big Society Big Society

We need a We need a shared shared visionvision of what housing of what housing is is forfor in the in the life and life and economyeconomy of the of the countrycountry

……but what but what housing housing policy?policy?

DifferentDifferent questionsquestions

• Osborne etcOsborne etc“How to “How to manage manage the the queue?”queue?”

• BeveridgeBeveridge““WhyWhy is there is there a queue?” a queue?”

““What would an What would an intelligentintelligent housing market housing market look like?”look like?”

• ““We need a We need a market that’s market that’s boringboring”.  ”. 

• ““Where things are Where things are really really quite quite predictablepredictable.”.”

MoreMore Wise words Wise words from from the Housing Ministerthe Housing Minister

• ““We’ve all forgotten We’ve all forgotten what our what our housing market is actually housing market is actually for…for… to provide a home.” to provide a home.”

• ““Buying a home shouldn’t be Buying a home shouldn’t be like playing the lottery.”like playing the lottery.”

• ““Of course, market conditions Of course, market conditions don’t exactly matchdon’t exactly match this this picture at the moment”.picture at the moment”.

• ““The economic legacy has The economic legacy has made things made things very difficultvery difficult for for you, and will do for you, and will do for sometime”.sometime”.

A A PrincipledPrincipledHousing PolicyHousing Policy

Sufficient support for…Sufficient support for…• 1. Plausibility1. Plausibility:: The price The price

of a modern home and of a modern home and sufficient space will be sufficient space will be within the means of a within the means of a family/household with an family/household with an average income.average income.

• 2. Neutrality2. Neutrality:: There should There should be similarity of pricing be similarity of pricing between equivalent homes between equivalent homes in different forms of tenurein different forms of tenure

• 3. Social:3. Social: The position The position of disadvantaged groups of disadvantaged groups in the housing market in the housing market will be strengthened.will be strengthened.

• 4. Standards:4. Standards: Housing Housing consumption for all consumption for all should be supported should be supported upto a certain standard. upto a certain standard. Consumption beyond Consumption beyond the standard not to be the standard not to be supported through public supported through public action and funds.action and funds.

• 5. Parity:5. Parity: Differences of Differences of price between homes of price between homes of different ages and different ages and condition will correspond condition will correspond with differences in their with differences in their utility value.utility value.

• 6. Speculation:6. Speculation: Explicit Explicit action is needed to action is needed to counteract the counteract the inflationary transfer of inflationary transfer of wealth to property wealth to property owners.owners.

CourtesyCourtesy Prof. Peter Ambrose Prof. Peter Ambrose

LandLand Development Study 1980-88 Development Study 1980-88From Prof. Peter Ambrose “Urban From Prof. Peter Ambrose “Urban Process and PowerProcess and Power” (Routledge 1994” (Routledge 1994)

M-Way Corridor AM-Way Corridor A v. v. M-Way Corridor BM-Way Corridor B

• Output No. Homes per 1000 people: Output No. Homes per 1000 people: 7.37.3 v. v. 6.16.1• Affordable Homes: Affordable Homes: 65% 65% v.v.15%15%• Choice of tenure/production: Choice of tenure/production: 55 v. v. 22

38% LA rent- 27%Coop- 43% Owned [50% self-build]38% LA rent- 27%Coop- 43% Owned [50% self-build] - 2% market rent. - 2% market rent. Variations reflect local political preferencesVariations reflect local political preferences85% Owned [0% self-build] 15% social rent85% Owned [0% self-build] 15% social rentTenure determined by central government policyTenure determined by central government policyAffordable dropped to 6% just after study periodAffordable dropped to 6% just after study period

• Professional/managerial in ‘social’:Professional/managerial in ‘social’: 49%49% v.v.<2%<2%

E4 Corridor Stockholm-UppsalaE4 Corridor Stockholm-Uppsala v. v. M4 Corridor BerkshireM4 Corridor Berkshire

• Building cost increase: Building cost increase: 24%24% v. v. 47%47%Extended period of capitalisation & innovationExtended period of capitalisation & innovationin construction efficiency and productivity in construction efficiency and productivity

• Land price increase: Land price increase: <5%<5% v. v. 436%436%• Land as % house price: Land as % house price: +/-10%+/-10% v. v. 60%60%

• Market impacts on supply post-’88: Market impacts on supply post-’88: +/-0%+/-0% v. v.-60%-60%

• Land differential/hectare: Land differential/hectare: E4 E4 = = M4 M4

£301k/ha£301k/ha v. £1,222k/ha v. £1,222k/ha 4 4

Why Land Price isWhy Land Price is thethe issueissueThe The costscosts of complying with of complying with public policy and regulation ie. public policy and regulation ie. the essential the essential basicbasic requirements requirementsof Spatial Planningof Spatial Planning, to create, to createsustainable places and sustainable places and communities:communities: Dwelling size and qualityDwelling size and quality Affordability of Affordability of all housingall housing Climate ChangeClimate Change Adaptation Adaptation

and Resilienceand Resilience Hard, Soft and Green Hard, Soft and Green

InfrastructureInfrastructure

should be internalised and should be internalised and reflected in land price andreflected in land price andvaluationvaluation… …

But aren’t!But aren’t!

““Must do Must do betterbetter” ” Tim Leunig, Dept. Economic History, LSETim Leunig, Dept. Economic History, LSE

Full marksFull marks to: to:• Mr. Shapps:Mr. Shapps:

““Britain would be a Britain would be a better placebetter place if house prices did if house prices did not risenot rise in nominal terms during this parliament.” in nominal terms during this parliament.”Centre Forum at the Liberal Democrat conferenceCentre Forum at the Liberal Democrat conference

• Neil O’Brien, Policy Exchange:Neil O’Brien, Policy Exchange:“Britain needs to build “Britain needs to build moremore houses, so that house houses, so that house prices prices fall.”fall.”Financial TimesFinancial Times

• ‘‘Rumour reaches me that some of his board choked Rumour reaches me that some of his board choked on their claret when they read his piece, but on their claret when they read his piece, but he was he was right … right … lowerlower house prices house prices would be good for Britain, would be good for Britain, and they would lead to and they would lead to lowerlower housing benefit bills housing benefit bills.’.’

The Housing The Housing BusinessBusiness Case Case

• HomesHomes >30% smaller >30% smaller than Parker Morristhan Parker Morris

• CostsCosts of primary health of primary health care, mental health, care, mental health, policing, education policing, education lowerlower in areas of in areas of better better qualityquality housing housing

• Factor difference Factor difference 5-7 times5-7 times

• Even if 50% wrongEven if 50% wrong= big number = big number

Recognised in RICS, BRE, CABE, Recognised in RICS, BRE, CABE, IDEA, and HCA guides and toolsIDEA, and HCA guides and tools

The Macro-The Macro-EconomicEconomic Case Case

• By updating 1980 By updating 1980 House Purchase House Purchase Debt for Debt for consumer price consumer price inflation to 2005, inflation to 2005, debt was debt was £600bn£600bn more more than one than one would expect.would expect.

• ‘‘Affordability’ Affordability’ became became meaningless meaningless with with House Price House Price Income ratios at Income ratios at upto 8:1 (by 2007)upto 8:1 (by 2007)

House prices, consumer prices & earnings House prices, consumer prices & earnings 1980-2005 1980-2005 from Ambrose’s Memorandum to from Ambrose’s Memorandum to the PMon the PMon Unaffordable Housing Unaffordable Housing 20052005

The The SocialSocial Case Case• Inequality is bad for Inequality is bad for

you…you…• ……and countriesand countries

• Between 1963 to 2003, there is a very Between 1963 to 2003, there is a very close correlationclose correlation between increasing between increasing debtdebt and increasing and increasing inequalityinequality in in the US. The longer-term increases in debt can only be the US. The longer-term increases in debt can only be explained by the rise in inequality. explained by the rise in inequality. Economist Matteo IacovielloEconomist Matteo Iacoviello

• Both short-term household Both short-term household debtdebt as % of household as % of household assets, and government national assets, and government national debtdebt as % of GDP are as % of GDP are higherhigher in more in more unequal countriesunequal countries..Organisation for Economic Co-operation and Organisation for Economic Co-operation and DevelopmentDevelopment, ,

• The The crashescrashes of both 1929 and 2008 happened at the of both 1929 and 2008 happened at the two peaks of inequalitytwo peaks of inequality in the past hundred years, after in the past hundred years, after long periods of rising inequality which had led to rapid long periods of rising inequality which had led to rapid increases in debt. increases in debt.

The economic causes and effects of social inequality

• Leading upto the 2008 crash, about Leading upto the 2008 crash, about $1.5trn per year$1.5trn per year was being siphoned from the was being siphoned from the bottom 90%bottom 90% of the US of the US population to the population to the top 10%.top 10%.

• Both for speculators and householders, rising property Both for speculators and householders, rising property prices made investment in property look like a prices made investment in property look like a bandwagon everyone had to get on, entering the bandwagon everyone had to get on, entering the housing market wherever they could and remortgaging housing market wherever they could and remortgaging precariously as prices rose.precariously as prices rose.

• As a result, the richest people had more and more As a result, the richest people had more and more money to invest and to lend, but people outside the money to invest and to lend, but people outside the very wealthiest category found it increasingly difficult to very wealthiest category found it increasingly difficult to maintain relative incomes or realise life aspirationsmaintain relative incomes or realise life aspirations

• The The financial sectorfinancial sector handling and handling and speculatingspeculating on these on these debts found its share of all US corporate profits rising debts found its share of all US corporate profits rising from from 15% in 198015% in 1980 to to 40% in 200340% in 2003. .

The economicThe economic causes and effects causes and effects of social inequalityof social inequality

Blame itBlame it on the on the bankers?bankers?• ““Bankers Bankers worseworse than than

the IRA”the IRA”Irish Daily Mail 29/10/10Irish Daily Mail 29/10/10

• “…“…the extensive the extensive and and visible larcenyvisible larceny of the commercial of the commercial banks.”banks.” JK Galbraith JK Galbraith

The Culture of ContentmentThe Culture of Contentment 19921992

Difficult Difficult questionsquestions

If the If the structurestructure of ofexisting land andexisting land andhousing markets housing markets embedsembedssocial and economicsocial and economicinequalityinequality in the in theeconomy:economy:

• Is Is ring fencingring fencing the NHS the NHS budget, a budget, a plausibleplausible policy proposition?policy proposition?

• What would the Office What would the Office of Budgetary of Budgetary ResponsibilityResponsibility have to have to say about it?say about it?

Which Which politicianpolitician said what? said what?

• "I do believe this country "I do believe this country is too unequal and is too unequal and the gapthe gap between rich and poor between rich and poor doesn't just harm the poor, doesn't just harm the poor, it it harms us allharms us all . . ." . . ."

• The book shows The book shows "that "that among the among the richestrichest countries, it's the countries, it's the more more unequal onesunequal ones that that do do worseworse according to almost according to almost every quality-of-life every quality-of-life indicator". indicator".

20052005…Didn’t anyone …Didn’t anyone see it see it comingcoming? ?

On reading Ambrose’s Memorandum onOn reading Ambrose’s Memorandum onUnaffordable HousingUnaffordable Housing• ““We are now We are now making real progressmaking real progress to to

delivering our goal: that everyone delivering our goal: that everyone should have the opportunity of a should have the opportunity of a decent home decent home at a price they can at a price they can affordafford.”.” T. Blair PMT. Blair PM

• ““Using this definition (of Using this definition (of Unaffordability) would Unaffordability) would undermine undermine everythingeverything we are trying to do. The we are trying to do. The difference is difference is merely semanticmerely semantic.”.” Dr. Phyllis Starkey, Chair ODPM Select Dr. Phyllis Starkey, Chair ODPM Select Committee Inquiry into AffordabilityCommittee Inquiry into Affordability

• ““It (the expansion of house price It (the expansion of house price debt) is debt) is not a problemnot a problem, as long as the , as long as the market is working.”market is working.” Treasury Official Treasury Official

2005 – A good year for clear thinking• “There is some sense in seeking to understand the causes and

consequences of house price bubbles before, rather than after, they have unwound.

• Any major correction is likely to focus attention on:- the tightening of lending requirements, - the strengthening of financial surveillance, - the causes and consequences of household debt, - the creation of a richer set of mortgage contracts, and - the extent and desirability of implicit, and even explicit,

guarantees of mortgage debt.

• Many of these require a great deal of coordination across diverse economies…The problem is that such difficult thinking does not appeal, especially to politicians, in the good times of house price bubbles.”

Andrew Farlow, Dept of Economics, Oxford University ‘UK house prices, consumption and GDP, in a global context’ (OUP 2005)

The case for The case for reducing reducing debtdebt• Financial sector: Financial sector: £3.4trn 245% GDP £3.4trn 245% GDP

• Non-financial companies: £1.7trn 122% GDPNon-financial companies: £1.7trn 122% GDP

• Households: Households: £1.5trn 110% GDP £1.5trn 110% GDP

• General government: £0.9trn 67% GDPGeneral government: £0.9trn 67% GDP • Total UK debt 2009: Total UK debt 2009: £7.5trn 543% GDP £7.5trn 543% GDP

PwC State of the Economy November 2010PwC State of the Economy November 2010

SomeSome heavier weight heavier weight views views• ““Annual Annual house price increaseshouse price increases are equivalent to a are equivalent to a

government current account government current account deficit of 4.4% of GDP, or £50bn deficit of 4.4% of GDP, or £50bn a year.” a year.”

Dr.Dr. Martin Weale, Director, National Institute of Economic and Social Research Martin Weale, Director, National Institute of Economic and Social Research [Now member of Bank of England Monetary Policy Committee] 2007 [Now member of Bank of England Monetary Policy Committee] 2007

• "There is a time bomb effect from the huge amount of debt "There is a time bomb effect from the huge amount of debt built up across all sectors of the economy.built up across all sectors of the economy. Sooner or later, Sooner or later, this will have to be addressed either through this will have to be addressed either through debt being run debt being run down sharply, which would risk triggering another recessiondown sharply, which would risk triggering another recession, , or… through a persistently heavy or… through a persistently heavy debt service burden that debt service burden that could dampen economic growth for decadescould dampen economic growth for decades to come. to come.

• Either way, deleveraging…goes well Either way, deleveraging…goes well beyond the immediate beyond the immediate challenge of getting the public finances under controlchallenge of getting the public finances under control.“.“

John Hawksworth, PwC Chief Economist 2010John Hawksworth, PwC Chief Economist 2010

The need forThe need for Creative Destruction?Creative Destruction?

• Public debt is a Public debt is a second ordersecond order problem.problem.

• RestructuringRestructuring property debt and property debt and land markets as long term equity land markets as long term equity investment is the investment is the main taskmain task

• How can we adapt to the new era?How can we adapt to the new era?

• Right questionRight question:: Eric, Greg, Grant Eric, Greg, Grant & Co…& Co… We mustWe must. .

• Property debt and land price are central to regular 18 year Property debt and land price are central to regular 18 year cycles of ‘boom and bust’, since 1800.cycles of ‘boom and bust’, since 1800.

• How can we avoid this happening again? How can we avoid this happening again?

• Wrong questionWrong question:: Sorry, Gordon and George… Sorry, Gordon and George… We can’tWe can’t.

The Debt Busters!

The Debt Busters!

ChangingChanging land and housing land and housing marketsmarketsRICS Land Journal Jan 2009RICS Land Journal Jan 2009• ““It is probably It is probably no longer safeno longer safe to to

presume that planning permissions presume that planning permissions create an automatic and significant create an automatic and significant bankable bankable uplift in land value for the uplift in land value for the ownerowner..

• S106 and tariffs S106 and tariffs not fit for purposenot fit for purpose in in globalglobal capital markets” capital markets”

Savills Research Sept 2010Savills Research Sept 2010• Future market uncertaintyFuture market uncertainty heavily heavily

factored into valuations.factored into valuations.• Two-speedTwo-speed land market… land market…

oven ready sites and strategic landoven ready sites and strategic land• Servicing the pension provision of an Servicing the pension provision of an

ageing population will require a ageing population will require a shift to shift to cash-flow investmentcash-flow investment… in purpose-… in purpose-built residential property.built residential property.

• … … and and infrastructure and infrastructure and commissionedcommissioned housing housing

““For the first time in my career, For the first time in my career, people are offering me people are offering me

land for nothingland for nothing.”.”

The next The next long cyclelong cycle era eraAll-property real capital valuesAll-property real capital values

3.2

3.5

3.8

4.1

4.4

4.7

5

1957 1962 1967 1972 1977 1982 1987 1992 1997 2002 2007 2012 2017 2022

Sources: Scott (1996); IPD; ONS; PMA

Log

rea

l ind

ex (1

957=

100)

P r o p e r t y M a r k e t A n a l y s i s

•City centre reconstruction•Consumer goods industries•Demand management•Mortgage finance

•Out-of-town development•Service economy •Deregulation•Equity investment

•City centre revival•Internet services•Globalization•Leveraging & derivatives

•Shift to domestic realm•Low carbon economy•Reregulation•Return to equity

Limits to growth?

Grant is Grant is rightright……

• It’s It’s boringboring……

• It’s It’s predictablepredictable……

• and it’s and it’s taxabletaxable!!

The The Minister’sMinister’s Story… Story…“We will become a “We will become a nation of homebuilders”nation of homebuilders”

• A rural housing revolutionrural housing revolution… Local Housing Trusts will give people the power to expand their villages up to 10% over 10 years.

- Accommodation for the old - Affordable homes for the young - Shops, schools, GP surgeries

• People at last really shapingshaping their their own communitiesown communities

• Power to bypassbypass planning committees

• But I don’t want the principles of Local Housing Trusts just to be a countryside thing. Our towns and towns and inner-cities must benefit tooinner-cities must benefit too.

““We’ve been through the highs and lows We’ve been through the highs and lows togethertogether”” Charlie Hibbert, CLT Member

St Minver, N Cornwall

Andy Lloyd Cumbria Rural Housing Trust www.crht.org.uk 8

• Developed by Cornwall Rural HA on behalf of CLT

• Managed self build

• On time & on budget Dec 08

Do it yourself: Charlie Hibbert helps put his own home together

• Part ownership tenure

• £85,000 build cost 3 bed + garage

• 100% mortgages

• Subsidy North Cornwall DC

““I am really impressed by the I am really impressed by the foresight foresight and tenacity of local peopleand tenacity of local people in driving this in driving this scheme forward. Seeing these houses scheme forward. Seeing these houses here, built to high standards by the here, built to high standards by the owners, with the owners, with the support of professionalssupport of professionals is most impressive.” is most impressive.” Grant Shapps, Shadow Minister 2008

The model for The model for Community Right to BuildCommunity Right to BuildCornwallCornwall CLT Programme CLT Programme 2007 2007 17 villages – 120+ homes17 villages – 120+ homes

Unique Unique partnerships…partnerships…enablingenabling district councils, their district councils, theircommunities, communities, Carnegie UK Trust,Carnegie UK Trust,and an RSLand an RSL

Blisland CLT Blisland CLT on Bodmin Mooron Bodmin MoorDefin

itely

Definite

ly not

not norm

al…

normal…

St. Minver CLT St. Minver CLT Average house price £650,000Average house price £650,000Market value £350,000Market value £350,000Cost including land £120,000Cost including land £120,000

12 houses 12 months12 houses 12 monthsOn time – On budgetOn time – On budget

A social movement ?A social movement ?Or justOr just PPS 3 compliance PPS 3 compliance for for affordability ‘in perpetuity’ ?affordability ‘in perpetuity’ ?

Definite

ly

Definite

ly not

not norm

al…

normal…

A coherent political story?• ““The goal of improving The goal of improving social mobilitysocial mobility

overlaps with other objectives for social overlaps with other objectives for social policy, such as reducing poverty or policy, such as reducing poverty or narrowing income inequalitynarrowing income inequality.”.” Clegg: August 2010 Centre ForumClegg: August 2010 Centre Forum

• ““I want to deliver I want to deliver equality of opportunityequality of opportunity (rather than equality of outcome) and (rather than equality of outcome) and that the Coalition’s reforms in education, that the Coalition’s reforms in education, welfare and health – as well as the welfare and health – as well as the reduction of the deficit – are part of my reduction of the deficit – are part of my hope that a child born today would enjoy hope that a child born today would enjoy a better chance to succeed in life than a a better chance to succeed in life than a child born during the Brown-Blair era.”child born during the Brown-Blair era.” Osborne: Today Programme interview Osborne: Today Programme interview August 2010August 2010

The The wisewise words of Clegg? words of Clegg?• ""Old progressivesOld progressives are are

obsessed with obsessed with marginal tax marginal tax ratesrates… rather than [look] at … rather than [look] at the overall system…and the overall system…and allow symbolism to trump allow symbolism to trump real reform. real reform.

• New progressivesNew progressives want to want to reform the tax base reform the tax base fundamentally, towards fundamentally, towards taxation of unearned taxation of unearned wealth and pollutionwealth and pollution, rather , rather than people.“ than people.“ Hugo Young Lecture 23/11/10

The answer for The answer for ourour times? times?

• The strength of the economy and the welfare of all citizens depends on stable and fair land markets.

• Inequitable wealth creation though inflation of land values and speculation in land prices undermines basic freedoms.

• “The best way to make private property secure and respected is to bring the processes by which it is gained into harmony with the general interests of the public.” Churchill in The People’s Land’ 1909

ObjectsObjectsTo maintain and promote the To maintain and promote the usefulness of the profession usefulness of the profession for the public advantagefor the public advantage in the in the United Kingdom and in any United Kingdom and in any other part of the worldother part of the world

…securing the optimal use of …securing the optimal use of land land and its associated and its associated resources to meet resources to meet social and social and economiceconomic needs needs

RICS Royal Charter RICS Royal Charter 18811881

Well, I think the answer lies in the

soil…

LAND…LAND…But But what’s what’s the the QuestionQuestion??

The The 2121stst Century Century Challenge Challenge

• Capturing Capturing value value upliftuplift is a 20 is a 20thth Century answer Century answer to a far sighted to a far sighted 1919thth Century Century questionquestion

• The The 2121stst Century Century currencycurrency of land of land value has to be…value has to be…

But But we we can’t…can’t…

futureplannersfutureplannersOur principles of public interest practice:Our principles of public interest practice:

• Share a commitment to help create sustainable Share a commitment to help create sustainable and democratic places and democratic places

• Come from the traditional professional Come from the traditional professional institutions and noneinstitutions and none

• Believe in value driven work for sustainable Believe in value driven work for sustainable developmentdevelopment

• Promote ourselves to work with value driven Promote ourselves to work with value driven clients, andclients, and

• Share learning and innovation with othersShare learning and innovation with others

stephenhill@futureplanners.net