Steering Group Presentation 5 January 2016 Stakeholder mapping and - - PowerPoint PPT Presentation

Steering Group Presentation 5 January 2016

Stakeholder mapping and engagement

77

Stakeholders and experts mapped so far.

BRIXTON WORKS

465 Brixton Meanwhile Space Olmec Social Enterprise Ekaya Housing Association Lambeth and Southwark Housing Association London and Associated Properties Metropolitan Housing Association Tibor Jones Viridian Housing Eurolink Adam Richards, Camden Unlimited Adrian Harris, We Are 336 Adrian Mitchell, Guiness Trust Alex Kenmure, Lambeth Council Alex Lemon, Bisc*nts Andrea Brown, It’s Your Local Market Anthony Cassidy, The Brix Ben Longman, Trendtype Binki Taylor, Brixton Pound Brad Carroll, Brixton Green Chris Pieroni, Workspace Christian, Holzmarkt Berlin Colin Crooks, Tree Shepherd David McCormack, Templte Star Limited Deborah Bestwick, Oval House Devon Thomas, The Co-Op Centre Dirk Bischop, Hatch / OPV Donna Wiggins, Lambeth Council Dougald Hine, Space Makers Agency Duncan Law, Transition Town Brixton Giles Gibson, Original Thinking Group Hans Karssensberg Henry White Jaap Draaisema, Urban Resort Jaap Schoufour, Gemeente Amsterdam Jack Hopkins, Lambeth Council James Leay, POP Brixton James Seabrook, Network Rail Jason Cobb, Brixton Buzz Jason Page, Somewhereto_ Jeanette Pritchard, JP Creative Jerry Knight, Lexadon John Long, Igloo John Spindler, Capital Enterprise Kristina Glushkova, Makerhood Levent Kerimol, GLA Linda Quinn, Brixton Blog Lucy Davies, 198 Gallery Mamading Ceesay, London Creative Labs Mark Johnson, The Remakery Matt Blades, Lambeth Council Michael Smith, Brixton Bid Mike BUtler, Ethical Property Company Natasha Walker, Shakespeare Business Centre Nick Harrison, The Collective Nick Horsley, Kokoon Nigel, Bon Marché Paul Harper, GLA Philippe Castaing, POP Brixton Rachid Ghailane, Groupe Géraud Rebecca Trevalyan, Impact Hub Brixton Richard Baker, Blue Star House Roger Hartley, Bureau of Silly Ideas Ross Mitchel, Lambeth Council Stuart Horwood, Brixton Market Traders Federation Tom Bridgman, Lambeth Council Tom Dobson, Loughborough Farm Tom Lynch, South London Maker Space Tom Shakhli, Brixton Pound William Ginestier, Camden Town Unlimited

33: Pipeline 10: Contacted 12: Engagement planned 22: Engaged Status

Jerry Knight, Lexadon Donna Wiggins, Lambeth Council Engagements planned Mark Johnson, The Remakery James Seabrook, Network Rail Dougald Hine, Space Makers Agency Rachid Ghailane, Groupe Géraud Adam Richards, Camden Unlimited Adrian Harris, We Are 336 Alex Lemon, Bisc*nts Ben Longman, Trendtype Colin Crooks, Tree Shepherd Devon Thomas, The Co-Op Centre Giles Gibson, Original Thinking Group Jason Cobb, Brixton Buzz Jason Page, Somewhereto_ Kristina Glushkova, Makerhood Linda Quinn, Brixton Blog Michael Smith, Brixton BID Mike Butler, Ethical Property Company Rebecca Trevalyan, Impact Hub Brixton Ross Mitchell, Lambeth Council Tom Bridgman, Lambeth Council Tom Lynch, South London Maker Space Tom Shakhli, Brixton Pound William Ginestier, Camden Unlimited Levent Kerimol, GLA Engaged Duncan Law, Transition Town Brixton John Long, Igloo Anthony Cassidy, The Brix Sue Sheehan, Lambeth Council Phil Dobree, JellyFish Pictures Nick Horsley, Kokoon Chris Pieroni, Workspace Binki Taylor, Brixton Pound

5: Housing Associations 2: Local media 6: Local civic organisations 13: Local stakeholders 14: Experts 11: Steering Group 9: Sounding Board 12: Local landlords 13: Local workspaces

Sum equals 84 as some stakeholders are multiple types

Stakeholder type

32: Supply 29: Demand 3: Business Model 11: SROI 4: Governance & Management Options 7: Mission 3: Communications Contacted regarding

Sum equals 89 as some stakeholders are contacted regarding multiple topics

Understanding supply and demand

KITCHEN RETAIL MAKER CO-WORKING OFFICE STUDIO EVENT TYPES OF WORKSPACE LEVEL OF RESEARCH

We are 336 Impact Hub Brixton Blue Star House Tibor Jones 465 Brixton Piano House Bonmarché Centre The Brix Eurolink Bizspace / Shakespeare Business Centre POP Brixton South London Maker Space 200 m. The Remakery 100 m. 5 min. 10 min.

Profit focused Mission focused RETAIL FOCUSED MAKER FOCUSED MISSION FOCUSED COMMUNITY MISSION FOCUSED SPACE NO FOCUS CREATIVE FOCUSED TECH FOCUSED POP Brixton Impact Hub Brixton We Are 336 South London Maker Space Shakespeare Business Centre The Remakery Eurobiz The Brix Piano House Tibor Jones Bon Marché Blue Star House CURRENT OFFICE AND CO-WORKING TYPOLOGIES

South London Maker Space Somewhereto_ Shakespeare Business Centre POP Brixton Eurolinks Bon Marché 465 Brixton Tibor Jones The Remakery The Brix OCCUPANCY PRICE LEVEL SPACE TYPE FOCUS Piano House We Are 336 Newly opened 100 members, 50% full Fast growth 52 studios/workshop 17 offices £195 pcm Desk 90% full 3 offices available £20 per ft2/year Office £345 pcm Desk Creative and marketing Creative and marketing £325 pcm Desk Newly opened Co-working Co-working Serviced offices £345 pcm 2-3 person office £20 per ft2/year Office Offices Retail space Full 7-8 orgs waiting list Retail almost full 5 offices vacant £12-22 per ft2/year £30-40 per ft2/year Office Serviced offices £346 pcm Desk 90% full None specified Co-working Independent businesses Impact Hub Brixton £250 pcm Desk Co-working Creative and marketing Independent businesses None specified £20 pcm Membership Maker Space Maker community 6 Offices 12 co-working Maker Space Co-working Maker community 16-25 year olds Local VCOs Local VCOs None specified Newly opened Offices Studios / Desks Event space More demand than supply Free 80% full

Biscu*ts

COMPANY TYPE TIME DEDICATED BARRIERS USER JOURNEY EXAMPLE Wholesale food and beverage COMPANY AGE

Founder: Alex Lemon

COMPANY SIZE 2 years One-person startup Part-time SPACE TYPE WORK TYPE USAGE Co-working Marketing and management Lack of local kitchens Lack of flexibility when renting kitchens Need of food community / knowledge for Kitchen Production for 1-2 days / week 2-3 days / month Living Room Packaging for 2-3 days / month Pop-up shop Sales for 1-2 days / month GEOGRAPHY Brixton resident ETHNICITY White CURRENT EMPLOYMENT STATUS Freelance content strategist EDUCATIONAL BACKGROUND BA Economics EXPERIENCE 10 years, journalism and content strategy FOUNDER DETAILS

Food & Beverage business Location-based Mobile Catering Retail businesses Pop-up Market traders (indoor/outdoor) Shopkeepers Online traders Social enterprise Youth-led business (18-24 year old) Home-based worker Established businesses (+5 years) de-estabilised by market change Creatives Artists Designers Maker business Post-hobbyist / pre-entrepreneur Bespoke design/production Large-scale production Office-based business Ideation stage Startup Early growth Later stage growth Growing sector based ICT Digital Media/broadcasting ARCHETYPE BUSINESS CASE STUDIES

Understanding opportunities

Your New Town Hall From 2018 500 sq. m. workspace Somerleyton Road From 2017 5,500 sq. m. commercial space Workspace unknown Potential for a kitchen Walton Lodge Laundry Currently vacant Housing + commercial planned Gresham Bus Garage Currently in use Housing planned Valentia Place Currently semi-used / vacant Housing + commercial planned Brixton Rec 2,200 sq. m. vacant International House Currently in use Canterbury Arms Pub Currently vacant Plans unknown Styles Gardens 1,903 employment land Currently community garden

Somerleyton Road Loughborough Farm International House Gresham Road Bus Garage Walton Lodge Laundry Valentia Place Arches Your New Town Hall AREA ONLINE POSSIBLE USES LANDLORD Total 1000-1500 m2 commercial Offices Lexadon Planned for redevelopment 2018 - LBL 2017 - Shared kitchen retail, community use LBL Maker spaces, Retail LBL LBL 1,404 m2 commercial 500 m2 enterprise hub Maker space, shared kitchen 1,903 m2 light industry 2016 - 2016-2018 Co-working, shared kitchen Brixton Rec Brixton Market Brixton Central 2,200 m2 commercial/ community 2016-2021 Office, studios, event Studios, storage 2018 - London & Associates Mixed Canterbury Arms Planned for redevelopment May Developments LBL 175 sq. m2 community space 6,000 m2 commercial Community use Angell Town 10,000 - 15,000 m2

Understanding the landscape

The dotted bubble highlights that higher employment value sectors in Brixton are largely small and less concentrated than average across London. ICT & digital Media broadcasting Professional services Business support Other creative

ICT & Digital Brixton Town Centre Business Support Professional services Media & Broadcasting Scenario 1 Scenario 2 Business Support ICT & Digital Media & Broadcasting Professional services

Preliminary business models for discussion

Financial viability Profitable Unviable

Maker space Shared kithen Startup retail space Retail Retail Real estate S106 Council Brixton Bond Investors Event / co- working space Co-working space Investments Larger office unit Grow-on space Grow-on space Grow-on space Grow-on space

£

Cross-subsidy ROI: Investors ROI: Brixton Bond Low threshold/

• ccasional/outreach

£

if successful

Model 1: Space-based / cross-subsidy

Assuming: Space rented on (semi-) commercial basis Value capture through:

• Growth into viable units (pipeline of demand)
• Equity shares / revenue shares in successful, supported businesses
• Other space typologies also possible (crèche, outdoor spaces etc.)
• Also potential for other programmes etc.

Financial viability Profitable

Maker space Shared kithen Startup retail space Retail Retail Co-working space Larger office unit

£

ROI: Investors ROI: Brixton Bond

Model 2: Space-based / viable only

Less need for “value capture”: Profits invested back into “charitable arm” BUT will it be “low threshold”?

Grow-on space Grow-on space Grow-on space Grow-on space

Fellow-/ scholarships FUND Trusts and foundations Brixton people and businesses

Maker space Shared kithen Startup retail space Retail Retail Co-working space Larger office unit

£

ROI: Investors ROI: Brixton Bond

Model 3: Long-term real-estate play

Grow-on space Grow-on space Grow-on space Grow-on space

FUND Low rents for Brixton Works Capital growth PORTFOLIO

£

Ethical investor Buys/ long-lease Long-term return Profit share

Event & co-wirking space

Maker space Shared kithen Startup retail space Retail Retail Co-working space Larger office unit

£

ROI: Investors ROI: Brixton Bond

Model 4: Outcomes based

Grow-on space Grow-on space Grow-on space Grow-on space

FUND PORTFOLIO Cost reduction Social investors

Event & co-working space

Profitable

Social outcomes

“Cashable savings” Investor returns Enterprise Trust Council

Not profitable

Less space has to be profit generating

Maker space Shared kithen Startup retail space Retail Retail Co-working space Larger office unit

Model 5: Business rates based

Grow-on space Grow-on space Grow-on space Grow-on space

FUND

Event & co-working space

ROI

Enterprise Trust

Economic

• utcomes

Business rates increase

Capture Business Rates increase within Brixton

Revenue