Developer Stress

My favourite definition of an entrepreneur is someone who sets out to do something without controlling the resources to do it.

I’ve been an entrepreneur a long time. Since my dad got me to write a history of Deptford in the early 1990s and I realised I didn’t want to send it off to some publisher for it to come back covered in someone else’s red marks, so instead we set up a publishing company. I knew absolutely nothing about publishing (the file from those times is still on my shelves and it’s called ‘the mysterious world of publishing’). But I learned quick, and because I was never a professional I always questioned and was always up for a new approach – a good thing during the publishing transformation of the 1990s. My first book was typeset on an old Atari games computer using adapted German software by the fabulous Peter Hill of Community Desktop Publishing. It was followed by 19 other books, each a technological step ahead of the last. And the publishing business was followed by 19 other enterprises (including a community newspaper, creative outreach charity, childcare nursery, heritage & environment consultancy, financial management for voluntary organisations).

I also know a fair amount about buildings. I make a living from helping neighbourhood groups all over the country take on challenging buildings. In Deptford I intervened with buildings from an old library to Victorian underground toilets; I was Heritage Officer in Croydon; at Locality I supported dozens of asset transfers; for Hastings Pier & White Rock Trust I spent 7 years inside the most complicated asset development project of recent years. Jericho Road clients include:

  • two old hospitals
  • three piers and a lido
  • a theatre and a cinema, a pub and an old town hall
  • the Seething Wells filter beds
  • and some long-blighted housing in Liverpool.

So although my focus areas, honed over the years, are organisational readiness, funding and building community support, given the client base I couldn’t help but learn a few things about buildings.

My driving passion is the control of gentrification. I believe that community freehold ownership – pepper-potted through a neighbourhood – has the potential to capture the benefits of gentrification and tackle its horrors by locking in affordability to create a mixed community in perpetuity. In many places it is too late, in a few it is too early. In Hastings and especially in the White Rock area, we are JUST IN TIME.

But now, for the sake of this dream, I’m actually trying to be a developer with a real and actual building and OMG it’s hard. I finally understand why they might deserve a reasonable profit at the end of it all!

Jericho Road, Meanwhile Space and White Rock Trust have come together as White Rock Neighbourhood Ventures and bought a nine-storey office block in Hastings.

Alley pic

More than half empty and increasingly scruffy, we were apprehensive about the end of the 25-year lease that was keeping it at least well-maintained internally. It also ‘happens to be’ next door to the Observer Building (which we tried to buy).

Observer facade Cambridge Road

So we didn’t get that one. But we have brought Rock House into social ownership with the written-in potential to transfer into full community ownership. The idea is to convert it to 4 floors residential, 4 floors creative workspace, with a community club-space on the top floor and roof terrace.

It all made sense to buy the building. Then the difficult stuff begins!

Over the coming months I’ll try to document this process. Right now it feels like the big issues/lessons are:

CAPITAL – we need some truly engaged and/or truly patient investors. What we find instead is all kinds of programmes designed by funders for their own purposes. They mean well but they design topsy-turvy processes – inside-out and top-down, blind and deaf but noisy. Who will bring some proper investment specifically for this building in this neighbourhood because the value proposition is so bleeding obvious?

FIND FUNKY – I’m so happy that the lovely Kate Renwick has moved in to develop the Hastings Arts School. We need a ‘wow’; most developers would buy an architect or an interior designer for that. We’ve got Kate – who appeared out of nowhere (out of the network, of course) just at the perfect moment, and will be the curator for the building, working with local and other artists to achieve the decoration of the communal areas – lift, stairs, vitrine gallery, 6th floor.

FIRE SAFETY & OTHER RULES. I just found out today that we can’t have non-residential uses above the residential which basically screws the idea we’ve been developing all along of a community clubspace on the top floor and roof terrace. It’s infuriating – blanket risk analysis leads to the idea that mixed use is ‘difficult’ and the only way to do it is new-build. It’s no wonder we don’t revitalise and so much ‘regeneration’ is actually renewal through destruction. I know from my work on ‘community assets in difficult ownership’ that the Rules are trammelled by vested interests, bureaucracy and fear of risk.

But, you know what, I’m an optimist and a problem-solver. So the top floor will start as the residents’ lounge and we’ll return more strongly to the original vision of a co-housing project. Ours is co-habitation because it also includes the creative enterprises throughout the building. And we’ll keep trying to find ways to make sure that the  from the top of Rock House belong to everyone…

IMG_3160 IMG_3157

Posted in Hastings, Jericho Road Solutions, Meanwhile, Self-renovating neighbourhoods | 5 Comments

Ground Control?

White Rock Neighbourhood Ventures – a partnership of White Rock Trust, Meanwhile Space and Jericho Road Solutions – now owns the 9-storey office block at 49-51 Cambridge Road, Hastings, currently known as Rothermere House. The building has been more than half empty for years and the 25-year lease held by Grand Metropolitan expires at the end of September.

We plan to convert four floors to residential co-housing, four floors to creative workspace and the top floor and roof terrace into community clubspace (to be managed initially by White Rock Trust and defined over time as ideas emerge).

Alley pic

The first Viscount Rothermere was a nazi sympathiser, the current Lord Rothermere is the chairman of the Daily Mail. The building needs a new name to go with its exciting new start.

My idea – and I hope it will be popular because I really like it – is GROUND CONTROL.

  1. it was built in 1969, year of the Moon Landings and David Bowie’s mesmerising ‘Space Oddity’ (which the BBC used as the theme music for its lunar coverage)
  2. it denotes community control of land and buildings – which is what’s going on here. White Rock Trust is a ‘midwife’ for big local projects – that’s what we did with Hastings Pier – sorting out the money and the ownership and setting up Hastings Pier Charity to take it forwards. The joint venture agreement allows for White Rock Trust to buy out the other partners if that’s what its members decide, or simply to remain a partner and able to influence on behalf of local people and businesses.
  3. If the Pier is the heart and White Rock Gardens the lungs, this could be the nerve centre for the White Rock neighbourhood.
  4. it gives us a theme for the décor! Which would go nicely with the hollow-pot ceiling that will be revealed when we strip out the suspended ceiling tiles.

Just imagine living at Flat 2 Ground Control, 49-51 Cambridge Road, Hastings TN34 1DT, having First Floor Ground Control as your business address, or watching the sunset over the south downs from the roof terrace at Ground Control…

What do you think?

Posted in Hastings, Jericho Road Solutions, Meanwhile, Uncategorized | 5 Comments

Roller-coaster week

It’s been a roller-coaster week here in Hastings.

Since handing over the pier project to Hastings Pier Charity, the White Rock Trust has been focusing on the wider neighbourhood and on the second most challenging building in town – the old Observer Building.

 

We found out a week ago that the Observer Building was to go to auction this Friday (today!) and we have been trying to negotiate a private purchase in advance of that.

Last week we asked the receiver what it would cost to take it out of auction and on Monday we matched that offer, including a 10% deposit within 3 days. They came back and said they wanted 20% deposit – we managed to raise that as a gift from Jericho Road Solutions and Meanwhile Space CIC (who are buying Rothermere House next door).  If they had accepted this we would have to raise the rest of the money by September. If we failed, the gift from Jericho Road and Meanwhile Space would be lost. We had talked to funders and lenders to make sure there was a chance they could make the decision in time.

We thought we might have really good news on Monday night, but it was hanging in the balance. And then again on Wednesday afternoon things were looking up when we could have been in a position to bid up to £350k at auction. But when we checked the auction site it said ‘SOLD PRIOR’. We have been working flat out, but I’m sad to report that the Observer Building was sold to a private buyer for £320,000 prior to the auction.

Of course, a genuine fairy godmother might have arrived in town… it’s just not that likely.

The Observer Building has been empty for 30
years. It’s had 12 owners and as many planning permissions. The last owner is in prison for money-laundering; the bank lent too much money on it; the receiver is waiting for his fee. Last year it went through auction again and a new ‘owner’ emerged, only to disappear (losing his deposit) when it became clear how much work needs doing.

Just like the pier, there are no commercial-only solutions. It needs grant to make it commercially viable, and that means community ownership, or at least real community involvement. And as with the pier, the White Rock Trust will not give up. Didn’t we win an award for ‘dogged persistence’?!

I want to thank everyone who has been working so hard this week – especially Keith Sadler, Mark Curry, Ed Lofts, Ray Chapman, Laura Gales, Fiona Ambrose, Lorna Lloyd, and Ronan Larvor, as well as Jeremy Birch and Hastings Borough Council for their support. And also apologise to everyone at Steve Wyler’s leaving do who asked how I was and got the whole story as a rant! It’s not over, and you will all be needed again! We look forward to meeting the buyer, who is expected to complete the purchase within 20 business days.

 

Posted in Hastings, Hastings Pier, Jericho Road Solutions, Seaside, Self-renovating neighbourhoods | 9 Comments

Turning the Tide

Turning the Tide? Deptford regeneration event 25 April 2014, Deptford Town Hall, New Cross Road (#ttt21)

To mark 21 years since ‘Turning the Tide‘ was published and to explore the history, experience and impact of ‘regeneration’ in Deptford (and further afield) in that period. Possibly part of the process of producing an Update to Turning the Tide.

This event is being organised by the Centre for Urban and Community Research (CUCR) at Goldsmiths College as part of its twentieth anniversary celebrations.

Programme:

3.30 – 5.30 Seminar: The changing face of “regeneration” in London
Short initial interventions by: Alison RookeMichael KeithHeidi Seetzen, Rob ImrieLuna Glucksberg
5.30 – 6.00 Screenings and sound intervention: Creative Responses to Urban Change in Deptford (food and drinks provided)
6.00 – 8.00 Workshop: 21 Years of Urban Regeneration in Deptford
Short provocations by: Ben GidleyJess SteeleJessica LeechNeil Transpontine, and Joe Montgomery
Followed by roundtable discussions:
– Creative Deptford: arts, culture and regeneration
– Housing and neighbourhood
– DIY Deptford: regeneration from below?
– Convoys Wharf: regeneration or land grab?
– The changing face of Deptford: migration, identity, diversity and generation

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21 years of regeneration – revisited

It’s 21 years since I published Turning the Tide: The History of Everyday Deptford.

At that point ‘the present’ was full of regeneration programmes.

What was their impact? What did we learn? What should be done differently in future?

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On April 25th 2014, the Centre for Urban and Community Research at Goldsmiths is hosting a free event to explore the stories of Deptford’s “regeneration”. We will be looking back over the two decades since the publication of Turning The Tide which coincided with the start of CUCR’s evaluation of the Deptford City Challenge programme. Our aim is to discuss the recent changes in Deptford, but also to think about the possible futures for the area.

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Deptford Dockyard Clock in Thamesmead

Deptford Dockyard Clock in Thamesmead

And here is the Deptford Dockyard clock in situ in Thamesmead town centre.

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Deptford Dockyard clocktower

Deptford Dockyard clocktower

The 18th century Deptford Dockyard clock on its way down river to its new home in Thamesmead, 1986. It was given to Thamesmead by the GLC as they faced abolition “as something to remember the GLC by”

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