Steering Group Presentation5 January 2016

Stakeholder mapping and engagement

77Stakeholders and experts mapped so far.

BRIXTON WORKS

465 BrixtonMeanwhile SpaceOlmec Social EnterpriseEkaya Housing AssociationLambeth and Southwark Housing AssociationLondon and Associated PropertiesMetropolitan Housing AssociationTibor JonesViridian HousingEurolink

Adam Richards, Camden UnlimitedAdrian Harris, We Are 336Adrian Mitchell, Guiness TrustAlex Kenmure, Lambeth CouncilAlex Lemon, Bisc*ntsAndrea Brown, It’s Your Local MarketAnthony Cassidy, The BrixBen Longman, TrendtypeBinki Taylor, Brixton PoundBrad Carroll, Brixton GreenChris Pieroni, WorkspaceChristian, Holzmarkt BerlinColin Crooks, Tree ShepherdDavid McCormack, Templte Star LimitedDeborah Bestwick, Oval HouseDevon Thomas, The Co-Op CentreDirk Bischop, Hatch / OPVDonna Wiggins, Lambeth CouncilDougald Hine, Space Makers AgencyDuncan Law, Transition Town BrixtonGiles Gibson, Original Thinking GroupHans KarssensbergHenry WhiteJaap Draaisema, Urban ResortJaap Schoufour, Gemeente Amsterdam

Jack Hopkins, Lambeth CouncilJames Leay, POP BrixtonJames Seabrook, Network RailJason Cobb, Brixton BuzzJason Page, Somewhereto_Jeanette Pritchard, JP CreativeJerry Knight, LexadonJohn Long, IglooJohn Spindler, Capital EnterpriseKristina Glushkova, MakerhoodLevent Kerimol, GLALinda Quinn, Brixton BlogLucy Davies, 198 GalleryMamading Ceesay, London Creative LabsMark Johnson, The RemakeryMatt Blades, Lambeth CouncilMichael Smith, Brixton BidMike BUtler, Ethical Property CompanyNatasha Walker, Shakespeare Business CentreNick Harrison, The CollectiveNick Horsley, KokoonNigel, Bon MarchéPaul Harper, GLAPhilippe Castaing, POP BrixtonRachid Ghailane, Groupe GéraudRebecca Trevalyan, Impact Hub BrixtonRichard Baker, Blue Star HouseRoger Hartley, Bureau of Silly IdeasRoss Mitchel, Lambeth CouncilStuart Horwood, Brixton Market Traders FederationTom Bridgman, Lambeth CouncilTom Dobson, Loughborough FarmTom Lynch, South London Maker SpaceTom Shakhli, Brixton PoundWilliam 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 OFRESEARCH

We are 336

Impact Hub Brixton

Blue Star House

Tibor Jones

465 BrixtonPiano House

Bonmarché Centre

The Brix

Eurolink

Bizspace / Shakespeare Business Centre

POP Brixton

South London Maker Space200 m.

The Remakery100 m.

5 min.

10 min.

Profit focused Mission focused

RETAIL FOCUSED

MAKER FOCUSED

MISSION FOCUSEDCOMMUNITY

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% fullFast growth

52 studios/workshop17 offices

£195 pcmDesk90% full

3 offices available £20 per ft2/yearOffice

£345 pcmDesk

Creative and marketing

Creative and marketing

£325 pcmDeskNewly opened Co-working

Co-working

Serviced offices

£345 pcm2-3 person office

£20 per ft2/yearOffice

Offices Retail space

Full7-8 orgs waiting list

Retail almost full5 offices vacant

£12-22 per ft2/year

£30-40 per ft2/yearOffice Serviced offices

£346 pcmDesk

90% full None specified

Co-working Independent businesses

Impact Hub Brixton £250 pcmDesk Co-working Creative and

marketing

Independent businesses

None specified

£20 pcmMembership Maker Space Maker community

6 Offices12 co-working

Maker SpaceCo-working Maker community

16-25 year olds

Local VCOs

Local VCOs

None specified

Newly opened

Offices

Studios / DesksEvent space

More demand than supply Free

80% full

Biscu*ts

COMPANY TYPE

TIME DEDICATED BARRIERS

USER JOURNEY EXAMPLE

Wholesalefood and beverage

COMPANY AGE

Founder: Alex Lemon

COMPANY SIZE

2 years One-person startup

Part-time

SPACE TYPE WORK TYPE USAGE

Co-working Marketing andmanagement

Lack of local kitchens

Lack of flexibility when renting kitchens

Need of food community / knowledge

for

Kitchen Productionfor

1-2 days / week

2-3 days / month

Living Room Packagingfor 2-3 days / month

Pop-up shop Salesfor 1-2 days / month

GEOGRAPHYBrixton resident

ETHNICITYWhite

CURRENT EMPLOYMENT STATUSFreelance content strategist

EDUCATIONAL BACKGROUNDBA Economics

EXPERIENCE10 years, journalism and content strategy

FOUNDER DETAILS

Food & Beverage businessLocation-basedMobileCatering

Retail businessesPop-upMarket traders (indoor/outdoor)ShopkeepersOnline traders

Social enterpriseYouth-led business (18-24 year old)Home-based workerEstablished businesses (+5 years) de-estabilised by market change

CreativesArtistsDesigners

Maker businessPost-hobbyist / pre-entrepreneurBespoke design/productionLarge-scale production

Office-based businessIdeation stageStartupEarly growthLater stage growth

Growing sector based ICTDigitalMedia/broadcasting

ARCHETYPE BUSINESS CASE STUDIES

Understanding opportunities

Your New Town HallFrom 2018500 sq. m. workspace

Somerleyton RoadFrom 20175,500 sq. m. commercial spaceWorkspace unknownPotential for a kitchen

Walton Lodge LaundryCurrently vacantHousing + commercial planned

Gresham Bus GarageCurrently in useHousing planned

Valentia PlaceCurrently semi-used / vacantHousing + commercial planned

Brixton Rec2,200 sq. m. vacant

International HouseCurrently in use

Canterbury Arms PubCurrently vacantPlans unknown

Styles Gardens1,903 employment landCurrently community garden

Somerleyton Road

Loughborough Farm

International House

Gresham RoadBus Garage

Walton Lodge Laundry

Valentia Place Arches

Your New Town Hall

AREA ONLINE POSSIBLE USES LANDLORD

Total

1000-1500 m2 commercial

Offices

LexadonPlanned for redevelopment

2018 -

LBL

2017 - Shared kitchenretail, community use LBL

Maker spaces, Retail

LBL

LBL1,404 m2 commercial500 m2 enterprise hub

Maker space,shared kitchen1,903 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 & digitalMedia broadcastingProfessional servicesBusiness supportOther 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 ProfitableUnviable

Maker space

Shared kithen

Startup retail space

Retail Retail

Real estate S106

Council

Brixton Bond

InvestorsEvent / co-

working spaceCo-working

space

InvestmentsLarger office

unit

Grow-on space

Grow-on space

Grow-on space

Grow-on space

£Cross-subsidy

ROI: Investors

ROI: Brixton Bond

Low threshold/occasional/outreach

£if successful

Model 1: Space-based / cross-subsidyAssuming: 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

“Cashablesavings”

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 outcomes

Business ratesincrease

Capture Business Rates increase within

BrixtonRevenue