How We Develop Community Assets Lorraine Hart The Environment Trust

1. How We Develop Community AssetsLorraine Hart The Environment Trust The Policy context has never been better In England we have Miliband getting excited, Kelly less so. We have some practitioners with BIG ideas � energy projects, joint ventures with private developers In Scotland you have excellent practice and enabling legislation and money BUT inconsistent understanding in the community sector � a building is not necessarily an asset it takes flair to keep it so Inconsistent understanding in statutory sector � formulaic, dumping problems rather than empowering The Policy context has never been better In England we have Miliband getting excited, Kelly less so. We have some practitioners with BIG ideas � energy projects, joint ventures with private developers In Scotland you have excellent practice and enabling legislation and money BUT inconsistent understanding in the community sector � a building is not necessarily an asset it takes flair to keep it so Inconsistent understanding in statutory sector � formulaic, dumping problems rather than empowering

2. The Turk�s Head, Wapping Saved from demolition by local people Bought from the Council in a derelict condition Caf� on the Ground Floor and basement Managed workspace on the second floor Net income per annum: �30,000 Ownership and control means net income can be used to fund local groups in its area of benefit which do not receive government funding This project identified the ways that people can make choices � You don�t have to run the asset yourself You don�t have to run your own services with the flow of income This project identified the ways that people can make choices � You don�t have to run the asset yourself You don�t have to run your own services with the flow of income

3. Greatorex St Workspace, Greatorex St, E1 Constructed on a multi storey car park site Land transferred from the Council to the Chicksand Citizens Forum Community Meeting facilities 10,000 sq ft of Managed workspace Net Income per annum: �90,000 Ownership and control means that net income can be used for a lunch club, after school classes and business support to workspace tenants This project illustrates what can be brought to an underperforming publicly owned asset It really shows the benefits of unrestricted income. The services that the Forum wanted to provide and difficult to fund raise for unless they meet other people objectives � it is all about independence.This project illustrates what can be brought to an underperforming publicly owned asset It really shows the benefits of unrestricted income. The services that the Forum wanted to provide and difficult to fund raise for unless they meet other people objectives � it is all about independence.

4. Pinchin and Johnson�s Yard, Pinchin St, E1 Derelict warehouse and railway arches Long leasehold bought from British Rail 17,500 square feet of managed workspace Net income 50,000 per annum Ownership and control means that net income can be used to support environmental improvements and education in the Borough like this: This project illustrates what can be done with cross sector partnerships This project illustrates what can be done with cross sector partnerships

5. Amble The Fourways - Before & After Shows how a need (for providing local service in a rural town and providing small workspace accommodation) translates into a revenue stream as well as direct benefits of services that are accessibly located. Shows how a need (for providing local service in a rural town and providing small workspace accommodation) translates into a revenue stream as well as direct benefits of services that are accessibly located.

6. The Process Inception Feasibility Implementation Operational Management Classic project cycle I have looked at the participants list � you seem like most of you are likely to know how to manage a project, the detail of a business plan etc so I am not going to rehearse the stuff you can get in endless books and resources from the internet Unfortunately is it not a linear process but interlinked and iterative A few words about each Inception � depends on where it comes from � tpp down /bottom up, who is involved and the power relations between the players Feasibility � here is where it gets hard to balance prudence and entrepreneurialism and keep an eye on the sustainability issues Implementation � Keeping a grip on the process, especially consultants Operational Management � planning for this is key to sustainability and viabilityClassic project cycle I have looked at the participants list � you seem like most of you are likely to know how to manage a project, the detail of a business plan etc so I am not going to rehearse the stuff you can get in endless books and resources from the internet Unfortunately is it not a linear process but interlinked and iterative A few words about each Inception � depends on where it comes from � tpp down /bottom up, who is involved and the power relations between the players Feasibility � here is where it gets hard to balance prudence and entrepreneurialism and keep an eye on the sustainability issues Implementation � Keeping a grip on the process, especially consultants Operational Management � planning for this is key to sustainability and viability

7. Activities Overarching Issues Clarity Building and Maintaining Support Time Clarity SMART Core and Secondary Goals Building and Maintaining Support Your Project Your Community Your stakeholders Time Everything takes longer than you think � NDC/SRB succession 5 years just to plan and approve, not implement Clarity SMART Core and Secondary Goals Building and Maintaining Support Your Project Your Community Your stakeholders Time Everything takes longer than you think � NDC/SRB succession 5 years just to plan and approve, not implement

8. Activities Building Support Meaningful Participative Use opportunities afforded by planning and development process Your community Your stakeholders Key protagonists � La and RSLs as owners, funders, enablers plus all the other potential investors both public and commercial � you have to jeep them happy and plan their requirement sin the process For both of these potential benefits are providing a Mandate and identifying champions Serious planning to avoid tokenism, share responsibility and understanding Your community Your stakeholders Key protagonists � La and RSLs as owners, funders, enablers plus all the other potential investors both public and commercial � you have to jeep them happy and plan their requirement sin the process For both of these potential benefits are providing a Mandate and identifying champions Serious planning to avoid tokenism, share responsibility and understanding

9. Activities Feasibility Desirable � is it wanted/needed? Achievable � can it be done? Viable � the money Sustainable � the people and the organisation There is a tendency to pre-judge outcomes Back of the envelope stage � gathering info Generating initial figures Honesty about what you are up against Sensitivity analysis Viability and Sustainabilit7y � the difference, quality of income streams etc Then the detail Costs real money Looking at initial assumptions in more detail Value of professional; advice There is a tendency to pre-judge outcomes Back of the envelope stage � gathering info Generating initial figures Honesty about what you are up against Sensitivity analysis Viability and Sustainabilit7y � the difference, quality of income streams etc Then the detail Costs real money Looking at initial assumptions in more detail Value of professional; advice

10. Activities Securing Finance Types Available � borrowing, grants, investment Conditions and Requirements � track record and credibility Key Issues Track Record and credibility Fear and aversion to risk/liability The kind of enterprise you are creating/building/repairing This is Coin Street � went to 27 banks before getting the money � main obstacle was amount of control CSCB wanted � over allocating tenancies etc etc.. Key Issues Track Record and credibility Fear and aversion to risk/liability The kind of enterprise you are creating/building/repairing This is Coin Street � went to 27 banks before getting the money � main obstacle was amount of control CSCB wanted � over allocating tenancies etc etc..

11. Activities Business Planning Know your market Connection between development and management Spend time looking at and planning for risks Communication and progress tool Some people do not like the idea � call it a development strategy Don�t forget the capacity issues Familiarity with the numbers Be clear about benefits � prove it, evidence it verify it Opportunity to relate to an organisations wider business objectives Used as a tool to raise the money and communicate with stakeholders and community members Balanced scorecard � Financial returns social returns organisational business model Some people do not like the idea � call it a development strategy Don�t forget the capacity issues Familiarity with the numbers Be clear about benefits � prove it, evidence it verify it Opportunity to relate to an organisations wider business objectives Used as a tool to raise the money and communicate with stakeholders and community members Balanced scorecard � Financial returns social returns organisational business model

12. Activities Physical Development Process Design and Use Contingencies Handover Beware new technologies and design led procurement they may have hidden revenue costs and operational management issues (alarm pads, heating systems) New Build and refurbishment Realistic contingencies Project management � it takes a lot of time to exercise control as client Handover � in my experience always the worst executed part of the process,.Beware new technologies and design led procurement they may have hidden revenue costs and operational management issues (alarm pads, heating systems) New Build and refurbishment Realistic contingencies Project management � it takes a lot of time to exercise control as client Handover � in my experience always the worst executed part of the process,.

13. Activities Professional Advisors Be an informed client Check them out thoroughly Accessibility Briefing They are there to help you but they will involve you in more work Insurance Accreditation They are there to help you but they will involve you in more work Insurance Accreditation

14. Rising to the Challenge People are often a pain It is often a long haul The benefits are enormous The time is right