Steering Group Presentation 5 January 2016
Stakeholder mapping and engagement
BRIXTON WORKS 77 Stakeholders and experts mapped so far.
465 Brixton Jack Hopkins, Lambeth Council Meanwhile Space James Leay, POP Brixton Olmec Social Enterprise James Seabrook, Network Rail Ekaya Housing Association Jason Cobb, Brixton Buzz Lambeth and Southwark Housing Association Jason Page, Somewhereto_ London and Associated Properties Jeanette Pritchard, JP Creative Metropolitan Housing Association Jerry Knight, Lexadon Tibor Jones John Long, Igloo Viridian Housing John Spindler, Capital Enterprise Eurolink Kristina Glushkova, Makerhood Levent Kerimol, GLA Adam Richards, Camden Unlimited Linda Quinn, Brixton Blog Adrian Harris, We Are 336 Lucy Davies, 198 Gallery Adrian Mitchell, Guiness Trust Mamading Ceesay, London Creative Labs Alex Kenmure, Lambeth Council Mark Johnson, The Remakery Alex Lemon, Bisc*nts Matt Blades, Lambeth Council Andrea Brown, It’s Your Local Market Michael Smith, Brixton Bid Anthony Cassidy, The Brix Mike BUtler, Ethical Property Company Ben Longman, Trendtype Natasha Walker, Shakespeare Business Centre Binki Taylor, Brixton Pound Nick Harrison, The Collective Brad Carroll, Brixton Green Nick Horsley, Kokoon Chris Pieroni, Workspace Nigel, Bon Marché Christian, Holzmarkt Berlin Paul Harper, GLA Colin Crooks, Tree Shepherd Philippe Castaing, POP Brixton David McCormack, Templte Star Limited Rachid Ghailane, Groupe Géraud Deborah Bestwick, Oval House Rebecca Trevalyan, Impact Hub Brixton Devon Thomas, The Co-Op Centre Richard Baker, Blue Star House Dirk Bischop, Hatch / OPV Roger Hartley, Bureau of Silly Ideas Donna Wiggins, Lambeth Council Ross Mitchel, Lambeth Council Dougald Hine, Space Makers Agency Stuart Horwood, Brixton Market Traders Federation Duncan Law, Transition Town Brixton Tom Bridgman, Lambeth Council Giles Gibson, Original Thinking Group Tom Dobson, Loughborough Farm Hans Karssensberg Tom Lynch, South London Maker Space Henry White Tom Shakhli, Brixton Pound Jaap Draaisema, Urban Resort William Ginestier, Camden Town Unlimited Jaap Schoufour, Gemeente Amsterdam
Status 33: Pipeline 10: Contacted 12: Engagement planned 22: Engaged
Engaged Adam Richards, Camden Unlimited Ross Mitchell, Lambeth Council Adrian Harris, We Are 336 Tom Bridgman, Lambeth Council Alex Lemon, Bisc*nts Tom Lynch, South London Maker Space Tom Shakhli, Brixton Pound Anthony Cassidy, The Brix Ben Longman, Trendtype William Ginestier, Camden Unlimited Colin Crooks, Tree Shepherd Engagements planned Devon Thomas, The Co-Op Centre Duncan Law, Transition Town Brixton Binki Taylor, Brixton Pound Giles Gibson, Original Thinking Group Chris Pieroni, Workspace Jason Cobb, Brixton Buzz Donna Wiggins, Lambeth Council Jason Page, Somewhereto_ Dougald Hine, Space Makers Agency John Long, Igloo James Seabrook, Network Rail Kristina Glushkova, Makerhood Jerry Knight, Lexadon Levent Kerimol, GLA Mark Johnson, The Remakery Linda Quinn, Brixton Blog Nick Horsley, Kokoon Michael Smith, Brixton BID Phil Dobree, JellyFish Pictures Mike Butler, Ethical Property Company Rachid Ghailane, Groupe Géraud Sue Sheehan, Lambeth Council Rebecca Trevalyan, Impact Hub Brixton
Sum equals 84 as some stakeholders are multiple types Stakeholder type 14: Experts 13: Local workspaces 13: Local stakeholders 12: Local landlords 11: Steering Group 9: Sounding Board 6: Local civic organisations 5: Housing Associations 2: Local media
Sum equals 89 as some stakeholders are contacted regarding multiple topics Contacted regarding 32: Supply 29: Demand 11: SROI 7: Mission 4: Governance & Management Options 3: Communications 3: Business Model
Understanding supply and demand
TYPES OF LEVEL OF WORKSPACE RESEARCH OFFICE CO-WORKING MAKER RETAIL KITCHEN STUDIO EVENT
The Remakery 100 m. We are 336 10 min. Bizspace / Shakespeare Business Centre Blue Star House Bonmarché Centre Impact Hub Brixton 5 min. POP Brixton Tibor Jones 465 Brixton Piano House The Brix Eurolink South London Maker Space 200 m.
CURRENT OFFICE AND CO-WORKING TYPOLOGIES Blue Star Shakespeare NO FOCUS Bon Marché Eurobiz House Business Centre TECH FOCUSED CREATIVE FOCUSED Piano House Tibor Jones RETAIL FOCUSED POP Brixton MISSION FOCUSED We Are 336 The Brix SPACE MISSION FOCUSED Impact Hub COMMUNITY Brixton South London MAKER FOCUSED The Remakery Maker Space Profit focused Mission focused
OCCUPANCY PRICE LEVEL SPACE TYPE FOCUS £346 pcm Independent 465 Brixton Co-working Desk businesses £30-40 per ft 2 /year Bon Marché 90% full Serviced offices None specified Office £20 per ft 2 /year Eurolinks 3 offices available Serviced offices None specified Office £250 pcm Creative and Impact Hub Brixton 80% full Co-working Desk marketing £345 pcm Creative and Piano House Co-working Desk marketing £20 per ft 2 /year Retail almost full Offices Independent POP Brixton 5 offices vacant Office Retail space businesses Shakespeare Business £195 pcm 52 studios/workshop 90% full None specified Centre Desk 17 offices More demand Studios / Desks Somewhereto_ Free 16-25 year olds than supply Event space 100 members, 50% full £20 pcm South London Maker Space Maker Space Maker community Fast growth Membership £345 pcm 6 Offices The Brix Newly opened Local VCOs 2-3 person office 12 co-working Maker Space The Remakery Newly opened Maker community Co-working £325 pcm Creative and Tibor Jones Newly opened Co-working Desk marketing Full £12-22 per ft 2 /year We Are 336 Offices Local VCOs 7-8 orgs waiting list
USER JOURNEY EXAMPLE COMPANY TYPE COMPANY AGE COMPANY SIZE Biscu*ts 2 years One-person startup Wholesale food and beverage Founder: Alex Lemon TIME DEDICATED BARRIERS Part-time Lack of local kitchens Lack of flexibility when renting kitchens Need of food community / knowledge FOUNDER DETAILS SPACE TYPE WORK TYPE USAGE GEOGRAPHY Co-working for Marketing and 1-2 days / week Brixton resident management Kitchen for Production 2-3 days / month ETHNICITY White Living Room for Packaging 2-3 days / month CURRENT EMPLOYMENT STATUS Freelance content strategist Pop-up shop for Sales 1-2 days / month EDUCATIONAL BACKGROUND BA Economics EXPERIENCE 10 years, journalism and content strategy
ARCHETYPE BUSINESS CASE STUDIES 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
Understanding opportunities
Styles Gardens 1,903 employment land Currently community garden International House Canterbury Arms Pub Currently in use Currently vacant Plans unknown Brixton Rec Gresham Bus Garage 2,200 sq. m. vacant Currently in use Valentia Place Housing planned Currently semi-used / vacant Housing + commercial planned Walton Lodge Laundry Currently vacant Housing + commercial planned Somerleyton Road From 2017 5,500 sq. m. commercial space Workspace unknown Your New Town Hall Potential for a kitchen From 2018 500 sq. m. workspace
AREA ONLINE POSSIBLE USES LANDLORD Angell Town Brixton Central 6,000 m 2 commercial 2018 - Mixed Studios, Brixton Market London & Associates storage 2,200 m 2 commercial/ Brixton Rec 2016-2021 Office, studios, event LBL community 175 sq. m 2 Planned for Canterbury Arms Community use May Developments community space redevelopment Gresham Road Bus Garage International House Offices LBL Loughborough Maker space, 1,903 m 2 light industry 2016 - LBL Farm shared kitchen Shared kitchen Somerleyton Road 1000-1500 m 2 commercial 2017 - LBL retail, community use 1,404 m 2 commercial Co-working, Your New Town Hall 2018 - LBL 500 m 2 enterprise hub shared kitchen Maker spaces, Valentia Place Arches 2016-2018 Retail Planned for Walton Lodge Laundry Lexadon redevelopment 10,000 - 15,000 m 2 Total
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
Scenario 1 Scenario 2 ICT & Digital Business Support Business Support Professional services Brixton Town Centre Media & Broadcasting ICT & Digital Professional services Media & Broadcasting
Preliminary business models for discussion
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