HCD Annual Report 2014

 

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HCD Annual Report 2014

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ANNUAL REPORT 2014

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Executive Summary Hackney Co-operative Developments CIC (HCD) has had an excellent year. We expanded our business development activity, while refining the target for our support. We engaged a wider range of partner organisations in ever more diverse events. We delivered new programmes of employment and into work training. We provided homes to new organisations that are serving and supporting Hackney. Our new support programme, Pioneering Social Enterprise in Hackney, was made possible through the support of UBS. It enabled us to focus more clearly on our core objectives of growing and strengthening the social economy in Hackney. The programme allows us to tailor support to a wide range of grass roots co-operatives and social enterprises, which are in turn achieving great things for the local community through independent and enterprising action. We also began to cultivate a proactive network of innovative organisations, working together towards a brighter and better future for Hackney. We look forward to supporting this network to flourish over the coming years. We revisited policies and procedures around the tenancies which provide the backbone of HCD’s income, so that we can achieve similar outcomes through our lettings. We will ensure that our affordable workspace increases opportunity for local residents, and that our tenants are able to find more opportunities to grow by collaborating with each other and with HCD. Our flagship cultural and community events platform, the multi award winning Gillett Square, has enjoyed its most successful year ever, with a wider range collaborators contributing to a diverse offering. In 2014, Gillett Square attracted record audiences and supported a large number of local and regional causes. The continued growth and development of all of these areas of work depends on strong and stable partnerships with a wide range of stakeholders – our tenants and clients, department teams in the London Borough of Hackney, strategic bodies such as Co-operatives London and Locality, and an increasing number of engaged local bodies. All of these contribute to HCD’s achievements, and I thank them personally on behalf of the whole HCD team. Dominic Ellison Chief Executive Officer Hackney Co-operative Developments CIC 3

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Pioneering Social Enterprise in Hackney HCD is inspiring and developing the next generation of Hackney’s co-operatives and social enterprises, by giving them the skills and knowledge they need to grow. This will expand the local economy – particularly the socially-owned sector – by stimulating trade. We believe in the power of social enterprise to offer people in our community the opportunity to come together to create businesses that create local wealth and build social capital. HCD is here to support those with the talent, ambition and commitment to succeed. Pioneering Social Enterprise in Hackney has been set up by HCD in partnership with UBS. It is a one-stop shop offering free advice and training to new and existing social enterprises, operating across Hackney. Our experienced advisers support co-operatives and social 4 enterprises of various types and sizes, at different stages in their journey. We offer support to co-operatives and social enterprises that are: Preparing to start trading In their first year of trading l Experiencing rapid growth l Planning to move premises l Developing a new product, service or market l Wanting to change their management structure l l legal and organisational forms. HCD Social Enterprise Advisors have proven mainstream business support skills, but also empathy and understanding – along with the high level communication and facilitation skills they need to engage and support a wide range of stakeholders. Designing, promoting and delivering business support for co-operatives and social enterprises has to take account of differences of business culture and language in the sector. It includes social outcome-focused development support; a thorough understanding of social enterprise governance models and motives; and sectorspecific understanding of different legal structures, regulatory requirements and routes to finance. HCD has a 30 year track record of developing social enterprise projects in Hackney. The members of HCD’s Business Development Team each have more than 10 years experience leading, developing and supporting organisations to meet social and community needs. They are experts in co-operative and social enterprise Photo: http://jennylewis.net

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Hackney is a place of growing economic opportunity, as a result of the increasing importance of east London as an area of growth and development. By supporting the growth of co-operatives and social enterprises specifically, we target support on the sector that has the greatest potential for job creation. Social enterprises create jobs where they are most needed. They are concentrated in areas of multiple deprivation such as Hackney. 38% of social enterprises operate in the 20% most deprived districts – three times the proportion of small and medium sized enterprises in general. They recruit far more employees from the local area, and are more likely to focus on creating employment opportunities for those who are disadvantaged. From the outside, social enterprises and co-operatives may look like any other business. Our Pioneering Social Enterprise clients work in food and agriculture, digital media, import and export, film and TV, fashion, music industry and many other sectors. What unites them is doing business for good. With a focus on positive impacts for society or the environment, we ensure that these organisations are sustainable, resilient and profitable. The programme means we are able to provide support where it is needed, tailored to the gaps we identify with the client. We help groups of people turn their ideas into businesses – and Hackney communities to turn their dreams into reality. Pioneering Social Enterprise in Hackney launched with a fanfare. Our special evening reception welcomed more than 30 pioneering co-operatives and social enterprises, alongside key figures from Hackney Council’s commissioning departments, funders such as Trust for London, and social economy infrastructure organisations, both local and national. The evening was opened by the Mayor of Hackney, Jules Pipe. It featured guest speakers including Ed Mayo, Secretary General of Co-operatives UK; Nick Temple, Director of Business and Enterprise at Social Enterprise UK; and Nick Wright, Managing Director for Corporate Responsibility & Community Affairs at UBS. The event was a catalyst for effective new connections, including trading relationships between members; and new funding and finance arrangements. Feedback from the event showed that there is real enthusiasm for HCD’s role as an effective network builder for Hackney’s social enterprise pioneers. We will enhance this role by running future events with partners such as Co-operatives London. The success of the network will help us build awareness ahead of the launch in 2015 of a Pioneering Social Enterprise in Hackney quality mark, to identify and promote genuine co-operatives and social enterprises, owned by and working for Hackney’s communities. 7

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Affordable Workspace in Hackney Hackney Co-operative Developments (HCD) has been a leading Affordable Workspace Provider for over 25 years. We play an important role in the borough’s business ecosystem, contributing to urban regeneration by delivering targeted, flexible workspace. OVERVIEW: BUSINESS IN HACKNEY Hackney’s economy is built around its innovative entrepreneurs and independent small businesses. l l 48% of Hackney’s businesses specialise in professional, scientific, technical, information and communication services 14% of businesses are in retail and hospitality and 10% in art, entertainment and leisure (Hackney Profile, 2013) l l and marketing, computer consultancy and data management. Computer programming, consultancy and telecommunications make up 75% of technology employment, with computer consultancy employment growing by 47% from 2008 to 2010 and data processing and hosting by 61% (Tech City overview, 2013). HCD’S ROLE We provide flexible, affordable, well-managed workspace for small businesses in Hackney’s growth sectors, particularly in their first years of development. 52% of Hackney’s businesses have an annual turnover between £50,000 and £250,000. Premises costs are a significant outgoing, so HCD’s flexible lease terms reduce their risks. Businesses incubated by HCD have higher survival rates than London as a whole in the first three years, and at four to nine years. Important factors in this success are our approach to management, the design of our facilities, and the opportunities we create for collaboration. 78% of companies in Hackney employ fewer than 5 people 18% of people working in Hackney are self-employed (Hackney Local Economic Assessment, 2012) l Sole traders and micro businesses generate significant employment, investment, revenue, footfall and activity that enhance our lively town centres, cultural offer and desirability as a place to work and live. Businesses in these sectors, as well as broader creative and cultural industries, are growing in spite of pressures within the wider economy. Between 2003 and 2011, Information Technology businesses in Hackney grew by 52%. Hospitality businesses grew by 41% and retail by 15% (Hackney Profile, 2013). Between 2004 and 2009, Hackney’s overall business growth rate was 21%, nearly twice the London average of 12% (Hackney Local Economic Assessment, 2012). This translates into employment growth. 37% of employment in the borough is in creative, digital and technology, business and financial services – mainly in areas like advertising 8

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HCD’S PORTFOLIO HCD’s portfolio is a mix of wholly-owned properties and long term headlease holdings. The properties range from purpose-built workspace such as Downham Road, to mixed-use developments from rehabilitated derelict housing stock such as Bradbury Street Co-operative Workspaces and Shops, to conversions and new build from derelict commercial space, such as Dalston Culture House. HCD currently hosts over 70 businesses, from all sectors: Retail  27% Arts & Cultural Industries  23% Media & Tech Industries  19% Professional Services  9% Education & Training  9% Food, Hospitality, Night Time Economy  9% Health & Social Care  4% 9

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HCD’S TENANCIES After assessing the business plans, HCD typically offers a new tenant an easy-in/easy-out 6 or 12 month licence, with free business advice and support from our development team. On completing the licence period successfully, tenants are offered a lease, typically for 6 years. Our tenants typically employ between 32% of our tenants (44% excluding retailers) are third sector organisations, including co-operatives and social enterprises 35% of tenants have been trading for less than 3 years 1 and 6 people (full time equivalent) 11% of tenants have been trading for less than 12 months 11%

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FUTURE DEVELOPMENT Hackney lacks available affordable workspace. Between 2004 and 2011, nearly 30,000 sqare metres of B1, B2 and B8 employment floorspace converted to residential use (Hackney Local Economic Assessment, 2012). Many private owners of commercial premises and land are looking to develop alternative uses, forcing businesses to relocate. Constraints on the supply of appropriate space reduce the opportunities for Hackney businesses to expand, and for new businesses to come to the area. Price pressure is acute in property hotspots like Dalston, where HCD’s portfolio is concentrated. Here, commercial rents approach central and west London levels. Larger companies, financial and professional firms will pay higher rents, at the expense of creative and smaller firms and local entrepreneurs. HCD is keen to grow its property portfolio, so that we can extend the support we give to startups and micro businesses, encouraging further economic growth and job creation in the local area. Our primary target clients are in the media and technology, cultural and social sectors. 19% of our tenants are media and tech businesses. Some of them have developed a global market and reputation during their time with HCD. They are the fastest-growing type of tenant, demonstrating the highest growth and job creation rates. We aim to support this trend by investing in desk space for startups, enabling them to take more space as they grow, with removable partition walls for businesses that reach a certain scale. HCD is particularly interested in linking its concentration of Dalston workspaces to the Tech City hub. Cultural industries represent 23% of our current tenants, and approximately 13% of businesses in Hackney. They provide around 10% of the borough’s employment. Working with cultural industries has allowed HCD to play a major part in the regeneration of Dalston Town Centre, through Dalston Culture House and our role in developing Gillett Square. We are keen to expand this agency role, particularly in respect of Hackney’s town centres and the Hackney Wick regeneration project. Business development programmes like Pioneering Social Enterprise in Hackney and the Co-operative Enterprise Hub enable HCD to support approximately 20 co-operative and social enterprise startups each year. We would like to continue to incubate these organisations in their early years, by providing appropriate workspace. HCD’s support clientele comes from all economic sectors, and it has diverse premises needs. The values of these businesses leads them to seek to trade within the social economy, and they therefore favour social landlords like HCD. HCD is listed on London Borough Hackney’s Affordable Workspace Provider Register. 11

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Gillett Square More and bigger events, involving more people and organisations, made 2014 HCD’s most successful year for the cultural programming of Gillett Square. Flagship events like our Dance Nations Dalston collaboration with the Barbican attracted day audiences of over 7,000. Local performers such as East London’s Drum Works, Tropical Isles youth carnival troop and award-winning hiphop company Blue Boy Entertainment shared a platform with high-profile acts from around the world, including South Africa’s legendary vocal group The Mahotella Queens, AfroPeruvian and Latin-Andean fusion maestros Lokandes, Jamaican roots reggae legend Winston McAnuff and Colombia’s finest musical mavericks Meridian Brothers. Gillett Square audiences were exposed to high-quality cultural experiences at our free festivals and events, showcasing hypnotic rhythms in traditional Ethiopian music (Krar Collective), Balkan melodies (Tatcho Drom, London Gypsy Orchestra), Rocksteady (The 12 Big Steal), Gypsy Jazz (Dunajska Kapelye) and theatrical storytelling by homeless performers (Cardboard Citizens). Working in partnership with Hackney’s Business Development Team, new organisations with fresh ideas and perspectives contributed to our Arts in Empty Spaces programme. Over the summer, we ran events like The Untold Story of Multiculturism, a series of creative workshops about London’s unique cultural history. The Pop-up Playground, a continuing volunteer-led scheme using our award-winning Snug & Outdoors play kit, turned the square into a play area for families and children. We worked with long term partners Universal Board Games on a series of Games Days, to promote intergenerational and cross-cultural interactions. Working with tenants and clients from programmes such as Pioneering Social Enterprise in Hackney, we brought a wider range of locallyproduced cultural, community and health and wellbeing events into Gillett Square than ever before. Multi-world record-holding Marawa the Amazing and her Majorettes (who operate the Hoopermarket from one of HCD’s Gillett Square trading pods) hosted a series of hula hoop classes, helping people who live and work locally to keep fit. In collaboration with our client Lost Picture Show, we welcomed the London Turkish Film Festival into the Square for a luxurious outdoor cinema experience. HCD is working on ways to make it easier for tenants, clients, supporters and partners to contribute to existing events, and propose new ones that will enhance our offer to audiences from Hackney and across London. The website gillettsquare.org.uk is where people can go to learn more about working with us. Gillett Square is a community-run space, where local groups can work with HCD to create a platform for their productions, outreach, campaigning and celebrations. As co-creators of our events programme, they are on an equal footing with the high-profile organisations and performers we engage.

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HCD provides a range of support for people to turn their event ambitions into reality. Groups gain access to our equipment, from marquees to high-end outdoor audio and cinema equipment. We process the legal admin to ensure events can be produced under our existing licence. We provide producers with a full range of events infrastructure, and offer support with fundraising. Here is a full list of events in Gillett Square in 2014: February Half-term children’s play events March Stories from Gillett Square (an ongoing community research and consultation March to September) April Pop-Up Playground (regular family play events throughout April – November) May March on Dalston (May-Day musical celebration) Pop-Up Playground St. Joseph’s Hospital Car Boot Sale London Turkish Film Festival (outdoor cinema event) Launch of Dalston Bridge (event to support the new local fundraising and volunteering platform) Global Games Day (professionally-facilitated play activities from around the world – for all ages) Stories from Gillett Square June Pop-Up Playground Hackney Community College March (Anticuts march in support of Hackney Community College) Play in Dalston Square (Gillett Square at Dalston Square) Stories from Gillett Square July The Un-told Story of Multi-Culturism (twiceweekly series of creative workshops) Pop-Up Playground Global Games Day An Open Discussion on Public Space (showcasing three exciting research projects that have focused on Gillett Square) Dance Nations Dalston (Annual Music, Dance and film festival in collaboration with the Barbican) What is Beauty? (mixed-media art and projections) Agewell Soca-cize (weekly up-tempo aerobic dance class for over-50s) Dijibouti Hoops (twice-weekly hula-hoops classes from Marawa the Amazing and her Majorettes) Stories from Gillett Square 15

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