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East Boldre Community Hub
Michael Husband
21/2/20
Introduction
• Overview – Mike
• Design – Guy
• Hub Facilities and Activities – Steve
• Shop & Café – Rebecca
• Your Hub Needs YOU! - Mike
WhyIn 2017 East Boldre was in grave danger of losing
• The Shop and Post Office – vital village service • The Village Hall – the social heart of its community
• The existing shop was put up for sale • Privately owned so we have no control over its future• The Save Our Shop campaign looked at buying existing business
• Too expensive • Too small to be financially viable
• Investigated alternative premises – similar issues• The shop is loss making and still under threat of closure
• The Village Hall has been struggling to cover its costs for the last few years• To raise funds Trustees wrote a book celebrating East Boldre’s military aviation history
• When SOS team approached the Hall Trustees the idea of a developing the Community Hub was born
Your Village Hall
The existing Village Hall
• The building is owned by the village
• Held and managed by the trustees of the Village Hall CIO
• Sits on Crown land subject to commoning rights and SSSI classification
Work has been progressing quietly for last 18 months – there have been some challenges
• Changing the design to address NPA, Forestry England and Natural England concerns
• Agreeing process to get a licence to run a shop
• Developing business plans to ensure project is viable
Project Timeline
Organisation
Costing and Funding• Estimated build costs ~£600,000
• Detailed building costing - once the design is finalised
• Then we will develop a comprehensive funding strategy.
Funder Max PurposeBig Lottery Fund £5m
Building (Capital Costs)
National Lottery Heritage Fund £5m
Hampshire County Council
ACRE Village Hall Improvement Grant £75k
New Forest District Council 20%
New Forest DC Capital Grants £50k
Princes Countryside Trust £25k
The Co-op Community Fund
Comic Relief
Beaufort Foundation
Private FundsGarfield Weston £100k
Esmee Fairbairn Foundation
Foyle Foundation £200k
UK Film Council
Cinema and TheatreThe Rank Foundation - Pebbles
The Arts Council £100k
HCC Rural Communities Fund £10k
ShopPower to Change Funds £300k
NF NPA Sustainable Communities £2k
Some examples of the many funding sources available
The majority of the development costs will come from funds like these.
We do want to raise some of the funds from within our community
SENSE OF OWNERSHIP
Hub Business Case
• The hub will offer a broader range of activities and have a more secure income base
• Your input today will further inform the business case
• To make best use of the Hub for the community
• Events and activities YOU want.
• A paid, part-time co-ordinator to make them happen
Worst Case Typical Best Case
Income
Hall Hire
Cinema (net increfreshments)Café
Shop & Post Office
Theatre (net incl.refreshmentsOther Fundraising
Solar?? 0
5000
10000
15000
20000
25000
30000
35000
Worst Case Typical Best Case
Costs Wages
Utilities
Insurance
Maintenance
Licences
Computers & IT
Advertising
Supplies & Consumables
Postage & stationery
Hub Recreational FacilitiesSteve Antczak
21/2/2020
Hall Current Capacity - 84 (70 comfortable)
After Development 98 (90 comfortable) Increase 25%
Improved Hall Facilities
• The refurbished hall will retain the original stage and doors either side• The new extension will increase the seating capacity by at least 20%• The new gallery will be used for musicians and the sound and lighting desks, freeing up space in the hall• The walls will be lined with sound insulating materials, improving the acoustics• The stage sound and lighting will be upgraded• Electrically operated stage curtains added• Dimmable house lights• Cinema projector, screen and sound system will be added• Backstage area will be improved• A dedicated dressing room will be built on the first floor• Under stage storage will be added
Current Use of the Stage
• Pilley Players Annual Pantomime• Children’s Theatre Workshop• Rehearsals for other productions• School Christmas Production• Band Practise
Financial Year 07-08 08-09 09-10 10-11 11-12 12-13 13-14 14-15 15-16 16-17 *17-18 18-19
Stage productions 180 200 500 900
Band Practice 655 915 720 845 955 840 680 990 670 680 580 775
Silver Screen
We plan to offer
• Monthly film nights• Blockbusters• Either through Moviola or direct with distributor
• Live streaming via satellite possible from• Royal Opera House (Ballet and Opera)• National Theatre (NTLive!)• Some West End Musicals (e.g. Kinky Boots)• Glyndebourne• Royal Shakespeare Company
• Sing-along film evenings (Grease, Sound of Music, Rocky Horror etc)
Basement will provide space for drinks in intervals
To be financially viable – need to invest in the screen, projector, satellite and sound system
Variety of funders we could approach for this
Theatre
Plan to increase the number of productions to 2 – 3 times a year• Most touring productions are too expensive for our relatively small venue
• Increased seating (25%) will help with this
• Forest Forge, Arena and Black Box touring companies are possibilities
• Considering establishing East Boldre Amateur dramatic group
Will upgrade lighting• Quieter cans
• Hand operated spot from mezzanine
Focus on keeping it sound and lighting simple - anyone can operate it.
Venue Location Audience Capacity Typical Productions
Hangar Farm Arts Centre Minstead 200 Moviola films
Black Box Theatre
Forest Forge
Don’t Go Into The Cellar
Dads Army Radio Show
Tribute Acts
Forest Arts Centre New Milton 140 Forest Forge
The Pantaloons
Greyfriars Community Centre Ringwood 150 Black Box Theatre
Forest Forge
Films - Moviola
Milford Community Centre Milford 120 Films - Filmbank
Live streaming
Folk club
Comedy club
Blues/jazz nights
Plaza Romsey 246 RAODS – 1-2 different shows a month
Best of Both Theatre Co.
Tribute acts £16 - £24.50
Brockenhurst Village Hall Brockenhurst 250 Moviola films
Black Box Theatre
Brock Players Panto
Pied Piper Theatre Co.
Malt Theatre/Cinema, Lymington CC
91 Lymington Players
Film Society – foreign language
Live screeningsGates Hall 180
Stockbridge Cinema, Town Hall Stockbridge 85 Moviola film nights
The Regal Fordingbridge 30 Moviola films 4-5 shows per week
Live streaming
How realisticis this?
Consider other local or small venues
Expanded Range of Activities
A few suggestions but your input will advise our thinking
• Exercise classes – broader range, something at weekends
• Children’s activities – e.g. karate
• Music clubs – Blues/Jazz and other genres do well elsewhere
• Music groups – e.g. guitar, ukulele
• Café based groups – book club, chess, knit-and-natter ?
A Vibrant Heart to our Community
• We want the Hub be a vibrant heart to the community
• Our plans aim to offer a broader range of events and activities to better serve our community
• We hope to establish a virtuous circle
Sufficient income
Part-time events
coordinator
More activities
Hub provides
• Better service to the community
• Local employment
• Inclusivity – something for everyone
East Boldre Community ShopRebecca Gabzdyl
20/02/20
Situation with Our Existing Shop
The Community Shop WILL NOT operate in competition with Ian.
• We are working closely with him.
• Plan that Ian will continue as postmaster in the hub
• Ian Evans has been running the shop since 2001
• Shop up for sale over last 3 - 4 years
• Trade has been declining over last 5 years
• Ian has been supporting the loss the shop makes
NOT SUSTAINABLE!
Save Our Shop Survey - Results
0
10
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110 Unknown
Families with older children
Mixed generations
Family with young children
Working age adults
Retired
This wasn’t on survey but 15 people added it.
?
✓
✓
✓
✓
✓✓
✓
✓
?
??
?
Investigating a van to deliver to Roundhill & very limited delivery to locals who need it.
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Carried out summer 2017114 completed surveys – representing 253 people
How important do you think it is to continue to have a shop in East Boldre?
What services do you currently use / would like to use in the future?
Shop Team ActivitiesSo Far
• Benchmarking other community shops
• Shop space planning
• Demographic Study – comparison with Woodgreen and Pilley
• Café Feasibility Study
• Costings – EPOS, Fit out, Stock, Reserves
• Working with Ian Evans to make sure our long-term aims are aligned and to support existing shop
Current activities
• Business plan
• Contingency Plan
• Volunteering in Ian’s shop to support his business
• We have won support from Bright Ideas and are applying for start-up funding opportunity up to £15k
Upcoming Activities
• Developing the shop product offering and a list of local suppliers we could work with.
• Zero single use plastic feasibility study
• Campsite deliveries feasibility study
Business Plan for Hub Shop (1)
Hub shop will be much larger than existing
• Wider product range
• Margins on higher turnover will cover costs
• Space to offer a campsite delivery - source of new trade
• Space to bake bread on premises
Focus on quality local produce – especially meat
Zero single use plastic where possible
Community sense of ownership and loyalty
Woodgreen Community Shop is our prime benchmark
• Similar demographic to East Boldre
• Working closely with team to learn from their experience
Can’t reduce stock costs much so managing other costs is key.
• One paid member of staff covering opening hours.
• Volunteer staff are key in keeping staff costs down whilst providing longer opening hours to achieve sales growth.
0
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600000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Admin. Expenses Cost of sales Wages and Salaries Turnover + other income
Woodgreen open new shop - retail space increased
Business Plan for Hub Shop (2)
y = 0.0428x + 2204.1
0
5000
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0 100000 200000 300000 400000 500000 600000
Stock v Turnover
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2020 2021 2022 2023 2024 2025 2026
Turn
ove
r £
Year
Admin. Expenses
Cost of sales
Wages and Salaries
Turnover
WG Turnover
Not as ambitious as Woodgreen achieved
y = 0.7905x - 15.881
0
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100000
150000
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0 100000 200000 300000 400000 500000 600000
Turn
ove
r
Cost of Sales
Average margin = 21%
Have mirrored behaviour of Woodgreen shop moving into larger space, except
• Our starting point is lower to reflect our existing shop’s turnover
• Our growth is less optimistic. Stock costs =5% of turnover
Benchmarking Other Shop’s Spaces
0.0
20.0
40.0
60.0
80.0
100.0
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140.0
160.0
180.0
East BoldreCommunity
Shop
Woodgreen -new premises
Hockeys +cafe - fromApril 2020
Hockeys -from April
2020
Hockeys farmshop
Hockeys farmshop and café
Existing EastBoldre Shop
Woodgreen -old location
Pilley Shop
Shop Space Allocation m2 Retail
Storage, bakery, campsite
Counter
Office
indoor café seating
café kitchen
Other (walls, wc etc)
Proposed Shop Layout
STORAGE, BAKERY
CAMPSITE DELIVERIES
14.5 m2
Freezer
SS w
ork
top
Ove
n
Shelving
Fridge
Freezer
shel
vin
g 3
mSS
wkt
op
desk
filing
4 x 1.382 fridges + 2x1.382m freezer, 2.1m H, 0.8m D (Interlevin)Sh
elvi
ng
4.5
m 1
.8m
hig
hsp
ices
1.8m Papers, cards,
magazines
Soap
s et
c
1.5m high shelving 1m x 3.5m
Raked shelving
1m deep for bread and
veg 2.4m long
Good visibility of
aisles & exit from
counters for
security
1.5m high shelving 1m x 3.5m
Retail Area65m2
Office
5.2m2
PO office
2.3m2
Counters
11.5m2
14.9m7
m
Community Benefit Societies
Most shops are companies – make money for owners or shareholders.
The hub shop will be set up as a Community Benefit Society (CBS).
Serve the interests of the communityHave members (shareholders) from the community
The CBS structure is reassuring for grant fundersFunds must be used for the community not members benefit.
CBSs are run by a management committeeThey oversee the shop management and steer the business in line with local needs.
East Boldre Community Shop
Management Committee
(unpaid)
Shop Manager(s)
(paid)
Staff
(paid)
Volunteers
(unpaid)
Post OfficeIan Evans, Postmaster - Run from within
the hub shop but as a separate business.
Shop Community Shares
A CBS can raise money by issuing community shares.
• Investing in community shares engages members
- they become active customers, suppliers, and volunteers.
• People (aged 16+) can buy 1 or more shares to become members.
• Share price typically £10-£20 – cost not a barrier to membership.
• Members get one vote regardless of how many shares they own.
• Members have a say in key decisions affecting the shop.
• Shares are withdrawable – they can be sold back to the CBS.
• Shares are not transferable.
• Legal limit on the shares that can be held by one person (£100,000).
• Share offer document will explain the rules
• Fitting out the shop
• Buying stock
• Reserves to pay wages & costs
£
High membership = community backing.
Unlocks Match Funding
£££
Community Benefit Societies
The purpose of a CBS is to serve the broader interests of the community rather than make money for its shareholders.
Any surplus (profits that are not reinvested in the business) must be distributed to benefit the community.
Both the Village Hall and School Playing Fields have recently been struggling financially and these are examples of causes that the members (shareholders) of the community shop could decide to help once the business is profitable.
Village Hall School
Fields
E. Boldre
Educational
Charity
Other
Community
Charitable
Causes
Management
Committee Members
RESERVES
SHOP
SURPLUS
Re-investmentIn the shop
The rest
To cover dips in business & share withdrawals
Stee
r
bu
sin
ess
Decide how surplus is spent
Elect the management committee
PROFITS
Contingency Plan (1)
Current SituationIan has been supporting shop losses for last 5 years – this cannot continue much longer.
He doesn’t want to work 70+ hours a week for no return
Wants to downsize to a smaller property.
Much harder for us to start a community shop if village loses its shop
Contingency Plan
Bridging the Gap
Existing shop under
threat of closure
New Community Hub
Not Ready until 2022
Contingency Plan (2)
Step 1 – Keep existing shop trading until the hub is ready
How:
• Anything bought from the green list is helping.
• Recruit volunteers - lunchtime cover.
• Publicise this so shoppers know and use it.
• Opportunity to train up volunteers
• Post office would be closed over lunchtime
• Build interest in the product offering
• Showcase local suppliers
• Pilot zero single use plastic products
Profitable Items
• Price marked beer, lager, spirits
• Quality wines – 2 for £12.50
• Greetings cards – competitively priced
• “East Boldre” branded jams, chutneys
• Sandwiches, hot food
• Cakes, bread
• Cheese, ham, pate
Little or No Profit
• Newspapers
• Electric Key Top-Ups
• Tobacco products
Contingency Plan (3)
Step 2 – We start the Community shop in Ian’s premises.• Existing shop can accommodate separate counters
• Ian would run post office 25+ hours a week
• Staff with volunteers to minimise costs
• Set up CBS and recruit management committee, share offer etc
• Apply for grants – to buy EPOS, stock, operating reserve etc.
Step 3 - Ian decides to close the doorsEither – set up in temporary premises
• Expensive and a waste of money on what is a temporary solution
• Post Office move – expensive but keep profitable contract running
OR – Manage without a shop until hub is ready?
• It will be harder to start the community shop – shopping habits will adapt
• Post Office future in the village is in doubt.
Café Feasibility Study
Café option wasn't mentioned in last survey
…..BUT 15 people added it themselves
…..so we’ve looked at what’s feasible
Cafes can play a key role in reducing social isolation
Cafes in Halls do better than in shops
Will complement Turf’s offering
East Meon’s café seems best role model
Product Sale Price
Tea 80p
Coffee £1.20
Homemade cake £1.00
What we suggest
• Staffed by volunteers
• Limited hours – two 2hr sessions a week
• East Meon get 20-25 customers per session
• Increases chances of bumping into friends
• Reasonably priced drinks and homemade cake
Your Hub Needs YOU!Michael Husband
20/01/20
Involving You – Hub Committee Vacancies
Financial Manager
• Collating project costing and structuring to reflect funding strategy.
• Managing income and expenditure as the project progresses
Building Coordinator
• Coordinate tendering and contracting
• Consolidate build requirements from hub teams
• Liaise with site manager
Grant Applications
• Identifying sources of funding
• Drafting funding applications
• Input to business plans based on funders’ varied requirements
Local Fundraising
• Creative and organised –planning varied events to involve the whole community
Involving You – Lane Representatives (1)
• Our long, ribbon parish makes keeping everyone informed difficult.
• Lane reps act as a conduit for information between the hub committee and the community.
• They are the go-to people: • to answer their neighbours’ questions
• to feedback neighbours ideas and concerns to the hub committee.
• They will be kept well informed of progress about the hub and shop –via quarterly meetings and monthly bulletins.
• They distribute • the Community Hub newsletter (once a month max)
• other very occasional circulars as and when the need arises.
Involving You – Lane Representatives (2)
21 Already in place
Postcode Road Name
SO42 7WE Masseys LaneLynn Clark
SO42 7WD - North Main Road
SO42 7WD - South Main Road (part)Sam Moyles
SO42 7WJ Matthews Lane
SO42 7WF Heath Lane
Rebecca GabzdylSO42 7WX Whithers Lane
SO42 7WD - Mid Main Road
SO42 7WG Pages Lane Gary & Carole Edwards
SO42 7WH Gaza Avenue Robin Street
SO42 7WL Wallace Lane Sue & Richard Vaughan
SO42 7WP Chapel Lane Rob & Rachel Kitcher
SO42 7WA Hatchett Gate Brett Johnson
Postcode Road Name
SO42 7WQ Sweyns LeaseLaura Kitcher
Teresa Morrisey
SO42 7WN New Inn Lane
Lesley BoydSO42 7WR Cripplegate Late
SO42 7WS Church Lane
SO42 7WT - North Main Road Mike Husband
SO42 7WT - South Main Road Kevin House
SO42 7WU - North Main Road Karen & Ken MacLeod
SO42 7WU - South Main Road Fiona Moyse
SO42 7WW Wharton Close Andy Brennan
SO41 5SU Rowes Lane Steve & Gina Antczak
Involving You – Lane Representatives (3)Unallocated – can you help?We focused on those closest to the hub but want to cover its whole catchment area
Be
aulie
u
Postcode Road Name
SO42 7WB Furzey Lane Mike Gibson
SO42 7XA Bucklers Hard Rd Sophia Moore
SO42 7XB Bucklers Hard
SO42 7XD Bucklers Hard
SO42 7XE Bucklers Hard
SO42 7XF St LeonardsWilliam Slee
SO42 7XG Gins Lane
SO42 7XH Warren Lane
SO42 7XJ Needs Ore Cottages
SO42 7XL Thorns Beach Road
SO42 7XP Lodge Lane
SO42 7YE Lyndhurst Road
East
En
d
Postcode Road Name
SO41 5SP Tanners Lane
SO41 5SQ Sowley Lane
SO41 5SR St Leonards Road
SO41 5SS Lymington Road Michael + Judy Donaldson
SO41 5ST Main Road John Graves
SO41 5SW Norleywood Road
SO41 5SX Broomhill Cottages
SO41 5SY Lymington Road
SO42 7XN Thorns Beach
East
Bo
ldre
Postcode Road Name
SO42 7PD Strawberry Fields
SO42 7WJ Matthews Lane
SO42 7WH Gaza Avenue
Shop Licence – Rights Swap
• The hall sits on Crown land subject to grazing rights
• Operates as a recreational facility under a licence from Forestry England.
• Under the New Forest Act 1949, Forestry England cannot issue a licence for a village shop to operate from the hall – not recreational.
• As commoned land, Forestry England need the Verderers approval in any licence matter.
• In June 2019 a potential solution was proposed.
FORESTRY ENGLAND FIND LAND
• This involves Forestry England identifying an area of Crown land they own that is currently free of grazing rights and therefore not subject to the New Forest Act 1949.
• Grazing rights/commoning rights would be established on the ‘new’ area of land and removed from the Hall site. FE would then be able to issue a licence for the shop
Shop Licence – We Find Land
• Alternatively, the village could supply the land (about 0.5 acre) to give to Forestry England.
• Forestry England would then swap the grazing rights onto this land.
• They would then be able to grant a shop licence as above.
• We are therefore looking in earnest for some land - criteria
• 0.5 acres – best a distinct field (squarish area) rather than a strip created by moving a fence/hedge so it doesn’t involve removal of hedgerow habitat etc.
• This could be a small part of a paddock or part of somebody’s garden.
• Must be adjacent to commoned (grazed) land.
• The closer to East Boldre the better but would consider land elsewhere within the National Park boundaries.
• We would pay commercial rates!
Shop Volunteers - Now
• Hub not ready for at least 2 years
• Ideally we support Ian in keeping trading until then
• Volunteers needed to provide lunchtime cover, extending trading hours.
• Please let us know how you can help - via the feedback forms
Your support is neededto make the Hub & Shop happen!
