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To Have and to Hold: Asset Development for Community And

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To Have and to Hold: Asset Development for Community And To have and to hold The Development Trusts Association guide to asset development for community and social enterprises (Second edition) Lorraine Hart To have and to hold 1 To have and to hold (TO PRINT) 07-09-10.indd 1 7/9/10 11:32:45 Contents 01 Overview 3 02 Context 13 03 Starting points 19 04 Maintenance and management 31 05 Building support from stakeholders 43 06 Feasibility 51 07 Finance for asset development and transfer 61 08 Business planning 75 09 Design and construction process 85 10 Legal issues 95 11 Online resources and publications 107 12 Directory 113 To have and to hold (TO PRINT) 07-09-10.indd 2 7/9/10 11:32:45 01 Overview To have and to hold 3 To have and to hold (TO PRINT) 07-09-10.indd 3 7/9/10 11:32:45 Introduction ,W LV QRZ ¿YH \HDUV VLQFH WKH 'HYHORSPHQW 7UXVW $VVRFLDWLRQ '7$ published ‘To have and to hold - the DTA Guide to Asset Development for &RPPXQLW\DQG6RFLDO(QWHUSULVH¶ 6LQFH WKHQ DV DOZD\V RQO\ RQH FHUWDLQW\ KDV H[LVWHG WKDW WKLQJV ZLOO FKDQJH7KHSROLWLFDOHFRQRPLFVRFLDOHQYLURQPHQWDODQGWHFKQRORJLFDO FRQWH[W IRU DVVHW GHYHORSPHQW KDV FRPSOHWHO\ WUDQVIRUPHG 1HZ JRYHUQPHQW LQLWLDWLYHV DQG W\SHV RI LQYHVWPHQW KDYH EHHQ GHYHORSHG DQGQHZRQHVZLOOWDNHVKDSHDVWKHHIIHFWVRIWKHJOREDO¿QDQFLDOFULVLV ULSSOHDFURVVDOODUHDVRIOLIH3HRSOHDUHWU\LQJWRUHVSRQGSRVLWLYHO\WR WKHVKULQNDJHRIWKHZRUOG¶VELRGLYHUVLW\DQGWKHHIIHFWV RI KXPDQ DFWLYLW\ WKDW GHSOHWH WKH HDUWK¶V UHVRXUFHV 7KHIDFWWKDWZHDUHKHUHWRGD\WRODXQFKWKH'H- DFURVVWKHZRUOG7KHLQWHUQHWDQGQHZPHGLDFRQWLQXH velopment Trusts Association is an indication of WRPDNHDPDVVLYHGLIIHUHQFHWRWKHZD\ZHZRUNKDYH KRZIDUZHKDYHWUDYHOOHGLQDVKRUWWLPH6XSSRUWHGE\ *RYHUQPHQWQRWDVDFKDULW\EXWDVDSDUWQHUUHFRJQLVHG IXQHDUQDOLYLQJDQGFRPPXQLFDWHZLWKHDFKRWKHUDW DVDYDOXDEOHHOHPHQWLQWKHVROXWLRQRIFRPPXQLW\SURE- VSHHGDQGDFURVVYDVWGLVWDQFHV “OHPVZHKDYHDUHVSRQVLELOLW\WRGHYHORSWKHVNLOOVRIWKH PDUNHWSODFHWRPDNHWKHPRYHPHQWDPDMRUVXFFHVV %XWVRPHWKLQJVKDYHVWD\HGWKHVDPHLWLVVWLOOGLI¿FXOWWR ,WLVQRWDTXHVWLRQRIGRLQJWKLQJVDOLWWOHEHWWHUWKDQZH EULQJDERXWWUDQVIRUPDWLRQLQGLVDGYDQWDJHGFRPPXQLWLHV KDYHGRQHLQWKHSDVWEXWWDNLQJTXDQWXPOHDSVLQFRP- WKDWODVWVDQGJRHVEH\RQGEULFNVDQGPRUWDU7KLVVHHPV PXQLW\HQWHUSULVHDQGUHPHPEHULQJWKDWZKHUHZHODQG LVQRWDUHVWLQJSODFHIRUFRQWHPSODWLQJ\RXUQDYHOEXW WREHWUXHLQERWKWKH8.DQGHOVHZKHUH'LVFULPLQDWLRQ RQO\DODXQFKLQJSDGIRUDELJJHUDQGEHWWHUHQWHUSULVH´ FRQWLQXHV WR EOLJKW LQGLYLGXDO SHRSOH¶V OLYHV DQG WKHLU Paddy Doherty, QHLJKERXUKRRGV 7KH JDS EHWZHHQ ULFK DQG SRRU KDV President Development Trusts Association 1992 ZLGHQHG7KHGLIIHUHQFHVEHWZHHQWKHQRUWKDQGVRXWK RIWKH8.UHPDLQHQWUHQFKHG It is however still possible for people to make a difference in their QHLJKERXUKRRGVDQGWROHDUQIURPRWKHUVZKRKDYHGRQHWKHVDPH0DQ\ '7$DQG&RPPXQLW\$OOLDQFHPHPEHUVKDYHEHHQGRLQJWKLVIRUDORQJ WLPHRWKHUVKDYHMXVWVWDUWHG:KLFKPHDQVWKDWWKHSRRORISHRSOHDQG H[SHULHQFHVWRGUDZRQLVJUHDWHUWKDQHYHU 7KHUH DUH DOVR RSSRUWXQLWLHV QRZ WKDW GLG QRW H[LVW LQ IRU ORFDO FRPPXQLW\ EDVHG RUJDQLVDWLRQV WR EHQH¿W LQ WKH ORQJ WHUP IURP WKH GHYHORSPHQWRIODQGDQGEXLOGLQJVWRWDNHUHVSRQVLELOLW\IRUWKHLURZQHUVKLS DQGFRQWURODQGLPSURYHDQGXVHWKHPWRPHHWFRPPXQLW\QHHGV 7KLVSXEOLFDWLRQDLPVWRKHOSSHRSOHDQGRUJDQLVDWLRQVZKRZDQWWRGR MXVWWKDW 4 Development Trusts Association / Asset Transfer Unit To have and to hold (TO PRINT) 07-09-10.indd 4 7/9/10 11:32:45 Who this guide is for? Individual people or groups of people ZKR ZDQW WR RUJDQLVH LQ WKHLU QHLJKERXUKRRG WR VHFXUH EHQH¿WV IURP WKH GHYHORSPHQW RI ODQG DQG EXLOGLQJDVVHWVWKH\PD\ZDQWWRVDYHDORFDOEXLOGLQJIURPGHPROLWLRQ DQG FORVXUH WR PHHW WKH QHHG IRU KRXVLQJ RQ D VLWH ZKLFK LV WR EH VROGRUUHGHYHORSHGRUFUHDWHHPSOR\PHQWE\FUHDWLQJVSDFHIRUQHZ HQWHUSULVHV Community and voluntary sector organisations IRUH[DPSOHQHLJKERXUKRRG FRPPXQLW\DVVRFLDWLRQVFLYLFVRFLHWLHVDQGWHQDQWVUHVLGHQWVRUJDQLVDWLRQV ZKRPD\ZDQWWRXVHODQGRUEXLOGLQJVWRJLYHWKHPDEDVHIRUWKHLURZQ DFWLYLWLHV RU SURSHUW\ WKDW ZLOO SURYLGH DQ LQFRPH VWUHDP WR VXSSRUW WKHLU DFWLYLWLHV 1RW IRU SUR¿W RUJDQLVDWLRQV DQG VRFLDO HQWHUSULVHV who deliver local VHUYLFHV VXSSRUWHG ZLWK YROXQWHHUV JUDQWV DQG FRQWUDFWV ZLWK ORFDO FRXQFLOV JRYHUQPHQW DQG RWKHU VWDWXWRU\ SURYLGHUV RI SXEOLF VHUYLFHV KHDOWKHGXFDWLRQDQGVRRQ Local Authorities, Registered Social Landlords (housing associations) and funding bodiesZKRDUHFRQVLGHULQJQHZZD\VWRWUDQVIHUDVVHWVLQ their own ownership that are under-occupied or in need of refurbishment RUZKRZDQWWRGHYHORSQHZRQHVWKDWHQDEOHORQJWHUPUHJHQHUDWLRQ WKURXJKFRPPXQLW\OHGDVVHWGHYHORSPHQWDQGRZQHUVKLS (DFKRIWKHVHJURXSVFDQEHDQDVVHWSURMHFWFKDPSLRQRUDVWDNHKROGHU VXSSRUWHU (DFK VHFWLRQ RI VHFWLRQ KDV D VSHFL¿F OLVW RI KRZ RXU VXSSRUWHUVFDQKHOSDSURMHFWVXJJHVWLQJVSHFL¿FWKLQJVWKH\FDQGR DQGKHOSWKH\FDQSURYLGHWRHQVXUHWKDWWKHSURMHFWPDNHVSURJUHVV To have and to hold To have and to hold (TO PRINT) 07-09-10.indd 5 7/9/10 11:32:45 $QRWHRQGH¿QLWLRQV 7KHVXEMHFWPDWWHURIWKLVJXLGHLVLQWHQWLRQDOO\ZLGHUDQJLQJ,WUHÀHFWV WKHIDFWWKDWWKHDXGLHQFHIRUWKHJXLGHZLOO¿QGWKHPVHOYHVLQDYDULHW\RI FLUFXPVWDQFHVLQZKLFKLQGLYLGXDOVRURUJDQLVDWLRQVZLOOZDQWWRSXUVXH ODQGDQGEXLOGLQJDVVHWVRIGLIIHUHQWNLQGVWRPHHWGLIIHUHQWFRPPXQLW\ QHHGVDQGRSSRUWXQLWLHV0RVWWHUPVZKLFKDUHQRWLQFRPPRQXVHRU ZKLFKKDYHDSDUWLFXODUPHDQLQJLQWKHFRQWH[WRIWKLVJXLGHDUHSURYLGHG LQWKHPDLQWH[W7KHUHDUHRWKHUJHQHUDOWHUPVXVHGLQWKH*XLGHKRZHYHU ZKLFKWRDYRLGGRXEWDUHGH¿QHGEHORZ X Affordable housing - this is X Asset Champion/Asset X Business model - this refers ORZFRVWDQGVXEVLGLVHGKRXVLQJ project champion - the main WRWKHZD\WKDWDQRUJDQLVDWLRQ available to people who cannot SOD\HUVLQDQDVVHWSURMHFWDUH JHQHUDWHVLQFRPHRUYDOXHIURP DIIRUGWREX\RUUHQWDKRPH most often the current owner LWVDFWLYLWLHVHJWKHLQFRPH RQWKHRSHQPDUNHW,WLQFOXGHV and the prospective owner which RUJDQLVDWLRQHDUQVIURPVHOOLQJ LQWHUPHGLDWHKRXVLQJZKLFK LVRIWHQWKHFRPPXQLW\EDVHG JRRGVGHOLYHULQJFRQWUDFWV provides homes above social RUJDQLVDWLRQ7KLVFDQEHDQ VHOOLQJVXEVFULSWLRQVVHOOLQJ rent levels but below open H[LVWLQJRUJDQLVDWLRQDJURXSRI UXQQLQJIUDQFKLVHVFKDUJLQJ PDUNHWOHYHOV SHRSOHRUDQH[LVWLQJRUJDQLVDWLRQ IHHVHWF that wants to set up a new X Assets - refers to an interest X Business plan - A business RUJDQLVDWLRQWRGRWKLV7KHVH LQODQGRUEXLOGLQJV IUHHKROG plan sets out some business FRPPXQLW\EDVHGRUJDQLVDWLRQV OHDVHKROG REMHFWLYHVWKHHYLGHQFHDQG will often involve stakeholders UHDVRQVZK\WKH\DUHEHOLHYHG X Asset development - refers to ZKRDUHVXSSRUWLQJWKHSURMHFW DWWDLQDEOHDQGWKHSODQIRU WKHSODQQLQJDQGLPSOHPHQWDWLRQ WKURXJKLWVYDULRXVVWDJHVRI UHDFKLQJWKHP,WDOVRFRQWDLQV RISURMHFWVZKLFKSURYLGHDVVHWV GHYHORSPHQW VHHVHFWLRQ LQIRUPDWLRQDERXWWKHRUJDQLVDWLRQ IRUWKHEHQH¿WRIFRPPXQLW\ 6WDUWLQJ3RLQWV RUSHRSOHLQYROYHGLQWU\LQJWR EDVHGRUJDQLVDWLRQV X Asset transfer - refers to UHDFKWKRVHREMHFWLYHV the policies and associated procedures that public authorities VXFKDVORFDOFRXQFLOV PD\ use to transfer the ownership of DQDVVHWWRDFRPPXQLW\EDVHG RUJDQLVDWLRQ 6 Development Trusts Association / Asset Transfer Unit To have and to hold (TO PRINT) 07-09-10.indd 6 7/9/10 11:32:45 X Community - used here to X Governance - This refers X Transfer of ownership - LQFOXGHFRPPXQLWLHVRISODFH D to who makes decisions in an refers to a stake in the asset QHLJKERXUKRRGHVWDWHRUWRZQ RUJDQLVDWLRQ SDUWO\GH¿QHGE\ IUHHKROGRUOHDVHKROG WREH RULQWHUHVW SHRSOHZLWKFRPPRQ WKHZD\DQRUJDQLVDWLRQLVVHWXS SDVVHGWRDFRPPXQLW\EDVHG FKDUDFWHULVWLFVDJHJHQGHUHWF OHJDOO\DQGZKDWLWKDVEHHQVHW RUJDQLVDWLRQVRPHWLPHVLQ RUDQLVVXHRQZKLFKWKH\IHHO XSWRDFKLHYH DQGKRZWKH\PDNH H[FKDQJHIRUIXQGVDSHSSHUFRUQ VWURQJO\HJWKHHQYLURQPHQW RU WKHP ZKRLVLQFOXGHGLQGHFLVLRQ UHQWDQDJUHHPHQWWRXVHWKH FRPPRQQHHGV SHRSOHZKRQHHG PDNLQJDQGZKRJHWVWRNQRZ DVVHWIRUVSHFL¿FSXUSRVHVRUD KRXVLQJHPSOR\PHQWRUSXEOLF about what decisions have FRPELQDWLRQRIWKHVH VHUYLFHV 0RVWSURMHFWVPXVW EHHQPDGH X Viable - This refers to the GH¿QHWKHFRPPXQLW\WKDWWKH\ X Practitioners3HRSOHZKR DELOLW\RIDQDVVHWWRFRYHUDOOLWV ZLVKWREHQH¿WDQGKRZWKH\ZLOO FDUU\RXWDFWLYLWLHVWKDWDUH FRVWVZLWKLQFRPHRYHUDVSHFL¿HG EHQH¿WDVDQLPSRUWDQWSDUWRIWKH QHFHVVDU\WRLPSOHPHQWDQDVVHW SHULRG7KLVLVXVXDOO\\HDUV SURFHVVRIGHYHORSLQJWKHLU GHYHORSPHQWRUWUDQVIHUSURMHFW DOWKRXJKODUJHUSURMHFWVPD\QHHG DVVHWSURMHFW SDUWLFXODUO\WKRVHIURPFRPPXQLW\ ORQJHUWRSD\EDFNORDQVWKDWWKH\ X Community based EDVHGRUJDQLVDWLRQV PD\KDYHQHHGHGWRHQDEOHWKHLU organisations - this refers to GHYHORSPHQW X Stakeholders - people DQ\RUJDQLVDWLRQZKLFKLVQRW RUJURXSVZKRDUHGLUHFWO\RU IRUSHUVRQDOSUR¿WRULVDVRFLDO LQGLUHFWO\DIIHFWHGE\DSURMHFW enterprise and seeks to involve DVZHOODVWKRVHZKRPD\KDYH GH¿QHGFRPPXQLWLHVLQLWVSROLF\ LQWHUHVWVLQDSURMHFWDQGRUWKH PDNLQJPDQDJHPHQW DELOLW\WRLQÀXHQFHLWVRXWFRPH DQGDFWLYLWLHV HLWKHUSRVLWLYHO\ X Community capacity RUQHJDWLYHO\ buildingGH¿QHGDVµ$FWLYLWLHV X Sustainable - This term has resources and support that EHFRPHFORVHO\DVVRFLDWHGZLWK VWUHQJWKHQWKHVNLOOVDELOLWLHV the protection of the environment DQGFRQ¿GHQFHRISHRSOHDQG DQGWKHUHVRXUFHVRIWKHSODQHW FRPPXQLW\JURXSVWRWDNH ,QWKLVJXLGHLWLVXVHGWRUHIHU HIIHFWLYHDFWLRQDQGOHDGLQJ to whether an asset can be roles in the development of their maintained and operated into FRPPXQLWLHV¶ WKHIRUHVHHDEOHIXWXUHE\DQ X Feasible - this refers to RUJDQLVDWLRQ,WLVOLQNHGWREXW ZKHWKHUDSURMHFWFDQEH GLIIHUHQWWRYLDELOLW\ZKLFKUHIHUV GHYHORSHGWRPHHWWKHREMHFWLYHV VSHFL¿FDOO\WRWKH¿QDQFLDO RIWKHSURMHFWJLYHQLWVFRQWH[W UHTXLUHPHQWVDSURMHFWPD\ and the resources available have to sustain it over a VSHFL¿HGSHULRG To have and to hold 7 To have and to hold (TO PRINT) 07-09-10.indd 7 7/9/10 11:32:45 How to use this guide +RZWKLVJXLGHLVXVHGGHSHQGVRQWKHSHRSOHXVLQJLWDQGWKHLUUROHLQWKH SURJUHVVRIDQDVVHWSURMHFW6RPHSHRSOHOHDUQEHVWE\UHDGLQJRWKHUVE\ GRLQJDQGFRQVXOWLQJERRNVDQGRWKHUVE\VHHNLQJDGYLFHRQO\DVLVVXHV DULVH6RVRPHSHRSOHZLOOUHDGWKHJXLGHLQRQHJRRWKHUVZLOOMXVWORRNIRU VSHFL¿FWKLQJV
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