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

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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

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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

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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

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This guide is not intended to be comprehensive, nor can it be relied upon as the sole source of advice and information for developing a project. It will be necessary to get professional advice and help from other organisations along the way.

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8 Development Trusts Association / Asset Transfer Unit

To have and to hold (TO PRINT) 07-09-10.indd 8 7/9/10 11:32:45 ZLWKSHRSOHZKRPDNHGHFLVLRQV LQWKHORFDOFRXQFLOIRUH[DPSOH RUGHDO ZLWK H[SHUWV OLNH ODZ\HUV WKH\ DUH QRW VWDUWLQJ IURP VFUDWFK EXW FDQ KDYHDFRQYHUVDWLRQDVHTXDOV$OOWKLVZLOOKRSHIXOO\EHXVHIXOWRPDNH SURMHFWVKDSSHQ An overview of the guide

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To have and to hold 9

To have and to hold (TO PRINT) 07-09-10.indd 9 7/9/10 11:32:45 Final Accounts Final Receive funds from sales/rentals 5HSD\ORDQV 5HSRUWWRIXQGHUVLIQHFHVVDU\ 3D\PHQWRIFRQWUDFWRUV )XQGLQJDQGORDQVIRUZRUNV approved and available (VWLPDWHEXGJHW ,QSULQFLSOHDJUHHPHQWVUHJUDQWV and loans 6HFXUHUHVRXUFHVWRGHYHORSSURMHFW LQGHWDLO 'HWDLOHGDJUHHPHQWRQJUDQWVORDQV 9ROXQWHHUV 3URERQRDGYLFH *UDQWWRGHYHORSSURMHFW Research on funds 1RWLI\FRPSOHWLRQ Advice from all UHOHYDQWVWDWXWRU\ authorities 3ODQQLQJ permission %XLOGLQJUHJXODWLRQ approval Complete ODQGEXLOGLQJ ownership transactions 6LWHYLVLWV Book services connections Consider terms of lease/sale/ WUDQVIHUDQGDJUHH timetable for IRUPDODJUHHPHQW Discuss potential IRUFRPPXQLW\ ownership with landowners if possible Ownership Permissions Funding/resources 6LWHLQYHVWLJDWLRQ /DQGVXUYH\ Costs Look for site if QHFHVVDU\/RFDO sources of land HJRZQHUV public authorities ,GHQWLI\GHVLUHG features to enable use to meet SURMHFWREMHFWLYHV

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14 Development Trusts Association / Asset Transfer Unit

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16 Development Trusts Association / Asset Transfer Unit

To have and to hold (TO PRINT) 07-09-10.indd 16 7/9/10 11:32:52 Developments in practice on the ground

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To have and to hold (TO PRINT) 07-09-10.indd 18 7/9/10 11:32:56 03 Starting points

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To have and to hold (TO PRINT) 07-09-10.indd 20 7/9/10 11:32:57 Project objectives

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To have and to hold

To have and to hold (TO PRINT) 07-09-10.indd 21 7/9/10 11:32:57 Diagram 1: Typology of objectives

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34 Development Trusts Association / Asset Transfer Unit

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38 Development Trusts Association / Asset Transfer Unit

To have and to hold (TO PRINT) 07-09-10.indd 38 7/9/10 11:32:59 Managing physical care and maintenance - checklist

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To have and to hold 43

To have and to hold (TO PRINT) 07-09-10.indd 43 7/9/10 11:33:06 The need for stakeholder involvement

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44 Development Trusts Association / Asset Transfer Unit

To have and to hold (TO PRINT) 07-09-10.indd 44 7/9/10 11:33:06 Identifying stakeholders

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46 Development Trusts Association / Asset Transfer Unit

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48 Development Trusts Association / Asset Transfer Unit

To have and to hold (TO PRINT) 07-09-10.indd 48 7/9/10 11:33:06 Sustaining stakeholder engagement

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To have and to hold 49

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Development Trusts Association / Asset Transfer Unit

To have and to hold (TO PRINT) 07-09-10.indd 50 7/9/10 11:33:07 06 Feasibility

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Development Trusts Association / Asset Transfer Unit

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% Test whether the project is viable and sustainable and shows enough potential for success to conduct a detailed feasibility study.

Development Trusts Association / Asset Transfer Unit

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To have and to hold

To have and to hold (TO PRINT) 07-09-10.indd 55 7/9/10 11:33:12 Project make or break questions

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Does the organisation (if applicable) promoting Is this certain? the project have the legal powers to do what is proposed and is it prepared to champion the +DYHWKHJRYHUQLQJGRFXPHQWVRIWKHRUJDQLVDWLRQEHHQFKHFNHG" project through the process? :KDWGLVFXVVLRQVKDYHWKHUHEHHQDERXWWKHSURFHVVRISXUVXLQJ WKHSURMHFWDQGZKDWLWPD\LQYROYH"

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Development Trusts Association / Asset Transfer Unit

To have and to hold (TO PRINT) 07-09-10.indd 56 7/9/10 11:33:12 Feasibility Checklist : What is needed to implement the capital development process for the project (the land or building acquisition and its development or improvement)?

Costs £ Income source

Land/Site acquisition

New or revised legal body and/or policies

People (project manager)

Construction

Insurance

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VAT

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People/skills (staff salaries)

Running costs (see section 1.4 and 2)

Insurance (employers, public, professional indemnity)

Contractors (service agreements)

New or revised legal body (administration)

Finance Costs (loan repayments)

VAT

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To have and to hold

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To have and to hold (TO PRINT) 07-09-10.indd 58 7/9/10 11:33:12 Checking the sustainability of the project

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64 Development Trusts Association / Asset Transfer Unit

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To have and to hold 71

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(Source: www.communityshares.org.uk)

Development Trusts Association / Asset Transfer Unit

To have and to hold (TO PRINT) 07-09-10.indd 72 7/9/10 11:33:25

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To have and to hold 73

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74 Development Trusts Association / Asset Transfer Unit

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76 Development Trusts Association / Asset Transfer Unit

To have and to hold (TO PRINT) 07-09-10.indd 76 7/9/10 11:33:33 Borough Council as part of the Advancing Assets for Communities programme. Metropolitan Swale for project pilot a Centre, Community Wood Bysing Photographs: Business planning: initial considerations

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To have and to hold 77

To have and to hold (TO PRINT) 07-09-10.indd 77 7/9/10 11:33:35 Basic structure of a business plan

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78 Development Trusts Association / Asset Transfer Unit

To have and to hold (TO PRINT) 07-09-10.indd 78 7/9/10 11:33:35 Collecting evidence

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To have and to hold 79

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Development Trusts Association / Asset Transfer Unit

To have and to hold (TO PRINT) 07-09-10.indd 80 7/9/10 11:33:35 Potential capital costs and income

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To have and to hold 81

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Development Trusts Association / Asset Transfer Unit

To have and to hold (TO PRINT) 07-09-10.indd 82 7/9/10 11:33:35 Identifying risks

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To have and to hold 83

To have and to hold (TO PRINT) 07-09-10.indd 83 7/9/10 11:33:35 Risk assessment

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84 Development Trusts Association / Asset Transfer Unit

To have and to hold (TO PRINT) 07-09-10.indd 84 7/9/10 11:33:36 09 Design and construction process

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Development Trusts Association / Asset Transfer Unit

To have and to hold (TO PRINT) 07-09-10.indd 92 7/9/10 11:33:36 Professionals involved in construction and development of land and buildings

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1 Source - Society of Chief Architects in Local Authorities and Local Government Task Force (2003) “A To have and to hold 93 Guide to Standard forms of Construction contract”

To have and to hold (TO PRINT) 07-09-10.indd 93 7/9/10 11:33:36 Post construction

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94 Development Trusts Association / Asset Transfer Unit

To have and to hold (TO PRINT) 07-09-10.indd 94 7/9/10 11:33:36 10 Legal issues in asset development and transfer

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96 Development Trusts Association / Asset Transfer Unit

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98 Development Trusts Association / Asset Transfer Unit

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To have and to hold (TO PRINT) 07-09-10.indd 120 7/9/10 11:33:42