the Business Forum and
the Economic Partnership
in Brighton & Hove
Homepage    BCRP Intranet    Funding    Events    Knowledgebase    Links    About us     Contact us
Key projects
Crime
reduction
 


Inward
investment
information
 


Licensee
Forum
 

Workforce development 

Transport
 

Business &
climate
change

Property &
Development sites

Business
Improvement
Districts

Housing
 

Strategy
 

Consultation opportunities
 

Brighton & Hove Business Forum
8-11 Pavilion Buildings, Brighton, BN1 1EE
Tel: 01273 735442
Email: info@brighton
business.co.uk

© Brighton & Hove
Business Forum

News - 1 February 2009

The Creative Workspace Conundrum

Brighton has literally thousands of artists whose contribution to the city’s cultural and artistic offer making it such a great place to live is a matter of record. But they, and the thousands of others involved in creative industries, need somewhere to work. In a city where space is scarce (and hence expensive) how do we accommodate their needs?

In January, the Economic Partnership was one of a number of partners that went on a tour of three creative workspace projects in London organised by the city council’s Cultural Services Department. Each had come up with separate schemes for accommodating artists in London’s East End and they were all impressive in their own right.

Artists Studio Company (ASC) provides affordable workspace for 650 artists across nine sites in Brixton, New Cross, Stratham, Camberwell and Bethnal Green.

It takes on buildings that are nearing the end of their useful lifespan, usually on short leases and then either converts them or refurbishes them with their own building team to relatively low specification studio space. Because they are a registered charity they are entitled to an automatic 80% reduction in Uniform Business Rates and the local authorities they deal with are usually prepared to waive the other 20% because they want to support artistic activity.

This makes a considerable saving for the company (nearly £100,000 p.a. on one of their centres) and it allows them rent out the studios at an affordable £9 to £15/sq foot.

Urban Space Management (USM) in Tower Hamlets had one of the most impressive business models, which was demonstrated at their Container City development at Trinity Buoy Wharf at the confluence of the River Thames and River Lee. It is home to an artists’ community of about 350 people and the word “home” is used in a very real sense since many of the artists actually occupy live/work units. The “units” are all made out of specially adapted steel shipping containers that once plied the high seas carrying goods between the UK and the rest of the world.

But the idea of living and working in a shipping container belies the luxurious nature of these units. The standard 20 x 8 foot, rust-proof steel boxes can be converted, insulated, joined together, and fitted out to make modern, spacious units that can be racked up to five storeys high. Requiring no foundations other than a concrete pad at each corner, an entire office complex can be assembled in a matter of days.

 

 

 

 

 

 

 

 

A third company Acme Studios is a charity based in Bow and recognised as the key strategic development agency for artists' studios in England. Its philosophy is similar to that of ASC except that it not only rents buildings for conversion but also owns an increasing number of buildings. It was formed by artists in 1972 and has a track record of working with property developers whose primary interest is building residential units but often in areas where the local authority is also insisting on some employment use in the development.

Acme has been able to stike deals where the developer builds the studio space at cost and to Acme’s design and then Acme provides a ready supply of artists to rent the space at affordable rates giving full occupancy to the finished project from day one. In 2006 Acme designed 50 new artists' studios, in partnership with property developers Barratt, at The Galleria in Peckham which offers over 16,000 sq feet arranged over four floors.

It provides over 370 studio units offering 211,000 square feet in 10 studio blocks throughout east and south-east London at inclusive rent levels of between £7.50 and £9.20 per sq.ft

Being a charity, and hence eligible for rate relief, is an important contributor to the reduced costs of artists studios but it also comes with the complication that relief appears to be straightforward if artists that are producing individual pieces of work occupy the studios but vulnerable if craftspeople occupy them mass producing work. The exact definition of mass production appears to be a grey area so studios tend to shy away from craftspeople altogether.

Brighton has about 20 organisations of various sizes offering space to artists with the most high profile probably being the 55 studio Phoenix Centre near St Peter’s Church but there is clearly a need for many more.

Brighton & Hove does not enjoy London’s plethora of old industrial buildings that could be converted as per the model adopted by ASC, or necessarily have and obvious site for a Container City (although the concept is very “Brighton”) as per the USM model and since there is likely to be very little new build in the next three years the Acme model would also be problematic in the short term.

However, that isn’t to say that there aren’t possibilities that could be explored. On the way back from the visit to London a conversation with the Council’s senior economic development officer Andy Glover highlighted at least one possibility in the city. The 59,000 sq foot Montefiore House in Hove that was vacated by Legal and General when they moved to City Park and remains vacant.

Montefiore House (photo source: Stuart Johnson)

Legal & General are still paying the rent and rates on the building until the lease expires in September of this year. When it expires the £550,000 p.a. rent payment (equivalent to £9.55/sq foot) will end and the liability for the uniform business rates [UBR] (in the region of £256,000 p.a.) will revert to the landlord. With just 27 parking spaces the complex may not appeal to a new office based business, especially in a recession, but it might appeal to one of the charities that specialise in artists’ workspace and who would not be liable for 80% of the UBR.

The Brighton & Hove Economic Partnership has invited ASC, Acme and USM to attend its April meeting to present to the partnership. Let’s hope it leads to something creative.

Space is an ongoing issue in the city for all types of workers and a variety of studies over the past two years have identified an urgent need that isn’t going to go away.


Read related items on:
Creative industries
Development sites
Brighton & Hove City Council
Brighton & Hove Economic Partnership
Glover, Andy
Davigdor Road


Browse our business Knowledgebase or search by keyword


Headlines

22 February 2018
SE-ASSIST - Launch of Loan Capital in Greater Brighton
19 February 2018
House Price update Q4 2017 19 February 2018
What would you do in a crisis? 19 February 2018
The investment journey for high growth entrepreneurs 9 February 2018
Make Change Count 2018 - helping rough sleepers in Brighton & Hove 8 February 2018
Brighton Technology Company Paxton Announces Recipients of New Scholarship Programmein Association with the University of Brighton 8 February 2018
Cyber London Accelerator Invites Summer 2018 Entries 8 February 2018
Innovate UK Launches Strand 2 Emerging and Enabling Technologies Sector Competition 8 February 2018
Success In Sussex As Food And Drink Heroes Crowned Winners 8 February 2018
UK Games Fund - Fourth Round Open to Applications 8 February 2018
Innovate UK & Prince's Trust Launch Young Innovators' Programme 6 February 2018
Brighton & Hove Food Partnership launches 'Kit Out The Kitchen' crowdfunding campaign 2 February 2018
Brighton & Hove Council and Crest Nicholson win £15m government funding to kickstart King Alfred project 1 February 2018
Could a Utilise Plus Programme grant help you? 1 February 2018
Shoreham Port Facilitates Huge Operation 18 January 2018
IUK Announces Collaborative R&D Funding for Connected and Autonomous Vehicles Simulation 18 January 2018
Renault-Nissan-Mitsubishi Launches $1 Billion Corporate Venture Capital Fund for Next Generation Mobility 17 January 2018
PORTlife #17 Newsletter Out Now 17 January 2018
Over £19,000 raised for Burning the Clocks 2017 11 January 2018
Brighton Main Line Improvement Project: Planned closures in October 2018 and February 2019 11 January 2018
Come on in! Fairtrade Fortnight 2018 8 January 2018
Sussex Business SkillSnap targets hospitality industry skill shortage 3 January 2018
House Price update 2017 Q3 20 December 2017
£14.35 Million European Regional Development Fund Launched 19 December 2017
Leading the way - Sustainability in Action masterclass 15 December 2017
Brighton is among the best places to start a business due to their strong growth factors 15 December 2017
GTR consultation ends 20th Dec 2017 13 December 2017
Ethical Food StartUp Programme - Idea Generation Workshop 12 December 2017
Utilise Plus launch programme of energy efficiency grants and business support for SMEs 11 December 2017
City Centre Vacancy Rates Drop Slightly From Sept 5 December 2017
Innovate UK Announces Sector Competitions in Manufacturing and Infrastructure Systems 5 December 2017
GDPR, steps to early compliance 1 December 2017
The 29th Sussex Business Awards 2017 Winners Announced 1 December 2017
Old tech gear? Give IT a new lease of life 29 November 2017
Driving for Better Business Campaign launches 29 November 2017
ARKA Funerals sponsor Burning the Clocks 2017 with 'In Memory' lanterns 27 November 2017
Govia Thameslink launches third consultation phase on once-in-a-generation timetable restructure 23 November 2017
Coast to Capital Launches Brighton Mainline Alliance 22 November 2017
Calling all UK companies that have transport, parking and commuting issues to address 15 November 2017
Start-up Challenge Business Competition Offering £10,000 Investment to Young Entrepreneurs