"Want a City Farm in Brixton?"

Brixton City Farm Feasibility Study

August 2015

Brixton City Farm Feasibility Study

Table of Contents

1. Introduction and Rationale

2. Stakeholders and Consultation Methodology

3. Consultation Findings

4. Location Proposal

5. Design of Farm and Animal Housing

6. Risk and Heath / Safety Assessment

7. Proposed Business Model

8. Budget

9. Conclusion and Acknowledgements

1. Introduction and Rationale

Brixton City Farm started in 2010 with a handful of local residents keeping poultry in their back gardens. In the last few years, interest has grown rapidly. There is now a core group of seven people on the Committee, with a wider network of more than 100 local people interested in city farming. Brixton City Farm has made strong links with The Friends of Windmill Gardens and have held regular events since 2014 in Windmill Gardens with members of the farm bringing along their goats, chickens and other animals for the public to meet and learn about urban farming. Initial surveys of local residents at these events showed a strong desire for there to be a more permanent farm presence in the park.

Following this reaction, an idea was born to try and create a small farm hub in Windmill Gardens and this feasibility study will analyse ways for this to become a reality.

The most appropriate site was thought to be Windmill Gardens due to the existing presence of the group there, the ‘stay and play’ nursery group and the history of the park, which previously included a commercial poultry farm alongside the Windmill.

The over riding aims of the initiative are:

- to provide an inclusive community space where social cohesion and wellbeing amongst local residents is increased;

- to educate children and adults about farming, rural skills and sustainability; and - to bring local history to life and reintroduce the practice of urban farming in Windmill

Gardens. The principles guiding the Brixton City Farm are:

- to be an inherently ecologically, socially and financially sustainable project; - to be socially inclusive; - to demonstrate high standards of farming and animal welfare; and - to be sympathetic to the local surrounds and history of Windmill Gardens.

Windmill Gardens is in the middle of Lambeth surrounded by 12 housing estates. Socially, it is a very diverse and multicultural area, however it provides little opportunity for community residents to interact with nature and gain insight into how their food is produced. Brixton has thrived in the last few years, embracing new regenerative models of entrepreneurship and community activities, such as the regeneration of the Brixton Market and the creation of the Brixton Pound. The proposed Brixton City Farm will support community cohesion as the area continues to change and develop.

2. Stakeholders and consultation methodology

A range of scoping exercises were carried out to identify stakeholders of the project and potential service users / partner organisations. The consultation process was designed to be as easy as possible for stakeholders to engage in and was targeted at those who would be impacted the most by the creation of the farm. The consultation process included:

● An open consultation event and funday on site in Windmill Gardens on 21st February 2015, with interactive maps, comment boards and Q+A sessions;

● An on-line survey, promoted with flyers, posters and leaflets and through local blogs and websites;

● Face to face interviews of all residents living in the estate and streets bordering the park (‘door knocking’ in the daytime and evening);

● Individual meetings with key groups (such as Lambeth Council, Holmewood Nurseries and The Friends of Windmill Gardens);

● Direct ‘chicken walk and talks’ with an eye-catching chicken suit and placard in Brixton town centre.

Key stakeholder grid:

Who? Why? How consulted?

Local Residents (within the estate and streets surrounding the park)

The primary users of the farm and those most impacted by the farm

● Survey conducted in person (via door knocking) and on-line

● Community Consultation day in the park (21/2/15)

● Consultation stall at Windmill gardens community events

Lambeth Council The managers of the land ● Direct meetings with our project officer

Blenheim Gardens Resident Management Organisation

Representing residents of the adjacent housing estate

● Direct meetings with our project officer

Holmewood Nursery Stay and Play service

Based next to the proposed farm site - potential for helping feed and care for the animals

● Direct meetings with our project officer

Friends of Windmill Gardens Voluntary group campaigning for the restoration of the Windmill and surrounding park

● Direct meetings with our project officer

● Regular updates to their executive group

Windmill ‘Schools Cluster’ - Christchurch Primary School - City Heights E-Act Academy - Holmewood Nursery - Holy Trinity Primary School - Jubilee Primary School - Orchard Primary School - Richard Atkins Primary School - St Jude’s Primary School - St Luke’s Primary School - Sudbourne Primary School

Group of local Primary Schools with a keen interest in using the proposed farm as an educational resource

● Direct meetings with our project officer

HMP Brixton Prison Based close to the proposed site - potential for helping feed and care for the animals as part of their day-release scheme and interest in using farm produce (such as eggs) in their catering projects, ‘The Clink’ and ‘Bad Boys

● Direct meetings with our project officer

Bakery’

Vauxhall City Farm Closest existing City Farm ● Direct meetings with our project officer

Federation of City Farms and Community Gardens

Umbrella Organisation offering advice and support

● Direct communications with our project officer

Local youth groups (including the Mosaic Clubhouse, Brixton Youth Centre, Kids Company)

Potential for youth volunteering opportunities and skills development in animal care

● Direct meetings with our project officer

Local businesses Potential increase in trade from increased footfall to the park

● On-line survey promoted through flyers delivered to shops

Residents and users of Brixton Town Centre

Potential visitors to the farm ● On-line survey promoted through flyers and direct marketing (‘chicken walks’)

DEFRA Advisers on animal health/public health issues arising from the farm

● Direct meetings with our project officer

3. Consultation Findings

Overall, we had overwhelmingly positive feedback, and enthusiasm from local people despite some concerns around maintenance, upkeep and security. The design of the site has incorporated this feedback, both in terms of the animals proposed and the design of the farm itself.

Through door knocking, speaking to local residents and carrying out an online survey we can report that 98% of local people would like to visit a City Farm in Windmill Gardens.

We had 160 responses to our consultation and below are some of the statistics collected.

Question Responses

Here are some possible animals we could have at the farm - please tick any you would like to see in the park.

92% Chickens 89% Goats 85% Small Animals e.g. rabbits 81% Ducks 81% Sheep 26% Other

In your opinion what would be the main benefits of having a community farm in Windmill Gardens?

92% Education on food and farming for young people

85% A stronger sense of community in the local area

69% Volunteering and work experience opportunities

69% People spending more time outside 65% Increased use of the park

65% Increased awareness of sustainability and environmental issues

56% Access to local food 50% Increased health and wellbeing 44% Increased security in the park 23% Other

Do you think we could increase well-being in the local area through community farming?

98% Yes 2% No

Would you like to learn more about any of the subjects listed?

65% Keeping animals in the city 62% Local wildlife and biodiversity 53% Sustainabilty 44% Healthy eating/cooking/nutrition 41% Composting

Are you interested helping to maintain the farm?

46% I might like to be involved 44% No thank you, not at this point 10% Don’t know

4. Location Proposal

A number of sites have been considered in the area by the Brixton City Farm group before the start of this feasibility study, including Brockwell Park. Whilst Brockwell Park is clearly larger, there was less enthusiasm from groups involved with the park for this option, as compared with the pre-exiting relationship with Windmill Gardens and it’s surrounding community. Of course, it would be possible to develop a small city farm like the one proposed in this study in a number of locations and we hope this document will help and encourage other groups to consider starting their own farm.

The proposed site location (seen above, as it currently looks, and below in the plans) will be central to Windmill Gardens, so as to integrate it fully with the other services of the park. The proposed site provides clear visibility of, and access to, the farm with minimal loss of the park’s open green spaces. As the idea of the farm is to become a pivotal educational tool in the community, it makes sense to locate it close to the Stay and Play area. The staff and managers of this centre have expressed a keen interest in working together and the children will be able to have the opportunity to assist in caring for the animals on a regular basis.

This site will also be integrated into the Windmill area, in keeping with the local history of poultry keeping on the land there.

An alternative site in the longer stretch of land closer to the Blenheim Garden’s estate was considered by the architects and the group but deemed to be not suitable in terms of land quality, accessibility and safety.

Location map:

5. Design of Farm and Animal Housing

Taking into account the feedback from local residents around maintenance and upkeep, the farm has been designed to start at a small scale in the first instance and if initial feedback from the local population is positive, there can be the possibility for growth. Temporary stables will be used as the main structures of the farm, as they are relatively low cost and need not be a permanent feature in the park if the initial farm trial is not successful. The farm will include:

● Seven temporary stable blocks, to house - 1. One sheep and two goats (small and heritage breeds) 2. 20 chickens (a mix of heritage breeds) 3. Eight quail 4. Four ducks (Indian Runner ducks) 5. Four rabbits and two guinea pigs 6. Animal feed and equipment 7. A site hut for staff and volunteers

● A covered area suitable for children’s parties and educational activities ● A restricted access area behind the farm for composting and tool storage

● A hand-washing facility and accessible WC Animal regulations and welfare: All animals will be kept according to DEFRA regulations and regularly inspected by London’s Animal Health Inspector. For historical and educational purposes, the farm will endeavour to keep rare breeds where possible. In line with the farm’s commitment to a high animal welfare standard, it is recommended that the chickens are kept in a free range environment, in line with RSPCA guidelines. 20 birds will be kept initially, potentially with the ability to roam the farmyard area in the daytime. Sheep will require at least 1.5m2 of indoor space with access to outside grazing. two ewes (Soay breed recommended due to small size) will require a pen of at least 3m2. In line with the farm’s commitment to sustainability, all animal food will be certified organic. Clearly, in a busy urban environment, site safety for the animals will be paramount. A range of safety measures can be seen below to ensure the animals are safe when no staff or volunteers are present, including boarded steel gates on animal housing.

6. Farm Risk Assessment A summary of the key risks from the proposed farm and suggested mitigation are listed below - this does not include risks during the build phase which would need to be developed in collaboration with the builders. This risk assessment was developed in consultation with other existing city farms in London.

7. Proposed Business Model

As mentioned in the introduction, one of the principles of the farm is to be an inherently ecologically, socially and financially sustainable project. As such, we have developed the business model to be self-funding following a two year set-up phase. The main income streams for the farm would come from animal product sales (eggs, fleece etc), sponsorship, merchandise, donations, workshops and courses. See ‘Budget’ section for a breakdown on predicted income and costs. The model proposed allows extra staff time during the first two years to project manage the build of the farm and development of the volunteer base.

● Year 1: DEVELOPMENT ○ Site construction and opening ○ Site open to the public 3 days a week (including the weekend) ○ 2 paid members of staff working 2.5 days a week each to project manage the

build and run the farm ○ Develop volunteer base and community links ○ Develop farm policies and procedures ○ Develop curriculum-linked workshops ○ Develop schools incubator project ○ Develop children’s birthday party options ○ Develop community sponsorship and volunteering options ○ Develop corporate sponsorship and volunteering options ○ Develop on-site shop area and products and potential off-site sales

● Year 2: INCREASED DELIVERY ○ Review income against projections and amend business plan as necessary ○ Site open to the public 3 days a week (including the weekend) ○ 2 paid members of staff working 2 days a week each to run the farm -

volunteers responsible for feed of animals for 3 day a week ○ Deliver an increased number of school workshops and incubator projects,

corporate volunteering days, birthday parties ○ Continue to develop volunteer base and community links ○ Increase sponsorship of the farm, both from corporate bodies and members of

the public

● Year 3 onwards: SELF-FUNDING ‘BUSINESS AS USUAL’ ○ Review income against projections and amend business plan as necessary ○ Site open to the public 3 days a week (including the weekend) ○ 2 paid members of staff working 1.5 days a week each to run the farm -

volunteers responsible for feed of animals for 4 days a week ○ Renew poultry flock every 2 years to ensure good egg yield, with the aim of

using fertilised eggs from the farm’s existing flock

The Farm Project Board would be responsible for:

● Fundraising for the set-up phase and accounting for project spend to funding bodies; ● Setting the strategic direction for the Farm; ● Employing farm staff; and ● Oversight of the project, including risk and financial management for the Farm.

The paid Farm Manager/s would be responsible for:

● Overall farm management, including risk and financial management (in collaboration with the Farm Project Board);

● Establishing and maintaining a large, strong volunteer force; ● Volunteer training; ● School and corporate liaison; ● Liaison with the Farm Project Board, Lambeth Council and other key stakeholders; ● Managing animal care; ● Managing the Farm Shop area; ● Running school workshops; and ● Run corporate volunteering days.

Based on the experience of other City Farms in London, we can expect to develop a core group of 5-10 regular volunteers, with around 30 more ‘transitory’ volunteers each year. The unpaid volunteers could be responsible for:

● Daily feed and care of the animals (either supervised or unsupervised); ● Supporting delivery of school workshops, children’s parties and corporate

volunteering days; ● Supporting the farm shop; ● Supporting the general maintenance of the farm; and ● Supporting with the publicity and marketing of the farm.

8. Budget

We are grateful to Stepney City Farm and Feilden Fowles Architects for their assistance in estimating the budget set out below; however, we appreciate these figures are still only

estimates, hence close financial monitoring would be needed to ensure the project was able to become self-funding.

The first section of the budget details the costs, then the projected income, and the last line of the table shows the net loss/gain for the year. This indicates that the project will need just under £80,000 to fund the set-up costs in the first two years, but this should leave the farm self sufficient by year three.

Cost area Breakdown Cost Year 1

Cost Year 2

Total set-up costs (Years 1+2)

Cost Year 3 - ongoing

Build Costs

Animal Housing and tool sheds (3x double stable, 1 x single stable )

14020 0 18700 0

Animal outdoor enclosures (fencing)

2000 0 2000 0

Perimeter fencing and entrance ways

1700 0 1700 0

Hardstanding, walkways, other animal/compost enclosures (materials)

9000 0 9000 0

Labour costs (installation of hardstandings, walkways, fencing, other animal enclosures)

4500 0 4500 0

Site 'hut' (inc. electricity and fittings)

0 0 0 0

Picnic' benches x 3 300 0 300 0 Water points inc. handwashing sinks

600 0 600 0

Staff costs Site manager (1.1 FTE inc. NI and pension)

35000 25440 60440 19000

Insurance Public Liability Insurance 2000 2000 4000 2000

Utilities Electricity 100 100 200 100 Water 200 200 400 200

Chickens x 20 (mix of heritage breads)

Buying livestock (@£10 each) 200 0 200 0 Feed 840 840 1680 840 Bedding 80 80 160 80 Healthcare essentials (mite powder etc.)

50 50 100 50

Incubators 70 70 140 0 Drinkers and feeders (£38 each) 152 0 152 0

Sheep x 1 (Soay or Portland)

Buying livestock 50 0 50 0 Feed 50 50 100 50 Bedding 40 40 80 40 Healthcare essentials (hoof clips etc.)

50 50 100 50

Drinking and feeding troughs (see 'goats')

0 0 0 0

Sheering 100 100 200 100 Goats x 2 Buying livestock 200 0 200 0

(small breed) Feed 100 100 200 100 Bedding 80 80 160 80 Healthcare essentials (grooming brushes etc.)

50 50 100 50

Drinking and feeding troughs 25 0 25 0 Rabbits x 4 (mixed breads, angora, all female)

Buying livestock 160 0 160 0 Feed 200 200 400 200 Bedding 60 60 120 60 Healthcare essentials 20 20 40 20 Drinkers and feeders 4 0 4 0

Guinea Pigs x 2

Buying livestock 30 0 30 0 Feed 40 40 80 40 Bedding 30 30 60 30 Healthcare essentials (see rabbits) 0 0 0 0 Drinkers and feeders 4 0 4 0

Ducks x 4 (Indian runner ducks)

Buying livestock 40 0 40 0 Feed 120 120 240 120 Bedding 80 80 160 80 Healthcare essentials (see chickens) 0 0 0 0 Drinkers and feeders 30 0 30 0

Quail x 8 (negotiable)

Buying livestock 48 0 48 0 Feed 250 250 500 250

Bedding 40 40 80 40 Healthcare essentials (see chickens) 0 0 0 0 Drinkers and feeders (£38 each) 76 0 76 0

Vetinary fees Annual check-ups, emergencies, vaccinations etc.

500 500 1000 500

Equipment

Mucking out tools (4xshovel, 2xbroom, 1xmanure rake)

150 0 150 0

Basic DIY supplies 180 0 180 0 Wheelbarrow x 2 100 0 100 0

Basic cleaning supplies 100 100 200 0

Farm phone (mobile, £20 per month) 240 240 480 240

Staff laptop 200 0 200 0 Basic office supplies (printer, stationary,desk, chair, heater, kitchenette, etc.)

500 0 500 0

TOTAL OUTGOINGS 74759 30930 110369 24320

PROJECTED INCOME Year 1 Year 2 TOTAL Year 1+2 Ongoing income

Donations Sponsoring animals, dontation boxes and community events 3,000 4,000 7,000 5,000

Corporate sponsorship 1 in y1, 3 in y2 @£1000 each 1,000 3,000 4,000 5,000

Egg sales

20 hens laying 5 per week on average = 200 per week or 10,000 p.a. NOTE: hens acquired 4 months into y1 (build 1,650 2,500 4,150 2,500

time)

Feed sales 5 x £1 per day average (starting 4 months into y1) 495 750 1,245 750

Compost sales y2 onwards £5 per bag 0 250 250 500

Corporate volunteering days £400 for up to 15 people 400 1,200 1,600 1,600

School groups 20 in y1, 30 in y2 @£80 per session 1,600 2,500 4,100 2,500

Summer farm club

10 attendees each year, £20 per child, per session 1000 1000 2000 1000

Children's parties 5 in Y1, 10 in Y2 @ £100 per party 500 1000 1500 1000

Incubator projects 2 in Y1, 4 in Y2 @ £200 per project 400 800 1200 1000

Hot drinks 10 per day 1030 1500 2530 1500

Shop

20 items per week, Y1, 40 in Y2 with £1 profit per item (y1 starting after 4 months) 660 2000 2660 1500

Chicken keeping courses 20 places in Y1, 40 in Y2 200 400 600 600

TOTAL INCOME 11,935 20,900 32,835 24,450

NET OUTGOINGS -62,824 -10,030 -77,534 130

9. Conclusion and Acknowledgements

In conclusion, we believe a small city farm is viable and desirable on the proposed site in Windmill Gardens. The proposal has overwhelming support from the local population and could be self-funding within 3 years.

The project would need to find around £80,000 of funding to cover the two year start-up period and will also need to gain Lambeth Council’s permission to use the land as proposed on a temporary basis.

These are no small challenge and the Brixton City Farm group will continue to work closely with its key stakeholders to make this dream a reality. Even to get this far has been a huge amount of effort from a vast number of people and groups. We would like to formally thank all those who have helped us get this far, including:

● The wonderful members and supporters of the Brixton City Farm group; ● Lucy Hyde for running the consultation process for us; ● Lara Mifsud-Bonici and her colleagues at Lambeth Council; ● Councillor Adrian Garden and Councillor Jane Edbrooke; ● The Friends of Windmill Gardens; ● Roger Reynolds from Kingston City Farm for sharing his amazing animals with us each

year; and ● The Windmill Schools Cluster and Holmewood Nursery.

If you would like to help us with the next stage of this project, or have any questions, please contact us at thebrixtoncityfarm@gmail.com.