Below are answers to some of the most common questions we get asked about Peacock and Verity
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Understandably, the MOST common question we are asked is.... when will you be opening?
We can only answer honestly. We don't know.
We wish we could give a solid date but it would be a date plucked from the air.
As much as anybody (and probably more!) we want Peacock and Verity to be back as the beautiful, elegant, and busy jewel on Silver Street it once was.
All the planning is in place to start works and much of the funding, but until we have every penny of the funding needed, we can't release any of the funding and employ a main contractor.
We truly hope 2025 will be the year!
Below is more detail, click on the + for more information...
We can only answer honestly. We don't know.
We wish we could give a solid date but it would be a date plucked from the air.
As much as anybody (and probably more!) we want Peacock and Verity to be back as the beautiful, elegant, and busy jewel on Silver Street it once was.
All the planning is in place to start works and much of the funding, but until we have every penny of the funding needed, we can't release any of the funding and employ a main contractor.
We truly hope 2025 will be the year!
Below is more detail, click on the + for more information...
THIS IS A GREAT IDEA, WHY IS IT TAKING SO LONG…?
Several reasons:
We are a National Lottery Heritage Fund Heritage Enterprise scheme…
A WHAT?
Heritage Enterprises are capital projects that refurbish derelict or unused heritage buildings that can help kickstart economic activity in an area.
WHY DOES MASHAM NEED A KICKSTART?
Traders report a big drop in footfall since we lost some key businesses like the Post Office and banks. People are choosing to travel to places that have these rather than shopping in Masham. This has a massive impact on our other shops and businesses.
Silver Street is amazing, it’s a bridge made centuries ago by forward thinking locals, but the brilliant Silver Street businesses need people to come to them and not just drive through. 15 Silver Street has been the heart of the street for 300+ years but currently it gives a very poor first impression of Masham rather than lifting people up. Sheep Fair weekend demonstrated how alive it could feel once more, a splendid place to go to, a place to shop, sit and chat, pass the day and enjoy.
Masham is not making the most of our tourism offer as other North Yorkshire market towns do. Recent North Yorkshire Council research (STEAM) shows Masham is missing out on MILLIONS of tourism pounds that should be going into all the businesses and services around Masham. It’s not necessarily about more visitors but about what visitors are choosing to do. P&V can provide something different, and weatherproof, to help people come to Masham in the first place, or to stay for the whole day, or to visit for a couple of nights – augmenting and helping existing businesses, attractions, shops, pubs, and eateries.
The benefit of P&V will be felt by the whole area. Unlike many Heritage Enterprise schemes, we are not private developers. We are interested in meeting the needs of Masham – and as a Community Benefit Society ALL our profit will be reinvested in our community provision and Masham.
YEAH, SOUNDS GREAT, BUT SURELY ……….
New regeneration schemes like this need to be fully pre-tested. Before investing millions of pounds in capital works, funders need to know the scheme is realistic, practical, and financially sound.
We are a National Lottery Heritage Fund Heritage Enterprise scheme…
A WHAT?
Heritage Enterprises are capital projects that refurbish derelict or unused heritage buildings that can help kickstart economic activity in an area.
WHY DOES MASHAM NEED A KICKSTART?
Traders report a big drop in footfall since we lost some key businesses like the Post Office and banks. People are choosing to travel to places that have these rather than shopping in Masham. This has a massive impact on our other shops and businesses.
Silver Street is amazing, it’s a bridge made centuries ago by forward thinking locals, but the brilliant Silver Street businesses need people to come to them and not just drive through. 15 Silver Street has been the heart of the street for 300+ years but currently it gives a very poor first impression of Masham rather than lifting people up. Sheep Fair weekend demonstrated how alive it could feel once more, a splendid place to go to, a place to shop, sit and chat, pass the day and enjoy.
Masham is not making the most of our tourism offer as other North Yorkshire market towns do. Recent North Yorkshire Council research (STEAM) shows Masham is missing out on MILLIONS of tourism pounds that should be going into all the businesses and services around Masham. It’s not necessarily about more visitors but about what visitors are choosing to do. P&V can provide something different, and weatherproof, to help people come to Masham in the first place, or to stay for the whole day, or to visit for a couple of nights – augmenting and helping existing businesses, attractions, shops, pubs, and eateries.
The benefit of P&V will be felt by the whole area. Unlike many Heritage Enterprise schemes, we are not private developers. We are interested in meeting the needs of Masham – and as a Community Benefit Society ALL our profit will be reinvested in our community provision and Masham.
YEAH, SOUNDS GREAT, BUT SURELY ……….
New regeneration schemes like this need to be fully pre-tested. Before investing millions of pounds in capital works, funders need to know the scheme is realistic, practical, and financially sound.
BUT HOW CAN YOU KNOW IT WILL WORK?
New regeneration schemes like this need to be fully pre-tested. Before investing millions of pounds in capital works, funders need to know the scheme is realistic, practical, and financially sound.
HOW DO THEY DO THIS?
The National Lottery Heritage Fund help the process by funding in two phases. Round One is the Development Phase, and Round Two is Capital Build and Delivery. From the start of the process the NLHF need to know a ballpark figure of how much it will all cost, even though they have done enough of these schemes to know that figure will go up as nasty surprises are found.
Thankfully, between 2022-22, Harrogate Council’s Community Led Housing team and the Architectural Heritage Fund were able to help with the kickstart funding we needed to assess the ballpark figure and show there might be a viable scheme.
This meant we:
HOW DO THEY DO THIS?
The National Lottery Heritage Fund help the process by funding in two phases. Round One is the Development Phase, and Round Two is Capital Build and Delivery. From the start of the process the NLHF need to know a ballpark figure of how much it will all cost, even though they have done enough of these schemes to know that figure will go up as nasty surprises are found.
Thankfully, between 2022-22, Harrogate Council’s Community Led Housing team and the Architectural Heritage Fund were able to help with the kickstart funding we needed to assess the ballpark figure and show there might be a viable scheme.
This meant we:
- Set up Peacock and Verity Community Spaces as a non-profit company limited by guarantee and appointed Directors. From September 2022 this was in the form of a Community Benefit Society, reporting to the Financial Conduct Authority
- Lost some time whilst the pandemic changed everything!
- Appointed a Project Manager, a Heritage Building Surveyor, a Measured Surveyor, an Asbestos Surveyor, and a Structural Engineering firm to initially survey the building. At the time it was still owned by Mrs Lilley, and we are very grateful to her for the access and support she gave us at a very difficult time.
- Appointed an Architect who came up with an outline scheme that could include all the proposed elements of P&V – Victorian Grocers, Edwardian Tearoom, Bakehouse Heritage Venue and Training Space, archive spaces, kitchens, toilets, and storage plus four one-bedroom flats.
- Appointed a Quantity Surveyor to cost that scheme.
- Appointed our Community Engagement Workers, to tell our story and find out more about what Mashamshire residents, businesses, and visitors wanted at Peacock & Verity.
- Appointed a Business Planner and Cultural Activity Specialist to work with us to produce an Initial Business Plan based on our findings.
- Identified a Housing Association to work with us on developing affordable rental accommodation “over the shop”.
HOW DID YOU BUY THE BUILDING?
Over 2022 we were able to negotiate the purchase of the property. Thanks to financial support from Harrogate Council, in January 2023 we jointly purchased the whole building with our partner Housing Association. P&V now own 20% and have an agreement to purchase the remaining 80%. This, along with the NLHF Round One development grant, meant that we could start really exploring the building.
HANG ON A SECOND – TELL US ABOUT THE HOUSING PART
We talked above about all the great things which P&V can provide – but we need people to provide these things. Masham’s young people need rental property and access to training in employable skills – e.g. catering, sustainable construction, retail, tourism – which P&V can provide. Did you know the Masham population is changing rapidly – just in the last FIVE years we have lost over 35% of the town’s under-35s, while the number of over-60s has doubled and is increasing. Masham infrastructure – like the surgery, school, and pubs – can’t survive this without the younger generations, and our employers need young local people. We don’t want to lose our young people and growing families, and upstairs at P&V will provide four one-bed affordable rental flats.
WHO WILL BE ABLE TO LIVE IN THESE FLATS?
The Housing Association will let the flats to people living and/or working in Masham in genuine housing need. The Housing Allocation Policy has already been agreed – applicants will need to live, work, or have a close family connection to HG4 4** postcodes.
WHAT DID YOU FIND IN THE BUILDING?
We finally got the keys as we received our NLHF permission to start. Everything now had to move through the RIBA2 stage in construction – this is when you get to the detailed condition of the building, its services and its contents.
At which point we also discovered the hidden problems always to be found in old buildings – poor maintenance had led to significant erosion of cabling and very high levels of damp throughout the fabric. There are over 50 windows and lots of roof lights – the majority are now failing and water ingress is a big issue. A reconstruction in 1914 rearranged the different floor levels and room divides to make the upstairs a hotel with dining hall. This work substantially changed the positioning of main supporting framework of beams and columns, meaning that there are cracks on the front of the building, along with broken door thresholds and lintels. The original frame needs to be restored before we can do any of the more “cosmetic” work.
This, plus increasing demands of building regulations following Grenfell, has required our architects to restructure the internal layout. The ground floor will have the floors replaced to foundation level, and the yard needs to be lowered to an earlier level to reduce load on walls, and damp from retaining walls. This will also provide enough headroom to enable all four flats to be split over two floors.
There is asbestos throughout the building. Most of this is sealed asbestos in building materials like tiles and wall linings, but the Bakehouse roof will need a complete replacement, and we found a huge, rusted boiler in the basement that was coated in more dangerous asbestos. This area has now been fully sealed and will cost in the region of £50k just to clear. Unfortunately, our damaged electricity supply is down there, so until we can remove the boiler safely, we have no electrics onsite!
At which point we also discovered the hidden problems always to be found in old buildings – poor maintenance had led to significant erosion of cabling and very high levels of damp throughout the fabric. There are over 50 windows and lots of roof lights – the majority are now failing and water ingress is a big issue. A reconstruction in 1914 rearranged the different floor levels and room divides to make the upstairs a hotel with dining hall. This work substantially changed the positioning of main supporting framework of beams and columns, meaning that there are cracks on the front of the building, along with broken door thresholds and lintels. The original frame needs to be restored before we can do any of the more “cosmetic” work.
This, plus increasing demands of building regulations following Grenfell, has required our architects to restructure the internal layout. The ground floor will have the floors replaced to foundation level, and the yard needs to be lowered to an earlier level to reduce load on walls, and damp from retaining walls. This will also provide enough headroom to enable all four flats to be split over two floors.
There is asbestos throughout the building. Most of this is sealed asbestos in building materials like tiles and wall linings, but the Bakehouse roof will need a complete replacement, and we found a huge, rusted boiler in the basement that was coated in more dangerous asbestos. This area has now been fully sealed and will cost in the region of £50k just to clear. Unfortunately, our damaged electricity supply is down there, so until we can remove the boiler safely, we have no electrics onsite!
WHAT HAVE YOU DONE IN THE BUILDING SO FAR?
In the last 18 months we have
- obtained full planning permission,
- intrusive structural, asbestos, drainage, and condition surveys to understand the skin and bones of the building and identify any hidden problems (essential and why we have inspection holes in the external render)
- found a 16th century stone-barrelled cellar
- undertaken a necessary second architectural redesign to meet changing housing regulations,
- worked with Ove Arup and Partners to ensure we can be one of the country’s first Enerphit demonstrators and training schemes
- developed detailed Phase 2 and 3 cost management of the entire project
- produced a five-year commercial and activity programme
- undertaken forensic business planning to ensure the shop and café are viable and have a market,
- several waves of cost engineering to ensure best value for money.
- professional investigations of historic elements of the building including ground-penetrating radar.
- heritage experts have tested the considered the structural engineering that will be required to stabilise the main frame for a viable future use,
- we have led university research with Leeds Beckett to begin developing a sheepswool circular economy that would benefit local sheep farmers, including the use of Yorkshire sheep wool for insulation throughout the building
SO WHY HAVE YOU CARRIED ON FOR SO LONG?
Primarily we believe in the project and what it can bring Masham, and we know lots of other people locally and regionally – as well as the experts – do too!
We are passionate about the building and the amazing journey it has had – the history as different and combined buildings, the many layers of architectural features, and the way it shows its 300-year history as a central building and business within Masham.
It is important to remember what the community will see as a result of the development: four affordable housing units to keep young people in Masham; a multi-user community space in the Bakehouse, with its gorgeous working Victorian steam oven, for events, research and much-needed access to training in retail, construction, and traditional skills; different retail and cafe experiences in a Victorian grocers and an Edwardian café that provide a home for the Masham story; and the much wished for return of Masham’s Post Office. This is supported by the latest in architectural design, using green materials and, working with Leeds Beckett University and Arup to be a Demonstrator & Training Site in caring for old Yorkshire stone buildings and using innovative energy saving solutions, including sheepswool insulation to secure them for the future.
We are passionate about the building and the amazing journey it has had – the history as different and combined buildings, the many layers of architectural features, and the way it shows its 300-year history as a central building and business within Masham.
It is important to remember what the community will see as a result of the development: four affordable housing units to keep young people in Masham; a multi-user community space in the Bakehouse, with its gorgeous working Victorian steam oven, for events, research and much-needed access to training in retail, construction, and traditional skills; different retail and cafe experiences in a Victorian grocers and an Edwardian café that provide a home for the Masham story; and the much wished for return of Masham’s Post Office. This is supported by the latest in architectural design, using green materials and, working with Leeds Beckett University and Arup to be a Demonstrator & Training Site in caring for old Yorkshire stone buildings and using innovative energy saving solutions, including sheepswool insulation to secure them for the future.
WE’VE HEARD IT’S GOING TO COST MILLIONS. HOW CAN YOU RAISE THAT?!
Following increases in building costs nationally, the refurbishment cost of the project now stands at £2.2m.
The first thing to say is that P&V is a BIG project, similar in size to schemes more generally found in large town and cities, e.g. dockland refurbishment. 15 Silver Street is a big complex of buildings - the shop and deli area only make up one-sixth of the total floor area.
Our research shows that people will visit P&V from a 60-mile radius – to learn, to train, to teach, to live, to sell, to buy, and to have fun.
This is not a local scheme trying to fundraise from within the community. This project is bringing new investment into Masham. Money coming from funders, investors, and partners who believe in the potential of the scheme.
Our funding profile has three strands, each covering a third of the build costs:
If we get through the next stage, the NLHF would also contribute £350k to five years of the Bakehouse Activity Programme – educational, training and apprenticeship opportunities for children and young adults, and research groups for all areas of the community.
We have ongoing partnerships with NLHF and our Housing Provider who are committed to supporting the development and they account for two thirds of the total cost.
Our current priority is securing the final tranche of funding via actual and potential partners including North Yorkshire Council, the Architectural Heritage Fund, the new Mayoral Authority which holds the former Local Enterprise Fund, grant-giving trusts, guilds, and individual donors.
The first thing to say is that P&V is a BIG project, similar in size to schemes more generally found in large town and cities, e.g. dockland refurbishment. 15 Silver Street is a big complex of buildings - the shop and deli area only make up one-sixth of the total floor area.
Our research shows that people will visit P&V from a 60-mile radius – to learn, to train, to teach, to live, to sell, to buy, and to have fun.
This is not a local scheme trying to fundraise from within the community. This project is bringing new investment into Masham. Money coming from funders, investors, and partners who believe in the potential of the scheme.
Our funding profile has three strands, each covering a third of the build costs:
- NLHF Heritage Enterprise
- Housing lease from our partner Housing Association
- Regional grants, philanthropy, and trusts
If we get through the next stage, the NLHF would also contribute £350k to five years of the Bakehouse Activity Programme – educational, training and apprenticeship opportunities for children and young adults, and research groups for all areas of the community.
We have ongoing partnerships with NLHF and our Housing Provider who are committed to supporting the development and they account for two thirds of the total cost.
Our current priority is securing the final tranche of funding via actual and potential partners including North Yorkshire Council, the Architectural Heritage Fund, the new Mayoral Authority which holds the former Local Enterprise Fund, grant-giving trusts, guilds, and individual donors.
WHY ARE THE NATIONAL LOTTERY HERITAGE FUND AND OTHERS INTERESTED IN FUNDING SO MUCH MONEY TO PEACOCK AND VERITY?
The property was on the open market for three years prior to our purchase and a trail of developers, investors, and local people considered buying it in that time – and every time the cost was just too much to make it viable and they walked (or in some cases ran!) away. This is where the funding from Heritage Enterprise works. It is based on the Conservation Deficit of a heritage building – which is why they can fund us the higher costs.
Our business modelling has explored every element of the activities which will make up P&V – including eating a lot of cake in venues all over the UK! Planning for the community businesses of grocer and café to the smallest detail – down to who will be cleaning on a particular Sunday morning in November!
We know it can work, and we know what is needed to make it work. We have a detailed marketing plan covering the reach, type and costs needed for at least our first five years, and 60-page five-year activity plan that has been built from two years of findings by our own Masham Community Engagement Workers talking to residents, businesses, training providers, schools, food producers, families, actual and potential visitors, councils, and funders. We then worked with a national expert who has opened hugely successful heritage venues and family activity centres across the world to evidence it can be achieved. We can’t wait to show you what you will be able to do in the Bakehouse!
But it is also worth noting that, without the level of external investment that a scheme like ours can bring, the building has no hope of improvement. All the works listed above are essential for any future use of the building and make up the largest proportion of our capital costs. Once you get into the back of the property, you see what a fantastic heritage story it tells but also just how vulnerable it currently is.
We have spent four years developing this model with national experts in retail, housing, heritage venues, hospitality, and building who, without exception, believe it is unique and exciting but most of all achievable, a potential inspiration and example to communities across the country. But achieving it means a long slog of planning and testing - again and again and again.
Our business modelling has explored every element of the activities which will make up P&V – including eating a lot of cake in venues all over the UK! Planning for the community businesses of grocer and café to the smallest detail – down to who will be cleaning on a particular Sunday morning in November!
We know it can work, and we know what is needed to make it work. We have a detailed marketing plan covering the reach, type and costs needed for at least our first five years, and 60-page five-year activity plan that has been built from two years of findings by our own Masham Community Engagement Workers talking to residents, businesses, training providers, schools, food producers, families, actual and potential visitors, councils, and funders. We then worked with a national expert who has opened hugely successful heritage venues and family activity centres across the world to evidence it can be achieved. We can’t wait to show you what you will be able to do in the Bakehouse!
But it is also worth noting that, without the level of external investment that a scheme like ours can bring, the building has no hope of improvement. All the works listed above are essential for any future use of the building and make up the largest proportion of our capital costs. Once you get into the back of the property, you see what a fantastic heritage story it tells but also just how vulnerable it currently is.
We have spent four years developing this model with national experts in retail, housing, heritage venues, hospitality, and building who, without exception, believe it is unique and exciting but most of all achievable, a potential inspiration and example to communities across the country. But achieving it means a long slog of planning and testing - again and again and again.
TELL US ABOUT YOUR ACCOUNTS
First, to set the record straight, yes we are registered at Companies House as overdue accounts for 2022/23. This is wrong. In September 2022 we transitioned into a Community Benefit Society. This means from 2022/23 we report to the senior financial monitoring body, the Financial Conduct Authority, and not Companies House or the Charity Commission.
Our 2022/23 accounts have been published at the Financial Conduct Authority and can be found here, and our papers for 2023/24 are now with the only accounting firm in the UK specialising in CBS and mutuals.
Accounts for 2023/24 will be published by the end of 2024 alongside an AGM.
Our 2022/23 accounts have been published at the Financial Conduct Authority and can be found here, and our papers for 2023/24 are now with the only accounting firm in the UK specialising in CBS and mutuals.
Accounts for 2023/24 will be published by the end of 2024 alongside an AGM.
What was the film crew doing at sheep fair?
The improvements to the frontage and putting together the example Victorian shop and Edwardian tea room for Sheep Fair weekend, were managed by P&V in conjunction with, and financed by, a television production company, which is filming a documentary about P&V and Masham. The weekend was also made possible by an enormous effort by our many local volunteers and tradespeople, and organisations and businesses from across North Yorkshire who donated artefacts, expertise, and above all time.
It's hard to explain what P&V will do. The weekend meant we could SHOW people and explain much of the above. We had so many great conversations and met so many supporters. Plus, we have some beautiful signs painted and the shop front is looking much smarter (and importantly stronger for the coming winter).
It's hard to explain what P&V will do. The weekend meant we could SHOW people and explain much of the above. We had so many great conversations and met so many supporters. Plus, we have some beautiful signs painted and the shop front is looking much smarter (and importantly stronger for the coming winter).
HOW ARE YOU GOING TO SHOW WHAT’S SPECIAL ABOUT MASHAM?
Bright White, one of the country’s leading research and interpretation organisations have worked with us to develop material about the unique histories of Masham, Mashamshire and 15 Silver Street.
Mashamshire is stubborn, opinionated, likes to do things for itself, and we're very wary of change. The very qualities that meant we have survived and can continue to thrive. Historically, Masham people didn’t want to be a subdivision of Bedale and fought for our own council. We set up our own electric works and water works. We built Maple Creek.
We look after our own. This goes right back to when we were made a Peculiar and able to operate our own court.
Peacock and Verity, in this tradition, will provide community services, an income, and homes for local people. Masham people looking after Masham people – but we don’t mind sharing our past and our ideas for the future with visitors too!
Mashamshire is stubborn, opinionated, likes to do things for itself, and we're very wary of change. The very qualities that meant we have survived and can continue to thrive. Historically, Masham people didn’t want to be a subdivision of Bedale and fought for our own council. We set up our own electric works and water works. We built Maple Creek.
We look after our own. This goes right back to when we were made a Peculiar and able to operate our own court.
Peacock and Verity, in this tradition, will provide community services, an income, and homes for local people. Masham people looking after Masham people – but we don’t mind sharing our past and our ideas for the future with visitors too!