Focus Hub

Where London's most creative people go to get ("deep") work done.

Why?

There are hundreds of co-working spaces/offices in London, so why do we need another one?

As a creative person (writer/designer/developer/videographer)
I need a quiet place to get my work done (without interruptions)
So that I can be/feel productive.

As the members of Focus Hub want to share that environment with other like-minded creative people.

Focus Hub's Mission is to curate the most
creatively productive working environment in London.

What?

A Co-Working Space Located at 16 Palmers Rd, London, E2 0SY

Map: https://www.google.co.uk/maps/place/16+Palmers+Rd,+London+E2+0SY/
Contact: 0203 609 0609

Features

• A well-designed work space with all the amenities you expect (good internet and cell phone signal)

• Cost-effective (competitive) Membership Rates with excellent added-value benefits.

• Great transport links (Tube & Bus), "Cycle Hire" station 100m from our door.

• Multiple bicycle racks (for locking your bike) 50m from office (with CCTV for peace-of-mind)

• Close to town if you need to go in for a client meeting, pitch an investor or lunch with a friend.

• Like-minded creative professionals working on highly innovative projects. We share all our knowledge openly/cooperatively so you can learn how to make any digital product from concept/design to running on customer's devices!

• Next to Regents Canal (perfect for people who cycle or like running)

• 4 Parks within walking distance.

• Great Gym (2 minutes walk)

• Out-door/Park Gym (free. also 2 mins walk)

• Mile End Climbing Wall (5 minutes walk): https://www.mileendwall.org.uk/

• Great restaurants & cafes nearby 5mins walk.

• Free tea & coffee (tell us what your favourite brand/flavour is and will make sure it's always in stock!)

• Free Fresh Fruit for members.

• Blender and Juicer equipment so you can make your own. (or for "cost price" you can buy made-this-moring cold-pressed organic juice or smoothies from our supplier)

• Fridge and microwave oven.

• Registered Office for your Company with mail service. Get your post/parcels delivered to the office at no extra cost.

Desk Rental Rates >> Simple/Transparent Pricing

We aim to be cost-effective while giving our members lots of added value.

• Monthly Subscription £180/desk (hot desk + clean desk policy) storage lockers for food/chargers etc. (for full-time members)
• Pay-as-you-Go £11/day (sold in blocks of 5 "credits")

"Old" Pricing: http://www.founderlondon.com/images/workhere.jpg
Discussion: https://github.com/foundersandcoders/london-programme/issues/42

World-Class Meetup & Training Venue

Part of dwyl's of our mission to help everyone discover what they love doing requires us to share our knowledge through Meetups and training.

We have already successfully used the space for training both our own team members, our clients and complete strangers.

Our plan is to create a public training calendar for Focus Hub where people can view (and register interest) our specific training.

What Will We Learn?

We already have a "bank" of 52+ tutorials in various levels of "maturity" which we plan to create a video introduction for. The format this will take is recording a "complete beginners workshop" see: dwyl/hq#267

We have a rough order for the learning material: dwyl/book#69 but we expect to be "dynamic" and will respond to the requests/needs of the attendees/members.

Training Registration System

For the Focus Hub-based training we will need a registration system/process so people can book a space on the training for a specific day/time. (The MVP can use an existing "booking" tool provided we capture all the requirements before making a decision. as always we prefer open source.)

Focus Hub Timetable for Co-Working, Breaks and Meetups/Training

The most productive people in the world all have a well-defined Timetable for getting their work done.

Start - End	Description
04:00 - 06:00	Healthy food preparation (upstairs available for work, expect some noise will be made downstairs)
06:00 - 07:00	Self-guided Yoga / Pilates / Mindfulness (Downstairs), Reading or Quiet work Upstairs
07:00 - 10:00	"Early Bird's" Focus Time (absolute silence please this is when we get our best work done)
10:00 - 10:30	Morning break (moderate chat/noise acceptable)
10:30 - 12:30	Morning Focus Time (please whisper or use "instant messaging" to communicate)
12:30 - 14:00	Lunch Break (moderate chat/noise acceptable though please be respectful of people working through lunch)
14:00 - 16:00	Afternoon Focus Time (please whisper or use "instant messaging" to communicate)
16:00 - 16:30	Afternoon Break (moderate chat/noise acceptable)
16:30 - 18:30	"Final Push" Focus Time (please whisper or use "instant messaging" to communicate)
18:30 - 19:00	"Show & Tell", "Get Help", "Q&A", "Decompress Time"
19:00 - 20:30	Meetup, Event or Evening Training (training space bookable by members)
20:30 - 21:00	Tidy up the space ready for next session.
21:00 - 23:00	"Late Shift" Focus Time (Upstairs only. please whisper or use "instant messaging" to communicate)
23:00 - 04:00	"Night Owls Club" (for people who work best at night. Upstairs only. Please apply for a door key. Door must be kept locked except for entry/exit. No Slumber Parties! ;-) Last person out switch off all lights/heaters and set the alarm!)

How? (Proposal)

Our "metric" for this should be a "hybrid" NPS/Productivity score.

Mark will formulate exactly how to calculate this and capture the data from all members on an on-going basis. This is one of our USPs so getting regular data/feedback is essential.

TODO

• Market Validation

  • Create a basic survey (using your choice of survey tool) with questions (proposed):
    • Where do you get your most valuable work done?
    • What time of day are you most productive?
    • On a scale of 1 - 5 (where 1 is disagree strongly and 5 is agree strongly)
    • I work best when in a quiet environment.
    • I regularly wear earphones to block out noise when I'm trying to concentrate on my work.
    • I find it difficult to get back into my work if I am interrupted.
    • I like to openly discuss my work with my co-workers and pick their brains without calling a "formal" meeting.
  • Collect responses to the survey by using Google Adwords to target people who are searching for "London Co-Working" direct them to the survey.
  • Use Google Analytics to track response/dropout rate.

• Membership Registration/Management System (can be a spreadsheet for MVP with a view to using our CRM after MVP) but ideally would link to the payment processing/verification so it's clear who has paid.

• Monthly/Pay-as-you-Go Payment Collection System (e.g: GoCardless)

• Desk allocation system (so people can reserve a specific desk if they want to and we know when we're "full")

• Check-in system when people arrive (also useful for fire safety)

• Anonymous feedback system so people can complain if they feel the need to? see: dwyl/hq#183

Making the Focus Hub Co-working space a success is an integral part of dwyl's wider mission. Having a productive place for our London-based team to work is essential for in-person collaboration.

Number of Desks

• Upstairs: 16 Seats, 2 Standing Desks
• Downstairs: 12 Seats, 2 Standing Desks

Potential Revenue at "Full Capacity"

32 Places @ £180/month = £5,760

This will cover our costs and could pay for an [Office Manager](https://github.com/dwyl/Focus Hub/issues/25)

initially the actual occupancy will be lower, but if we focus on our "One Metric that Matters" (OMTM) we will easily get to full membership + waiting list.

Which means that we could either accumulate a surplus and spend it on making the space nicer for everyone, or we can lower prices once we reach full capacity.

Either way, I don't think lowering the prices now is a good idea because it de-values the place and signals "we'll take anyone" ...

### Constraints/Blockers

• Bathroom (Toilet) Facilities ... (possible mitigation in suggestions below)
• Locker/Storage space
• Lots of junk lying around upstairs and downstairs

Fixed Overheads (Costs we have to Cover)

We calculate our pricing based on our need to cover Fixed Overheads:

• Rent: £2500 (please input exact number)
• Rates: £500
• Electricity: £200/month
• Cleaning: £100/month
• Internet: £100/month
• Insurance: £50/month
• "Free" Tea & Coffee: £50/month (please define a monthly budget)

Total Fixed Costs: £3,600

Question: should we budget for an Office Manager? (part time?)
please discuss: https://github.com/dwyl/Focus Hub/issues/25

Office Manager

There is still an open discussion on the need for an "Office Manager" please see: https://github.com/dwyl/Focus Hub/issues/25

The Office Manager (or two people who "job share") is responsible for ensuring the wellbeing and thriving of members.

People cannot reach the full (creative) potential if their "basic needs" aren't met.

Responsibilities

• Opening the Office (if no members with keys open the space first)
• Member Relations
  • Inducting all new members with:
    • "Welcome Pack" (this can be via email)
    • Health & Fire Safety Briefing
    • Photo for our "Members Directory"
    • Scan new member's ID (e.g driver's license or passport) for Enhanced Disclosure purposes (we need to know exactly who we are working with).
    • Encourage them to connect with LinkedIn so people can see their skills.
  • Ensuring existing members are well looked after & needs are met.
    • Coffee/Tea/Milk/Alternatives (ensure we are always stocked with member's favourites)
    • Sate of repair for all fixtures/fittings, lighting bathroom
    • WiFi (monthly signal and speed tests to ensure quality)
  • Security & Safety are regularly checked
    • Door Entry System is checked
    • Fire Alarm tests (quarterly test all sensors and alarm)
  • Responding to new member applications/registrations (promptly)
  • Ensuring that people in QS have reserved their desk for the day and have checked-in so we know they are in the space (both for fire safety and billing).
  • Resolving any Member Disputes (hopefully these won't happen but the person we hire needs to understand that it's possible that they may need to "mediate" a "so-and-so is never cleans their desk and makes lots of noise..." claim ...)
  • Revocation of Membership (we need clear membership criteria and a "3 strikes" rule enforcement.)
• Receiving Post/Parcels on behalf of members
  • Opening, Scanning and Emailing post for members who want this option.
  • Fowarding or Returning-to-Sender for addressees who are no longer (paying) members.
• Ensuring that all accounts for QS are up-to-date (bills/rates paid)
• Periodic check for "better deal" on Fixed Overheads e.g: faster internet, better insurance or alternative (green) energy supplier.
• Maintaining the QS website?
• Marketing the space to potential new members?

Remuneration

We expect the Office Manager to be paid (around) £11/h (£23k/year)
(i.e: not a "fortune" but well above "London Living Wage" and a good step up for a lot of really good people who are currently stuck in "Zero Hour Contract" jobs.)

Note: this compensation is a "base" and we will gladly discuss "performance related pay" for outstanding results. e.g: percentage of income over full occupancy and/or additional member services.

Suggestion Improvements (for discussion)

• Leave door to F&C and Focus Hub open during the day so both Toilets can be used by members.
• A Green lightbulb outside the bathroom linked to the bathroom light so people can see from a glace if it's free. This can bee hooked up using IoT
• Oil diffusers (pleasant smell)
• Whiteboards (fixed to the wall?)
• "Free" Fresh Fruit?
• Bring a friend (first day is free but they need to register with valid email address/phone number for insurace purposes)
• "Sign-up your friends as memebers" 10% discount applied to both members?
• Cost Decreases For Everyone as Membership Increases?
• Lockers? (with actual locks ... please open issue to discuss)
• Desk Numbering?
• QR Codes on Desks so people "Check-in" for the day?
• Meetups? Can we hold meetups in the space e.g. 19:00 - 20:30? crucially will they add value to the members and wider community?
• Register for VAT? https://www.gov.uk/vat-registration-thresholds we don't need to. is there any point in collecting paying VAT...?

Value-Added Services for Small One-Person-Companies

• Registered Address for Freelancers/Ltd Co. (included in membership)
• Mail forwarding for people who are working remotely but still want a fixe address for the company/invoices etc.
• Mail opening, scanning and email service. (most "registered office" providers have this service)

Inspiration

• https://secondhome.io dwyl-er @hyprstack works at "SecondHome" and has offered to give us a tour.
• https://www.quora.com/What-is-the-best-coworking-space-in-London
• https://99designs.co.uk/blog/business-en-gb/best-co-working-spaces-london/
• http://www.creativeboom.com/features/10-creative-co-working-studios-in-london-for-designers-and-freelancers/