Your questions – Friends of Water Lane Hall

This page provides fact-based responses to challenging public FAQs about the Water Lane Community Arts Studio CIC project. Sit back and enjoy.

1. Aesthetics and Building Condition

Question 1: “The building is ugly / an eyesore. Why spend money on it?”

Answer: We completely agree that the building has seen better days! That is exactly why we are stepping in. The side extension is ugly but the upstairs room is valuable and the undercroft will be filled in to be an entrance foyer.
Our goal is to sensitively renovate and refresh the exterior, turning a neglected local landmark into a vibrant, welcoming space that enhances the local streetscape rather than detracts from it.
Our longer term plan is to renovate the exterior, create a new main entrance on Old River Lane and develop something that is harmonious with the new development that will take place there.

2. Financial Viability and Council Involvement

Question 2a: “Isn’t this a waste of money? Shouldn’t the council be funding this instead?”

Answer: Local authorities face unprecedented budget constraints, and funding non-statutory arts facilities is rarely possible for them right now. By operating as a Community Interest Company (CIC), we can unlock independent grants, charitable trusts, and community funding that the council cannot access. This ensures the hall is revived without placing an extra burden on local taxpayers.

Question 2b: “East Herts District Council is set to be reorganized and amalgamated soon. Won’t our council funding and the building transfer just get scrapped or lost in the shuffle?”

Answer: Absolutely not. While it is public knowledge that EHDC will officially merge into a combined district authority on 1 April 2028, strict safeguards are already being put in place. Executive decisions regarding asset transfers made by the current council will be legally honoured by the incoming authority. Furthermore, EHDC is already actively working on mechanisms to fully protect our allocated £170k funding, including constructive discussions with the Bishop’s Stortford Town Council to hold these funds securely in escrow for our project. We are working diligently to finalize a legally watertight, conditional asset transfer agreement well ahead of the transition period.

Question 2c: “I read that the estimated cost to bring this old building up to scratch is around £1.6 million. Isn’t that an impossible amount of money for a volunteer group to raise? It’s financially unfeasible.”

Answer: The £1.6 million figure represents a crude total add-up cost of everything the Aecom building survey identifies. Our surveyors are refining the staged repair costs. Architects will help with the complete, long-term architectural transformation of the site (Phase 2), which includes major structural work like filling in the undercroft to build a modern glass foyer. We do not need to raise £1.6 million to open the doors.

We are working in two distinct phases to ensure the project is highly practical and financially responsible:

Phase 1 (Immediate Re-opening): We are focusing solely on the baseline safety and compliance works (such as basic electrical updates, fire safety, and fundamental stabilization) required to safely re-open the hall to the public. The funding target for Phase 1 is a small fraction of the total budget and is entirely achievable through localized crowdfunding, community events, and seed grants. This gets events and workshops running quickly, proving demand and generating immediate operational revenue.
Phase 2 (Long-Term Transformation): Once the hall is active and self-sustaining, we will then roll out the full capital renovation. Crucially, our independent status as a CIC allows us to unlock major national heritage grants, lottery funds, and charitable trusts that councils and commercial developers cannot access to fund these long-term upgrades.

3. Local Competition and Duplication

Question 3: “We already have South Mill Arts. Why do we need another arts centre?”

Answer: We love South Mill Arts! They offer a fantastic programme of performance, film, and touring theatre and multiple community activities. Water Lane Hall is designed to complement them, not compete with them. While South Mill Arts is primarily a performance auditorium, dance studio and museum, Water Lane will be a hands-on, grassroots community studio focused on active making, workshops, rehearsal, affordable workspace, and community group hire. There is plenty of room for both to thrive together.

Question 3a: “If it’s going to cost £1.6 million to refurbish the hall, why not just knock it down and build a modern, cheaper design from scratch?”

Answer: That is a very logical question, but it actually turns out to be much harder and more expensive to build fresh! Tearing a building down in the middle of town adds massive demolition and disposal costs before you even start. Plus, brand-new buildings face different regulations that push construction costs way up.

The biggest factor for us, though, is funding. Because we are saving a historic local landmark, we can unlock huge national heritage grants and preservation trusts that are strictly ring-fenced for restoration. If we knocked it down, we would lose access to all that independent money. Retaining the structure is not only more environmentally friendly, but it’s also our best ticket to securing the big grants needed for the final transformation!

4. Value of the Project

Question 4: “Why should we bother? Nobody is going to use it.”

Answer: Our town is growing. Our community consultations have shown a high demand for local, affordable, and accessible creative spaces. From youth workshops and adult learning classes to local charity meetings, Water Lane Hall will provide a much-needed hub for connection, reducing isolation and fostering local talent. It is centrally located right on our doorstep.
We also see it as a studio for local performing arts companies, local bands, societies – a place they can call home, and use it to rehearse and perform without major expenditure

5. Governance, Profits, and Personal Motives

Question 5: “Who is actually profiting from this? Someone must be lining their pockets.”

Answer: No one is lining their pockets. We are registered as a Community Interest Company (CIC). This means we are legally bound by an “asset lock,” ensuring that all profits and assets are reinvested directly back into the building and community programs, not distributed to private shareholders.

Question 6: “Who voted for you to do this? You don’t represent the town.”

Answer: While we started as a small group of local residents stepping in to save an empty building from decay, our mandate comes directly from the community itself. In a recent official public consultation poll conducted by East Herts District Council (EHDC), an overwhelming 80% of respondents—voted both in person on the street and online—explicitly stated their support for the council transferring Water Lane Hall to a community group. We are acting to deliver exactly what the vast majority of the town has asked for, and our doors, meetings, and volunteer groups remain completely open to any resident who wants to join us in shaping this project. You are welcome to join us.

Question 7: “This is just a vanity project for a small group of middle-class do-gooders.”

Answer: Our volunteer team comes from all walks of life, united by a practical desire to save a local building. The services we plan to host—such as affordable workshops, community group spaces, and accessible creative sessions—are designed to be inclusive and beneficial to everyone in the area, regardless of background. This community project is not for the volunteer team, who sacrifice many hours to try and make Bishops Stortford that little bit better – we would welcome anyone else that can help move things along.

Question 8: “How do we know you won’t just sell the building off to a housing developer in a few years?”

Answer: Because our legal structure completely prevents it. As a CIC, our articles of association lock the property for community use. If the CIC ever wound down, the building and any assets would legally have to be transferred to another charity or community organization, not sold for private commercial development.

Question 9: “Why is there so much secrecy? Why haven’t you published all your accounts and plans?”

Answer: There is no secrecy at all! We are currently in the foundational stages of setting up, which involves a lot of administrative paperwork. As a registered company, our annual accounts and returns will be completely public. We will also be hosting open community days where anyone can view the plans and ask questions.
We published our business plan as a part of the public consultation held by EHDC on this. You can see it here: WLH Business Case Overview – 130226.pdf

6. Parking, Traffic, and Local Disruption

Question 10: “Traffic is already a nightmare here. This will make parking impossible for residents.”

Answer: We are fully aware of local traffic and parking pressures. Because Water Lane Hall is a community-focused hub, we anticipate a high percentage of our users will visit on foot, by bike, or via public transport. For events, we will actively encourage sustainable travel and coordinate scheduling to minimize peak-time congestion. Northgate End car park is about 100m from our front door. Access is super-easy.

Question 11: “It’s going to be noisy and bring anti-social behavior to the area.”

Answer: The hall will operate as a structured, managed arts studio and community space, not a late-night party venue or nightclub. Our activities will take place during sensible daytime and evening hours, with clear codes of conduct to ensure we are quiet, respectful neighbours.

Question 12: “We don’t want a building site outside our front doors for months on end.”

Answer: We intend to manage the renovation phase with the utmost respect for our immediate neighbors. Contractors will adhere to strict working-hour regulations to avoid early morning or late night disruption, and we will keep nearby residents fully updated on project timelines.

7. Inclusivity and Accessibility

Question 13: “Arts studios are elitist. How does this help ordinary families struggling with the cost of living?”

Answer: We believe creativity should be accessible to everyone, not just a privileged few. One of our core missions is to provide low-cost and fully funded spaces, family sessions, and youth projects. It will also serve as a warm, welcoming community space where people can connect without being expected to spend a lot of money.

Question 14: “I bet this won’t be accessible for disabled people. These old buildings never are.”

Answer: Ensuring accessibility is one of our top priorities during the design and renovation phase. We are working closely with architectural guidelines to incorporate accessible entries, appropriate facilities, and inclusive layouts so that the building can be enjoyed by everyone in our community.

Question 15: “This is just for kids/retired people. There’s nothing here for working adults.”

Answer: Our programme will be incredibly diverse. While we will host daytime activities for retirees and families, we are also planning evening workshops, weekend sessions, and affordable co-working/studio spaces specifically tailored for working adults, local creatives, and freelancers.

8. Project Necessity and Alternatives

Question 16: “Why waste money on arts? The town needs a new medical centre/more social housing instead.”

Answer: We completely agree that healthcare and housing are vital infrastructure. However, as an independent community group, we don’t have the legal power or resources to build medical centers or housing. What we can do is rescue an empty building and use it to improve local mental health, well-being, and community cohesion.

Question 17: “The building is a total write-off. It would be cheaper to pull it down and build something new.”

Answer: The building survey, and our own surveyors agree it is not a write-off. Regenerating existing buildings is significantly more environmentally friendly than demolition and rebuilding. Water Lane Hall also holds local historic value. Retaining the original structure preserves the character of our streets while giving the interior a modern, highly functional upgrade.

Question 18: “There are already plenty of empty church halls and school rooms. Use those instead.”

Answer: There are good community centres here, and church spaces host a lot of events. While church halls and schools do fantastic work, they are often restricted by limited availability, rigid timetables, or lack of specialized equipment. School halls are excellent when they are available. Water Lane Hall will provide a dedicated, purpose-built creative space that is accessible seven days a week without interrupting other vital community services. And in Bishops Stortford today, community centres are already fully committed in most peak times. We need more, premium, space as our town grows.

Question 19: “This will fail within a year, and then we’ll be left with another abandoned building.”

Answer: We are building this project on a foundation of robust business planning, diverse funding streams (including grants, space hire, and workshops), and passionate volunteer support. We are entirely focused on creating a long-term, self-sustaining financial model so the hall remains a community asset for decades. Our business model and business plan is online. Please join our group if you think you can improve on it.

9. Funding, Donations, and Crowdfunding

Question 20: “Why are you asking the public for money in a cost-of-living crisis? Read the room.”

Answer: We completely understand that times are incredibly tough right now, and we do not expect anyone to contribute if they are unable to do so. The crowdfunding page is entirely voluntary. Demonstrating local financial backing—even from small donations—massively boosts our chances of securing large, independent grant funding from national organizations. We have been very successful in holding quiz nights and music events that have already brought in several thousand pounds – and once we can demonstrate community backing, we will be in a position to go after bigger institutional funders.

Question 21: “You’ve already raised thousands. Why do you keep asking for more?”

Answer: Building renovations are costly, particularly when making older structures energy-efficient and fully accessible. Every milestone we reach allows us to unlock the next phase of work. We promise to be completely transparent about exactly where every penny is spent. We need about £250,000 to re-open the hall and then probably another £1.5M to renovate it, using community support.

Question 22: “I donated to a community project before and it went bust. Why should I trust you?”

Answer: It is completely understandable to be cautious. To ensure full accountability, our project is overseen by a structured board, regulated under CIC guidelines, and subject to strict asset locks. We are happy to share our progress updates and financial milestones with anyone who wishes to see them.

Question 23: “This is just a tax write-off or scam for the people running it.”

Answer: This is a grassroots community effort run by local volunteers. As a CIC, we do not have private owners or shareholders, and our financials are strictly regulated by the CIC Regulator. Every pound donated goes directly into building materials, compliance, and community programs.

Question 24: “If the community has to fund it and run it, why are we paying council tax?”

Answer: Council tax funds statutory local services like waste collection, roads, and social care. It doesn’t cover the rescue of independent local buildings. This project is about citizens coming together to create something extra for our town that standard taxes simply cannot fund.

Question 24a: What happens to my donation if the project doesn’t proceed?

It’s important to recognise that different people donate in different ways. Some folks have donated their precious free time, others have donated expertise, some have donated tools or facilities and some have made large financial pledges, some have promised future labour or expertise and others have donated amounts large and small. Everything is valuable – nobody is being paid here.

For financial donors, your money is protected under strict legal safeguards:

If you donate via our Crowdfunding Page: Our crowdfunding platform uses an ‘All-or-Nothing’ or legally bound milestone system. If the project’s critical Phase 1 targets are not met or the project is unable to proceed, the platform automatically returns all pledges directly back to the donors. The money never reaches us if the project doesn’t move forward.
If you donate directly to our Bank Account or give cash or buy tickets for a raffle: Because we are a registered Community Interest Company (CIC), we are legally regulated by the CIC Regulator. In the highly unlikely event that the project cannot proceed, our legal framework dictates that any remaining funds in our ‘battle fund’ must be handled transparently. They cannot be kept by the directors; they are either refunded directly to donors where traceable or transferred to an asset-locked local charity or community organization that shares our goals.

Where possible, every pound is tracked to ensure it either goes into rebuilding our community arts studio or goes back to you.

10. Interaction with the Old River Lane Development

Question 25: “Why don’t you just wait for the new development at Old River Lane? Won’t that have community spaces?”

Answer: The Old River Lane development is focused on providing new housing, potential retail and public service spaces, and a new public square, but it will not be delivering any indoor cultural or community building. If we want a dedicated, accessible arts and workshop space in our town, we cannot rely on commercial developments to build it for us. It is up to grassroots projects like Water Lane Hall to protect and provide these spaces.

Question 26: “With all the new housing coming to Old River Lane, the town centre is already too crowded for this.”

Answer: The influx of new residents at Old River Lane actually makes Water Lane Hall more vital than ever. As our local population grows, the demand for community facilities, social hubs, and spaces that foster connection increases. We need to actively protect and build up our community infrastructure now so that the town remains a vibrant, livable place for everyone as it expands.

Question 27: “Why should the public fund a community studio when this was promised as a 550 seat theatre as part of the Old River Lane development?”

Answer: The frustration of the promised theatre being removed from the Old River Lane plans was what got our group determined to do something about it. Old River Lane is a separate commercial and residential venture. Because that development is no longer delivering cultural spaces, our community group has lost patience and stood up to secure them independently. By supporting a Community Interest Company (CIC) like Water Lane Hall, you are ensuring that town centre regeneration includes public, creative spaces, not just commercial and housing blocks.

Question 28: “By opening a small, scaled-back facility like Water Lane Hall, aren’t you giving the council an easy excuse to permanently scrap plans for a proper, large-scale regional theatre?”

Answer: We have a regional performance venue at South Mill Arts. A repurposed community space can never fulfill the role of a major regional touring theatre or large performance auditorium, and it is vital that we don’t allow decision-makers to confuse the two. Water Lane Hall is explicitly designed as a grassroots, hands-on making and workshop studio. Because its function is entirely distinct from a large-scale performance venue, it cannot logically be used as a substitute or an excuse to downgrade the town’s long-term cultural ambitions. South Mill Arts is the town’s venue for Touring Arts and Music companies.

Question 29: “If economic conditions mean a major arts centre won’t be built for years, shouldn’t we hold out for the real thing rather than settling for a compromised stop-gap that dilutes public demand?”

Answer: Waiting passively for years—or even decades—for economic conditions to shift risks creating a cultural vacuum in our community right now. Water Lane Hall isn’t a compromise; it’s an immediate, self-sustaining intervention to keep the arts alive at a grassroots level. By actively engaging youth groups, running affordable workshops, and fostering local talent today, we are building and maintaining the vibrant, culturally engaged audiences that will be required to fill a major regional facility in the future.

Question 30: “Aren’t you worried that establishing a permanent community asset here will inadvertently signal that the area’s cultural needs are ‘met,’ emboldening developers to eye up nearby ring-fenced land for more flats or retail?”

Answer: We believe the exact opposite is true. Leaving local spaces empty or underutilized is what traditionally invites over-development and encroachment. By establishing a bustling, active community arts studio on the edge of the site, we draw a clear line in the sand. A vibrant, high-footfall community presence demonstrates to both the local authority and private developers that the public takes its creative infrastructure seriously, actively reinforcing the area’s identity as a protected cultural quarter.

Question 31: “I heard there is a major legal dispute regarding church parking spaces on the site. Will this prevent the hall from reopening?”

Answer: No, the ongoing discussions regarding historical parking allocations have zero impact on the immediate reopening of Water Lane Hall. The core purpose of the hall is to serve as a pedestrian-friendly, accessible community hub utilizing the town’s central parking infrastructure (such as Northgate End). While long-term contractual discussions between the council and the United Reformed Church (URC) regarding historical spaces continue in the background, this is an administrative matter that will only need final resolution further down the line. It does not affect our current renovation plans, our safety surveys, or our operational opening timeline.