CASE STUDY| Five Years On

Deptford Foundry

Second Floor Studios and Arts (SFSA) made a significant impact in 2019 by

acquiring thirty thousand square feet of commercial space to create affordable self-contained studios for artists, makers and designers. With the support of key stakeholders, this site, known as the Foundry, has provided affordable, high-quality, long-term, studio space for over 120 artists in Deptford, Southeast London.

Over the past five years, SFSA has subsidised studio rent, gifting more than one million pounds in undercharged rent compared to market rates, effectively addressing market gaps and ensuring affordable access to creative spaces.

The Foundry stands out as a major large-scale creative facility and local anchor within the Deptford and New Cross, as well as the wider Creative Estuary Production Corridor. It plays a crucial role in countering the significant loss of creative space in London over the past 15 years.

Stakeholders

  • Lewisham Council Planning / S106 Policy: Engaged in planning and policy
    aspects.

  • The Mayors Office: Provided support through the Good Growth Fund Grant.

  • Arts Impact Fund and Charity Bank: Investment partners contributing financial backing.

  • Property Developer Anthology, (now Life Story): Partnered in the development of the site.

  • Architects Rolff Judd: Designed the studio spaces.

This collaboration underscores a collective effort to sustain and nurture the creative community in London, ensuring that artists have access to the resources they need to thrive..

Key Features

  • In the heart of Deptford, one of south-east London’s most vibrant and creative neighbourhoods

  • Anthology’s Mixed-Use scheme on Arklow Road created 316-homes in eight buildings and one tower

  • On the site of a former metal foundry dating back to 1860’s and more recently print works

  • Only studio project of scale to open in the last decade in Zone 2

  • Two-hundred-and-fifty-year lease, offering 85 purpose-built studios and workspaces

Janneke De Jong, Ceramics.

“As a ceramicist, it is almost impossible to find an affordable studio space in London - especially with a sink and a decent power supply. To work in a purpose-built studio like Deptford Foundry has made it possible to make a living as a maker. Because of the affordable rates, there is also more diversity in backgrounds and practice - and that breeds creativity.”

Objectives

LONGEVITY | to secure a new site for future generations

BUILDING PRACTICE | to ensure studios are flooded with natural light and are well ventilated, suitable in size, etc

FUNDING | creating a funding model which combined debt leverage with Charity Bank and Arts Impact Fund, significant individual philanthropy and a grant from the Mayor’s Office

BENEFICIARIES | 120 artists and makers, 20% of who are Creative Industry businesses, at a rent 35-40% below local market rates

Achievements

  • Managed risk (building SFSA’s capacity) and breaking away from rent reviews and break clauses

  • Working in partnership, collaborating with Property Developers, Funders and Local Authorities

  • Operating consistently at 100% occupancy, oversubscribed by 4:1

  • £1,300,000 gifted through under charged rent that we could have earnt, open market rate could deliver annual income of £620,000

Challenges

  • Securing funding

  • Building rising costs

Timeline

2016 | Agreement to purchase with Anthology, who engaged us early on to transform the previous industrial print works into a vibrant creative community

2017 | Working with Rolf Judd to design a scheme that was sympathetic to the residential space

2018 | Commenced fit out on site

2019 | Opened Site. Combined launch for Lewisham as a Creative Enterprise Zone by Justine Simmons, Deputy Mayor

Nichole Herbert Wood, CEO

“Five years in, The Foundry has established a strong community of visual artists, designers and makers. With the security of a long-term studio, members have put down local roots, with 65% living locally, walking and cycling to their place of work. The studios support the vibrancy and safety of the surrounding residential scheme and is distinctive in its scale. SFSA are actively seeking opportunities of a similar large scale.”

SECOND FLOOR STUDIOS & ARTS (SFSA) established in 1997, provides affordable, long-term, high-quality studio space for artists, designers and makers. Working with developers, landowners, funders, architects, and councils to deliver flagship, long-term projects for London and Kent. From 2016, SFSA's footprint has expanded to our sites, fostering creative communities of over 190 dedicated studio members. 80 new studios are due to open in 2025. Second Floor Studios & Arts, Studio AL11, Alloy House, Moulding Lane, SE14 6BN
contact@secondfloor.co.uk www.secondfloor.co.uk