Thankfully there’s a rather good cafe in Eccleshall. Over the past few months I’ve been visiting a potential site not far from Eccleshall in Staffordshire. In fact probably around twenty Order members, including Bhante, have wandered around the 304 acres considering the pros and cons both on site and in the cafe. After sipping his tea Bhante described the site as ‘idyllic’ and I thought it the best site we were likely to find.

It’s not a site I would have imagined championing but the lovely countryside and the ideal location just a few miles from a motorway junction in the middle of the country with the potential for new buildings made it almost ideal. So over the last few months we have been exploring the possibilities.

To cut a rather long story short we found ourselves trying to encourage the planners at Stafford Borough Council and English Heritage to embrace what we thought of as a well-considered creative response to a derelict and long neglected site. We submitted a 29 page pre-application enquiry and had many conversations before concluding this week that we were going to give up and move on. It became increasingly clear that we would be facing endless battles which would cause delays and waste our precious resources. It’s rather sad to let go of this one as it could have worked so well for us but perhaps a better site is just waiting to be discovered. It won’t be in Staffordshire though!

There’s a site in Staffordshire that we’ve been seriously interested in for the last few weeks/months. We haven’t made an offer on it (yet) so I can’t say too much about it right now. It’s possible that we might eventually decide against it but for now we are preparing a feasibility study. The biggest issues are ensuring the appropriate change of use and planning permissions, working up a business plan that makes it financially viable and ensuring a fair price.

Sangharakshita was interested to see the site for himself and we were keen to gauge his response so he joined us for a visit on a dry autumnal morning….

Apologies for the recent lack of postings. I’ve not been sure what it would be useful to report. Over the past few weeks we have been seriously pursuing a property that showed some promise. It had a lot going for it – size, location, beauty, business potential but with all that came a hefty price tag and potential problems with the planners. Nonetheless we did all we could to overcome the obstacles and I hoped we might finally have a site worthy of the project. Unfortunately we were pipped at the post by another buyer before we could consider whether making our own offer was possible and wise. Hey ho. A few useful lessons have been learnt though and the search goes on.

Thank you to those of you who responded to my last couple of posts asking for people and plants. More responses would be very welcome!

Finding the land might take years or we might find it next week. Once we have it we will want to get moving. Over the last few months a number of people have mad contact with me expressing an interest or offering their skills. That has been a fantastic boost and has helped the vision take shape.

Now I want to start creating a number of lists of interested people with particular skills and experience as well as people who might be unskilled but keen to work on the project.

So, bearing in mind that this is just in case we do find land in the next few months, if you might be interested in helping and fit into one of the categories below please e-mail me with some details (facts and figures about yourself as well as contact details). I will then keep you in touch with developments by e-mail and you’ll at least have the option of getting practically involved if you so wish when the time comes. Please pass this request on to others in the Triratna Buddhist Order and Community that you think might be interested.

Architects

Landscape Architects

Designers

Structural Engineers

Land Managers

Building Trades

Alternative Energy Engineers

Sustainability Project Designers

Artists

Gardeners

Outdoor Event Managers

Self-funded able-bodied Workers

Able-bodied Workers

One of the finest aspects of Madhyamaloka is the beautiful garden masterfully created by Sanghadeva over many years. It is enjoyed by all who visit but particularly by Bhante as he takes his daily walks amongst the delightful flower gardens.

Now it occurs to me that if we do find land this year and if we hope to create a new abode for bhante and his support community next year we will also need to create his garden. (Or rather Sanghadeva hopefully will!) We will want to create a garden at least as big as the current Madhyamaloka garden so that Bhante will have a beautiful space to explore as he takes his exercise.

Plants cost money, especially well developed specimens, so here’s an idea. I want as many folk as possible to contribute plants for Bhante’s garden. Perhaps you could start growing plants now especially for him – as many as you like. Then when the time comes we’ll collect all the plants and have a grand time laying out the gardens and planting them up. We’ll need a lot of plants so no need to be cautious and we’ll be looking for big bushes and trees as well as small plants. We’ll hope for some plants that are particularly good for partially sighted folk given Bhante’s eyesight difficulties.

Perhaps you could let me know if you plan to contribute in some way so that when the time approaches I can let Sanghadeva have some idea of what plants he might be working with.

I might just dig up some of my favourite established plants rather than grow new ones but let’s see. Of course we don’t know what soil type we’ll be working with but we can assume it won’t be coastal or in the warmer southern part of the country.

Perhaps I should have called this entry ‘leading Bhante up the garden path’….

I had the great pleasure of meeting with Bhante today. We discussed how the vision of the land project was clarifying and  he was able to offer a few points of guidance where uncertainties and concerns had arisen.

I wanted to clarify what he himself wanted in terms of accommodation and explained that we were determined that his move would be a stress free and seamless as was humanly possible. In fact I thought we might recreate his exact current floor plan in the new location to make life easier for him. However he made it clear that this was not necessary. He asked for his rooms to be all on the ground floor and wondered whether he might have a kitchen space big enough to eat in rather than have to eat in his sitting room as at present.

But most interestingly he said that he did not want to take many of the things in the flat with him as he wants a simpler life. He wants to be free of the clutter and a move to a new abode will enable him to have a space free of clutter and a simpler environment. As he’s not writing now he doesn’t want most of his books around him and many of his Buddhist images can be rehoused in the ‘library’.

There are many reasons why we need the Sangharakshita Land Project but perhaps creating an abode for Bhante that really suits him for this phase of his life would be reason enough.

Vajrasadhu is our main property hunter. He recently sent us this update on the land search. I thought you might like to read it as it offers some sense of the challenges and issues amidst potential opportunities.

“Since the last meeting of the Steering Group in Birmingham I have completed the following:

1. Redrafted the spec. for estate and land agents to make it easier for them to come up with appropriate properties
2. Completed contact with both estate and land agents so that we have one or more people looking for us in all parts of the “search area”
3. Widened the search area to include the Home Counties, Dorset and Wiltshire
4. Carried out a four day trip to meet agents and see properties in North Yorkshire, Lake District, Linconshire and Leicestershire
5. Seen two properties in Buckingham and Northamptonshire
6. Seen three properties in Norfolk
7. Rung round to see how our “agents” are progressing

Trip up North

We took in Bagshaws and Derbyshire on way up to Harrogate where I had good meetings with Strutt & Parker and KFR and asked two land agents to start searching and approaching. We then visited Knaresborough to confirm that Niddersdale was very promising area before appointment at Widdington Manor in Vale of York with Strutt & Parker with excellent 200 acre ring fence but apart from Ouse rive frontage land flat and dull, much planning opportunity for redevelopment, suitable accommodation but certainly not much real “beauty” and no “sublime”.

Then to KFR property near Boltby and Thirsk, 76 lovely acres pasture and woodland but accommodation on small side so awaiting KFR finding us another adjacent farm. Finally on the first day we visited Ripon area saw Joplings and Beadnall Copley as agents for North Yorks Dales and visited Sherrif Hutton in 86 acres with Blenkin and Savills which was nice but boring however the area has great promise.

The next morning we could not have spoken to a better land agent who will now cover the East Lakes and rest of North of England. He recommended both the Eden Valley and Northumberland as underestimated gems and reasonable prices. We then toured to further define the area of search and visited three unspoilt valleys of great grandeur and good access to M6 and Rail where two to three farms would do the job nicely and will be followed up. The Lakes seemed very tied up by the super rich and is too wet west of Keswick to Windermere in the loveliest fells. Most potential is in the marginal leisure sector in camp sites, caravans, golf courses, equestrian and holiday homes complexes, the YHA and Outward Bound Trust and again will be followed up.

I visited an astonishing activity centre on the Penrith to Keswick Road in 200 acres and owner may be willing to look at an offer however their business is successful and they will need a premium to go and landscape was not stunning. Hotels in 40-60 acres along Windermere, Rydal etc stunning but very tied up and little room for longer term expansion. Far more promising were the stately homes and country houses in South Lakes and sea road along Morecambe Bay where Manjushri Institute is located is awesome combining mountains and sea. I am discussing a property pre-market, Aldringham House and a lovely place in Coniston, which are homes for the elderly and High Lorton in wet old Cockermouth where Wordsworth was from, whose future is uncertain only five miles from Manjushri. The meeting with them was valuable. They had terrible struggle for ten years but are now solid business wise. They have received huge grants from English Heritage and the Lottery for repairs and new build.

Then across the Pennines and back to Knaresborough and York after seeing amazing 200 acre moorland farm now off the market but still available but adjacent hamlet is too close and potentially intrusive. Good sessions with agents in York and Masham before driving south.

More recent visits closer to home

I have done two visits since. Great Hockham Hall stately but unstately despite much restoration and has potential if ring fence land can be extended to protect us from hunting and fishing. Great potential for garden centre and new village in walled garden like Sawston and Worlingham Hall whose beauty was excessive as was road noise so it is out of the question. Finally a pre-market property with considerable potential between Snettisham and Ingoldisthorpe. Awesome long distance views of the Wash, lovely 50 acre land area, great house eminently dividable into three or four communities and four cottages but little room for longer term expansion. Visits to Bragenham Farm near Leighton Buzzard with Savills in attractive 120 acres with great redevelopment potential but too much road and rail hum so non starter and Sedgebrook Farm with Bidwells in 50 acres with interesting relationship with adjacent conference centre…watch this space.”

A question that, for now, remains partly unanswered is how the land will be managed. That will become clearer when we know what type of land we have, how many acres and who has come forward with ideas, energy and a wish to be involved.

I had a meeting a couple of days ago at which Sanghadeva put forward his own area of interest. Here are his thoughts:

“Some members of the Sangharakshita Land Project steering group met recently to discuss various issues. One of these issues was ways that the project could create an ongoing source of income. The running costs will be considerable and it is essential that this issue is given thorough consideration. I am keen to try to contribute an idea that might, in time, be able to generate a pretty good income stream.

“I have been creating a garden here at Madhyamaloka for the past ten years and have discovered that I have some skill in landscape and planting design. This makes me reasonably confident that I could transfer these skills to a bigger canvas. I proposed to the meeting that at the new land project I design and create a significant garden which might generate enough interest to invite public visitors. We could also provide a plant/garden centre and tea/gift shop creating an excellent opportunity to create a very good Team Based Right livelihood situation. It would also be possible to set up a mail order plants business, which would imply creating a plants nursery.

“It would also provide an excellent interface between the public and the TBC. Personally I am not interested in living in a Buddhist enclave and feel that interaction with the public in a beautiful ‘secular’ environment which is known to be run by Buddhists could be a very important contribution to the profile of our Movement (and Buddhism generally). I envisage this garden and any associated businesses would be set well away from the Study Centre and communities so the there should be no compromise to the privacy our core activity areas.

“The meeting asked me to come up with a more detailed plan. I must say that I am very excited about the possibility of helping to manifest something of great beauty that can also generate an income for the Project and I do sense that this idea could go quite some way to making a significant contribution to the overall project. Of course it is something that we could all enjoy whenever we visit the Project.  I hope this idea is one that will capture the imagination of people who might be able to contribute skills or even stimulate some to set about acquiring the sort of skills that will be required.”

You may have noticed that I haven’t mentioned money yet! Last week we had two days of discussion at Madhyamaloka as you can see in the photo. Dhammarati took it so he’s not in the pic and  Suvajra joined us for puja so he’s there behind the puja table (cushion).

We met to explore the various strands of the project so far via reports and discussion. Karunika had prepared a long list of questions he thought needed answering in order to proceed. This gave us focus and led to discussion that was practical, reflective and inspiring. We all felt that we were getting a clearer picture of what the project actually is and the steps we need to take to move it on.

For example if or when we find a possibly suitable site that’s on the market we have to act decisively if we’re not to miss it. But there are many people involved in the decision and so we could potentially be hampered by the practical difficulties of getting all the key decision makers to visit the site. It could take months! So we ironed out a ‘streamlined process’ to make sure enough key decision makers would be involved without crucial weeks being lost.

Oh, I still haven’t mentioned money. Naturally this project will unfold over many years as Order members choose to develop the project so our concern right now is having enough money for the initial purchase, renovation and/or new build of phase one and on-going running cost.

The running cost is, as always, the most challenging element because that figure is based on a ‘business plan’ which is dependent on several currently vague factors like – how many people will live there, how much money the new dharma training centre will generate, which other projects will be associated with the land bringing in income. Without knowing where the land is, how big it is, what sort of buildings are involved, when it’s going to happen, etc it’s hard to develop a dependable business plan so that’s work in progress.

But the money for the initial buy and first phase development is a little easier to clarify. We have to work with what we’ve got. And what, you may be wondering, is that! Well, the project is being initiated by the charity ‘FWBO Central’ and it owns three properties made up of two community buildings and Madhyamaloka itself. These three buildings are estimated to be worth around two and a quarter million pounds. There is a further six hundred thousand pounds given to Bhante by Windhorse:evolution for the library project. So we have around three million in the pot some of which has be reserved for initial running cost shortfalls and a few other things. Of course we will need to find more money but at least we can make  a serious start. However it’s no good having all that money locked away in properties because if we do find land that we want to buy we need cash in the bank. After much deliberation the meeting agreed that we had to recommend putting the two community buildings on the market as soon as possible. This is a painful step as it means a number of people lose their homes (unless they can buy the buildings themselves) and a regular rental income for the charity is lost. But we cannot proceed without that money. Madhyamaloka won’t be sold at this stage not least because it’s where Bhante lives and we need to ensure that he is not disturbed. A key aim of this project is to allow a seamless move for him from his current home to the new project.

A few more million pounds would be most welcome though. There is so much to be done. We concluded our two days together with a puja calling upon the lineage of the gurus to grant their blessings. The puja was dedicated to yellow jambhala.

The Prosperous Deva-king of the North

And Great Dharma Protector of the Buddha Path

Showers us with countless riches and treasures,

Fulfilling all wishes with prosperity abound.

Om! Jambhala Jalandraye svāhā!

Vajrasadhu and I spent a few days driving around the countryside recently. Though it’s amazing how much land and property searching can be done online these days. But there’s going to be more to finding this mythic land than scanning web page after page and zooming in with google earth! For one thing we learnt that a certain number of properties will exchange hands without ever being publicly advertised by the agents so it’s important that they have our details. And of course brochures never give the full picture. Just driving around parts of the country helped us get a sense of whether a particular landscape showed potential for the ‘elemental’ and ‘sublime’.

Apart from registering our details with a number of land agents we viewed a few properties that had at least some potential just to get a clearer sense of the issues we will be facing and, of course, what places cost these days.

Our search area stretches from North Yorkshire down to Gloucestershire. On this trip we covered some of Cheshire, Shropshire, Worcestershire, Herefordshire and a little beyond. Dhammarati recently said that if we find a place that both Vajrasadhu and I like it’ll probably be the perfect place! This reflects how different our starting points are as did the week’s search which began at a tudor mansion house set in 50 acres in Cambridgeshire and ended up at a grit quarry in the Potteries. Most land opportunities close to 300 acres will be farms but farmland is expensive – up to £10,000 per acre. We don’t intend to farm so rough land, pastureland or woodland would be better for us but even that costs around £3,000 per acre at the moment. Farms have an existing building footprint but it’s limited and can be tied to agricultural use.

So the search is on. Those few days helped us understand each other’s perspective, get a sense of current prices and just how much is on the market at the moment. This all helps inform the developing vision. At some point we’ll have to decide just how far we can compromise our wish list in order to get the project moving.

Last week I visited a lovely property in Snowdonia. It had a great elemental scenery, mountains, a river, a number of cottages and a great vibe thanks to the dedicated gradual development by it’s owners. But there wasn’t enough land, it was too hilly, road noise was there in the distance and it’s not great for public transport access. I spent ages mulling over it’s strengths and weaknesses before being able to let it go. I guess that’s the way the process is going to go.

Happily, others reading this blog have started sending me links to places they’ve come across. Surely if enough of us are looking both online, visiting agents and driving around we should soon find that piece of land that sits patiently waiting for us!

If you want to help and win the prize then just bear these criteria in mind:

• Located somewhere between North Yorkshire and Gloucestershire plus Wales.
• Accessible to visitors with a good hospital within half an hour drive.
• ‘Elemental’ land suitable for dividing into three distinct areas if retreat centres are to be relocated. Possibly three separate adjoining properties to allow a greater building footprint.
• Consider anything up to 3 million pounds!!
• Ideally 300 acres but consider anything over 70 if there is adjoining land that might be bought.