Development Update Jun 04

Because of the cost of maintaining and upgrading the current Jackson’s Row building, the Executive and Council are exploring the possibility of building a new Synagogue in partnership with developers, at no cost to our Members but rather in exchange for a lease to enable Residential development above the new Synagogue Complex.

 At a special Presentation on 7 March at the Alexander Levy Hall, 200 attending members were given explanations of the redevelopment and shown potential plans, designs and layouts. Feedback from this meeting was analysed by the Redevelopment Sub Committee and amendments communicated to the Architects who incorporated the changes within the plans and drawings.

 In response to the question on the form of questionnaire “are you in favour of, against or undecided about the rebuilding of the Synagogue”, the vast majority were for, some were undecided and only one was positively against the redevelopment.  On the matter of occupancy of any of the apartments, 15 families have so far expressed interest, of course subject to more information about what they will be and the financial implications.

Security is of major importance and concern and an Israeli company specialising in the construction and design of buildings to counter and minimise the effects of terrorist attacks and explosions has been consulted.  Temporary accommodation during the period between demolition and completion of the rebuilding of the Synagogue has been arranged, subject to the redevelopment going ahead, at the Freemasons Hall in Bridge Street, (only 5 minutes walk from Jackson’s Row). It will provide the facilities needed for services and Cheder. 

Although the Redevelopment Project has made substantial progress since its inception, there are still many hurdles to overcome if a new Synagogue at Jackson’s Row is to become a reality.  However the goodwill, enthusiasm and support expressed by the vast majority of Synagogue Members bodes well for the future of Jackson’s Row.

Looking to the Future of Jackson's Row

Brian Livingstone (Feb 04)

Jackson’s Row Synagogue was built 50 years ago and it is beginning to show its age.  In fact it’s beginning to fall apart!  The building was never tanked when it was built which means that dampness has seriously penetrated the walls, and rot has begun to set in.  The electrical system is well past its sell by date and needs completely replacing.  On top of all that, the Disabled Access Regulations are due to take effect from 1^st October 2004, which require alterations at a cost in excess of £100,000.

The Finance Committee, faced with this impending crisis decided to carefully consider all the options open to the Synagogue.  These options were:

·    Do nothing and pretend the problems don’t exist

·    Repair and continue to maintain the existing building

·    Close the Synagogue and sell the site

·    Relocate to other premises or build on another site

·    Demolish the Synagogue and build a new one

Looking at each of these options in turn:-

• 1.      Do nothing

To ignore the problems would lead to a rapid decline of the Synagogue.  We would be in breach of the law on Disabled access and a substantial loss of membership would surely follow.  The Synagogue’s Insurers are demanding that something be done under the threat of withdrawing Insurance cover and this would amongst other things leave the Synagogue’s Trustees open to all sorts of liabilities and claims.  This option can only be regarded as the irresponsible and unacceptable option.

• 2.      Repair and Maintain

The cost to meet current repairs and liabilities have been estimated by the Finance Committee to be approaching £400,000.  There are in addition, potential problems in the medium term, which will require attention such as the roof and the heating system and ongoing repairs will be a continuing burden.  The Synagogue does not have the funds to meet these obligations and would have to appeal to its members for donations as well as increasing subscriptions – an option which does not find favour with the Finance Committee and no doubt would not find favour with the majority of members.

• 3.      Close the Synagogue and sell the site

Jackson’s Row has a wonderful history and a substantial membership.  Whilst there are Reform Synagogues to the North and the South, our members have chosen to remain at Jackson’s Row for many reasons.  The City of Manchester is proud to have a Jewish place of Worship in its City Centre and is supportive of our continued presence here.  Whilst residential developments have been springing up all around the City Centre the City Council are not granting planning permission for any more Inner City Residential development at this time.  As for office developments our Agents advise us “There is now a glut of well located ‘ready to go’ office redevelopment sites… There appears little appetite amongst the developer community to make a start on development without a pre – let tenant, evidenced by there being not a single speculative development currently in – build” So the time is not ideal for making the most of selling even if this were the chosen option.

• 4.      Relocate

Other premises within the City Centre suitable for Synagogue use are, according to our Agents “just not to be found”.  To buy a site and build from scratch would be a very expensive option for which we do not have the funds and the cost would greatly exceed whatever we would get for the Jackson’s Row site even if we were to try further afield around the City Centre Inner Ring Road.

• 5.      Rebuild a new Synagogue on the Jackson’s Row site

The Finance Committee decided to explore the possibilities of a joint venture with developers to share the site for the benefit of both.  We would want, as part of any collaboration, a new modern Synagogue and Community Complex meeting minimum requirements of:

·    Quality and purpose built

·    Car parking facilities

·    Income generation to subsidise subscriptions

·    Fast turnaround from demolition to rebuild

·    Suitable accommodation during the demolition and rebuild

·    Reversion of the land to the Synagogue at the end of its life

–  and we would want all this free of charge and at no expense to the Synagogue!

So Rabbi Silverman, Faye Morris, our Administrator and Brian Livingstone, our Treasurer, went to see Rev. Midgeley at the Chapel in Cross Street.  He had done a similar deal with developers a few years ago and was happy with his new free purpose built chapel with offices built above from which his church receives a small income.

We also looked into the feasibility of such a project with a Property Consultant who believed a viable scheme could be devised to enable underground car parking with 2 floors above for the Synagogue if apartment blocks could be built above.  However new apartments, as referred to earlier, are not currently receiving planning permission. 

So Brian Livingstone went to see Sir Howard Bernstein, Manchester’s Chief Executive Officer.  He was very supportive and pleased to have been approached and wants the Council to be constructive participants in any project.  He was most helpful with advice and was open to the possibility of temporary accommodation in the Town Hall if a project of redevelopment was to take place.  He introduced us to the Team Leader of the City Centre Planning Group, Dave Roscoe.  Mr Roscoe told us the City whole heartedly supports the Synagogue’s presence and was sympathetic to the Synagogue’s position regarding lack of funds and other  viability considerations.  In the circumstances he believed an exception would be made to the policy of no more residential development if this was carried out in conjunction with the building of a new Synagogue Complex and he wanted the Council to contribute to the design brief.  He wanted to have another meeting when operational requirements (i.e. what we want for our new Synagogue) had been defined.

A Redevelopment Subcommittee of the Executive was formed comprising Brian Livingstone, Mark Levy and Danny Savage.  A special Trustees’ Meeting was called and it was resolved to pursue the redevelopment option further.  This decision was endorsed by a meeting of the Synagogue’s Executive.  As a result a Professional Team has been assembled.  This comprises Dunlop Heywood Lorenz (Property Consultants), Fairhursts Design Group (Architects and Interior Designers) and Gardiner & Theobald  (Quantity Surveyors).  All three companies are big hitters in the property development world.  Furthermore all three, knowing the lack of funds available to the Synagogue and having sufficient faith in the feasibility of a Partnership with a Developer, have agreed to look to the chosen Developer for payment of their fees rather than the Synagogue.

  The Professional Team, working on Draft Operational Requirements developed by the Executive, have produced a Stage 1 Prospectus which has been issued to a selected group of developers inviting them to express their interest in being involved in a development partnership with the Synagogue, based on its minimum requirements and its draft operational requirements.  The deadline for submission of expressions of interest has been set for 11^th March 2004.  These Expression documents will then be evaluated and a shortlist of 3 developers will be made. 

These short-listed developers will then be sent a full Stage 2 Design Brief setting out the precise requirements of the Synagogue and the terms and conditions of any Partnership arrangement.  A final decision on the preferred Developer is expected to be made at the end of June 2004.  Allowing for various Legal and Planning processes to be completed, it is envisaged that the demolition and rebuilding of our new Synagogue could start towards the end of January 2005. 

• Where we are up to now

The redevelopment project was presented to the Synagogue Council on 27 January who approved its continuation unanimously.  Now, however is the time to concentrate on completing and polishing our Operational Requirements i.e. deciding on precisely what we want our new Synagogue to be.

Besides drawing up specifications for the Synagogue Complex, one idea proposed is that the apartments immediately above the new Synagogue could be offered to Synagogue Members.  The Executive would be interested to hear from any members who may in principle be interested in taking any of the Apartments (subject of course to the cost of purchase or rental) and what support services, if any, they would like to see included.

 President Danny Savage had this message for us all “We have an exciting historic opportunity to create a wonderful new Shul for the benefit not only of our current membership but for the generations to come.  Let us grasp this opportunity with both hands.  I urge every member to make a determined effort to attend the Presentation on Sunday 7^th March.  Together we can create a place of worship of which we can all be truly proud”.

By  Rabbi Silverman:

I love our Jackson’s Row shul. I have always done during my years of service which now total almost half my life. I love the sanctuary especially its warm wooden walls and its elegant yet unpretentious Aron Kodesh. The stained glass windows each tell a story about the persons in whose name they were dedicated. We have celebrated milestone events in the life of our family here.

The pews hold so many memories for me. In my mind’s eye I see so many I knew who used to occupy  those seats and are no longer with us.

Over the years I have grown closer to the congregation especially as I take part in life celebrations. And because of this I increasingly feel the distance that separates the bimah from the body of the sanctuary, and the personal isolation that lasts for much of the service. I like to face the Ark in prayer and the people when leining and teaching. I love to have everyone all around me when I process with the Sefer Torah and would prefer it all the time.

I love the rabbi’s study and the intimacy of the office. During the winter working weeks, however, I freeze in the  cold corridors and stare at flaking plaster wondering how long before a ceiling will cave in. I am glad that an alternative is on the horizon: rebuilding being the best option.

When we held a special service for Norman Franks some years ago, you may recall I invited everyone to envision their dream shul. At that stage there was talk about combining the 3 Reform synagogue into a mega ‘shule-with-a school- with-a-pool’. It was never to be, because for one thing, we are all so proud of our individual locations.

Let’s do the envisioning now – for a new Jacksons Row, a new Sha’ar Zion, as Rabbi Tovia Ben Chorin encouraged us to call it. Why not take a piece of paper  and coloured pencils and give the imagination free rein and bring our ideas along to the meeting on March 7th.

What kind of shul would we like to see our tots and toddlers of the next generations at home in? And our youth having fun  in? What kind of rooms would we feel most comfortable meeting in, praying in, studying and socializing in?

It is vital that we build a place which is ours; in which we all have ownership because it reflects our aspirations for how we are going to use it.

We have an opportunity to do much more than rebuild the shul. Rebuilding our community is the challenge.