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Creating a Vibrant Village Hub in Cockfield
by Cockfield Village Group in Bury Saint Edmunds, England, United Kingdom
Total raised £28,600
£150,000 target
3 days left
19%
19 investors
Keep what you raise – this project will receive all pledges made by 31st March 2025 at 11:59pm
We’re raising funds to buy and reopen our village pub, relocate the shop and post office, and create a vibrant community hub.
by Cockfield Village Group in Bury Saint Edmunds, England, United Kingdom
Our Vision
Cockfield is at risk of losing its last remaining community spaces—the pub, the shop, and the post office. But we have a plan to save them. Through community ownership, we will reopen The Plough and Fleece as a thriving pub and co-locate the shop and post office on-site, creating a vibrant village hub.
Named Suffolk's Small Village of the Year in 2023, Cockfield is a large, spread-out village approximately seven miles from Bury St Edmunds. According to the 2021 Census, it had a population of 939, and new residential developments have since been built, many within walking distance of our proposed project.
The Cockfield Village Group is a Community Benefit Society (FCA registration 8863) formed by residents with a shared goal: to purchase The Plough and Fleece (closed since 2019) and co-locate a shop and post office on the same site. We also plan to create a café and meeting space, forming a vibrant Community Hub. With community-owned businesses having a long-term success rate of over 94%, we believe this project will strengthen social cohesion in our rural area.
Our Plan
The Plough and Fleece is listed as an Asset of Community Value until October 2026 and has been on the market for three years. We have recently triggered a moratorium period by informing Babergh Council that we intend to bid, restricting any sale to a non-community interest group until 14 July 2025. We aim to purchase and develop the site through a community share offer and a commercial mortgage. Our share offer is currently live and runs until 16th March (with the option to extend to 31st March).
Phased Development Plan:
- Phase 1: Renovate and reopen the pub as a welcoming space for the community.
- Phase 2: Relocate the shop and post office to the site.
- Phase 3: Develop a café and outdoor space using the outbuildings and garden to complete our Community Hub.
Initially, the facilities will be run by volunteers (some pictured below), including professionals with expertise in business management, finance, and trades. We also have strong local support from skilled tradespeople who will assist with renovations and development.
Key Highlights
- Community Shares Standard Mark: Our Business Plan and Share Offer have been awarded this mark by the Community Shares Unit of Co-operatives UK, ensuring they meet national standards of good practice. More information is available at www.communityshares.org.uk.
- Proven Viability: Since November 2023, we have successfully run a volunteer-led shop, demonstrating financial sustainability. The post office will continue to be managed by a third party.
Funding Targets:
- Minimum share raise: £200,000
- Maximum share raise: £250,000
- Commercial mortgage offer: £150,000 (subject to due diligence)
- Total funding target: £460,000 (additional grants being sought, including from the National Lottery and Royal Countryside Fund)
Investment Details
- Share price: £25 per share
- Minimum investment: 1 share (£25)
- Maximum investment: 1,000 shares (£25,000)*
* No individual may own more than 10% of the society’s total capital. Large share purchases will be adjusted accordingly.
Returns on Investment
Interest may be paid from year four, subject to profitability and within the rules (a maximum of 5% or 2% above the Bank of England base rate). Any payments will be agreed upon at annual members' meetings.
Tax Benefits
We have obtained Advance Assurance from HMRC, meaning the share issue meets the conditions of the Seed Enterprise Investment Scheme (SEIS). If approved, investors may be able to offset 50% of their investment against personal tax liabilities.
Asset Lock & Regulation
- If the Community Benefit Society (CBS) were to dissolve, any remaining assets (after repaying debts and returning shares to members) would be reinvested in other community projects aligned with CBS principles.
- In the event of a forced sale, lenders and grant providers will have priority over members in any distribution of proceeds.
- Cockfield Village Group Limited is registered with the Financial Conduct Authority (FCA) and must submit an annual return and financial statements. However, it is not regulated by the FCA and does not fall under the Financial Services Compensation Scheme or the Financial Ombudsman Service.
- Risk Notice: Investments should be viewed primarily as a community investment. Investors should be aware that they could lose some or all of their capital, and share value will not increase.
Join Us and Invest Today!
This is your opportunity to be part of something truly special. Together, we can secure Cockfield's future by saving our vital community spaces. The share offer closes on 16th March (with an option to extend to 31st March), so don’t miss out!
Invest now and help us bring The Plough and Fleece back to life!
Levels of Investment
£500 or more
Featured
£500 Investment (or more)
This will give you at least 20 shares (or more depending on how much extra you invest), membership of Cockfield Village Group Limited, and part ownership of The Plough and Fleece. You will have a say in the running of the pub, shop, and post office – one member, one vote. With SEIS tax relief, you could claim back £250 from your tax bill. You can add additional investment in multiples of £25 to increase your number of shares at the checkout.
£25 or more
£25 Investment (or more)
This will give you at least 1 share (or more depending on how much extra you invest), membership of Cockfield Village Group Limited, and part ownership of The Plough and Fleece. You will have a say in the running of the pub, shop, and post office – one member, one vote. With SEIS tax relief, you could claim back £12.50 from your tax bill. You can add additional investment in multiples of £25 to increase your number of shares at the checkout.
£50 or more
£50 Investment (or more)
This will give you at least 2 shares (or more depending on how much extra you invest), membership of Cockfield Village Group Limited, and part ownership of The Plough and Fleece. You will have a say in the running of the pub, shop, and post office – one member, one vote. With SEIS tax relief, you could claim back £25 from your tax bill. You can add additional investment in multiples of £25 to increase your number of shares at the checkout.
£100 or more
£100 Investment (or more)
This will give you at least 4 shares (or more depending on how much extra you invest), membership of Cockfield Village Group Limited, and part ownership of The Plough and Fleece. You will have a say in the running of the pub, shop, and post office – one member, one vote. With SEIS tax relief, you could claim back £50 from your tax bill. You can add additional investment in multiples of £25 to increase your number of shares at the checkout.
£250 or more
£250 Investment (or more)
This will give you at least 10 shares (or more depending on how much extra you invest), membership of Cockfield Village Group Limited, and part ownership of The Plough and Fleece. You will have a say in the running of the pub, shop, and post office – one member, one vote. With SEIS tax relief, you could claim back £125 from your tax bill. You can add additional investment in multiples of £25 to increase your number of shares at the checkout.
£1,000 or more
£1,000 Investment (or more)
This will give you at least 40 shares (or more depending on how much extra you invest), membership of Cockfield Village Group Limited, and part ownership of The Plough and Fleece. You will have a say in the running of the pub, shop, and post office – one member, one vote. With SEIS tax relief, you could claim back £500 from your tax bill. You can add additional investment in multiples of £25 to increase your number of shares at the checkout.
£2,500 or more
£2,500 Investment (or more)
This will give you at least 100 shares (or more depending on how much extra you invest), membership of Cockfield Village Group Limited, and part ownership of The Plough and Fleece. You will have a say in the running of the pub, shop, and post office – one member, one vote. With SEIS tax relief, you could claim back £1,250 from your tax bill. You can add additional investment in multiples of £25 to increase your number of shares at the checkout.
£5,000 or more
£5,000 Investment (or more)
This will give you at least 200 shares (or more depending on how much extra you invest), membership of Cockfield Village Group Limited, and part ownership of The Plough and Fleece. You will have a say in the running of the pub, shop, and post office – one member, one vote. With SEIS tax relief, you could claim back £2,500 from your tax bill. You can add additional investment in multiples of £25 to increase your number of shares at the checkout.
£10,000 or more
£10,000 Investment (or more)
This will give you at least 400 shares (or more depending on how much extra you invest), membership of Cockfield Village Group Limited, and part ownership of The Plough and Fleece. You will have a say in the running of the pub, shop, and post office – one member, one vote. With SEIS tax relief, you could claim back £5,000 from your tax bill. You can add additional investment in multiples of £25 to increase your number of shares at the checkout.
£25,000 or more
£25,000 Investment (Maximum Investment Level)
This will give you 1,000 shares, membership of Cockfield Village Group Limited, and part ownership of The Plough and Fleece. You will have a say in the running of the pub, shop, and post office – one member, one vote. With SEIS tax relief, you could claim back £12,500 from your tax bill. This is the maximum investment level available.