First of all, apologies if I came across as confrontational in the discussion in the plenary. In this post I will explain my position and make a request in view of the decision we are supposed to be taking.
The reason why I did not consent to the agenda is a governance problem: as I see it, none of the three options should have been brought to the plenary.
The most obvious one is option 3. Reason: the full specifications for the guestroom have already been decided, first in le programme (guestroom of good quality, with good privacy, in line with our commitment to openness and hospitality), and then in the difficult decision to split the common spaces into two, with a Reef Zone of 66 m2 in Idefix containing a reeflings-only living room and a guest-room. Alternative ideas, including a guest room in Obelix with a mezzanine, were proposed and discarded. Discussing this option is a waste of plenary time. The plenary had already spoken, could now please the architects, supported by our representatives in Team Build, execute on the mandate. Failure to do so systematically will result in delays, as it is indeed already doing. Some of you had a conversation with me during the lunch break, where I made a case that the governance reform is expected to shorten decision-making time not by making faster decisions, but my making decisions only once. This means telling the architects “interesting idea, but we do not have a mandate to pursue it. Please execute on the mandate”. To be clear, I think this is not on the architects, but on us. That got me upset, and maybe I was a bit too assertive in the plenary. Apologies for that. I still stand by every word.
Beyond the governance option, there is a problem of substance: devoting 66 m2 in an expensive part of the Reef to a reeflings-only living room and nothing else looks luxurious, even wasteful. That space costs us almost 290,000 EUR. I am willing to pay it if it includes a good guest room, but not if it is just a semi-private living room. Indeed, that and only that is what I consented to in November.
Read here how I calculate the cost of the Reef Zone if interested
We could sell the Reef Zone as a 1-bedroom unit with a weight presumably superior to 1 - let’s say 1.025 like I3. That would earn us 66 x 1.025 x 3,500 EUR (baseline price per m2 used by the architects in the weighting proposal) = 236,775 EUR.
But instead we do not sell it. In addition, we have to pay for it’s finishings as a group – let’s say 66 m2 x 800 EUR = 52,800, conservatively. So the additional cost to the group of the Reef Zone is 236,775 (foregone revenue) + 52,800 (hard cash) = 289,575.
Over the 1,900 m2 vendables of The Reef, this represents an increase of 152.4 EUR per m2. Another way to say the same thing: if you are buying a 100 m2 apartment at weight 1, the Reef Zone costs you 15,240 EUR.
Option 2 is to be rejected in the name, again, of our openness/hospitality goal. We know that laundry rooms are generally low-quality spaces. François also told us that previous attempt to make the laundry room into a Wasbar-type social space failed – the machines are just too noisy. So reducing the multi-function room (“hospitality/openness flagship”) to make space for a (noisy, needs to be soundproofed well with additional costs etc. etc.) laundry room is difficult to justify.
That leaves option 1. I think option 1 is the only viable way to go here. It preserves the August decision’s idea of an intimate space (a common 1-bedroom unit, but with lots of sunlit garden space) shared by Reeflings and guests, who share a living room and an opening onto the garden. The bedroom part of the Reef Zone has a wall, a door, soundproofing and good privacy. The multifunction room’s integrity is preserved, in line with our commitment to hospitality.
However, option 1 is underdeveloped. Clearly there is space for exploring creative solutions within option 1, and people care about them. Transparent walls? bedroom reconfigurable into a sitting space? Stealing 5 m2 from I1?
I have tried to argue why, as I see it, none of the three option was plenary material. My request is then to do the following:
- For the purpose of communication (for example in the upcoming presentation) we go with 1 as is. Reef Zone of 66 m2; I1 as it is now.
- Start a helping circle on the Reef Zone. The helping circle gathers input (much has been said in the last plenary) and prepares a well-thought through proposal that takes care of people’s concerns.
- Then it goes to the plenary, which approves it in 10 minutes.
Ping @reef-coordination and @Sarah as author of the proposal.