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CADOS, Mornington Hall

Mornington Hall has stood as a pillar of community life in Chingford for 100 years. Home to local charity CADOS, the hall has welcomed generations of performers, volunteers, and audiences through its doors — providing a place where people of all backgrounds can come together, create, and belong. But earlier this year, this much-loved space faced an uncertain future.

Location

Waltham Forest, UK

Faced with rising costs, an ageing building, and pressure from a large local authority, CADOS launched a campaign to save Mornington Hall — not just for their members, but for the hundreds of people who rely on it every week. And thanks to the unwavering dedication of their team, the backing of the local community, and crucial pro bono legal support from surveyor Fiona Brownfoot, of Hicks Baker, and with the additional support of Osborne Clark — matched through LandAid’s Pro Bono Programme — they’ve taken a vital step forward in securing its future.

For the last 20 years, CADOS has managed Mornington Hall under a full-repairing lease, committing to regular maintenance, managing high utility bills, and raising the £24,500 annual rent through community hire and fundraising. The building sees over 200 visitors each week and is open nearly every day, playing a critical role as a safe, inclusive and creative hub. The Local Authority wished to increase the rent on Mornington Hall to £85,000 per year and reduce the current 50 year lease to 5 years with a 3 month break clause.

The role of our Pro Bono Programme

Mornington Hall

The role of our Pro Bono Programme

With over 60 active performers, 20 patrons and a legion of volunteers, CADOS is more than a theatre group. It’s a reflection of the vibrant, diverse, and united community it serves. Its trustees represent a cross-section of society, with different races, ages, orientations, and neurodiverse perspectives all coming together to keep the organisation thriving.

But despite their efforts, CADOS faced mounting legal and logistical challenges as they sought to protect the hall’s future. With the pro bono legal guidance in place, CADOS were able to keep fighting.

Fiona’s contribution has been transformative. Fiona’s support enabled CADOS to navigate complex lease negotiations and gain clarity on their legal standing, giving the team the confidence and direction, they needed at a critical time.

Assisting charities with their commercial property issues is one of the most rewarding jobs that’s it’s my pleasure to undertake! Its frequently very interesting and unusual, and calls on all of one’s experience and expertise, but the most rewarding aspect is that the charities are so grateful for your input which makes the whole task very enjoyable.  Being able ‘give something back’ and utilise one’s talents (such as they are!) generates a ‘feel good’ factor which isn’t always present with non-charity clients!
Fiona Brownfoot MRICS, Director (Retail/Restaurant/Leisure) at Hicks Brown

Mornington Hall isn’t just a building. It’s a sanctuary for creativity, connection, and community. In times when young people are increasingly vulnerable to isolation and homelessness, spaces like this offer a vital safety net. By helping keep Mornington Hall open, Fiona and LandAid have helped preserve not just a venue, but a lifeline.

We believe in the power of property to change lives. Through the generosity of industry professionals like Fiona Brownfoot, and the resilience of grassroots organisations like CADOS, we’re making a difference, one building, one community, and one young life at a time.

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