Otley Civic Centre Feasibility Study Page 1 of 45 OTLEY TOWN COUNCIL: CIVIC CENTRE WORKING GROUP Civic Centre Business Plan Stage 1: Revenue Feasibility Study Executive summary 0 Introduction 0.1 Surely the building’s a white elephant: why not just sell it for development? 0.2 Background to this study 0.3 Further consultation 1. Preferred option for the development of the Civic Centre 1.1 Goals 2 Evidence for the business case 2.1 Community profile 2.1.1 Otley town 2.1.2 Otley’s urban and rural hinterland 2.2 Community facilities audit 2.3 Consultation 2.4 Contribution to wider regeneration 3 Examples of refurbished buildings from elsewhere 3.1 Buildings visited, business plans reviewed 3.2 Key learning points from other projects 4 Future uses of the Civic Centre 4.1 The Auditorium/Event Hall 4.1.1 Cinema 4.2 Other uses of space 4.2.1 Long term tenants 4.2.2. One off room booking: function room / office space / hot desk to hire by the day / hour 4.2.3 Café / Bar 4.2.4 Community use 4.2.5 Marketing and promotion 4.2.6 Staffing 4.2.7 Partners / stakeholders / sponsors
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Otley Civic Centre Feasibility Study Page 1 of 45
OTLEY TOWN COUNCIL: CIVIC CENTRE WORKING GROUP Civic Centre Business Plan Stage 1: Revenue Feasibility Study
Executive summary
0 Introduction
0.1 Surely the building’s a white elephant: why not just sell it for development?
0.2 Background to this study
0.3 Further consultation
1. Preferred option for the development of the Civic Centre
1.1 Goals
2 Evidence for the business case
2.1 Community profile
2.1.1 Otley town
2.1.2 Otley’s urban and rural hinterland
2.2 Community facilities audit
2.3 Consultation
2.4 Contribution to wider regeneration
3 Examples of refurbished buildings from elsewhere
3.1 Buildings visited, business plans reviewed
3.2 Key learning points from other projects
4 Future uses of the Civic Centre
4.1 The Auditorium/Event Hall
4.1.1 Cinema
4.2 Other uses of space
4.2.1 Long term tenants
4.2.2. One off room booking: function room / office space / hot desk to hire by
the day / hour
4.2.3 Café / Bar
4.2.4 Community use
4.2.5 Marketing and promotion
4.2.6 Staffing
4.2.7 Partners / stakeholders / sponsors
Otley Civic Centre Feasibility Study Page 2 of 45
5 The building’s ownership and management structure
5.1 Current ownership, asset transfer or lease
5.2 Options for an arms length organisation
5.3 Transitional arrangements
5.4 Future governance
6 The preferred option for future development
6.1 Town planning
6.2 Conservation
6.3 Building regulations
6.4 Access issues
6.5 Environmental sustainability
6.6 Theatre report (2008)
7 Revenue projections
7.1 Financial sustainability
7.2 Income and expenditure summary for first 5 years
7.3 Income and expenditure assumptions
7.4 Annual revenue projections – summary
8 Funding opportunities and strategy
9 Risk assessment
9.1 Public sector liability for cash flow difficulties
9.2 Lack of capacity to take the project forward
9.3 Lack of demand for proposed uses
9.5 Lack of car parking
9.6 Failure to get local buy in
10 Action plan
11 Conclusion
Otley Civic Centre Feasibility Study Page 3 of 45
Appendices
Appendix 1: Income and expenditure projections for first five years
Appendix 2: Event Hall: Year 5 revenue project
Appendix 3: Staffing
Appendix 4: Preferred option for future development (drawings and elevation)
from Pulse report, 2008
Appendix 5: Theatresearch consultancy report on the auditorium from Pulse
report, 2008
Appendix 6: Cinema options
Appendix 7: Community consultation July 2013
Appendix 8: Previous users
Otley Civic Centre Feasibility Study Page 4 of 45
“Old buildings resonate deeply, especially for those who have new ideas or want to
be innovative. That is why world-wide thousands of old buildings, some ordinary,
some extraordinary, some quirky and some grand have been put to new use. Think
of the houses, shops, warehouses, breweries; train, bus or fire stations; cement,
coal, textile, tobacco or steel factories; old markets or military barracks that have
been transformed into retail emporia, culture or experience centres, incubators and
company breeding grounds and as hubs for wider urban regeneration.”
Charles Londry, in New ideas need old buildings, a report by the Heritage Lottery Fund, 2013
“I’m less interested in demolition of old buildings. Because it’s amazing how new
things are soulless, even really interestingly designed new things so often don’t feel
soulful until they’re old. And so I’m quite interested in how you lean on, work with,
adapt [old buildings] and you end up with places that have a spirit. Even if they’re
not super treasures you can make them super treasures by the way you work with
them.”
Thomas Heatherwick, English designer described by Terence Conran as the ‘Leonardo da Vinci of our
times’, in an interview on the Today programme, 27 December 2013.
Otley Civic Centre Feasibility Study Page 5 of 45
OTLEY TOWN COUNCIL: CIVIC CENTRE WORKING GROUP
Civic Centre Business Plan Stage 1: Revenue Feasibility Study
Executive summary
This Revenue Feasibility Study represents Stage 1 of the Business Plan for Otley
Civic Centre. It is a first draft and is presented for discussion, constructive criticism
and further refinement.
The study considers whether the Civic Centre, once refurbished, can generate
enough revenue as a cultural, creative, entertainment and community facility to cover
its running and maintenance costs. The income and expenditure projections in the
study are supported by evidence from similar venues elsewhere. A realistic budget
has been allocated to ensure that the building’s fabric, services and finish can be
maintained over a 30 year lifecycle. This will prevent the need for further public
subsidy at a future date and will remove the burden of maintenance responsibility
from Leeds City Council.
The capital costs of refurbishment are to be dealt with separately.
Objectives
To make the Civic Centre financially sustainable, it is proposed to:
Provide a large town centre venue with a flexible 400 seat auditorium space that
can offer moveable raked seating and stage or flat floor, with a full range of
supporting facilities: technical equipment, dressing rooms, attractive public foyer,
café and bar, access lifts, etc. The auditorium was under used for at least 15
years before closure due to access and fire safety issues that refurbishment will
resolve. No other venue in Otley offers comparable facilities.
Develop diverse uses of this and other spaces in the building that will generate
enough income to cover the running costs of the building, including staff, over a
30 year lifecycle.
Build local users/audiences through energetic marketing and promotion to
achieve maximum use of the spaces the building offers.
Otley Civic Centre Feasibility Study Page 6 of 45
Offer facilities for community activities and events, at affordable rates, alongside
commercial income-generating activities.
Seek links and partnerships with a range of stakeholders (e.g. Leeds City Council,
Otley Town Council, Otley Town Partnership, Otley Chamber, Otley Bid, Otley
Courthouse, individual local businesses, other agencies involved in regeneration,
etc.) to promote the Centre and the town as a visitor destination, raise the profile
of the area, and attract future inward investment.
The aim is to complement rather than compete with the Courthouse Community Arts
Centre, and there have been initial discussions with the Courthouse on possible
areas for collaboration.
National research shows that a large, successful events venue would have practical
spin-off benefits for the wider economy: it will enhance the offer to visitors and
tourists, providing an all season venue for festivals, fairs and other entertainment and
cultural events. It will help support the people working in the local cultural and
creative sector, with spillover benefits to other businesses offering visitor services
like restaurants, accommodation, bars, cafés and retailers, so contributing to the
economic vibrancy of the town. And it reduces the leakage of local money to
elsewhere: when Otley residents travel to Ilkley, Harrogate, Leeds or Bradford for
cultural and entertainment events, they also take their retail spending.
Future governance
The building is owned by Leeds City Council but is assumed that the Town Council
will be responsible for the the building after refurbishment. The two councils will need
to agree an appropriate legal and management structure for this to happen. The
Town Council’s preference is for an arms length politically independent legal entity,
such as a development trust or charitable company limited by guarantee, which will
protect the use of the building into the future for the benefit of the local community.
Revenue projections
Vigorously promoted and marketed as an arts and entertainment venue, with a
budget allocated for a Business and Creative Director to oversee this, it is estimated
that the flexible 400 seat auditorium space could within 5 years achieve a 72%
occupancy rate and generate around £179,000 in Year 5, or 78% of the annual
income required to cover the full costs of running the building. These costs include
Otley Civic Centre Feasibility Study Page 7 of 45
full maintenance of fabric, services and finishes over a 30 year lifecycle, a marketing
budget, team of staff, and training and development.
Other uses of the spaces in the building that will generate income include:
long-term tenants (e.g. East Street Arts has expressed interest in a 5-10 year
lease of studio space)
One off room booking: function room / meeting room / office space / hot desk to
hire by the day / hour for community and business use
lease of the Café and Bar, tendered in the first instance to local proprietors
The feasibility study shows that the building will run at a deficit in the first few years,
but by around Year 5 and thereafter the deficit will equate more or less to the
repayment of the Public Works Board loan.
The revenue projections show the deficit in Year 1 is expected to be around £69,000.
This includes the Public Works Loan Board loan repayment of £30,000 pa. The
deficit will reduce over 5 years so that projected annual income in Year 5 is
£229,494, and expenditure is £265,863, a deficit of £37,169.
The income will be supplemented by a transfer from Otley Town Council to cover the
Public Works Loan Board loan repayments and the reducing annual shortfall. From
Year 5 onwards this is projected to be between £2,000 and £7,000. It is proposed
this arrangement is be guaranteed through a leasing contract whereby Otley Town
Council commits to a fully maintaining lease and then sublets the Civic Centre to a
charitable trust that will run the building. Before committing to this agreement, Otley
Town Council would need any final business plan and leasing contract to be
reviewed by an external auditor. It is also proposed that the Town Council commits to
the higher levels of support required by Otley Civic Centre during Years 1-4 and, in
preparation, is in the process of building substantial capital reserves, projected to be
£38,000 by 2014/15 and increasing in subsequent years. This will prevent the need
for a precept rise to cover a subsidy to run the building during Years 1-4.
If this Stage 1 Revenue Feasibility Study is accepted, the second stage of the
business plan should identify sources of funding that will support specific aspects of
the project’s development, and help to reduce the revenue gap. This work will
become the responsibility of Trustees and the Business and Creative Director once
Otley Civic Centre Feasibility Study Page 8 of 45
in post.
Otley Civic Centre Feasibility Study Page 9 of 45
0 Introduction
This feasibility study represents Stage 1 of the proposed business plan for Otley
Civic Centre. The building is owned by Leeds City Council and was run by Otley
Town Council until it closed in 2010. The aim of this feasibility study is to consider
whether the Civic Centre, once refurbished, can generate enough revenue as a
cultural, creative, entertainment and community facility to cover its running and
maintenance costs.
The capital costs of refurbishment are to be dealt with separately from this study of
the revenue projections. When Otley Town Council established the Civic Centre
Working Group in May 2013, Leeds City Council asked the group to focus on
whether the building could generate enough revenue to be financially sustainable.
0.1 Surely the building’s a white elephant: why not just sell it for development?
Otley Civic Centre is a Grade II listed heritage building with large interior spaces
designed for public use in the 19th century. The building has symbolic value for local
people. As the former Mechanics Institute, former home of the Town Council, and
above all as a previously well-used community facility, it is widely regarded with
affection, a physical symbol of the rich and diverse personal memories of events
attended and times spent within its walls. From intimate memories: “I had my first
kiss on the dance floor”: “I had my wedding reception here”, to collective community
memories of success and achievement: ‘Folk Festival now ranks amongst top three
in country’ (Wharfedale Observer, 22 Sept 2005) – the building is part of the town’s
sense of place and history.
As well as the Civic Centre’s cultural value to the town, it is also an important
architectural landmark, located as it is on the gateway to the town centre from the
east, facing onto the historic Cross Green with its Maypole. It is no accident that this
site was chosen for a major civic building, and its location is no less significant today.
Architecturally, the building has the external presence and dignity to read as a major
public building, appropriate to the size and status of the town, and internally, has a
large, purpose-built, dignified but adaptable auditorium not available elsewhere.
In the present economic climate, many councils are reviewing and consolidating their
assets, and selling off buildings that they no longer need or cannot support. Some
old building lend themselves to conversion for new uses such as housing or offices,
others are far more difficult. The size of the interior spaces and the protective Grade
Otley Civic Centre Feasibility Study Page 10 of 45
II listing make the Civic Centre uneconomical to convert for housing or offices.
Developers would not be interested such a project and given its historic importance,
consent to demolish it is very unlikely.
So the town and city council are faced with the question: ‘Can a sustainable use be
found for this large disused heritage building in the centre of Otley?’
If a sustainable use cannot be found for the building, the City Council as the owner
has a duty of care to maintain the empty Grade II listed building in a weatherproof
state, so the building will continue to consume public resources.
This feasibility study represents the first stage of the business plan: it considers
whether future uses for the building can be found that will generate enough annual
revenue to make it financially self-sustaining.
This study takes place in the wider context of Otley Town Council’s work on the Otley
Neighbourhood Plan (NP), which will take place over the next 2 years. The Plan will
help to shape future developments and enhance the unique character of Otley’s
Conservation Area. The NP provides an opportunity for the Civic Centre
refurbishment to be considered as part of a whole town vision for future
development.
0.2 Background to this study
The feasibility study has been developed by the Town Council Civic Centre Working
Group. The study builds on:
the 2005 feasibility study1 and 2008 development plan2 commissioned by the city
and town councils respectively on the future use of the building,
an initial consultation exercise in July 2013 (see 2.3)
fact-finding visits to similar projects in Yorkshire, Northumberland and Lancashire
(see 4)
analysis of business plans where projects have kindly made them available
(see 4)
internet research to compare other venues of similar size and the programme of
events they offer
an initial round of consultation with the local community in summer 2013.
Otley Civic Centre Feasibility Study Page 11 of 45
0.3 Further consultation
Although this feasibility study included an in initial round of consultation, the
proposed next stage of the project (see 10 Action Plan) will require a second round
of detailed research and consultation with the fullest range of current and potential
stakeholders, users, and supporters in order to refine the proposals for future uses of
space outlined in Section 4. This is a prerequisite to specifying the final architectural
brief in detail.
1. Preferred option for the development of the Civic Centre
The proposed business case for the building represents a step change: to be
financially sustainable, future use will need to be very different from the past.
Previous levels of public subsidy from city and town councils are no longer available
to run the building, and local residents and council tax payers would be unwilling to
support such a level of long-term subsidy. Alongside its role of providing facilities for
the community, and to be able to fulfil this role, the building will need to generate
enough revenue to cover its running costs.
1.1 Goals
The broad goals of the Civic Centre will be to:
contribute to a vibrant creative and cultural economy in the town
promote community cohesion by providing community facilites
contribute to the economic vitality of Otley Town Centre.
Specific objectives are to:
Develop diverse uses of the building that will generate enough income to cover
the long term running costs of the building, including staff.
Provide a large town centre venue with a flexible 400 seat auditorium space that
can offer raked seating and stage or flat floor, with a full range of supporting
facilities: dressing rooms, attractive public foyer, café/bar, access lifts, etc.
Build local users/audiences through energetic marketing and promotion to
achieve maximum use of the spaces the building offers.
Offer facilities for community activities and events, at affordable rates, alongside
commercial income-generating activities.
Provide opportunities for enterprise development (e.g. in uses of the auditorium,
studio and office spaces and café/bar)
Otley Civic Centre Feasibility Study Page 12 of 45
Work with providers of services to young people to identify demand for and
develop activities and facilities that will engage and include this age group, for
whom there is a lack of leisure/entertainment facilities in the town
Seek links and partnerships with a range of stakeholders (e.g. Leeds City Council,
Otley Town Council, Otley Town Partnership, Otley Chamber, Otley Bid, Otley
Courthouse, individual local businesses in the creative, entertainment and retail
sectors) to promote the Centre and the town as a visitor destination, raise the
profile of the area, and attract future inward investment.
Developing partnerships where possible and strong links with other organisations is
essential as the Civic Centre, successfully promoted and marketed as a creative,
cultural and community venue, can directly contribute to the local economy:
growing audiences and markets for Otley’s creative and cultural enterprises
expanding and enhancing Otley’s offer to visitors and tourists, with all-weather
events that will increase the numbers of visitors to the town throughout the
calendar year
showcasing Otley’s tourism offer through events and exhibitions, promotions in
the café/bar, and signposting visitors to local retailers, creative producers and
other businesses
increasing the proportion of leisure spending that stays in the town, and thereby
food, drink and retail spending as well.
The Civic Centre facilities will be complementary to facilities supplied by the
Courthouse Community Arts Centre, and the aim is to work collaboratively with the
Courthouse. The Working Group has held initial discussions with the Courthouse on
possible areas for collaboration, such as a joint ticketing system.
2. Evidence for the business case
2.1 Community profile
2.1.1 Otley town
Otley had a population of just under 15,000 at the 2001 census.3 The population is
due to grow as the priority of the Leeds Local Development Framework Core
Strategy to is to direct new housing towards the main urban area followed by major
towns such as Otley.
Otley Civic Centre Feasibility Study Page 13 of 45
The Otley population has a higher proportion of people aged 40-60 than the Leeds
average, with a slightly larger than average older population, and a lower than
average proportion of people in their twenties and thirties. Population data is
available separately for the areas north and south of the river in Otley.4 Acorn 2010
profiles (based on census, lifestyle and other survey data) divide neighbourhoods
and postcodes into five broad economic categories. Combining figures for north and
south of the river, the Otley population overall falls into 3 main categories:
‘comfortably off’ (46%)
‘hard pressed’ (22%),
‘wealthy achievers’ (19%).
The proportion of people in other categories is smaller:
‘moderate means’ (6%)
‘urban prosperity’ (7%).
The town has a range of smaller arts, cultural, and entertainment venues and
activities and a higher than average proportion of home workers and small
businesses involved in the creative sector. In the last five years the town has seen a
growth in music groups and activities that need performance venues (Otley Brass
Band, Otley Chamber Orchestra, The Woolpack Studio), and the opening of two new
art galleries.
2.1.2 Otley’s urban and rural hinterland
Otley sits at the north west end of Leeds Outer North West Area, which has a total
population of just under 88,000. Compared to the Leeds average, Outer North West
has a very high proportion of residents who are ‘wealthy achievers’ and ‘comfortably
off’ – 73% of the total population.5
Sitting on the western edge of Yorkshire’s ‘golden triangle’ (Harrogate/ North Leeds/
York), with Ilkley to the West and right on the border of North Yorkshire, Otley has a
relatively affluent rural hinterland population who regularly use Otley Waitrose and
visit the monthly Farmer’s Market.
The Acorn population profiles suggest there is arts and entertainment spending
capacity within the town and hinterland population. The continuing success of Otley
Courthouse, growth in orchestra activities, opening of the Woolpack music centre
and two new art galleries, and opening or refurbishment of five pubs and bars in the
Otley Civic Centre Feasibility Study Page 14 of 45
town since 2010, in the face of a recession, are all further evidence of interest in local
spending on arts and leisure activities.
There is also evidence of cautious optimism on the business front. A 2013 survey of
businesses by the Leeds North West MP6 found that although 46% of the 97
businesses who responded said the state of the economy was a barrier to growth, 4
in 10 respondents (40%) thought their business would improve in the next 12
months.
2.2 Community facilities audit
Many of the groups who previously used the Civic Centre have found alternative
meeting rooms. With the exception of Otley Museum, tenants have also found
alternative accommodation. Otley has a range of halls and meeting rooms for hire,
mostly attached to churches or schools. No other venues, however, are directly
comparable with the flexible 400 seat auditorium space, office and studio spaces that
would be offered in the refurbished Centre. Below is a summary of the facilities
offered by town centre halls, and information from the Pulse report on available office
space in 2008.
2.2.1 Town centre halls
An initial review identified these central venues with hall space in Otley:
Otley Methodist Church Hall is the largest comparable venue with 400 seats,
including the gallery, full sound system and induction loop. It has a fixed dias
stage and no tiered seating, a kitchen, but no alcohol is permitted.
Otley Courthouse has an established arts and entertainment programme, a small
auditorium which holds a maximum132 seated theatre style, or 200 standing, bar
and café, and other small meeting/activity rooms.
Bridge Street Church Hall has a maximum capacity of approximately 120 seats.
Because of the limitations of size or catering offer, none of these town centre venues
are directly comparable with the proposed Civic Centre multi purpose 400 seat event
hall and supporting facilities.
2.2.2 Office space
In 2008, the Pulse study found from contacting commercial agents in the town that
there were few offices to rent in the town centre: much existing office provision was
owner occupied by small businesses or sole traders such as accountants and
Otley Civic Centre Feasibility Study Page 15 of 45
solicitors, and most office accommodation was located above shops at first floor
level. The agents contacted in 2008 thought that high quality office accommodation
in the town centre should be easy to market and rent, especially small units linked to
other facilities such as meeting and training rooms. 7 Further work is needed to
identify how far this potential demand has changed in the current economic climate.
The 2008 findings, however, echo the situation in Hebden Bridge where the recent
Town Hall development has helped to provide office space, business facilities and
development support for small businesses in the town.8
2.3 Consultation
In summer 2013, the Town Council organised the ‘Your Centre, Your Say’
consultation on the future of the building. This consisted of:
An article in the local paper, posters in the Town Council display windows, and a
letter and briefing sheet to community organisations on the Town Council
database, publicising the consultation and inviting people to submit their views
through several channels.
A Listening Panel – an afternoon and evening session where interested parties
could book an appointment to discuss their needs and aspirations for future
facilities with members of the working group. A total of nine appointments were
requested by local organisations and individuals to discuss their views, and one
organisation sent a written submission.
A Facebook page posted on 25 June invited views on future uses. The page
reached 3,163 people on the first 2 days of posting, with an average reach of 123
per day from 25 June to 9 July. 178 people liked the page and 29 posted
comments.
Posters and suggestions boxes in Otley’s three supermarkets.
In total the Town Council received around 130 responses from the public to their
invitation to comment over a three week period. (This is a better level of response
than that of the previous Pulse ‘public consultation evening’ which yielded only 13
public responses in 2008). The majority of comments showed a positive level of
interest in the building’s future. The most frequent suggestions were:
Cinema 16
Youth facility 16
Concert / live music venue 11
Otley Civic Centre Feasibility Study Page 16 of 45
Theatre Space comedy shows etc 8
Otley Museum 7
Function rooms for hire e.g. weddings 6
A total of eight different types of sports/fitness facility were suggested. Ten
responses favoured either demolition, permanent closure or sale. Details of all the
responses are set out in Appendix 7.
As already flagged up, the second stage of the project will require a second round of
research and consultation with stakeholders, potential users, and potential
supporters, as a prerequisite to refining use of spaces and specifying in detail the
final architectural brief.
2.4 Contribution to wider regeneration
In terms of the wider economic benefits of a major cultural and entertainment venue
for Otley, a recent national survey by the Centre for Economics and Business
Research (CEBR) for Arts Council England has analysed the mechanisms by which
arts and cultural amenities contribute to wider economic regeneration:
The regeneration effects of investment in the arts and culture
ECONOMIC SOCIAL ENVIRONMENTAL
Employment Increased social capital Re-use of redundant buildings
Inward Investment Change in perception of area
Increased sense of public safety
Attracting a skilled workforce
Volunteering Reduced vandalism
Property values Residents’ confidence Pride in place
Visitor and resident spending
Community cohesion
Educational achievement
Improved health and wellbeing
Crime reduction
Source: Centre for Economics and Business Research, The contribution of the arts and culture to the
national economy, May 2013, p.88
The CEBR report notes that, while the exact mechanisms driving regeneration vary
with the past and current circumstances and location of individual amenities, local
investment in the arts and culture can as a rule be expected to vitalise local
Otley Civic Centre Feasibility Study Page 17 of 45
commercial creative endeavour and businesses. It also pinpoints the potential
benefits to the wider local economy:
“Other sectors of the local economy also benefit from direct spillovers. For example, those offering visitor services like restaurants, hotels, bars, cafés and retailers all benefit from the spending of visitors to the local arts and cultural attractions. Furthermore, new projects in the arts and culture could attract significant media attention, thus increasing the area’s profile and drawing even more visitors to the locality. The money these visitors spend as a consequence of their trip to the arts and culture attraction spreads through the broader economy, sustaining local jobs and businesses.”9
Further key findings10 of the report are:
arts and culture generate more per pound invested than the health, wholesale
and retail, and professional and business services sectors
the economic contribution of the arts and cultural sector has grown since 2008,
despite the UK economy as a whole remaining below its output level before the
global financial crisis.
The CEBR findings reinforce a 2009 Local Government Association Report, Investing
in creative industries which found that creative industries are increasingly considered
as one of the sectors likely to be a future source of jobs, innovation and
productivity.11
In short, these findings translate into practical benefits for Otley: a successful events
venue will enhance the offer to visitors/tourists, draw more all-season visitors,
providing a winter venue for festivals, fairs and other entertainment and cultural
events. It will help support the people working in the local cultural and creative
sector, with spinoff benefits to other business, so contributing to the economic
vibrancy of the town. And it reduces the leakage of local money to elsewhere: when
Otley residents travel to Ilkley, Harrogate, Leeds or Bradford for cultural and
entertainment events, they also take their retail spending.
3. Examples of refurbished buildings from elsewhere
As part of the feasibility study research, members of the Working Group visited
several projects that have successfully redeveloped historic buildings as community
and cultural facilities. This has helped provide a realistic assessment of maintenance
Otley Civic Centre Feasibility Study Page 18 of 45
and running costs, income generation, governance and management issues, what
has worked well for other projects, and the pitfalls to avoid. Otley Town Council
would like to thank all the people involved in those projects who so generously gave
us their time, knowledge, experience and advice, hard facts and figures to guide us,
and tea and biscuits!
3.1 Buildings visited, business plans reviewed
Dukes Theatre, Lancaster
A church in the centre of Lancaster, converted in 1971 to become home to a
building-based producing theatre and an independent cinema, with public spaces
including a café, at a cost of £108,000. A registered charity, it achieved an earned
income of more than £975,000 in 2012 – 62% of annual turnover. The Dukes attracts
visitors to the district, 57% of bookers in 2012/13 came from outside the area. In
2011/12, 38% of annual income came from core funding partners, Arts Council
England, Lancashire County Council, Lancaster City Council and Creative England.
Queen’s Hall, Hexham
The Queen’s Hall is an early Victorian building in the Centre of Hexham. After
refurbishment it opened as an arts centre in 1983 with a 350-seat theatre and two
galleries, under local authority control. It was handed over to a charitable
organisation, Queens Hall Arts, in 2001. The building is shared with tenants Hexham
Library and the Exchange Café. Queen’s Hall’s resident theatre company Théâtre
Sans Frontières is based in offices at QHAC and opens all of its shows in the
Theatre.
The Centre has established itself as a strong base for an extensive range of artistic
activity, attracting the best international and national artists from music, drama,
dance and national touring comedy to non professional shows put on by local
community groups. Queen's Hall also provides office space for Hexham Book
Festival and English Heritage curator Judith King.
QHA receives regular financial support from Northumberland County Council, Arts
Council England and Northern Film & Media. It also provides an arts outreach
service to a large part of rural Northumberland. QHA provided the Civic Centre
Working Group with a copy of their Business Plan 2012–2015.
Otley Civic Centre Feasibility Study Page 19 of 45
Members of the Working Group who visited QHA were immediately struck with the
quality of the building, its presence in the Town, the way in which the welcoming
foyer and clear circulation related to the Café and Auditorium spaces. They were also
immediately inspired by the possibilities of what could be achieved in Otley Civic
Centre to achieve the same results.
Community Centre, Hexham
Built in 1899 as an annexe of Hexham Abbey and used for church related activities,
the building was bought by Hexham Community Association, a charitable trust, in
1962, and maintained and upgraded on an ad hoc basis over the years with support
from Northumberland County Council.
In 1990 the building was nominated by the Town Council for major refurbishment as
a community facility. The £300,000 refurbishment was completed in 1997 with grants
from the National Lottery and several other major charities. The Hexham and
Tynedale Community Trust was set up to run the new Centre which has three halls,
the largest of which seats 200, meeting rooms, a range of weekly activities, and
several tenants. The Centre is well-used and demand for space is growing.
Pocklington Arts Centre
Pocklington Arts Centre opened 2000, following an intensive period of fundraising to
support the funds provided by Pocklington Town Council to purchase and refurbish
the former Ritz cinema.
The Arts Centre offers a programme of film, music, drama, dance, lectures,
workshops and exhibitions. It provides conference facilities and hire opportunities for
business, and is used regularly by local charities and community groups. Pocklington
Arts Centre operates independently of Pocklington Town Council, as a not for profit
organisation, and it achieves its objective to break even.
The local community is heavily involved in the management and operation of the
venue, principally through the Friends of Pocklington Arts Centre (a registered
charity) and there is a stated aim to involve as many people as possible in the area
as participants. The Friends provide volunteer staffing for box office, auditorium
duties and leaflet distribution.
Otley Civic Centre Feasibility Study Page 20 of 45
Hebden Bridge Town Hall
Hebden Bridge Town Hall is the first community-owned Town Hall in the north of
England. Hebden Bridge Community Association considers the project to be a
symbol of what a community can do when it pulls together with a common ambition
and vision. The Grade 2 listed Town Hall was built in 1897, and has had many
functions over the years, including home of the local fire station and council offices.
In 2010 the Hebden Bridge Community Association (HBCA) was formed and
acquired The Town Hall from Calderdale Council through an innovative Asset
Transfer Scheme.
HBCA’s vision was to transform the barely used building falling into disrepair into a
state-of-the-art centre for community and creative enterprise – putting it back at the
centre of the town’s civic life. They went on to raise £3.7m for a major development
on the site, funded by the European Regional Development Fund, Community-
builders, Heritage Lottery Fund and Key Fund. The 1960s additions to The Town Hall
were knocked down to create a space for a major new modern extension to sit
alongside and complement the original building.
In 2012, a large new contemporary community and business building was opened
offering a range of spaces for community, enterprise and recreational use. The new
Town Hall combines a range of services for local people and creative businesses
that reflects the Town’s dynamic, independent spirit. Offering state of the art fibre
optic wi-fi, a range of office units for businesses, a light and airy cafe and one of the
largest conferencing and event venues in the Calder Valley, the new Town Hall now
buzzes with activity at the heart of Hebden Bridge’s community life. The Town Hall
receives no grant funding and generates all its income through trading. The
organisation is supported by around 600 Friends of The Town Hall. The HBCA
website has a library of useful documents, including annual reports and the business
plan submitted to the European Development Fund, available at
www.hebdenbridgetownhall.org.uk.
Hebden Bridge Trades Club
The Trades Club was built in 1923, when Hebden was a thriving centre for the cotton
industry, as a joint enterprise by half a dozen local trades unions.The unions levied a
one penny contribution from each member per week, and when finally built, the
building was equipped with a fully sprung dance floor for the purposes of ballroom