The economics of industrial building conservation projects in Pennine Lancashire Kate Dickson, Director, Heritage Works Buildings Preservation Trust
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The economics of industrial building conservation projects in Pennine Lancashire
Kate Dickson, Director,
Heritage Works
Buildings Preservation Trust
The economics of industrial building conservation projects in Pennine Lancashire
Kate Dickson, Director,
Heritage Works
Buildings Preservation Trust
Pennine Lancashire – in NW England
The typical Lancashire mill landscape
Whitefield, Pendle, Lancashire
© E
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ish
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itag
e
The typical Lancashire mill landscape
Weavers’ Triangle, Burnley, Lancashire
© P
aul B
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er A
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The typical Lancashire mill landscape
Nelson, Pendle, Lancashire
© E
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Her
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The typical Lancashire mill landscape
Weavers’ Triangle, Burnley
© P
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The typical Lancashire mill landscape?
The landscape close up
Brief for the study
• Explore the reasons for the lack of development of industrial (mill) buildings
• Question the perception that heritage designation is a development constraint
• Identify typical defects and costs of repair
• Explore end uses & assess possible end values
• Explore the means of bridging any ‘conservation deficit’
Study stakeholders
Study team
• Heritage Works BPT, with Ken Moth
• Robinson Building Consulting (structural engineers)
• Bernard Williams Associates (cost consultants)
• Gerald Eve LLP (chartered surveyors)
• Urban Splash (developers)
• Oxford Archaeology North (industrial archaeologists)
• Mattin MacLean Chartered Architects
Methodology
Typical defects – how much water has got in?
Typical defects – external
Typical defects - external
Typical defects - external
Typical defects - external
Typical defects - external
Typical defects - internal
Typical defects - internal
Typical defects - internal
Typical defects – elemental costs
FRAME (columns and beams)
Common defect Solution Indicative cost
Rotten timber beam ends
– usually due to water
ingress leading to
fungal/insect infestation.
Replace beam ends £1,000 - £1,500
per beam end
Rusted iron beams and
columns
Blast clean and prime £15 - £20/m of column or
beam (exc intumescent
protection or finishes)
FLOORS (upper)
Common defect Solution Indicative cost
Missing / weak floor
timbers & rotten boards
Replace joists
Replace floorboards
£15 - £20 per linear metre
£30 - £40 psm
ROOF
Common defect Solution Indicative cost
Slate / stone slate
Deteriorated roof
covering due to fixing
failure or theft of slates
and flashings leading to
water ingress and
consequent rot in roof
timbers
Remove roof covering
and battens and
replace incorporating
insulation and vapour
barrier
Blue slate: £100 - £125 psm
(plan area), assuming 60%
slate re-use. Includes felt,
ridge tiles etc
Stone slate: £200 - £250
psm (plan area), assuming
60% slate re-use. Includes
felt, ridge tiles etc
Repair costs depending on condition
Condition Typical repair costs per sq m
Very bad
Structural failure or signs of structural instability
Loss of significant areas of the roof covering
Major deterioration of the interior
Bulging walls; joists rotten
Severe wet and dry rot;
Uninhabitable / incapable of occupation
Mill £400 - £650
Weaving shed £650 - £800
Poor
Deteriorating masonry
Leaking roof and/or defective rainwater goods
Rot outbreaks and general deterioration of the
building fabric including external joinery
Mill £275 - £400
Weaving shed
£500-600
Fair
Structurally sound, but in need of minor repair
Showing signs of a lack of general maintenance
External joinery decayed, pointing partly eroded
Mill £150 - £275
Weaving shed £350 - £500
Good
Structurally sound and weather-tight
No significant repairs needed
No repair costs
Other physical constraints
Resolving site issues
Re-working the weaving shed
Repair & conversion costs toolkit
Multi storey mill Weaving shed
TOTAL GROSS INTERNAL AREA (sq/m) AREA
CONVERSION
TOOL
SITE COSTS SQ/FT SQ/M
Market value of property in existing condition 0
SITE COSTS £0
MILL REPAIR Multi storey mill
Condition (mark ONE condition with an 'x') FROM TO
Very bad £0 £0
Poor
Fair
Good
Multi storey mill Weaving shed TOTAL SITE
CONVERSION COSTS
FROM TO FROM TO FROM TO
CONVERSION COSTS £0 £0 £0 £0 £0 £0
FIT OUT (specify sq/m for each end use) Multi storey mill Weaving shed
Office
Residential
Retail - leisure
Car Parking within buildings
Light industrial
Managed workspace
TOTAL FIT OUT COSTS
FROM TO FROM TO FROM TO
TOTAL FIT OUT COSTS £0 £0 £0 £0 £0 £0
Market and potential end value
• Large supply of cheap industrial property
• Availability of cheap terraced houses
• Burnley Housing Market Renewal area
• Burnley house prices ranked the lowest; Rossendale 23rd out of 347 boroughs*
• Market weak; values low = substantial development deficit
* Residential Property Report 2010, Lancashire County Council
Bridging the development gap
• Demise of the Regional Development Agencies
• Local Enterprise Partnerships –limited funds
• Regional Growth Fund – all allocated?
• Homes & Communities Agency – spent up
• English Heritage grant – only for grade I & II*
• Charitable trusts – v. rarely fund private sector
• Cross-subsidising development potential limited
• The overall picture is rather bleak…..
So what can we do?
Effective prioritisation:
• Greatest heritage significance (OAN studies)
• Fewest physical constraints
• No ownership impediments
• Potential to contribute to regeneration
• Wide economic benefits – maintaining jobs
‘Down time’ tips
• Keep mill buildings in use; support occupiers
• Secure buy-in from stakeholders
• Feasibility studies & development briefs
• Explore ‘meanwhile uses’
• Investigate innovative delivery mechanisms
• Involve and support the voluntary sector
• Consider mothballing….
Using resources creatively
Victoria Mill, Burnley
© B
urn
ley
BC
Case study: Quaker Heights
Lob Lane Mill, Brierfield, Pendle - before
© B
arn
fiel
d H
om
es
Case study: Quaker Heights
Lob Lane Mill, Brierfield, Pendle - proposal
© B
arn
fiel
d H
om
es /
IWA
Arc
hit
ects
Case study: Quaker Heights
Lob Lane Mill, Brierfield, Pendle - after
© B
arn
fiel
d H
om
es
Thank you!
Kate Dickson, from 01 November 2011:
www.creative-heritage.net
Heritage Works Buildings Preservation Trust
www.heritageworks.co.uk
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