The economics of industrial building conservation projects ... · PDF fileThe economics of...

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

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Weavers’ Triangle, Burnley, Lancashire

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Nelson, Pendle, Lancashire

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Weavers’ Triangle, Burnley

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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 - 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)


Missing / weak floor

timbers & rotten boards

Replace joists

Replace floorboards

£15 - £20 per linear metre

£30 - £40 psm

ROOF


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….

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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