Feasibility Study

Lava Ignite / Proctor’s Works 22a-24 Hammerton Street Burnley BB11 1NA

September - October 2016

Hussain Architectural Design Ltd

 

 

Project: This feasibility study will focus on the Grade II Listed building which was formerly Lava Ignite nightclub, also known as Proctor’s Works mill. The address is 22a-24 Hammerton Street and it is situated within the town centre boundary of Burnley, Lancashire. This building has also been known as ‘Cow Lane Mill’ as can be seen on the 1851 Ordnance Survey map of this part of Burnley, and also ‘Hammerton Street Iron Works’ on the 1892 map.

The intended proposal for this building is to convert the internal spaces into luxury one bed and two bed apartments with scope to utilise any leftover space within the basement level for a commercial use, which would be suited for this part of town and for the space available. The building is currently empty and unused.

This study: This study will use local knowledge and research to gage the best outcome for the new use of the building. It will explore the possibilities available to bring the Grade II Listed building back into use after nearly 3 years of being left empty and unused after the closure of the nightclub in early 2014.

Each potential use will be scrutinised to value its viability, taking into account the location of the building and its surroundings, the importance and heritage of the building and how it can affect any future uses, as well how each use would fit in with current trends and Burnley’s Local Plan.

 

  Location of Lava Ignite/Proctor's Mill in Burnley Town Centre

Location and Importance: Being within the town centre boundary, the building is heavily desired to be in use by the local authority as well as the people of Burnley. The building and its iconic circular chimney provide a beacon for the town and is situated in a prominent location on the corner of one of the gateways into the town centre. The sheer size and capacity of the building and the gravitas of the chimney make it hard to miss and create a real sense of heritage for the place as you walk by the structure and stand next to the towering almost 200-year old sandstone engineering marvel. This alone can show the importance this building has for the area and its Listed status proves this further.

The current boarded up windows and desertion the place has can tarnish the rest of the town giving the feeling of sadness and neglect to an area that once was the thriving heart and success of Burnley as a former mill town. Which is why it is essential this asset is brought back into use as soon as possible.

From 1998 – 2002 the building was selected to undergo extensive structural works and repairs to ensure the building was protected and put back into use. Around £3million was spent on the building with help and grants from English Heritage. The amount of money and time spent on this building proves how important the structure is to Burnley and why it is crucial that it is again brought back into use.

 

  Separate Areas of Lava Ignite/Proctor's Mill

Previous uses: Exploring the previous uses of the building will help us understand why similar uses could not work and why they haven’t been sustained. It will also help us understand the history of the building and whether any patterns emerge to distinguish the best outcome and new use for the building.

Cotton spinning mill- built between 1827 and 1844 on the West bank of River Calder, it was purposely built for the spinning mule machines during the boom of the textile industry. This trade was popular during the 19th century but as technology advanced, the need for cotton spinning mills declined and as such, there is no need for this use now.

Iron works & Foundry- The cotton spinning mill was taken over by James Proctor in 1882 to manufacture patented Proctor’s Mechanical Stokers. These were revolutionary in the steam power industry as it meant the power supply could be continuous and automatic. There was also a foundry built to the South of the mill as part of the ironworks. However, as the need for steam power declined, the company moved onto other premises and the foundry became redundant in 1987. Similar works are now usually found at industrial units on the outskirts of town and not within a town centre boundary.

Roller skating rink- The invention of roller skates sparked a trend in the 1870’s and again after 1909 when the design was improved. This meant there were many skating rinks built across the country with at least 8 recorded in Burnley. The skating rink at Proctor’s mill was purpose built in the late 19th century before 1892 when it appears on the map. The skating rink remained in use until the fad died out after the First World War. Nowadays people have different hobbies and roller skating is not

 

 

1848 map showing mill in existance

1851 map showing the chimney and engine house

as popular as it once was, with this as well as sport recreational facilities being based out of the town centre, this use cannot be a viable option for the building again.

Hotel- There was a planning application submitted that changed the engine house to the North into a hotel. The building was altered as such but never actually opened as a hotel. The rooms are now currently used as offices, with each one having its own ensuite. The proposed hotel also included the change of use for the nightclub next door that would include the original mill and the former skating rink to the South. With this in mind, it doesn’t seem surprising that the hotel never opened. Burnley hasn’t had a good history with hotels ever since its expansion during the textile era, with investors from out of town staying in the Ribble Valley hotels and being brought into Burnley via horse and cart. The hotels in Burnley currently are on the outskirts of the town centre and are purposely built for their use which is generally preferred. With Burnley not being a tourist destination, the need for a town centre hotel does not have any merit.

Night club- Burnley has had an active night life since late night drinking and dancing became a regular part of people’s social activities. As the night life in Burnley increased, the introduction of a large night club and re-use of an empty building was seen as a positive move for the town. The club opened up as ‘The Works’ and also as ‘Chicago Rocks Café’ and was successful as a bar and nightclub. The building was also refurbished as ‘super-club’, Lava Ignite, encouraging the opening of other clubs around this part of Burnley and this became the main area for Burnley’s night life.

In the months leading up to the night-club’s closure, various other bars and clubs also closed as drinking habits and laws changed; many of which were very popular and long-established bars like Walkabout and

 

 

Barcode. It is generally thought that young people are drinking less now than before, and late licences mean bars and clubs are opening later so people are heading into town later leaving clubs and bars paying for staff with no customers to support the income. It is also more common now for people to drink at home due to alcohol prices rising, so less money is spent in bars and clubs and they struggle to survive.

The size and scale of Lava proved difficult to fill in the months leading up to its closure with four different bar areas but sometimes only the one open to accommodate the dwindling crowds of Burnley’s nightlife. As a result, no other nightclub investor has taken up the building to bring the night club back to life. Other clubs around the area that closed at a similar time to Lava Ignite, have since been re-opened again as new bars and clubs. These premises are on a much more manageable scale, and have local owners; aspects which could help them survive the changes Burnley’s night life is going through. A similar use does not appear to be a viable option for this building, at least not as a whole unit.

Offices- As previously mentioned the North part of the building which used to be the engine house is currently in use as solicitor’s offices. However, not all the offices are in use and many are holding archive files and solely used for storage. It is now the trend for solicitor’s and similar professional firms to move their offices out of town as online forms and storage are becoming the norm. Town centre rates and ease of connection online also warrants the need to be in the town centre for these companies void.

 

 Identifiable Sectors in Burnley Town Centre from Council's Preferred Options Plan

Other uses: The previous uses of the building are also unfeasible as times have changed and these uses are no longer required. To keep the building sustainable, a new use is to be proposed for Proctor’s Works.

Health care and clinics- A town centre location such as here does not lend itself to a medical facility. It is much more preferred that these types of buildings are purpose built to ensure the necessary requirements are met and structural and spatial constraints of an existing building do not hinder them.

Industrial uses and Storage- It is essential this building becomes in full use and occupied with people frequently coming and going to bring the building back to life. As a part of a gateway into Burnley town centre and its iconic chimney, the building has the identity as a beacon for the town and the new use needs to reflect that. Industrial units and storage are much more suited to warehouse type properties situated away from the town centre.

Sports and recreation- Although there has been a sudden surge in gym facilities around Burnley, sport centres and similar recreation services are not generally suited in town centre locations due to the amount of space and outdoor elements they require. In the past few years Burnley has seen at least four new gyms open in and around the town centre within a 1.3km of each other including: DW Gym Group, Xercise4Less, Lifestyle Fitness and St Peter’s Gym (Burnley Leisure).

 

 

Cinema/ Entertainment/ Theatre- Burnley already has a cinema and a theatre that are very successful and have been well established for several years. As with many other uses, the need for parking should be considered and there are limited spaces available connected to Proctor’s Works.

There has also recently been a major planning application granted permission for a retail and leisure sector at the former Pioneer car park site to the North of Burnley town centre. The town is slowly starting to form different areas to help give each part its own identity. With the entertainment sector already recognised, this use doesn’t seem fitting for the building.

Retail- Similarly, Burnley already has a strong retail presence in key areas of the town centre and it is required that all retail spaces are grouped together to ensure success for each of the shops. Proctor’s Works is located on the edge of the town centre boundary and is too far from the main shopping zones. The new retail planned toward the North of the town centre will also create a further separation from this building as the retail sector spreads Northwards.

Museum or gallery- The heritage and history the building has could lend itself to become a museum or gallery for Burnley, highlighting its origins and success as one of the most successful textile towns of the 19th century. A cultural change could be good for Burnley as it is something the town lacks as there isn’t an identifiable area of Burnley that reflects this. However there needs to be a strong desire and a lot of interest for something like this in order for it to work and be economically sound. It would also need plenty of support for this to be viable if taking on the whole of the building. There is also a lack of original features inside the building that could form part of the museum or gallery due to the

 

 

amount of changes the building has already been through which could prove difficult to make it successful as a museum or gallery.

Restaurant or café- Burnley has limited restaurants and the cuisine types available are limited. There are plenty of cafes and small day-time eateries, and also many takeaways for late night refreshments. But only a handful of restaurants. A restaurant or specialist café could work in this location however it would only be successful as part of the complex and not covering the whole building as the size is just too big for one restaurant.

Offices- After looking at the existing offices in the engine house and top floor of the original mill, the fact that a lot of these are empty shows the struggle it would be if any of the other part of the building was to be offices too. The building is simply too large to accommodate more offices and the need for town centre offices is slowly on the decline. It would not be a worthy future venture.

There are also various sized offices to let at ‘Hammerton Chambers’ directly across from the building. These are also vacant so adding to the competition and amount where there’s already a lack of occupied offices does not make viable sense.

As many professional companies leave town centres and base themselves elsewhere, the buildings left behind remain empty and a new use for them is a difficult task. There is a pattern emerging that many of these empty buildings are changing to residential use as town centre home locations are increasing in demand due to difficulty for young people to get onto the housing ladder and being nearer town centre amenities being preferred. This is also being preferred by the Local Authorities.

 

 

Housing/ Refuge centres/ Sheltered housing- There is nationally a housing crisis currently, however Burnley has surplus housing with an estimated 2500 empty houses within the town and does not fall into this category. As well as this, these types of accommodation are not needed in the town centre and these uses do not suit the heritage and importance of Proctor’s Works.

Flats and apartments- With the changes that are occurring in Burnley town centre, flats and apartments are very ideal with increasing demand and a use that suits the Grade II Listed building. The iconic setting of the building means that the Council and people of Burnley are keen to see it brought back to use as soon as possible.

In conclusion, preferred alternative uses for Proctor’s Works include flats or apartments, partial-restaurant and/or cafe, or cultural premises like a museum or gallery. Sports would not fit in this location, as wouldn’t health care or industrial uses. Houses or refuge centres are also not needed within the town centre or in fact desired. Retail could be considered but it could be the wrong part of town which is a similar case with entertainment uses like a cinema or theatre.

 

  Celebrating Burnley as the Most Enterprising Area of the UK in 2013 outside Burnley College 

Burnley’s Recent Changes: In 2012 Burnley was named the UK’s most enterprising town. With success in new businesses coming to Burnley it opened up new employment opportunities and showed Burnley as a growing economy with a positive attitude.

The new Burnley College building opened in 2009 and the introduction of UCLAN (University of Central Lancashire) to the town centre also boasts increased opportunities for the younger generation of Burnley as well as bringing in more students from other towns and cities. With these steps forward, Burnley can hope to attract more people into the town as work and education opportunities increase bringing with it more people investing in residential property as the demand increases.

With the College and University bringing in more students and the business sector increasing the number of young professionals and investors in the area, one bed flats and apartments are ideal for this demographic. The future is looking secure for Burnley’s success although trends cannot currently be predicted as Britain continues to negotiate leaving the EU.

 

 

Burnley’s Local Plan: As part of the Council’s planning initiative for the town, the Local Plan is currently emerging.

The town centre is a key feature for the Local Plan as it is the heart of Burnley and is responsible for the identity of the town. Proctor’s Works is included within the town centre boundary and is also part of the outlined conservation area that includes other significant parts of the town centre. It is also situated very close to and related to the Weaver’s Triangle, part of which has recently undergone one of the UK’s largest Heritage regeneration schemes. Part of this on the Emerging Local Plan has been identified for housing allocation which shows the desire for more centrally located residential developments for the town.

Although the former Lava Ignite building has not been allocated to any preferred development on the new Local Plan, it has been said that the Council are keen to get the Grade Listed building back into use as soon as possible, and the allocation of housing near to the town centre gives a good inclination that a residential use could be accepted.

 

  Initial Spatial Layouts

Plans & Spatial Layout: Using the existing floor layout and existing windows so minimal changes are done to the exterior of the Grade II Listed building; a proposal of 20-30 one bed and two bed apartments can comfortably fit. There is also associated parking which is hugely sought after for any flat or apartment. A lot of luxury apartments don’t sell or let due to lack of parking which fortunately this building has the advantage of.

It is also important to consider that to preserve the heritage of the building, limited external changes will be proposed to keep the architectural significance of the structure intact and clearly visible. The remaining windows and minimal external changes will lend itself to the overall design of the proposed luxury apartments.

 

 

To Meet the Need: With the changes happening around Burnley town centre, offices moving out of town, retail and educational facilities increasing and a growing population of young adults; Burnley’s need for flats and apartments is likely to increase.

There are currently many housing schemes underway throughout the town, building affordable 2 and 3 bed houses for young families in place of old cramped Victorian terraced back-to-backs. These types of schemes are a trend that is set to continue. However, those looking to rent their own place on their own or wanting to live nearer local amenities with access to transport links have limited options. The availability of these types of accommodation is also likely to have a positive effect on the growing economy and younger generation for Burnley.

Current trends of luxury apartments show that there is an increased need and demand for one bed apartments, and creating these spaces within existing buildings is a great sustainable option. Some of the many luxury apartments bought out recently in the UK have been international buyers and developers who see a good opportunity in the apartments business.

As pubs and clubs shut down due to changes in regulations and expenses, retail giants close down due to larger online presence; many of the UK’s town centres are seeing more and more empty and disused buildings. With limited retail opportunity, difficulty of opening a new place to drink, restaurants only needing a limited amount of space; it’s difficult to see what else would work for the former Lava Ignite nightclub.