DESTINATION CONSULTING NEW FUTURES FOR HERITAGE ASSETS

Transcription

1 DESTINATION CONSULTING NEW FUTURES FOR HERITAGE ASSETS

2 HERITAGE EXPERTS Colliers International Destination Consulting team offers a range of services to the owners and operators of heritage sites in helping find new futures for their assets. We have built up an unparalleled track record with a variety of clients across the private, public and third sectors in the UK and around the world. Many investments, large and small, have been made as a result of our work. RESEARCH & POLICY OPTION ANALYSIS ENABLING DEVELOPMENT This is an introduction to the services we provide. ISLA GLADSTONE LIVERPOOL BEFORE FUNDING EXPERT WITNESS DEVELOPMENT PARTNER AFTER HERITAGE ASSETS DESTINATION CONSULTING COLLIERS INTERNATIONAL 2

3 OPTIONS ANALYSIS We advise on the optimum use for a historic building or site. Often working in collaboration with heritage surveyors, conservation architects, landscape designers and specialist cost consultants. We advise on many different types of heritage property: churches, factories, cinemas, theatres, country houses, parks and even a Victorian sewer! We can work on behalf of the owner, local authority, or other stakeholders with an interest in the site. If the property is underperforming and/or is at risk, we will find a way forward that is both financially viable and in keeping with the qualities of the heritage. Optimal use for an historic building always results from consideration of three factors: PHYSICAL CONDITIONS determine which uses are possible MARKET CONDITIONS determine whether those uses are viable and sustainable DELIVERABILITY CONDITIONS there has to be an organisation that is willing and able to undertake the development and there has to be enough funding to deliver it Our approach to options analysis is to examine the context of each in detail, produce a range of options, help the client agree a direction of travel, and then prepare a business plan for the selected approach. CASE STUDY: FORMER CARLTON CINEMA, ISLINGTON London super cinema, the former Carlton in Islington, was bought by a Pentecostal Church who wanted to operate it as a church and events venue. They planned a residential enabling development over the roof of the cinema and to the rear of the site in order to pay for the work required to restore the venue. The London Borough of Islington objected to the scale of the enabling development. We provided evidence to the planning inquiry that showed there were better, less costly ways of making the cinema a viable venue. This proved that the scale of the enabling development was unnecessary. The Inspector rules in favour of the council. We have been working with the church and Haworth Tompkins architects to create a more acceptable scheme. Planning officers have given a positive response to the new scheme in pre-application meetings. HERITAGE ASSETS DESTINATION CONSULTING COLLIERS INTERNATIONAL 3

4 ENABLING DEVELOPMENT We help to obtain permission for the development that can pay for heritage works, which is often the key to unlocking the potential of the site. Enabling development is a technical term in planning law. It allows a development that is otherwise contrary to planning policy to come forward, where it results in the restoration of a heritage asset. An enabling development has to result in the heritage asset being restored in a way that can be maintained in a financially sustainable manner in the long term. Sometimes it is simply a question of what development would best fit the heritage asset. It is often more complicated, however. We advise on the optimal viable use for the heritage asset that ensures its long-term health; what financial contribution the enabling development would make; and what scale of enabling development is appropriate. CASE STUDY: GREAT BARR ESTATE, BIRMINGHAM Our clients are a consortium of local business people who own the historic Great Barr estate, near Birmingham. The house is Grade II* listed, and has a fascinating history, but is in ruins and the landscaped park is overgrown. Currently on the heritage assets at risk list held by Historic England, it is a longstanding problem. The owners aspire to build family homes for themselves in the grounds along with a selection of houses for sale to the public. The development value would be used to restore the house and grounds as a viable business. Normally it would not be possible to build houses in this situation because the park is listed and in Green Belt. However, with our assistance, both Historic England and the local authority support the owners in principle. HERITAGE ASSETS DESTINATION CONSULTING COLLIERS INTERNATIONAL 4

5 EXPERT WITNESS Our participation in a project at an early stage can help to avoid planning applications being rejected, or help to win the case at a planning inquiry. Development projects relating to historic sites can often end up at a planning inquiry, as a result of the application for listed building consent and/or change of use being turned down by the local planning authority. A common reason that applications are turned down is because a change of use is proposed that is contrary to planning policy and/or is unpopular with local residents. Planning applications involving historic sites also commonly end up at a planning inquiry because the nature and scale of enabling development is inappropriate. Our involvement in the project at an early stage can help to avoid this happening. However, should a planning inquiry take place, we can help to win the case. CASE STUDY: FORMER GRANADA CINEMA, WALTHAMSTOW The former Granada Cinema in Walthamstow is one of the most spectacular auditoriums in the country. It was bought by a Pentecostal Church whose plans were positive from a purely heritage perspective as they involved restoring the building to its former glory. However, this would have prevented the building from being used by the community for entertainment. The London Borough of Waltham Forest commissioned us to advise them on whether use of the building for entertainment was viable. Then, when they turned down the church s planning application on the basis of our advice, we provided expert evidence at the planning inquiry. The inspector ruled in favour of the council and the church has since sold the building to a company that plans to restore it as an entertainment venue. We are helping them to devise a more acceptable scheme, including residential enabling development. HERITAGE ASSETS DESTINATION CONSULTING COLLIERS INTERNATIONAL 5

6 RESEARCH & POLICY We undertake numerous heritage research studies, particularly for Historic England and the Heritage Lottery Fund, that have directly influenced new policies. CASE STUDY: HISTORIC ENGLAND & HLF We investigated solutions for encouraging investment in historic buildings at risk. Our work was credited by the Heritage Lottery Fund as being a key motivation for the introduction of the Heritage Enterprise Scheme. Another of our studies mapped and compared the commercial uses of all listed buildings with those in non-listed buildings. Covering 70 towns and city centres across the UK, it showed clear differences in use and interesting cluster patterns. We recently undertook a study for Historic England on the development of historic property for residential purposes. As a global property advisor,colliers International subscribes to a variety of data sources that are not accessible to most practices working in the heritage sector. We also employ a full time Geographic Information Systems (GIS) analyst who specialises in mapping. Access to resources such as this enables us to produce insightful and innovative research work. DEVELOPMENT PARTNER We help to source development partners to work with the owners of heritage sites. If the owner of an historic site does not have the desire, experience and/or resources to undertake a development scheme themselves, we can help to find a development partner who will undertake the work on their behalf. CASE STUDY: AYLESFORD PRIORY, KENT The Friars in Aylesford, Kent is owned by the Carmelite Order of the Catholic Church. They have a magnificent range of buildings on the banks of the River Medway, but unfortunately have been losing money. We advised on a development partner who could do a sympathetic commercial development that would provide the Friars with a sustainable future. We organised a selection process which secured an agreement in principle with a leading developer that specialises in historic properties and then advised on the terms of the joint venture. HERITAGE ASSETS DESTINATION CONSULTING COLLIERS INTERNATIONAL 6

7 FUNDING We advise on available grants and help to make applications. Obtaining grants is another way of funding works to heritage assets. The Heritage Lottery Fund (HLF) is the most obvious source of grants for many schemes that involve heritage assets. Until recently, it has been difficult for private sector developers to access funds from HLF. This has changed with the introduction of HLF s Heritage Enterprise Scheme, which encourages the involvement of private sector developers in projects that involve historic buildings and enables them to make a profit. Applications to Heritage Enterprise Scheme require a calculation of the conservation deficit. We assist with these calculations. Our work has led to numerous successful grant applications from HLF. CASE STUDY: THE ROUNDHOUSE, BIRMINGHAM The Roundhouse in Birmingham is a former stables and store house located in the heart of the city s canal network. Constructed in the 1870s, this unusual building is Grade II* listed and on the Heritage at Risk Register. The Canal & River Trust, in partnership with the National Trust, is working on a 2.2m redevelopment project to create a new, mixed-use facility. In collaboration with our Valuation team in Birmingham, we prepared a Viability Appraisal in support of the client s Stage One application to the HLF s Heritage Enterprise Scheme. The core purpose of this work was to estimate the Conservation Deficit thus making the case for grant funding in light of a non-viable commercial solution. The successful stage one application secured 225,000 funding to develop plans in more detail, before applying for a major capital grant in stage two for which we are retained advisors. HERITAGE ASSETS DESTINATION CONSULTING COLLIERS INTERNATIONAL 7

8 FURTHER INFORMATION Please contact us to discuss how we may be able to assist with your heritage project. Matthew Hyslop David Geddes Other Destination Consulting services: Attractions, Leisure & Entertainment Culture & Heritage Mixed-Use, Towns and Cities Sports & Events Tourism & the Visitor Economy Waterfronts & Resorts destinationconsulting 16046