Woods Pottery & Steenbergs Building, Ouseburn, Newcastle upon Tyne
North East Workspace (NEWS) (a PNE subsidiary) has an extensive track record of planning, funding, implementing, and managing incubator workspace developments. Our varied portfolio combines sensitive restoration projects, with innovative new-build developments.
Initiation of Project
NEWS was originally invited to join a consortium of Miller Homes, Home Housing and Centreland who were to develop four mixed use sites in the Ouseburn area. When the consortium withdrew, NEWS was asked by Newcastle City Council to look at the ruined/derelict buildings Woods Pottery and Steenberg Building with a view to converting them to SME accommodation.
Context:
The project is located in the Ouseburn Valley which is within the boundaries of Newcastle City Council. The area is a conservation area with a deep industrial past which has left a strong footprint with dramatic bridges and buildings. However economic activity was low and dereliction setting in which did not encourage commercial development. Market rentals were unproven and the risks to developers included.
(a) The unmarked line of Hadrian's Wall.
(b) Pollution caused by past users.
(c) Design requirements of the conservation area.
(d) Low end values.
Aims:
The overall aim of the project was to restore the buildings to provide SME accommodation.
1. Site Acquisition
2. Design and product development
3. Raising of a financial package
4. Carrying out the building works
5. Letting the complex to SME's
Project overview:
Structure
The development is part of North East Workspace who are the accountable body.
Planned Objective/Milestones
Site acquisition - January 2004
Design and consents - October 2004
Raising of a financial package - November 2004
Carry out the building works - January 2005-July 2006
Letting the complex to SME's - July-August 2006
Generating social output jobs etc - July 2006
Funding Sources
The total cost of the project was nearly £2m raised from a number of sources, English Heritage, European Development Fund, Single Programme ONE North East/Tyne and Wear Strategic Partnership and NatWest Bank Plc.
Professional Advisers
The architects Mosedale Gillatt led a team which included archaeologists, environmental experts, structural engineers, quantity surveyors and the main contractor.
Story so far:
The project is now completed and the buildings are occupied and in use. Around 30-35 people are now working on the site on a daily basis. The site was fully let within four months and is a model development. There are also signs of commercial interest from the private sector to develop nearby sites.
Key lessons learned:
There were many conflicts to overcome, the requirements of heritage bodies, conservationists, often were in direct conflict with building regulations DDA requirements and good environmental practice.
Whilst you can carry out many measures to investigate risks you only really get to the truth when you start work on historical buildings.
These projects take time even if you have experience and knowledge.
Sharing good practice:
Saving old buildings is a good idea, they add character, are popular with end users and encourage development in the future.
Future plans:
The project will be self funding and will generate sufficient revenue to keep the buildings in good order. There is a possibility of a phase two development which will provide a number of green buildings for SME accommodation. We would also hope that the project will spur some future development from other developers as the market place is now proven. Likewise, that the public sector will improve the public realm, transport and infrastructure. This would complete Ouseburn "one of the UK's hidden gems".
