Manor Property Group

Manor Property Group is a company and property developer based in the East Riding of Yorkshire that own a number of prominent sites in Kingston upon Hull. Although Manor Property Limited was dissolved following insolvency in 2015, the business trades using a number of other limited companies. In 2014, there were a total of 32 registered businesses at their address. However the current "Manor Property Group Ltd" is current under Compulsory liquidation & being wound up;"[1] The company purports to have been operating for over thirty years, with a development value of its current portfolio in excess of £850 million.[2]

History
BBC Yorkshire and Lincolnshire studios in Hull

The company has been linked to a number of stalled developments in Kingston upon Hull relating to prominent buildings that have been long-term derelict.[1] These include the former Co-operative department store building (which was later home to British Home Stores, although 75 per cent of the building remained unoccupied during this time) in Bond Street, the former Heaven and Hell nightclub in Anne Street, the former Lord Line trawler company offices at St Andrew's Dock, west of the city, and the former Rank Hovis Mill (also known as the Clarence Flour Mills) in St Peter Street.[3][4][5] Despite ambitious schemes being proposed by the company to redevelop all of the aforementioned sites, very little work has been carried out to date. In December 2012, it was reported that the company owned a number of empty landmark buildings in the city which have yet to be developed.[6] In January 2014, it was reported that Manor Property Limited had gone into administration, although the company claimed that it was 'business as usual'.[1]

Despite this, the company were involved in successfully building and completing the BBC's Yorkshire and Lincolnshire television and radio studios. This was following the corporation's 'Project Hull' announcement in October 2001, which would see them invest and eventually become established in the city. The new studio complex was unveiled by Manor Property Group at Queen's Court in Queen's Gardens, Hull in 2005, which is now home to the BBC's local news and radio service Look North and Radio Humberside respectively.

In April 2017, it was announced that the former Chief Executive of Hull College, Gary Warke MBE, was now the Group Education Director.[7][8] Warke had resigned from his position at the college in March 2017, following revelations highlighting grave financial problems within Hull College Group.[9]

Projects in Kingston upon Hull
The former Co-operative department store on Bond Street, in Hull

Former Co-operative building on Bond Street

The Co-operative department store building in Bond Street was built from around 1959 to 1961 as a result of post-Second World War rebuilding, as Kingston upon Hull had suffered heavy bombing during the Second World War that caused widespread damage and the obliteration of many of the city's buildings.[10] The building was to be headquarters for the city's branch of the Co-operative Group. The front of the building contains a large Italian glass mosaic mural immortalising the Hull fishing fleet, which was designed by Alan Boyson in 1963. The face of the mural, which is fixed to a 66 ft by 64 ft concrete screen, was composed of 4,224 foot square slabs each made up of 225 tiny glass cubes.[11] A similar mural by Boyson was also produced inside the building and was recently rediscovered in July 2011 after a false wall hiding the mural was removed.[12] In 2016, an attempt was made to have the exterior mural Grade II listed by Historic England, however after consideration the body rejected the application in November 2016, arguing that it 'falls short of the high bar for listing post-war public art'.[13] The Hull Civic Society appealed this decision and as of June 2017 the request to review the listing is under consideration by the Department for Culture, Media and Sport.[14] A Change.org petition to save the mural, started by the Hull Heritage Action Group, received nearly 1,500 signatures.[15] In January 2017, the mural was placed on The Twentieth Century Society's 'Buildings at Risk List'.[16]

The building was host to the 'Skyline Ballroom', a ballroom that would later become the 'Romeo's & Juliet's' nightclub, the latter opening in around 1978 and closing in November 1991.[17][18] With the Co-operative Group's market share and profitability continuing to decline during the 1970s and 1980s, the company vacated the premises in around 1984[19] and the building would later play host to an indoor market during the 1990s.[20] Later on, part of the building would house a branch of the department store British Home Stores, albeit with around 75 per cent of the building being unoccupied. Following the retailer's collapse in May 2016,[21] the Hull store also closed.[22] This resulted in the building becoming completely unoccupied for the first time in its history.

The large Italian glass mosaic mural, as featured on the former Co-operative building on Bond Street, Hull.

It is unclear when Manor Property Group first owned the building, however a planning application for its redevelopment was submitted in March 2005[23] which was to form part of the company's ambitious 'Manor Point' project. Plans included the full restoration of the original building which would incorporate a call centre, as well as the incorporation of a new glazed canopy to replace the current concrete one. Additional bay windows would also be added, highlighting the original stonework.[24] Despite planning approval being given for the project, little, if any work, has been carried out on the building since that time.[1] In January 2016, the building, alongside the former Heaven and Hell nightclub in Anne Street, were put up for sale. At the same time company director Philip Akrill wrote on his Twitter account, referencing the Hull City Council Twitter account in the process, that the company was now 'selling up'. Akrill further added 'you win', possibly in response to the Hull City Council's enforcement action.[25] Following this, the leader of the Hull City Council Councillor Stephen Brady stated that the council 'have no axe to grind with Manor Property Group... We want developers to put in planning applications and get the work done, not let buildings remain empty for ten or 20 years'.[3]

In September 2017, Hull City Council released pictures showing how the area around Albion Street could be developed, with the plans including new retail outlets, housing, leisure facilities and parking all built around an enclosed courtyard. The regeneration would take place on land encompassing the former Co-op building, the former Edwin Davis Company building and a neighbouring car park.[26] In October 2017, plans were proposed by the council to compulsory purchase and demolish both the former Co-operative and Edwin Davis buildings themselves, with a view to hopefully attracting a developer to complete the rest of the plans. A cost of around £5.3 million was proposed to buy and demolish both sites, prepare the land to attract a developer on board and then implement a request for tender (RFT) for the process.[27] The same approach was used to pave the way for the St. Stephen's shopping centre and transport interchange project in 2006. Council officials suggested the scheme would take between three and five years to come to fruition.[28]

Former Rank Hovis/Clarence Mill on St Peter Street

Originally opened as the Clarence Mill in around 1952, the large-scale flour factory would later be renamed the Rank Hovis Mill, after the Rank Hovis McDougall company. Clarence Mills was Joseph Rank's second purpose-built roller mill in the city, but was the first mill purposely designed to serve modern flour-milling methods. It was constructed beside the dock to allow for imported grain to arrive directly from ship. Later warehouse additions were built throughout the 1950s and 1960s around a central yard area, which could also be accessed from St Peter Street. Following its closure in 2005, Manor Property Group acquired the building and pledged to clear the site, building a Radisson Blu hotel in its place with accommodation for 168 rooms. This was to form part of an ambitious plan entitled 'Manor Hotel' which was to include a 23 storey tower, 674 student homes and a public plaza with five restaurants.[29][30] A large casino had also been proposed for the site, with Apollo Resorts and Leisure Ltd being given permission by Manor Property Group to develop such a facility. With planning permission being submitted in September 2007[31] it was initially refused, although a revised application was eventually submitted and accepted in December 2008, under the condition that work began within two years. The move to impose a shorter time-limit on the development was due to concerns over other stalled projects in the city centre.[32] By July 2010, work had still not begun and the company submitted a new application in order to extend the original starting time limit to five years. The reason for the delay, the company stated, was due to an issue surrounding the awarding of a licence for the proposed casino.[33][34] In October 2010, it was reported that work had stalled on the project and that a three-year extension on the time limit for building work to start had been agreed.[35] By January 2011, it was reported that only one application for a premises licence to operate the proposed casino had been submitted, by Apollo Resorts and Leisure Limited.[36] In February 2011, the company was granted a provisional casino licence to operate the proposed casino.[37]

The former Rank Hovis Mill in Hull.

Vandalism had plagued the building since its closure in 2005. In September 2011 a massive fire, thought to be the result of arson, saw twenty firefighters battling the blaze.[38] In June 2012 there was a further fire at the building, although not as serious.[39] In January 2013, the company stated that work would start on this development within months and estimated that the project would be ready for 2015.[40] In June 2013, the company stated that they were 'busting a gut' to get building work underway on the project, with delays being blamed on the planning process. The company had reportedly hoped to start demolition work that same month, however this had been put on hold.[41] Work to clear the site began in April 2015, with demolition works estimated to take around twenty weeks to complete. It was stated that the finished product would be ready by 2017, notably the year of Hull's City of Culture celebrations.[42] By August 2015, work was being carried out to demolish the main front, although concerns were raised after rubble from the building was seen falling into the River Hull. Despite this, the Environment Agency confirmed that water quality had not been affected or polluted.[43] In September 2015, it was claimed that dust from the demolition work had covered hundreds of cars in white dust, a claim that the company described as 'spurious'.[44] By November 2015 however, demolition work had come to a halt after contractors had apparently refused to continue working. It was believed that this was due to a pay disagreement between Manor Property Group and the demolition company, although Manor Property argued that workers had been paid in full until the end of October.[45] By the end of November 2015, the Hull City Council had also become concerned regarding the lack of progress and were closely monitoring the situation.[4]

On 20 July 2016, the company confirmed that the hotel would not be built in time for City of Culture celebrations in 2017. The delays were attributed to the 'demolition work and other factors'.[46] On 6 August 2016, it was revealed that Manor Asset Limited, a company affiliated with Manor Property Group, had gone into liquidation after being ordered to pay demolition contractors more than £70,000, after being taken to court on the issue.[47]

On 19 September 2016, it was revealed that Manor Property Group had submitted an application to maintain lawful approval for the proposed development. Planning consent had expired in December 2015 with no work carried out. The company had argued that a drainage pipe installed in 2011 meant that the planning consent was still legally active. The month previously, councillors had refused an application from the company for a lawful development certificate.[48] Planning permission was ultimately rejected for a second time by the council.[49]

Former Heaven and Hell nightclub on Anne Street

In March 2011, Manor Property submitted proposals for a £15 million hotel development scheme entitled 'Manor Cube', on the site of the former 'Heaven and Hell' nightclub on Anne Street. It was stated that Hilton Hotels and Resorts would operate the hotel creating sixty jobs, providing the scheme being approved by the Hull City Council. The hotel was set to include 132-bedrooms, a gym and a conference and events facility.[50] The company had reportedly applied for £3.3 million in funding from the Regional Growth Fund in order to carry out the works,[51] although the company's application in the first round of bids had been unsuccessful. The company aimed to resubmit its bid during the second round in the summer of 2011.[52] At the time, it was stated that work building the hotel would be completed by July 2013,[53] although by this time no work had apparently been carried out. Later in 2016, it was stated that work would commence during the final quarter of 2016, with completion scheduled for 2017.[2] In January 2016, the building was put up for sale by the company.[3]

Former Lord Line trawler company offices at St Andrew's Dock

Opened in 1949, the Lord Line trawler company offices once served as the home of the world's largest deep-water fishing fleet. The site, which is situated toward the undeveloped eastern end of St Andrew's Dock, was closed in 1975 and has remained derelict ever since. Planning applications were put forward by previous owners Junction with a view of demolishing the site in 1997 and 1999, although public opinion against the work was so great that this caused the company to reconsider the proposal and look at restoring the existing building instead.[54] Due to the history of the building and its association with the fishing industry, many groups have called for its complete restoration in memory of the trawlers that operated from the building. In December 2014, a petition was launched campaigning for the Hull City Council to takeover the site and convert it into a museum on the fishing industry, in memory of over 6,000 trawlermen that died from the city.[55] In June 2015, a Hull property developer argued that the building should be restored to become a part of the city's heritage.[56] Later that same month, fishing heritage campaigners also expressed concern over the impending demolition of the building.[57] Others however have suggested that the building be demolished as quickly as possible, due to its potential to be vandalised again and the length of time that the building has been derelict.[58] In July 2015, fishing heritage campaigners had expressed concerns after it was revealed that a building connected to the Lord Line was to be demolished.[59] In August 2015, company director Philip Akrill unveiled six bronze plaques at the site, in tribute to those that had died during fishing disasters. The plaques had been partly funded by the company.[60] In July 2017, a Change.org petition to keep the Lord Line building from being demolished had passed a thousand signatures.[61]

The former Lord Line trawler offices, based at St Andrew's Dock, in Hull.

Manor Property purchased the site in September 2010[62] and had proposed plans to build 1,231 student homes. Also included in the plans was the creation of a special garden, commemorating lost trawler men.[63][64] In September 2012, the plans had been 'unanimously rejected' by Hull City Council Councillors, suggesting that the idea of building flats for over 1,200 students would not work due to the 'isolated nature' of the site. In response, two new planning applications were submitted,[65] which included plans for parking facilities, a shuttle bus service and improving plans for a proposed subway. Ultimately, these amendments swayed Councillors at a meeting in December 2012.[66] In January 2013, the company stated that work would start on the Lord Line developments within months. It was estimated that the project would be ready for 2015,[40] however by January 2016 substantial work on the project had still yet to commence. In June 2013, the company stated that they were 'busting a gut' in trying to get building work underway on the project, and had hoped to start work in May 2013. The delays however were blamed on the planning process.[41] In May 2014, several repairs notices were issued on the site, requiring urgent work be undertaken on the buildings. Some of the work requested was alleged to have included the boarding up of windows, removal of graffiti and waste.[5] In November 2014, it was reported that the Hull City Council were to carry out up to £50,000 worth of repair works to the building, after the company had apparently ignored several repairs notices. In response, the local authority were set to carry out the works and bill the owners once completed. At this point, only small-scale demolition works had been carried out.[67] In December 2014, Akrill described the actions of the council as a 'disgrace'.[68] In August 2015, demolition of the neighbouring Marr building was said to be underway, raising hopes of the project getting underway.[69] In January 2016, the Hull City Council successfully prosecuted the company after several repairs notices were ignored, with the company being fined £900.[70][71] The building has been subject to repeated vandalism, as well as numerous arson attacks. On 3 June 2015, a fire at the site required 22 firefighters, four engines and an aerial platform to extinguish it. The fire was believed to have been started deliberately.[72] In May 2016, another fire was reported from the building, although it was not particularly serious.[73] On 10 August 2016, arsonists again set fire to the building.[74] On 26 October 2016, a number of fires were reported from the building.[75]

On 31 October 2016 photographs of children climbing on top of the building and walking close to the edge, were showcased in the Hull Daily Mail.[76] In June 2017, a concerned parent issued a warning to others, suggesting that children were going to the highest points on the building to take selfies of them for social media. They were using the derelict warehouse as part of a new social media craze on Snapchat and Instagram, with the aim to make it to the roof or the highest point of the building and take a selfie. Several other parents had also notified their local schools about the dangers of the social media craze, with some children as young as eight taking part.[77]

In April 2017, the owners of the building were threatened with legal action if more was not done to ensure the building was made safe. In a joint letter between Hull City Council, Humberside Police and Humberside Fire and Rescue, they warned the owners that it must carry out work to make the site secure and safe or face prosecution. Concern had been growing over the number of trespass incidents and arson attacks in recent months, as well as the fact that the building had been featured on a number of urban exploration YouTube channels, attracting people from outside of the area. These incidents had caused issues with the emergency services, effectively tying up resources.[78] On 30 April 2017, emergency services were again called to attend the building after number of trespassers were reported.[79] On 25 May 2017, it was reported that action was being taken to force the owners of the building to make it safe. The Hull City Council was said to be issuing a legal enforcement notice against the owners, Manor Property Group.[80]

In June 2017, two separate planning applications were submitted to demolish the Lord Line building and the nearby hydraulic tower and pump house, which once provided power for the entire dock. The pump house is a Grade II listed building[81] but has also suffered extensive vandalism in recent years. The Lord Line is not nationally listed but has been locally listed by Hull City Council for its historic importance and both lie in an official conservation area covering the old dock. Manor stated in their application: "It has been vacant for a number of years and has, notwithstanding various security measures, been the subject of numerous break-ins, fires and trespass in recent years to the extent that it is now considered dangerous to public health and safety. Further boarding up will not be effective in addressing this issue and the only realistic solution to this current state of affairs is its demolition. It is proposed to completely demolish the Lord Line Building and make good the cleared site. Planning permission is not being sought for any replacement building."[82] The Victorian Society described the proposed demolition of the listed pump house as a 'mockery of Hull’s maritime heritage' and condemned the ‘gross insensitivity’ of the scheme, adding that 'St. Andrew’s Dock is central to the identity of a city that is largely defined by its maritime heritage. The substantial loss of this listed building would strike at the very heart of this identity and would make a mockery of the ongoing cultural celebrations'.[83] As of July 2017, no redevelopment proposals had been put forward by the company regarding the site.[84] In September 2019, local MP Emma Hardy introduced a bill to allow compulsory purchase orders to be used to purchase such disused buildings.[85]

Other projects

In December 2009, it was revealed that Manor Property had plans to construct a 35 storey tower with space for up to 600 student apartments, based at Vicar Lane in Leeds. The cost of the scheme was said to be £30 million.[86]

In March 2011, it was reported that Manor Property Group was working with Apollo Casino Resorts and Leisure on a proposed £24 million development in Bath, which reportedly included a 150 bedroom hotel, a small casino and several restaurants and bars.[87]

In April 2011, the company submitted plans for one of the largest independent student living developments in Manchester, consisting of 1,091 student bedrooms to be based in Adelphi Street in Salford.[88]

In 2012, planning approval was given for a £52 million development of student accommodation, entitled Manor Mill student village, to house almost 900 students in the Ecclesall Road of Sheffield. In May 2015, the company stated that they aimed to open for students in time for the 2017/18 academic year.[89]

In January 2013, it was revealed that Manor Property had partnered with Lend Lease, a property group specialising in project management and construction, to design and construct 3,500 units of student accommodation initially across five locations in the United Kingdom. It was stated that the first of these five sites would form part of a £1.5 billion programme to deliver 40,000 units of student accommodation across seventy locations throughout England and Scotland by 2020. It was stated that the works would be carried out throughout the first five locations (Birmingham, Leeds, Manchester, Sheffield and Hull) from 2013 to 2015.[90]

Criticism

Plans for a £76 million eight storey 676-bed student accommodation development were produced by the company to be based in Hulme, Manchester, but the scheme was refused planning permission in January 2013. The company had purchased the brownfield site on Coupland Street for £36 million in 2010 and had aimed on spending £40 million on its development.[91] An appeals hearing was scheduled to discuss the matter in January 2015, however director of the company Philip Akrill had failed to attend this and he was ultimately described as 'acting irresponsibly' by the planning inspector.[92]

The Hull City Council has previously been critical over the lack of work completed by the company at a number of sites in Kingston-upon-Hull. In July 2017, senior politicians at the Guildhall in Hull pressed for new legislation to be passed by the Government over the issue of landowners that failed to get development schemes off the ground. The move was reportedly said to have been triggered by the continuing frustration over the lack of progress at a number of sites in the city owned by Manor Property Group.[84]

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