Rochdale’s Grade I-listed Town Hall, one of Britain’s finest examples of Victorian Gothic Revival architecture, re-opened to the public last spring after four years of restoration. A JCT Standard Building Contract and Pre-Construction Services Agreement were the contracts chosen to help revive this historic building.
Rochdale Town Hall was originally designed by William H Crossland and completed in 1871. It is widely regarded as being one of the finest examples of a municipal building, and one of the most historically significant buildings in the country. It was described by Historic England as being ‘rivalled in importance only by those [buildings] contained in the Palace of Westminster’. A fire in 1883 destroyed the original clock tower, which was replaced in 1887 by Manchester Town Hall designer Alfred Waterhouse. By the early 21st century, the fabric of the building had become compromised and unfit to meet the changing needs of the Council and the local community.
The restoration of the Town Hall is phase 2 of an ongoing project, funded by the National Lottery Heritage Fund (and others) which also includes the extensive redevelopment of the surrounding external area to create a new Town Hall Square. The brief was to reflect Rochdale Borough Council’s mission of a ‘heritage-led regeneration that imbues pride and ownership in the local community’. As such, in addition to providing a restoration, the project incorporates a number of design interventions to improve the ‘physical and intellectual access’. The works were led by Rochdale Development Agency (RDA) and conservation architects, Donald Insall Associates.
The historically significant areas, such as the Great Hall and the Mayor’s suite, have undergone the most extensive repairs and restoration work. In some cases, this has revealed previously unseen areas and made them accessible to the public for the first time. One example is the Bright Hall, where 20th century office provisions were removed to reveal a double height ceiling, angels along the walls, and a hidden window with views of the great hall. The room now hosts community events and features a new permanent artwork, co-created with the local community.
The restoration of the Great Hall ceiling proved to be one of the project’s biggest challenges. Serious concerns as to its structural stability were discovered – a combination of cohesive failure, material fatigue and mechanical stress. The solution was to use an aqueous colloidal silica consolidant and install a series of pads to stabilize the lath and plaster panels. By removing non-functioning laths and carefully drilling small holes, the consolidant and plaster were able to penetrate the panels below. The area was cleaned, and the surface treated, then the pads (formed from Quadaxial fabric, rib lath and a plaster of Paris mix) were applied before being mechanically fixed by a stainless-steel tie attached to a stainless-steel band spanning across the joists.
Following local feedback that the entrance felt unwelcoming, the existing porte-cochère has been fully glazed, and increased levels of lighting have been added. A lift and staircase, along with a glazed entrance have been installed in the Clock Tower. The addition of an alternative point of entry enables the Town Hall to host more than one event simultaneously.
Several modern upgrades have been made in terms of services provisions, which have not only enabled more of the building to be revealed and celebrated in its original form, but increased comfort and energy efficiency. The various heating, electrical, and ventilation solutions applied over the past century had resulted in an uncared-for, institutional appearance. These were stripped away, and full new mechanical and electrical installations throughout have ensured that all service distribution routes are concealed. Improved zoning of heating and lighting has ensured better control and lower energy consumption, working in tandem with the new roof insulation and double-glazed windows. Dependency on gas has been reduced with the installation of an air source heat pump and a new power supply to electrify the heating systems and kitchens. These energy performance measures are estimated to deliver a 55% reduction in carbon emissions, with the infrastructure in place to deliver Net Zero as a future objective.
The redevelopment of the external area into the new Town Hall Square has required a complete transformation, including the removal of existing roads and car parks that detracted from the grandeur of the Town Hall. A multi-functional space has been designed by Gillespies, resulting in the largest town hall square in the country. RDA’s objective was for a vibrant and accessible public space across the town centre. The square is a combination of lawns, trees, seasonal plants, and public art. Other features include glazed terracotta benches and intricate engraved paving. The green space frames the Town Hall, extending the celebration of Rochdale’s rich culture and history.
The local community has been actively involved in the restoration project, from inception to completion. More than 500 volunteers participated in the works. A Heritage Skills Studio, set up in the basement of the Town Hall provides a dedicated space to host volunteer workshops, employing a specialist conservator.
The use of a variety of modern techniques and upgrades has enabled Rochdale Town Hall to be restored to its former glory, as well as provide a functional, welcoming space for the local community. The JCT Standard Building Contract, along with the use of the Pre-Construction Services Agreement, are just the tools to capture this range of different complex services and sets of requirements. Echoing the theme of a traditional building brought up-to-date, it provides a tried-and-tested set of terms with the flexibility to capture the full range of modern construction activity.
Project Data
Start on site: January 2022 (Phase 2)
Completion: December 2023
Gross internal floor area: 3,237m²
Gross (internal + external) floor area: 17,181m²
Contract: JCT Standard Building Contract with Quantities 2016 with JCT Pre-Construction Services Agreement 2016
Architect: Donald Insall Associates
Client: Rochdale Borough Council
Structural engineer: Price & Myers
Public realm civil engineer: Buro Happold
M&E consultant: Max Fordham
Quantity surveyor: Frank Whittle Partnership
Landscape consultant: Gillespies
Project manager: Rochdale Development Agency
Acoustics consultant: Max Fordham
Lighting designer: Max Fordham
Lead consultant and conservation architect: Donald Insall Associates
Exhibition design: Redman Design
Specialist conservation repairs: Hirst Conservation
Specialist cleaning and restoration: Lancashire Conservation Studios
Stained glass cleaning and repairs: The York Glaziers Trust
CAD software used: AutoCAD
Images: James Newton