ditherington flax mIll masterplan 2004.pdf - Shropshire Council

Ditherington Flax Mill 

Masterplan Study 

May 2004 Alan Baxter & Associates Dearle & Henderson Towler Shaw Roberts Feilden Clegg Bradley Architects LLP

May 2004 

Executive Summary 

0.1 Contents 

0.2 Executive Summary 

0.3 Introduction 

1.0 The Study Area 

1.1 General Description 

1.2 Development History 

1.3 Ownerships & Tenancies 

1.4 Planning & Regeneration Framework 

1.5 Recent Developments 

1.6 Information Available 

2.0 The Site 

2.1 Context 

2.2 Historical Significance 

2.3 Condition 

2.4 Access & Parking 

2.5 Traffic & Highways 

2.6 Contamination 

2.7 Site Services & Infrastructure 

3.0 The Buildings 

3.1 A Summary of the Buildings 

3.2 Chronology 

3.3 The Main Mill 

3.4 The Cross Mill 

3.5 The Warehouse 

3.6 The Malt Kiln 

3.7 The Dye and Stove House 

3.8 The Apprentice House 

3.9 The Stables and the Office 

3.10 The Silos 

3.11 The North Site Area 

3.12 Structural Issues 

4.0 Development Context 

4.1 Interested Parties 

4.2 Market and Property Context 

4.3 Grant Assistance Opportunities 

4.4 Local Interest - A Community View 

0.1 Contents 

5.0 Alternative Options 

5.1 Assessment Criteria 

5.2 Site by Site Options 

5.3 The Core Area (Sites 1 and 2) 

5.4 The Spring Gardens Sites (Sites 3, 4, 5 and 6) 

5.5 Whole Site options 

5.6 The Core Buildings: Options 

6.0 A Masterplan Vision 

6.1 Key Ingredients 

6.2 ‘Best Fit’ Scheme 

Zone 1 

Zone 2 

Zone 3 

7.0 Next Steps 

8.0 Conclusions 

Appendices 

1. Hand-out sheet for public consultation 

2. Register of Information Received 

Feilden Clegg Bradley Architects LLP

1. The core buildings are of international significance. The 

Main Mill is the flagship and is the oldest iron framed 

building in the world. Redevelopment of the site must be 

to the highest standards. 

2. The significance of the building is difficult to appreciate 

due to the adjacent land uses, the absence of the canal 

and the lack of accessibility. 

3. The historic buildings are elegant and innovative pieces 

of structural engineering however their unique design 

presents important limitations to the acceptable range of 

re-uses. 

4. Whilst empty for 15 years, the repair costs have 

escalated, and the building is at the highest category 

within English Heritage’s Buildings At Risk register. 

Urgent action is required to safeguard the long term future 

of the buildings. 

5. There is very limited scope for any enabling development 

near the historic buildings, and a new vehicular route 

would need to be created to service this. It is considered 

that the best new route would be through the bus depot 

site. 

6. Any scheme for redevelopment would be expensive and a 

significant conservation deficit exists within all potentially 

acceptable options. The input of public funding must 

deliver public benefit. 

0.2 Executive Summary 

This document presents the following key observations and conclusions about the Ditherington Flax Mill site: 

7. The site would best suit a mix of uses which encourages 

a range of users, including residential, retail, leisure and 

perhaps a community facility. 

8. The redevelopment of the site offers a significant 

opportunity to focus community interests and act as a 

focus for wider regeneration of the Ditherington area. 

9. Improvement of the Spring Gardens site is an essential 

step to improving interpretation and amenity of the site. 

10. There is an opportunity to interpret the line of the 

Shropshire Union canal and new build should not 

prejudice its future reinstatement. 

11. A number of potential developers have expressed an 

interest in the site. However it must be noted that the 

re-use of the core buildings is likely to require a special 

approach. 

12. During the next stage of work it will be essential for 

the proposals to be developed by a strong team in 

partnership with a range of funding stakeholders. 

May 2004 Feilden Clegg Bradley Architects LLP

May 2004 

Introduction 

This document provides a summary of the work undertaken by 

a team lead by Feilden Clegg Bradley Architects as part of a 

Masterplan Study exercise for the Ditherington Flax Mill project. It 

presents an explanation of, and background information to, the 

12 key points which were presented to Councillors and the local 

community on the 17th and 18th May 2004. 

It has been recognised for some time that the site, which is 

acknowledged as being of international historic significance, has 

been in urgent need of major investment for many years and 

that the solution is likely to include the need for significant public 

funding contributions. This study is a result of English Heritage’s 

desire to see a sustainable solution implemented through 

partnership with other key organisations inlcuding Shrewsbury & 

Atcham Borough Council and Advantage West Midlands. 

Team for the Study 


The masterplan team were appointed by English Heritage and 

Shrewsbury & Atcham Borough Council in November 2003 and 

comprise the following consultants: 

Feilden Clegg Bradley Architects LLP 

Architects & Design Team Leaders 

Dearle & Henderson 

Quantity Surveyors 

Towler Shaw Roberts 

Property Market Advisors 

Alan Baxter & Associates 

Structural Engineers 

In undertaking the Study, the design team have met regularly with 

the Project Steering Group, who have comprised the following key 

members: 

English Heritage West Midlands Region 

David Hickie - Assistant Regional Director 

John Yates - Historic Buildings Inspector 

Shrewsbury and Atcham Borough Council 

Peter Jarratt - Director of Development Services 

Ian Kilby - Conservation Officer 

Advantage West Midlands 

Nigel Hudson - Development Team Leader 


May 2004 

The Brief for the Study 

The key aims of the masterplan study have been: 

To explore options for the development of a strategic vision for 

the site. 

To work in partnership with English Heritage and the Borough 

Council officers. 

To seek to identify a preferred option for redevelopment by the 

end of April 2004 

The brief for the study describes the client group’s aspirations for a 

Masterplan that will create: 

A vibrant and accessible mix of active uses 

A site which attracts both public and private investment 

An enhanced understanding of the site and its significance 

A beacon for high quality regeneration 

A secure and attractive place 

The highest standards of architectural design for new work 

The study has been undertaken in two distinct phases as follows: 

Stage 1: ‘Information Gathering’ 

This work included an assessment of the current conditions 

affecting the Flax Mill site including its development history, 

historical significance, market context and structural condition. 

This work was mainly undertaken between November 2003 and 

January 2004. 

Stage 2: ‘Option Appraisal’ 

This work included assessment of a broad range of options in 

order to consider the potential future character of the site, including 

an assessment of development costs. This appraisal work was 

mainly under taken between January and April 2004. 

Other Documents 


The following separate reports have also been prepared by the 

Masterplan Study Team during the course of this study: 

Property Market Appraisal Towler Shaw Roberts 

Structural Overview Alan Baxter & Assocs 

Desktop Contamination Study ESI 

Costs Dearle & Henderson 

As of the commission from English Heritage, we have also 

prepared a Conservation Plan for the Ditherington Flax Mill site. 

The Conservation Plan considers the historical development of 

the site in more detail, describes the significance of the site, and 

proposes specific conservation policies to assist in managing 

change. It is an important document which should underpin 

proposals that are likely to affect the historic core of the site. 

Bibliography & Contacts 

During the course of the Study we have reviewed a very wide 

range of information about the buildings and made contact with a 

number of interested parties who have expressed an interest in the 

future of the Flax Mill site. 

A full list of contacts and sources of reference for our work to date 

is set down at the end of this report. 


May 2004 

1.0 The Study Area 


Location Plan of Site 

May 2004 

1.1 General Description 

The Study Area comprises a group of sites approximately 1 mile 

north of Shrewsbury town centre at Ditherington. 

The site is hemmed in by the Shrewbury to Crewe railway line to 

the west and the busy Spring Gardens road to the east, which 

provides a main route to and from the town centre. 

The site is in a mainly residential area of the town and is 

surrounded by a mix of housing accomodation dating from the 

early 19th century and mid to late 20th century. 

Along Spring Gardens is a range of typical ‘edge of town’ 

businesses, including building materials suppliers, take away food 

outlets and other small businesses. A bus station, operated by 

Arriva, is located immediately north of the site. 


Key Historical References 

The development history of the site and its historical significance 

has been established through a series of important historical 

appraisals and essays which have been written over the past 50 

years or so. The key documents we have referred to during the 

course of the study are as follows: 

The First Iron-framed Buildings 

Prof. Turpin Bannister, Architectural Review (April 1950) 

This essay begins to prove that the Flax Mill at Ditherington 

is the world’s first iron-framed building. In doing so, Bannister 

challenges the belief that it was Salford’s Cotton Twist Mill. 

The First Iron Frames 

A.W. Skempton and H.R. Johnson, 

Architectural Review (March 1962) 

Expanding the history of the mill, Skempton documents the 

significance of its structural frame. 

The Ditherington Flax Mill, Shrewsbury - A survey 

and Historical Evaluation 

Mary Macleod, Dr Barrie Trinder, Michael Worthington 

The Ironbridge Institute Research Paper No. 30 (1988), and 

Ditherington Flax Mill, Shrewsbury - A Re-evaluation 

Dr Barrie Trinder, Textile History 23 (1992) 

Originally commisioned by English Heritage these reports 

document, for the first time, the history of the whole complex, 

adding an archaeological assessment of each of the buildings. 

William Jones’s Shropshire Maltings 

Amber Patrick (1999) 

Industrial archaeologist, Amber Patrick, desribes the extensive 

works undertaken during the conversion to a maltings. 

May 2004 

A brief summary of the development history 

On 20 September 1796, flax spinners John Marshall and Thomas 

and Benjamin Benyon purchased the site which lies on the 

northern outskirts of Shrewsbury for the construction of a purpose 

built Flax Mill. Expertise for the design of the buildings was 

provided by Charles Bage, who joined as a minor partner. The 

resulting complex of buildings, which include the oldest surviving 

iron framed building in the world are widely recognised as being of 

International significance. The Main Mill was the largest building 

of its kind ever built, and it led the way in terms of structural 

engineering, working methodology and power consumption. Other 

buildings included an Apprentice House, Hackling Mill (Cross Mill), 

Warehouse, Dye House and Offices, all of which still survive. By 

1797 a complex of buildings had been completed and operations 

had begun. 

The company fell into liquidation in 1886 and the buildings were 

converted to a maltings by a local entrepreneur, William Jones. 

Major modifications were undertaken; includingextensive adaptions 

to the main mill (extending the area available for floor malting) and 

the addition of the malting kiln. 

William Jones and Sons went bankrupt in 1934 and the business 

was subsequently administered by the Alliance Insurance 

Company, who in 1948, handed over the works to Ansells, the 

Birmingham brewery, part of Allied Breweries Ltd. For a short time 

during the Second World War, the buildings were used as an army 

barracks. 

Malting ceased at Ditherington in the summer of 1987 and the 

building has remained empty since. Following an unsuccessful 

attempt to redevelop the site in the early 1990s, the former Flax Mill 

site was purchased by Maltings Developments Ltd. The company 

achieved Planning and Listed Building Consent for a mixed use 

scheme in 2000 however this scheme has not been realised. 

1.2 Development History 

A brief summary of the planning history 

Since the vacancy of the site in 1987, the planning history of the 

site has included the following key events: 

Planning Permission 1: 

Approved in May 1990 for conversion to offices, light 

industry, workshops, leisure, exhibition space and museum. 

This application also included a scheme for road junction 

impovements. 

Planning Permission 2: (Maltings Development Ltd) 

Approved in February 2000, following the signing of a Section 

106 Agreement. The scheme consisted of a conversion for 

mill shopping, offices, Arts Trust use and residential. It also 

included reinstatement of the former canal and landscaping 

works to form a new site entrance. 

Major previous grant award offers to Maltings Development 

Ltd from English Heritage (£0.5m) in 1999, and English 

Partnerships (£2.8m) in 2000 to assist development. Both 

since rescinded. 

Masterplan Study Team appointed by EH, SABC and AWM in 

November 2003. 

An Urgent Works notice was served on Maltings Development 

Ltd on 29 September 2003. 

Repairs Notice was served on Maltings Developments Ltd on 

21 April 2004. 


May 2004 

1.3 Ownerships & Tenancies 

For the purposes of this Masterplan study, the sites in the 

possession of the present owners (ie sites A1, A2 and A3) and all 

areas surrounding the historic mill buildings have been considered. 

The illustration highlights the various current ownerships and 

tenancies which surround the ‘core area’ of the site. 

Site A1, A2 and A3 

Maltings Development Ltd 

Site B 

Owned by Chidlow Family 

Let to Senate Electrical 

Site C 

Mr & Mrs Jones, Linda Truman 

Let to Salop Glass 

Site D 

Owned by G & T Ashley 

Let to Salop Maintenance 

Site E 

Owned and occupied by Arriva 

Ambrosia Oriental 

Owner not known 

15 Haughmond Square 

Owner not known 

An exploratory meeting to discuss the future of the bus depot 

was held between representatives of Arriva, SABC, FCBA and 

Towler Shaw Roberts at the offices of SABC on 8th April 2004. 

The meeting was constructive and concluded that the feasibility 

of relocating the bus depot should continue to be assessed jointly 

during a later phase of the Masterplan Study. 

Negotiations with other landowners have not taken place as part of 

the work undertaken to date. 


Due to their historical significance, prominence and location, 

there is a range of established planning policy which affects any 

future development on the Flax Mill Site. This policy includes the 

following key documents: 

National Planning Policy 

The Mill buildings are category A on the Buildings At Risk Register 

and are included on the Statutory List of Buildings of Special 

Architectural and Historic Interest, as set out below: 

Main Mill Grade I 

Malting Kiln Grade I 

Cross Mill Grade I 

Warehouse Grade I 

Apprentice House Grade II* 

Stove and Dye House Grade II* 

Stables Grade II 

Workshop and Offices Grade II 

New uses for the Mill Buildings would also be informed by the 

following planning policy guidance notes. 

PPG1 General Principles 

PPG6 Town Centres and Retail Development 

PPG13 Transport 

PPG15 Planning and the Historic Environment 

PPG16 Archaeology and Planning 

PPG21 Tourism 

Local Plan Policies 

1.4 Planning & Regeneration Framework 

Following a public consultation, the Shrewsbury and Atcham 

Borough Council approved an extension of the Shrewsbury 

Conservation Area to include Castlefields and Spring Gardens. 

The designated area includes the site of the Flax Mill. 

As a Listed Building located within the Urban Area of Shrewsbury 

set within the Shrewsbury Town Centre Conservation Area, the 

following Local Plan Policies may affect any redevelopment of the 

Flax Mill. 

HE5: Alterations to Listed Buildings 

Policy HE5 seeks to ensure that any proposals for alterations 

to any Listed Building do not adversely affect its architecture or 

historic character. The policy also requires that full information is 

available to assess the impacts of any proposals and that a high 

standard of design is maintained. 

HE6: New Uses for Listed Buildings 

This policy requires that the applicant demonstrates that the 

proposed use and any consequent alterations will not detrimentally 

affect the structure, character or setting of the building. 

HE7: Development Affecting the Setting of Listed Building 

This policy serves to protect the setting and important views of 

listed buildings. 

HE8: New Development in or Adj. to Conservation Areas 

Policy HE8 seeks to ensure new development enhances or 

preserves the character of a Conservation Area and requires that 

full details of design and materials and landscaping are submitted. 

The policy also seeks to: 

- protect views and vistas from outside the boundary of the 

Conservation Area. 

- avoid the loss of open space, landscaping features, trees or 

hedgerows that are important to the character of the area. 

- and avoid generating inappropriate levels of parking and traffic 

generation or environmental problems. 

HE9: Demolition of buildings in Conservation Areas 

This policy will be relevant if any demolition is considered as part 

of a proposal and seeks to ensure that only demolition that will 

have a positive impact on the character and appearance of the 

Conservation Area will be granted. 

HS2: Residential Development on sites within Shrewsbury 

not allocated under policy HS1 

This policy will be relevant if the site is proposed for residential 

development. The development should not result in the loss of 

any open space and should not have a detrimental impact on the 

existing residential amenity. 

HS8: Affordable Housing in the Urban Area of Shrewsbury 

It should also be noted that an element of affordable housing will 

normally be required as part of a residential redevelopment. 

Apart from the key policies set out above there are a number of 

policies, which relate to car parking, transport and infrastructure 

which will need to be considered. Depending on the end use for 

the Flax Mill retail and leisure and open space policies may also 

apply. 


Access platform in use during the undertaking of the Urgent Works 

in Autumn 2003. 

1.5 Recent Developments 

Under Section 54 of the Planning (Listed Buildings and 

Conservation Areas) Act 1990, a Local Authority is enabled to carry 

out necessary Urgent Works for the preservation of listed buildings 

in their area, after giving appropriate notice to the owner. These 

powers can be used only in respect of an unoccupied building, or 

the unused part of a partly occupied building. 

Planning Policy Guidance Document PPG15 – Planning and the 

Historic Environment advises that: 

‘[Local] Authorities will note that these powers are confined to 

urgent works: in the Secretary of State’s view, their use should 

be restricted to emergency repairs, for example works to keep 

a building wind and weather-proof and safe from collapse, or 

action to prevent vandalism or theft. The steps taken should 

be the minimum consistent with achieving this objective, and 

should not involve an owner in great expense.’ 

In Autumn 2003, a programme of such Urgent Works to restore 

the weather proof nature of the buildings was started on site. 

The schedule of work was overseen by Peter Napier for English 

Heritage and Shrewsbury & Atcham Borough Council. The works 

were completed in March 2004. 

Following the completion of the works, a subsequent Repairs 

Notice was served on Maltings Developments Ltd on 21 April 

2004. 


In addition to the historical documents referred to in section 1.1, 

a broad range of information relating to the site was also received 

and reviewed during the course of the Study including from the 

following sources: 

English Heritage 


Maltings Development Ltd 

National Monuments Record 

Shropshire County Archives 

Stafford County Archives 

Architectural Review Archives 

Society for the Protection of Ancient Buildings 


Ironbridge Gorge Museum 

Shrewsbury and Newport Canals Trust 

Babtie 

The Environment Agency 

Transco 

Severn Trent Water 

Aquila 

An inventory of the main documents is set down in Appendix 2. 

The Conservation Plan, produced by Anthony Blacklay and 

Associates for Maltings Developments Ltd, is also noteworthy as 

a fairly comprehensive document which contains a good deal of 

useful information about the site and its future development. It is, 

however, a rather complicated document which has been written 

(at least in part) to justify the particular approach adopted by the 

Maltings Development Ltd scheme in 1999, rather than taking a 

fully impartial view on the site. 

1.6 Information Available 

Clearly a good deal of supplementary information would be 

required as part of a scheme for redevelopment. Of particular note 

are the following: 

a detailed survey of all of the buildings on the site 

a schedule of existing fixtures, fittings and equipment 

a further archaeological study 


2.0 The Site 


May 2004 

2.1 Context 

The site has a different boundary condition 

on each of its main sides and a range of key 

spaces within the site, including some areas with 

development potential, albeit limited. 

The photographs on the following pages provide 

an overview of the site and the range of spaces 

therein. 

2.1.1 Southern Boundary 

The existing main access to the site is from a road 

serving a modern residential development to the 

south known as Marshalls Court. 

The boundary wall to the site consists of a 2- 

3m brickwork wall, which includes sections of a 

number of former buildings on the site. 


May 2004 

2.1 Context 

2.1.2 Western Boundary 

To the west, the site is contained by a historic 

brick retaining wall, which provides an elevated 

outlook across a pathway (Greenfields Lane), the 

railway embankment of the Crewe to Shrewsbury 

railway line, and Greenfields Park playing field 

beyond. This open aspect provides particularly 

important long views to the site from the west. 


May 2004 

2.1 Context 

2.1.3 Northern Boundary 

To the north, the site is separated from the back 

gardens of a 1920s housing estate (Wingfield 

Close) by a combination of a historic brick wall 

to the north west, (incorporating the former gate 

piers to the railway siding entrance), and more 

modern fencing to the north and north east. 

A bus depot and social club operated by Arriva 

are located to the north east of the site. 


May 2004 

2.1 Context 

2.1.4 Eastern Boundary 

To the east, the site overlooks a range of modern 

small scale businesses which separate it from 

the busy Spring Gardens road. Properties here 

include a Buildiers Merchant, a Chinese Takeaway, 

a Glazing Supplier and a Garden Building Supplier. 

These businesses partly occupy the former site of 

the Shropshire Union Canal, which ran along the 

eastern boundary of the Mill site. 

Whilst most are modern structures, they also 

include two Victorian brick houses which are part 

of the former Haughmond Square. 


May 2004 

2.1 Context 

2.1.5 North Site Area 

Within the site itself, the buildings are grouped towards 

the southern end of the site. At the northern end of the 

site, demolition of earlier buildings has created potential 

space for new development between the Apprentice 

House and the rear gardens of Wingfield Close. 

It is known that this area was the site of a number 

of earlier buildings and further investigation of 

archaeological and contamination issues would be 

required prior to development. 

2.1.6 Views 

The views from the roof of the Main Mill give a very clear 

indication of its scale compared to that of its context. 

The left hand image, pointing west, illustrates the 

proximity to the railway and the recreation ground and 

the right hand image shows the scale of the surrounding 

residential area. 


May 2004 

2.1 Context 

2.1.7 General Context 

These panoramic images show the general context of 

the site, includingthe east and west boundary conditions. 


May 2004 

2.1 Context 

2.1.8 Wider Context 

The images adjacent are included to give a more general 

impression of the Flax Mill in its surroundings, including 

the character of the Town Centre (a mile to the south of 

the site). 


Plan of the Flax Mill c1815. 

Plan of the Maltings c1926.. 

May 2004 

2.2.1 Summary of Significance 

The FCBA Conservation Plan summarises the significance of the 

site and its various elements as follows: 

- The Main Mill is of INTERNATIONAL significance as it is 

the oldest iron framed building in the world. 

- The Main Mill is of INTERNATIONAL significance in view 

of its outstanding importance in the development of 

structural engineering within the building design. 

- The Whole Site is of NATIONAL significance as it 

provides a virtually complete surviving example of 

a major textile Mill, including its range of ancillary 

accommodation. 

- The Cross Mill is of NATIONAL significance as it is 

believed to be a unique surviving example of a hackling 

shop built for a textile mill. 

- The Flax Mill Group of Main Mill, Cross Mill and 

Warehouse is of NATIONAL significance as it includes 3 

of the 10 oldest iron framed buildings in the world. 

- The Whole Site is of REGIONAL significance as it is 

the only surviving flax mill in Shrewsbury (following the 

demolition of Bages Mill in Castlefields in 1835 and the 

Weaving factory in Kingsland). 

- The Whole Site is of LOCAL significance as it is the 

only surviving large Maltings complex surviving in the 

immediate area (following the conversion of the complex 

at Belle Vue and the demolition of Castle Maltings). 

- The Maltings Phase is of LOCAL significance due to its 

likely association with prominent local figures William 

Jones and engineer Henry Stopes. 

2.2 Historical Significance 

2.2.2 Commentary 

At the core of the group is the Main Mill, which dates from 1797 

and is recognised as the world’s first ever exclusively iron and brick 

structure. Designed by Charles Bage, the Main Mill survives as an 

outstanding achievement in the story of the structural development 

of industrial buildings. Standing adjacent to it are the third oldest 

(the Warehouse) and eighth oldest (the Cross Mill) surviving iron 

framed buildings in the world. 

The Ditherington Flax Mill as a whole is recognised as a product 

of extraordinary ambition and endeavour. The buildings were 

the largest flax mill buildings in the country outside of Leeds, 

and set the standard for contemporary working methodology 

within the industry and the scale of powered machinery that was 

employed. The development also extended well beyond the site’s 

boundary walls to include Apprentices Houses and other workers’ 

accommodation nearby, much of which still stands. 

At the closure of the Flax Mill in 1886, the site was overtaken by a 

Maltings operation run by a prominent local entrepreneur named 

William Jones and remained in use as a Maltings until its closure 

in 1987. The various Maltings businesses occupied the range 

of existing buildings intensively and also made some important 

changes on the site over time. Most notable are the changes 

to the appearance of the core buildings, which include the reconfiguration 

of the fenestration of the Main Mill, the addition of the 

Maltings Tower, and the addition of the Malt Kiln. 

During the site’s period of redundancy of more than 15 years, the 

buildings have suffered from the effects of theft, arson, vandalism 

and a general lack of maintenance. The overall effect is that the 

buildings are in a fairly desperate state of repair. 


May 2004 

2.3 Condition 

During their period of sustained redundancy since 1987, the 

condition of the buildings has deteriorated significantly. It is evident 

that they continue to suffer from the effects of vandalism, theft, 

arson and weather ingress. 

The Apprentice House has suffered particularly badly and has 

had most of its historic fittings (e.g. fireplaces) either stolen or 

vandalised. 

The buildings are classified as category A on the English Heritage 

Buildings At Risk Register. 

The effects of sustained neglect and vandalism has caused the 

site to be considered a notorious problem by a number of local 

residents. 


May 2004 

2.3.1 Access to the Site 

In order to acheive the maximum commerical potential of the site it 

is considered that access will need to be greatly improved. There 

are physical limitations to the site, both in terms of the proximity 

of the buildings, but also by the definition of its boundaries. The 

current vehicular entrance to the site (shown as a hollow arrow on 

the diagram adjacent), lies at the south corner and is via an already 

busy junction with Spring Gardens. 

It is believed that a new means of vehicular access to the site will 

be necessary to create appropriate access without detriment to the 

main core of the site. This can be achieved in two ways: 

1. Upgrade the existing footpath to the west of the site to create 

an access road that breaks the boundary wall and ramps up to 

the level of the Mill Buildings. This is shown as the light dotted 

line. 

2. Enter the vacant area to the North of the Historic Buildings 

directly from Spring Gardens, shown as the heavy dotted line. 

2.3.2 Car parking on and around the site 

For the same reasons as above, the issue of car parking becomes 

fundamental to the consideration of the site for any sort of 

commercial activity. The lack of space and the restrictions to access 

place heavy restrictions on the quantity and amenity of car parking 

spaces. It is believed that areas around and adjacent to the site 

could be used as car parking. This would minimise the disruption 

to the historic core buildings, and leave areas in the centre of 

the site clear to provide space for emergency access and any 

neccessary deliveries. 

2.4 Access & Parking 

The sketch to the left is an exercise illustrating the quantity 

of carparking possible if the relative areas remain vacant of 

development. However, it is not envisaged at this stage that all of 

these areas will be required as parking. 


May 2004 

As part of this study we have consulted Shropshire County Council 

(SCC) Highways department. In discussion, the following points 

were raised as issues surrounding any future developments: 

SCC acknowledge that the historical significance and the 

physical constraints of the site means that it is highly likely that 

some highways design solutions may need to be comprised. 

SCC reported that a Traffic Survey/Report had been produced 

by Dennis Wilson to support a previous application, However, 

they could not release this document due to copyright issues. 

A Grampian Arrangement was applied to this scheme, insisting 

that no work begins until proposals are agreed. 

SCC advised that the potential impact of new development 

on the junction with St. Michael’s Street must be carefully 

considered. This is already nearing capacity and during 

peak hours additional traffic control measures are likely to be 

required. 

Support would be given for a new access for the North 

Site Area at the Bus Depot. This could be acheived by the 

addition of another leg to the existing mini roundabout, or 

the introduction of a second roundabout in a more suitable 

location. 

SCC advised that, depending on the end uses proposed, the 

need for each parking and drop off areas needs to be very 

carefully considered. 

SCC confirmed that there had been no initial objections to a 

previous proposal to provide a new vehicle access at the rear 

of the site. 

2.5 Traffic & Highways 

SCC confirmed that the upgrading of the footpath to the west 

of the site to a road is unlikley to meet with resistance. 

SCC advised that the entry and exit points to the Mill site 

should be separated. The introduction of a one way system 

would reduce the pressure on any existing junctions. 


Greenfields 

Park 

Figure 1.1 

Site location 

Shrewsbury to Crewe 

Rail line 

Greenfields 

Lane 

May 2004 

Spring Gardens 

A5191 

Shrewsbury Town Centre 

approximately 1.5 km 

0 12.5 25 50 75 100 

Meters 

Date Drawn 

Dec 2003 RSC 

Scale 

Checked 

1:1,000 AJS 

'Main' Site Boundary 

Original 

Revision 

A4 

1 

'Surrounding' Site Boundary 

File Reference 

O:/6431/GIS/Figure1.1.mxd 

Ditherington 

Potential additional rail siding 

(Source - Sketch of Maltings site, 

Shrewsbury Records and 

Research Library) 

Rail Sidings 

'Waste' room 

1811 Gas Holder 

Stove 

Drying Shed 

Blacksmiths 

Stable 

Warehouse 

Figure 2.1 

Former buildings and land use 

Warehouse 

Dye 

House 

1842 Gas holder 

'gas house complex' 

Gardens 

Flax 

Warehouse 

Boiler 

Room 

Formerly open land 

(allotments to the north) 

Pig sties 

Stables 

Housing 

0 12.5 25 50 75 100 

Meters 

Date Drawn 

Dec 2003 RSC 

Scale 

Checked 

1:1,000 AJS 

Original 

Revision 

A4 


1 

O:/6431/GIS/Figure 2.1.mxd 

Housing 

Route of former 

Shrewsbury Canal 

(infilled 1950's) 

Potential additional rail siding 

(Source - Sketch of Maltings site, 

Shrewsbury Records and 

Research Library) 

Rail Sidings 

'Waste' room 

Sampling of 

Bagley Brook 

1811 Gas Holder 

Sewage 

Pumping 

Station 

New borehole to 

explore hydraulic 

connection between 

Flax Mill site and Stove 

Bagley Brook 

Drying Shed 

Blacksmiths 

Sampling of Dye 

House tanks 

Stable 

Groundwater sampling from 

existing licensed borehole 

Engine 

House 

Warehouse 

Figure 6.1 

Proposed site investigation works 

Dye 

House 

New boreholes to investigate soil 

and groundwater quality adjacent 

1842 Gas holder 

to gas holders 

Route of former 

Shrewsbury Canal 

'gas house complex' 

(infilled 1950's) 

Warehouse 

Gardens 

Flax 

Warehouse 

Boiler 

Room 

Formerly open land 

(allotments to the north) 

Pig sties 

Stables 

0 12.5 25 50 75 100 

Meters 

Date Drawn 

Dec 2003 OXS 

Scale 

Checked 

1:1,000 AJS 

Original 

Revision 

A4 


1 

O:/6431/GIS/Figure 6.1.mxd 

Sampling of 'leachate' 

to rear of depot 

New borehole to investigate soil 

and groundwater quality adjacent 

to underground diesel tanks 

Trial Pits: Soil/leachate sampling locations 

'Surface' water sampling locations 

Groundwater sampling locations 

Potential location for additional exploratory 

boreholes 

2.6 Contamination 

During the course fo the Study, a Ground Contamination Desk-top 

Report has been undertaken by ESI. Their report concluded the 

following points: 

Contact with EA, SABC, Mowlem and Mr Capp during 

research. 

There is an Aquifer of particular significance. It is of 5-6m 

internal diameter, but is currently unused. 

Proximity of Bagley Brook (within 75m). 

A wide range of potential contaminants due to former uses (eg 

gas holders, waste stores, blacksmiths, canal, diesel storage 

tanks) is likely to exist. 

A main risk is pollution of controlled water. 

Further work is needed to establish sources of contamination 

and pathways (however at this stage it is not anticipated 

that ground contamination will present a signicant barrier to 

redevelopment.) 

There is further important information held by Mowlems and Mr 

Capp (drainage plans and soil test results). 


May 2004 

2.7 Site Services & Infrastructure 

An initial study of existing services infrastructure has shown 

that the site is well served by all existing amenities. The following 

Service providers were contacted during this report: 

Transco 

Severn Trent Water 

Aquila 

A detailed study of the condition and the capacities of the existing 

installations has not been undertaken. 


3.0 The Buildings 


Axonometric sketch showing the existing buildings and surrounding 

context 

7 

5 

2 

1 

8 

4 

3 

6 

1. The Main Mill 

2. The Cross Mill 

3. The Warehouse 

4. The Kiln 

5. The Dye and Stove House 

6. The Apprentice House 

7. The Stable and Office 

8. The Silos 

3.1 A Summary of the Buildings 

The Ditherington Flax Mill site is of international significance. The 

site contains 8 listed buildings, (including 4 at Grade 1 and 2 at 

Grade 2*), and is located within the Shrewsbury Town Centre 

conservation area. 

The buildings on the site comprise the following: 

The Main Mill; Built 1797, 5 storeys tall, oldest iron framed 

building in the world. A Major lean-to structure added 

c1897 (since demolished). Grade 1 listed. 

The Cross Mill; Re-built 1812. 4 storeys tall + attic. The 

8th oldest iron framed building. Grade 1 listed. 

The Warehouse; Built 1805. 4 storeys tall + attic. 3rd oldest iron framed building. Grade 1 listed. 

The Malt Kiln; Built 1898. Grade 1 listed. 

The Dye / Stove House; Re-built 1850. Grade 2* listed. 

The Apprentice House; Built 1812. Grade 2* listed. 

The Stable and Office; Built 1804. Grade 2 listed. 

The Silos (2 no); Built 1950/1960. 

Further information on each of the buildings follows in sections 3.3 

- 3.10 of this report. 


The chronology of events which have affected the site may be 

summarised by the following 3 phases: 

Phase 1 The Flax Mill phase 

1796 Flax Mill founded at Ditherington by Marshall, Benyon 

and Bage. 

1797 Main Mill completed, and Shrewsbury Canal opened on 

east side of the site. 

1799 Cross Mill completed (later burned down). 

1800 North Engine House built. 

1803 Stables and Smithies built. First Dye House and Stove 

House built (later demolished). 

1805 Warehouse built. 

1811 South Engine House built. 

1812 Cross Mill re-built in fire-proof construction, Apprentice 

House built. 

1852 Dye House re-built. 

1858 Crewe to Shrewsbury railway line opened on the west 

side of the site. 

1886 Flax Mill closed. 

Phase 2 The Maltings phase 

1897 Conversion to Shropshire Maltings (1897-1902) by 

William Jones, including: 

- demolition of boilers, chimneys and removal of steam 

engines 

- construction of the Malt Kiln 

- construction of the lean-to along east side of Main Mill 

fronting onto canal 

- erection of the Maltings Tower 

- conversion of the Main Mill and Cross Mill, including, 

- removal of cross walls 

- re-fenestration 

- introduction of steeping tanks, etc 

- painting of advertising to external elevations 

- conversion of the Dye House 

1950 Concrete silo 1 built / Shropshire Union Canal infilled 

1960 Concrete silo 2 built / railway side to site removed 

1987 Maltings closed 

3.2 Chronology 

Phase 3 Recent Developments 

19.. Site bought by Maltings Developments Ltd. 

1997 A development brief for the area was adopted by SABC. 

1999 Development proposal prepared for Maltings. 

Developments Ltd by Earnest Ireland Construction 

(Contractor, QS & Project Manager), Eaton Manning 

Wilson (Architects), and Adams Consulting Engineers 

(Structural Engineers). 

1999 Conservation Plan for developer prepared by Anthony 

Blacklay & Associates. 

1999 Structural investigation of main structures undertaken by 

The Morton Partnership for SABC. 

2003 Urgent Works commenced on site. 

2003 Masterplan team appointed by English Heritage. 


3.3 The Main Mill 

Listing: Grade 1 

Built: 1797 

Total Area (G.I.A): 2750m² 

No. of Storeys: 5 

Average Storey Height: 3.2m 

The main mill is the most important building on the site and is 

recognised as the oldest iron framed building in the world. It was 

built in 1797 to designs by Charles Bage. The internal structure is 

remarkably elegant, however this leads to the requirement for some 

remedial repair and restriction over floor loadings in re-use, which 

are likely to be limited to 2.5kN/m2 (See ABA report). 

During its subsequent conversion for use as a maltings (1886 

– 1987), the Main Mill experienced some important changes to its 

appearance, most notably the addition of the distinctive ‘Maltings 

tower’ at the northern end, and the blocking up of 2 out of every 3 

windows. The principle of reinstating the former fenestration of the 

Main Mill has previously been granted planning permission and is 

an essential feature of some re-use options. 

It is considered particularly important to provide publicly available 

functions at lower levels in the Main Mill. It is also important to seek 

re-uses which would minimise the subdivision of the upper floors, 

in order that the spaces may be properly appreciated (e.g. light 

office, large residential flats). 

The building is connected to the adjacent Maltings Kiln and Cross 

Mill at its northern end, and has internal staircases at its northern 

and southern ends. The building has particular prominence to 

Spring Gardens and its tower and painted hoarding are distinctive 

features. A large lean-to building on the east side of the building, 

which was built as a maltings floor, has recently been demolished. 


May 2004 

3.4 The Cross Mill 

Built: 1812 


Total Area (G.I.A.): 1295m² 

No. of Storeys: 4 plus Attic 

Average Storey Height: 2.8m 

The Cross Mill building (or Flax Hackling shop) was built in 1812 in 

the ‘fireproof’ manner of the Main Mill but only following destruction 

of an earlier (non-fireproof) building on the site in 1811. The 

building is Grade 1 listed, is the 8th oldest iron framed building in 

the world. The Cross Mill (unlike the Main Mill), has an iron-trussed 

roof. The Cross Mill is believed to be a unique surviving example of 

a hackling shop built for a textile mill. 

The internal structure is similar to that employed within the Main 

Mill. Like the Main Mill, it is assumed that the internal structure 

would require some remedial repair and that restriction over its 

future re-use should be established by a floor loading limit of 

2.5kN/m2 (see ABA report). During its conversion for use as a 

maltings, the Cross Mill windows were similarly amended. 

It is considered important to provide publicly accessible functions 

at lower floor levels. It would be desirable to minimise the subdivision 

of the upper floors, (as with the Main Mill) however it should 

be noted that the Cross Mill spaces are shorter and arguably less 

elegant and therefore some subdivision could be more tolerable. 

The building has an original ‘fireproof’ stair at its north and south 

ends, and links to the Malt Kiln to the north. The building also has 

a distinctive painted hoarding to its west elevation and gable end. 


3.5 The Warehouse 

Built: 1805 

Listing:Grade 1 

Total Area: 1210m2 

No. of storeys: 4 plus roof void 

Average storey ht. 2.7m 

The Flax Warehouse was built in 1805 for the storage of flax. The 

building is Grade 1 listed, and is the 3rd oldest iron framed building 

in the world. During its subsequent conversion for use as part of 

the Maltings operation, it is believed to have been used for the 

storage of dye stuffs and grain. 

Internally, the original cast iron structure has been supplemented 

by a range of later timber props, tie rods and plates, which have 

not been examined in detail as part of the Masterplan study. It 

is assumed, however, that similar structural repairs and loading 

restrictions of 2.5kN/m2 would govern re-uses within the building 

following repair. (See ABA report). 

The building has strong physical lines with the Malt Kiln on ground 

to third floors. It also has an important relationship with the 

apprentice house which is located to the north. The building has 

few windows, which will be an important consideration in proposals 

for a change of use,and could have a significant impact on the 

existing appearance. The building has a hoist located on its north 

elevation. 


3.6 The Malt Kiln 

Built: 1898 



No. of storage: 2 

The Malt Kiln was built in 1998 as a key element of the new 

Malting business which commenced on the site in 1896. It is a 

Grade 1 listed building and has a key relationship with the adjacent 

Main Mill, Cross Mill and Warehouse, which it adjoins. 

The Kiln has a very distinctive pyramidal roof, capped by a 

ventilation ‘turret’, which historical photos show has been altered 

(for the worse) in recent years. This feature should be carefully 

considered and possibly restored, as part of proposals for re-use. 

The Malt Kiln has been prone to considerable decay following the 

theft of slates to its main roof slopes. This has left the building 

open to the elements for a number of years and subsequently it is 

believed that the internal perforated metal ‘drying floors’ are now 

beyond repair. 

The Malt Kiln is an important and significant volume at the core 

of the main group of historic buildings. It has previously been 

considered for public re-use as a theatre space for the Visual Arts 

Trust. The building also offers useful potential to achieve vertical 

circulation within and this should be explored further. The building 

is, however, closely located to the adjacent stairs within the Cross 

Mill and Main Mill. 


3.7 The Dye and Stove House 

Built: 1804/1850 

Listing: Grade 11* 


No. of storeys: 1 + Mezzanine 

The Dye and Stove House was originally built in 1803, and was 

subsequently largely re-built in 1852. The building consists of a 

large open space (with a later mezzanine floor) under an elegant 

and lightweight trussed roof. The roof extends the tradition of 

fine ironwork detailing on the site, and is supplemented by fine 

brickwork to the main elevations. 

Following the conversion of the building for use as part of the 

Maltings business, a number of hoists were added to assist the 

movement of material in and out of the building, together with 

dormer ‘lucams’ to enable loading and unloading from the adjacent 

railway sidings. These features represent an important change in 

the function of the building and should probably be retained as part 

of a scheme for future re-use. 

Internally the building has suffered from weather ingress and some 

corrosion to the structure. 

The flexibility of the building suggests that it would be suitable for 

a wide range of potential re-uses, including retail, restaurant and 

entertainment, office, and leisure or exhibition space. 


3.8 The Apprentice House 

Built: 1812 

Lisings:Grade 11* 


No. of storeys: 3 + basement 

The Apprentice House was built in 1812 to house workers of 

the Flax Mill, and is Grade II* listed. The building comprises two 

separate ‘houses’ of accommodation within its block and has a 

cellular form with simple domestic layouts to each floor around 

a timber staircase. The houses were used as Superintendents’ 

housing from 1890. 

The building is located at the north end of the group and currently 

forms part of a courtyard, along with the Warehouse and adjacent 

concrete silo to the south. 

The buildings have suffered extensive damage due to neglect, 

vandalism and theft, and many of the internal fittings and fixtures, 

such as fireplaces, have been lost. 

The building would appropriately lend itself to a conversion for use 

as either offices or residential accommodation. 


May 2004 

3.9 The Stables and the Office 

Built: 1804 

Lisings: Grade II 


No. of storeys: 2 

The Stables and office were built in 1804 and are listed Grade 

II. Their historical function was use as a stable and hayloft and a 

workshop and store. The buildings are located at the southern 

end of the site and form part of the boundary wall of the site. 

The buildings are domestic in scale and would suit a range of small 

scale uses, including residential, office, workshop or retail. 


May 2004 

Built: 1950/1960 

Lisings: Not listed 

Total Area: Not known 

3.10 The Silos 

The Silos, date from 1950 and 1960, and were introduced to 

improve the efficiency and capacity of the Matlings. Both Silos were 

built adjacent to the railway siding to receive incoming grain (South 

Silo) but also to enable storage of the outgoing goods (North Silo). 

Both silos have been damaged by vandalism and arson. 

The structural condition of the silos has not been assessed as a 

part of the Masterplan Study, however it is apparent that some 

reinforcement to the concrete structure is exposed and corroding. 

This may indicate more serious problems with the concrete which 

should be explored. 

Whilst the retention of the silos as part of a scheme for re-use of 

the site could be argued on the grounds that they are a part of the 

history of the site, it is considered that the grounds for demolition 

are likely to outweigh these issues. In addition to being potentially 

expensive to repair and difficult to re-use, both are considered 

to have a detrimental effect on the rest of the complex overall. 

They also restrict circulation and access potential to neighbouring 

buildings. 

It is proposed that they are demolished, however their footprint 

should be explored as potential developable space, if appropriate. 


May 2004 

3.11 The North Site Area 

The North Site Area housed a number of former buildings, 

including the following: 

Wash House 

Stable 

Pig Sties 

Coal Store 

Privies 

Fire Engine House 

A Lean-to Building containing the following: 

- Waste Room 

- Gas Meter 

- Thread Room 

The Drying Shed 

Wood Shed 

Gas House Complex 

It is anticipated that there are likely to be some archaeological 

remains associated with some of these buildings on the site, and 

the approach to any new development here must be careful to 

respect this. 

The North Site Area presents significant opportunities for a degree 

of enabling development on the site. 

The scale of development must sensitively address both the 

existing historic buildings and the scale of the Wingfield Close 

housing to the north. 


May 2004 

A Structural Appraisal report has been undertaken by Alan 

Baxter & Associates. This overview deals with the main mill, 

flax warehouse and cross mill, which form three of the ten 

buildings at Ditherington Flax Mill. The report sets down the 

following key points: 

The flax mill was initially developed between 1796 and 1812. 

The main mill, flax warehouse and cross mill were built during 

this period and are particularly important historically, as they 

represent, respectively, the oldest, third oldest and eighth 

oldest iron framed buildings in the world. The flax mill stopped 

operating in 1886 but was redeveloped as a maltings, which 

it operated as until 1986. Since then the buildings have 

remained empty and have suffered from a lack of maintenance 

and some vandalism. 

These buildings, in cultural terms, quite rightly deserve their 

Grade I listed status. Charles Bage’s design for the main mill 

was highly innovative. The engineering approach required 

for the redevelopment of this and the other buildings will be 

very challenging, requiring a higher level of engineering input 

compared to later cotton mills and warehouses. Central to 

this challenge will be to develop imaginative and intelligent 

solutions that are appropriate for these important buildings. 

Ideas which have been illustrated in this report need to be 

explored and tested in greater detail at the next stage. 

Charles Bage’s cast iron structure in the main mill appears 

to be of good quality construction and although historic 

records suggest Bage developed theories about how to 

design beams and columns, and carried out load tests, he 

failed to understand about hogging moments generated in the 

continuous beams. 


The resulting structure of the main mill, whilst well built, 

therefore has potential problems with cracking in these 

beams where hogging occurs. The structure is also relatively 

slender compared to many later 19th century cotton mills and 

warehouses in that it cannot support substantial imposed 

loads. 

A concept has been explored as part of this overview for 

tackling the deficiency in the beams by introducing reinforced 

concrete beams within the fill above the line of the existing 

beams. This will help improve the overall factor of safety in the 

beams to support an imposed floor load of 2.5kN/m². This 

approach would also address the beams that have cracked 

as the fractured sections can be simply hung from the new 

reinforced concrete structure to prevent the beams falling off 

their bearings. 

The columns within the main mill are generally slender and 

have limited fixity at their ends. This limits the load bearing 

capacity of the columns to an imposed load possibly less 

than 2.5kN/m² at present. The capacity of the columns can 

be increased however with the concept of running reinforced 

concrete beams above the existing beams. These new beams 

will be cast around each column base, introducing additional 

fixity, and will reduce the unrestrained length of the column. 

The initial appraisal of this approach allows an imposed load of 

2.5kN/m² to be justified. 

The floor loading capacity within the main mill therefore seems 

to be limited to about 2.5kN/m². This loading would be 

compatible with domestic, office and studio use, but not public 

use such as museums, shops, restaurants or bars. 


May 2004 


Although very limited information relating to the structures 

of the cross-mill and flax warehouse is available, a similar 

engineering strategy appears appropriate in justifying the floors 

for an imposed loading of 2.5kN/m². 

This outline strategy for all three buildings needs to be 

confirmed through further detailed investigations and 

testing of the cast iron structure. This will give a far greater 

understanding of the details and quality of the existing 

structure. Given Bage’s innovative design and the slenderness 

of the structures, the structural appraisal will be highly 

challenging to deliver solutions that are appropriate for these 

very important structures. It is unlikely that imposed loads 

much in excess of 2.5kN/m² will be justified. 

Interpretation of the Building Regulations shows that the main 

mill, which is five storeys in height, does not need to comply 

with the rules relating to disproportionate collapse provided 

it is not used as public space. However, the approach to 

be adopted should be one where the robustness of the 

structure is not undermined by any structural alterations. The 

introduction of reinforced concrete beams will also improve the 

overall robustness. 

The cross-mill and flax warehouse are both four storeys 

in height and so do not need to comply, regardless of the 

proposed uses. However, a similar approach to robustness 

should be adopted. 

The original window openings in the main mill can be reopened 

again in principle from a structural point of view. 

These alterations will be disruptive and will require careful 

sequencing with repairs that are needed to delaminated areas 

of brickwork in order to maintain the structural integrity of the 

walls. 


4.0 Development Context 


May 2004 

4.1 Interested Parties 

The prominence of the site, the scale of public funding likely to be 

required as part of the solution, and the historical importance of the 

buildings combine to produce a long list of interested parties with a 

potential stake in the future of the site. 

The current list of Interested Parties and Stakeholders includes the 

following: 

Maltings Developments Ltd (site owners) 

Advantage West Midlands 

Adjacent Landowners 

Community organisations in Shrewsbury 


Heritage Lottery Fund 

Local Residents 

National Amenity Bodies 

Shrewsbury & Atcham BC 

Shropshire County Council 

It is likely that other organisations, including potential developers 

will emerge during the development of proposals. It should be 

noted that several potential developers have expressed an interest 

in the project during the course of the study to date. 


4.2 Market & Property Context 

The Market and Property Analysis Report, undertaken by 

Towler Shaw Roberts, concludes the following points: 

There would be merit in exploring a mixed use development 

with a strong emphasis on provision of residential 

accommodation (new and conversion). 

There is scope to provide a mix of retail, food and 

drink facilities at ground floor level together with office 

accommodation to supplement the residential element. 

If a leisure use is likely to be viable, this would need to be 

complementary to the other users on the site. 

There may be some potential for provision of a community 

facility such as a doctors/dentist/health centre premises. 

Parts of the existing premises have potential for conversion 

to provide specialist managed workshop accommodation to 

satisfy specific requirements. 

It is doubtful that a single end user could be attracted to 

occupy the whole property. 

Access and car parking facilities need to be improved to 

ensure maximum commercial potential can be achieved. 

It would be very beneficial to include properties fronting Spring 

Gardens, which would enhance the The Flax Mill buildings. 

As part of the Stage II study consideration should be given 

to identifying potential users and occupiers for the various 

buildings for the whole project. 


May 2004 

The Grant Assistance Opportunities Report, undertaken by 

Dearle and Henderson, concludes the following points: 

Potential opportunities for Development Funding include: 

Advantage West Midlands / English Partnerships 



Local / Corporate sponsorship 

Private Developers 

Shrewsbury & Atcham Borough Council 

Shropshire County Council 

Other Grant Awarding Bodies 

4.3 Grant Assistance Opportunities 

4.4.2 The Key Conclusions are: 

No funding/grant opportunity should be dismissed at this early 

stage. 

The funding mosaic should be broad, thereby not relying upon 

one particular funding stream. 

Design proposals should not target one particular funding 

body’s priorities. 

Any regeneration scheme should first address the problems 

and the opportunities, then review the best suited potential 

funding. 

The size of grants potentially required necessitates an 

approach to the larger funding bodies, namely English 

Heritage, the Regional Development Agency and the Lottery 

Council. 

Very small grants may be obtained for specific works from 

Trusts, Foundations, corporate sponsorship or individuals. 

European Union Objective 2 and 3 funding is not currently 

applicable to this site. 


May 2004 

4.4 Local Interest - A Community View 

The Masterplan Study Work has been undertaken in the knowledge 

of the views of the Ditherington Community which were expressed 

during the ‘Listening into Action’ study during 2001-2002 

undertaken by RE:generate. 

During the consultation (which did NOT focus specifically on the 

Flax Mill site), the most needed improvements stated by local 

people were: 

Safe play areas for children 

More for children 

A Youth Club 

Traffic calming 

Tidier streets 

A better Community Centre 

It is hoped that public feedback following the presentation of the 

Masterplan Study approach in Ditherington on 18th May will assist 

in establishing an appropriate means for community views to be 

incorporated as the Scheme develops. 


5.0 Alternative Solutions/Visions 


May 2004 

5.1.1 Design Brief 

The brief for the project describes a future for the site which has 

the following characteristics: 

A vibrant and accessible mix of active uses 

A site which attracts both public and private investment 

An enhanced understanding of the site and its significance 

A beacon for high quality regeneration 

A secure and attractive place 

The highest standards of architectural design for new work 

A wide range of options for the redevelopment of the Ditherington 

Flax Mill site have been tested in order to meet these objectives. 

Whilst it is possible to achieve the stated brief requirements for the 

site through a variety of mixes of use on the site, this is achieved 

at varying levels of financial expense and impact to the historical 

integrity of the site. 

In order to be a deliverable scheme for the Flax Mill site, it will 

be important for the proposals to be acceptable in terms of 

Conservation Merit and Economic Viability. 

5.1.2 Conservation Merit 

The proposed scheme for the Flax mill site is likely to be required 

to achieve a broad level of support from potential funding 

stakeholders, and an acceptable level of public benefit must be 

achieved where public funding is incorporated. 

In conservation terms, development will be required to protect and 

enhance the historic significance of the site. This places some 

important constraints on devleopment potential. 

5.1 Assessment Criteria 

It is anticipated that permissible development will be: 

In line with stated conservation objectives for the site 

Respectful of the scale of the existing buildings 

Not unduly damaging to the historical significance 

Providing improved access (both physical and intellectual) to 

the site 

An improvement to the context and setting of the buildings 

5.1.3 Economic Viability 

The economic viability of the options for the site need to be tested 

on a range of levels, including the following: 

The acceptability of the proposed uses to the market 

The potential to meet the conservation deficit through 

engagement of potential funding partners 

The commercial confidence in the deliverability of the scheme 

A robust business plan for the future 


May 2004 

5.2 ‘Site by Site’ Options 

5.2.1 Considering the Study Area 

In order to provide a comparative assessment of the ‘conservation 

cost’ and ‘development potential’ of each part of the site, the 

Masterplan Study area was sub-divided into 6 key areas for 

assessment, as follows: 

1. The North Site Area 

2. The Historic Core Buildings 

3. Spring Gardens 

4. Haughmond Square 

5. Bus Depot 

6. Railway Triangle 

For the sake of simplicity, it will be noted that these site 

designations do not follow the exact lines of current ownerships. 

The site designations were used throughout the option appraisal 

phase and are referred to in the report of project costs prepared by 

Dearle and Henderson (see seperate report). 

The basic characteristics of each site are described in the following 

pages. 


May 2004 

Site 1 - The North Site Area 

This site includes the Apprentice House and the areas to the North 

and the East. We believe that there is a strong justification for some 

development on this site to assist with the development costs of 

the Historic Core Buildings. The site sits to the north of the main 

buildings and currently vehicular access is severely restricted as 

access is only possible through the main buildings. 

There is the potential to provide independent access from the 

rear of the site. However, this would result in the introduction of a 

ramp either through or over the listed ‘curtilage wall’, eroding the 

prominent boundary of the site. 

It is believed that a better access could be formed from the east (ie 

through the Bus Depot site) however this would clearly be subject 

to further negotiation. 

The following key factors determine the development of the 

North Site area: 

The relationship with the Historic Core Buildings. 

The integration of the Apprentice House. 

The provision of a new access road. 

The quantity of car-parking required for any new development. 

The proximity to, and over looking of, the Wingfield Estate to 

the North. 

5.3 The Core Area : Sites 1 and 2 

Site 2 - The Historic Core Buildings 

This area contains the majority of the Historic Buildings. The physical 

constraints and the structural condition of the historic buildings incur 

high repair and upgrade costs. There is very limited scope for any 

enabling development in close proximity to the buildings (site 2). The 

buildings themselves could be developed to provide a limited mix of 

uses, including workspaces, retail, interpretation and residential with 

any development appropriate to the historic fabric. These options are 

further considered in section 5.6 of this report. 

The following key factors determine the re-use of the Historic 

Buildings: 

The Reopening of the Mill Windows 

The Demolition of the Silos 

Consideration of the level of sub-division of each floor 

Disabled Access and Escape Strategies 

Circulation Patterns 

Servicing of new uses 

Structural floor loadings 


May 2004 

Site 3 - Spring Gardens 

To the east, the Historic Buildings overlook a range of modern 

small scale businesses which separate them from Spring Gardens 

road. These businesses partly occupy the former site of the 

Shropshire Union Canal, which ran along the eastern boundary 

of the Mill site until its closure in 1944. There is the potential, 

in redevelopment, to open up views to and from the Historic 

Core Buildings and to improve their setting and visibility. This is 

considered an important factor to achieve the brief requirements. 

There is also the potential to provide a new public space for 

interpretation and to redevelop in a manner that refers to or 

respects the line of the canal. 

Developing the Spring Gardens Site offers an opportunity to 

address the following key issues: 

The street frontage and setting of the Flax Mill 

The visual accessibility of the site 

The relationship to the Town 

The interpretation of the former canal 

Site 4 - Haughmond Square 

This site lies to the east of the Historic Buildings and has been 

identified as separate to the Spring Gardens site because of two 

Victorian brick houses which are part of the former Haughmond 

Square. The buildings currently occupying the road side site were 

built as part of the Mill buildings complex. 

Any development on this site will need to consider the 

following: 

5.4 Other Sites : Sites 3, 4, 5 and 6 

Appropriate uses for the Haughmond Square houses 

The issues of gaining road side access to any development 

The former position of the Shropshire Union Canal 

The potential to acieve a pedestrian entrance to site 2 

Site 5 - Bus Depot Site 

The bus depot is situated to the North East of the Historic 

Buildings, on Spring Gardens. The bus depot introduces a 

particular level of additional traffic movements on Spring Gardens, 

and bus maintenance activities. It is acknowledged by Arriva that 

the existing depot facilities are not ideal, however they are well 

located in operational terms. 

Developing the Bus Depot Site offers an opportunity to 

address the following issues: 

Potential site for creating new access road 

Resolution of the Highways issues regarding the provision of a 

potential new site entrance 

Potential to compliment development to the North Site Area 

Potential to make reference to the line of the Shropshire Union 

Canal 

Site 6 - Railway Triangle 

This site contains a pumping station and is hemmed in by the 

railway line embankment and site retaining wall. In view of the 

perceived difficulty of providing an acceptable building here, it is 

proposed this area is used for a less intensive use, such as car 

parking (in association with site 2 uses). 


Site as existing 1. Minimum Scheme 2. Heritage Destination 

3. Community Focus 4. Residential Community 5. Intensive Re-use 

May 2004 

5.5 Whole Site Options 

The exploration of development opportunities and constraints on a 

‘site by site’ basis (and the associated costs) has been tested in a 

series of ‘whole site options’ in order to establish the approximate 

level of ‘conservation deficit’ within a range of potential redevlopment 

scenarios. 

The 5 options presented in this section are as follows: 

Minimum Scheme 

Heritage Destination 

Community Focus 

Residential Community 

Intensive Re-use 

A broad range of assumptions have been made as part of the 

sketch design exercise. The basic premise, however, has been 

to test the effect of an increasing intensity of redevelopment, both 

within the buildings and on adjacent sites. 

Each of these schemes has been discussed and assessed in terms 

of its Conservation Merit and Economic Viability during design 

progress meetings. 


May 2004 

5.5.1 Whole Site Option 1 : Do Minimum 

5.5.1 The Do Minimum Scheme 

This is a ‘light touch’ option that rates highly in terms of 

conservation merit. The level of subdivision is kept to the absolute 

minimum and the modification and upgrading works are also 

minimised. However, in all potential uses (apart from leave empty or 

not changing the use) means of access and escape would need to 

be improved. 

Potential uses include: 

Leave empty 

No change of use (i.e. Storage) 

Interpretation 

Specialist Retail 

Antiques 

Garden Centre 

Advantages: 

Lower Impact 

Less complexity 

Disadvantages: 

Spring Gardens unresolved 

Lower income potential 

Less community facility 

Conclusions 

This option minimises the level of expenditure however, it probably 

does not achieve a longer term sustainable solution for the site. 


May 2004 

5.5.2 Whole Site Option 2 : Heritage Destination 

5.5.2 A Heritage Destination 

This option also rates highly in terms of conservation merit. The 

level of subdivision is kept to the minimum. However, modification 

and upgrading of site infrastructure works would need to be 

introduced. The North Site area is considered for development 

to residential to assist with the costs of the works to the Historic 

Buildings. 

Potential Uses include: 

Interpretation 

Specialist Retail 

Antiques 

Garden Centre 

Residential 

Advantages: 

Lower Impact 

Less complexity 

Priority to Heritage use 


Spring Gardens unresolved 

Lower income potential 

Less community facility 

Conclusions: 

The format of the existing historic buildings is suitable for 

undivided, single volume, interpretation spaces or specialist retail 

use. The variety of spaces offered by the buildings (Main Mill, 

Dye House and even Silos) would lend themselves to such a use, 

however, there are important potential restrictions on floor loadings. 

The Mill as a Heritage destination could attract public funds and 

may be assisted by the development of other site areas adjacent. 

The long term business case for such a low intensity use would 

require careful evaluation as part of funding applications. 


May 2004 

5.5.3 Whole Site Option 3 : Community Focus 

5.5.3 A Community Focus 

This scheme shows a slightly more intense level of development. 

Although the level of internal subdivision of historic buildings is low, 

there are extensive modification and upgrading infrastructure works 

necessary to provide the proposed uses. The North Site area is 

considered for development to residential to assist in costs. The 

Spring Gardens sites are developed for community use; the road 

side site is cleared to become a public area, and the canal is reinstated’ 

in the form of a water feature. There is a Health Centre on 

the Haughmond square site and the Malting Kiln is converted to 

provide a Hall for Community Use. 


Retail 

Leisure 

Restaurant 

Community Use 

Office Use 

Residential 

Advantages: 

Wide mix of uses 

Wide range of users 


Intensive subdivisions 

Heritage compromise 

Barrier to Spring Gardens 

Conclusions: 

As the extent of the considered site has been increased to provide 

community facilities, this scheme is more reliant on public funds. 

The development of the rest of the site has been increased to 

assist, but it is anticipated that the returns would not be sufficient 

to cover costs. This scheme involves the purchase of adjacent 

sites for the improved setting and benefit of the historic buildings. 


May 2004 

5.5.4 Whole Site Option 4 : Residential Community 

5.5.4 Residential Community 

This option considers creation of a new ‘community’ on the site 

through residential converstions and new houses. The uses 

proposed necessitate a higher level of subdivision and require 

extensive modification and upgrading infrastructure works. 

The North Site area becomes residential development to assist 

will the costs of the Mill Buildings. The Spring Gardens sites are 

allocated for community use; the road side and the Haughmond 

Square site becoming a public ‘Green’ and the canal is ‘reinstated’ 

as a water feature. The Malting Kiln is converted to 

provide a Hall for Community Use. 

Potential uses include: 

New ‘Ditherington’ Green 

Residential (houses and apartments) 

Interpretation / Community (Kiln) 

Restaurant / Bar 

Gym / Leisure 

Advantages: 

High value re-uses 

Community facility 


Intensive sub-divisions 


Low employment use 

Conclusions 

This scheme is considered to require unacceptable levels of 

subdivision to create private apartments. The ground floors of all 

buildings are made available for public use in the form of either 

retail or leisure to compensate. An intention with this scheme is 

that the Spring Gardens sites are cleared to allow visual access to 

the Historic Core Buildings. However, the costs of developing these 

sites increases public funding needed. 


May 2004 

5.5.5 Whole Site Option 5 : Intensive Re-use 

5.5.5 Intensive Re-use 

This scheme illustrates the most intensive level of development. 

It includes all sites, extensively developing each one. The hotel 

use necessitates an extremely high level of subdivision and 

requires internal and external modifications. The North Site 

area along with the Bus Depot site is considered for additional 

residential development. The Spring Gardens sites are allocated for 

community use and retail; the road side becoming retail and the 

Haughmond Square site becoming a Health Centre for community 

use. A linear park is introduced in front of the Mill Buildings and the 

canal is ‘re-instated’ as a water feature. 


Hotel 

Restaurant / Bar 

Gym / Leisure 

Townhouses 

Apartments 

Health Centre 

Retail 

Advantages: 

High value re-uses 

Wide mix of uses 

Wide range of users 


Intensive sub-divisions 


Over intensive land uses 

Barrier to Spring Gardens 

Conclusions: 

This scheme uses unacceptable levels of subdivision to create 

a commercially viable Hotel. It is also believed that to convert 

the Historic Core Buildings incurs such costs (economically and 

conservation) that finding an acceptable solution is unlikely. 


1. Minimum Scheme (as existing) 2. Heritage Destination 

May 2004 

3. Community Focus 

4. Residential Community 

5. Intensive Re-use 

5.6 Core Buildings : Options 

In a similar manner to the testing ot the individual sites, the impact 

of sub-dividing and re-developing the historic mill buildings has 

been tested for a range of potential re-uses. 

The issue of subdivision 

The level of subdivision ishown follows the level of intensity of reuse 

proposed within whole site options 1 to 5. Whilst it will be 

noted that in all options it is proposed that the lower floors are 

used for publicly accessible functions (e.g. retail, bar or restaurant) 

the impact on the key spaces at upper floor levels is more 

profound. 

It will be noted that as the level of subdivision increases, the spaces 

become more and more domestic in scale, the levels of intervention 

increase proportionately and the conservation merit falls as a result 

of more and more of the structure becoming hidden. 


May 2004 

5.6 Core Buildings : Options 

The principle of subdivision of the core buildings was also tested 

in plan arrangements to explore the level of subdivision and 

supporting infrastructure likely to be required for each type of use. 

The options range from a reliance on the existing services and 

infrastructure within option 1 (no change) to an intensive upgrade 

for re-use as an Hotel (option 5). 

Options 3 and 4 consider the ‘balanced’ options of introducing 

some subdivision of the key spaces to assist amenity and fire 

escape, and introduce new circulation cores which are external 

to the building. These options suggest light office use and large 

apartment use respectively. 


May 2004 

6.0 A Masterplan Vision 


As Existing Key Ingredients 

May 2004 

6.1 Masterplan Vision : Key Ingredients 

The approach to creating a Masterplan Vision for the site has been 

informed by a range of key factors, which are summarised below, 

and described in the diagramme adjacent. 

1. The integrity of the Core Group of buildings must be respected 

and enhanced. 

2. Opportunities for new development should seek to enhance the 

historic site and setting. 

3. The line of the former canal and its relationship with the 

buildings should be a part of plans for the future. 

4. A new community facility, such as a Health Centre could be 

created along Spring Gardens, perhaps on the Haughmond 

Square site. 

5. A new public garden could be created in front of the buildings 

as a key feature of the new setting. 


May 2004 

1 

3 

2 

6.2 ‘Best Fit’ Scheme 

Assessment of the broad range of options, together with the 

conclusions drawn from the conservation plan and site by site 

studies has led to preparation of a ‘Best Fit’ scheme, which 

it is believed presents an optimum balance of the range of 

opportunities and constraints affecting the site. 

The Masterplan Vision can be summarised as a number of interrelated 

‘zones’ of development in the following three categories: 

Zone 1. The Historic Core Buildings 

Zone 2. New Development 

Zone 3. New Setting 

Each of the ‘zones’ contains a number of options for development 

which may affect the intensity, value and cost of development 

indicated. Further work is required to explore these options in 

more detail during the next stage of the study. The basic range of 

issues concerning the level of development indicated for each zone 

is described on the following pages. 


May 2004 

6.3 ‘Best Fit’ Scheme - Zone 1 

The approach to Zone 1 puts the concerns for the historic core 

of buildings at the centre of the proposals for redevelopment. Its 

main features are as follows: 

The repair and redevelopment of the buildings should be 

undertaken in accordance within the recommendations set 

down within the Conservation Plan for the site. 

The mix of proposed uses should ideally fit the building (rather 

than extensive alterations to the building being necessary to 

accommodate a particular re-use). 

An appropriate re-use would be a mix of retail, leisure, and 

museum space at low levels, combined with ‘loose fit’ 

residential and work spaces to upper floors. 

Public funding for the works is likely to be required as none of 

the options explored are commercially viable. 

It is considered that the scheme for the re-use of the buildings 

could be beneficially undertaken by a ‘Not for Profit’ Trust, 

such as a Building Preservation Trust. Such an organisation 

may have access to particular sources of public funding and 

have the ability to seek lower profit margins in re-development. 


May 2004 

6.4 ‘Best Fit’ Scheme : Zone 2 

The Zone 2 area covers the main sites where beneficial new 

development could be achieved. The key characteristics of the 

Zone 2 proposals are as follows: 

A mix of new housing is indicated which includes town house, 

new apartments and a residential converstion of the Apprentice 

House. 

The redevlopment of the Bus Depot site introduces a new use 

on the site as part of the development. The densities shown 

are low, and the siting of new housing respects the former line 

of the canal and opens up view from Spring Gardens from the 

north. 

The layout creates the opportunity for a new road access to 

the site. 

The scale of new development indicated is considered unlikely 

to contribute a significant amount towards the development 

costs of Zone 1 as the densities shown, however they could 

offer significant wider benefits. 


May 2004 

6.5 ‘Best Fit’ Scheme : Zone 3 

The Zone 3 proposals create the main setting for the historic 

buildings, and maximise the exposure of the site to passing 

pedestrians and motorists on Spring Gardens. The key 

characteristics are as follows: 

A water feature to mark the former line of the canal is created 

as both an aid to interpretation and as part of a new setting for 

the buildings and public spaces. 

A new garden is created along Spring Gardens as a flexible 

and high quality public space. This space could provide 

interpretation for the buildings. 

The Haughmond Square area is proposed for a re-use as 

part of the new mix of community resources inspired by the 

project. The buildings could accommodate a Health Centre, 

for example. 


The preparation of the Masterplan Strategy has confirmed that there 

are potentially some exciting opportunities for the future of the Flax 

Mill site, however these are also linked to some major challenges in 

delivering the vision. 

In particular it is clear that the delivery of the project will require the 

following inputs: 

A strong funding partnership 

A robust project implementation plan 

A committed champion for implementation of the Masterplan 

Vision 

A strong consultant team 

Broad public support 

There are also a range of key design stage inputs that are 

recommended as part of the delivery of each ‘zone’ of the Vision 

that has been indicated. These include the following: 

Zone 1 – The Historic Buildings 

The buildings should be made safe and secure immediately. 

A ‘guardian’ for the Zone 1 area is required. 

Further design work to establish cost and design constraints is 

needed. 

A sensitive scheme which will attract public funding needs to 

be developed. 

Zone 2 – New Development 

7.0 Next Steps 

Design codes and supplementary planning guidance should be 

developed. 

Development could be undertaken by the private sector. 

Development profits would contribute to the scheme for Zone 

1. 

Zone 3 – A Public Space 

Requires support from the Council and the public. 

Requires more detailed consideration (including the future of 

Haughmond Square). 


8.0 Conclusions 

The Ditherington Flax Mill is of oustanding importance. The 

historic buildings are of international significance, and they are of 

considerable regional interest as the largest remaining Maltings 

Complex in Shrewsbury. 

Following a period of sustained redundancy, however, the site is 

now in an extremely poor condition. The buildings are regularly 

vandalised and they have become gradually surrounded by a range 

of business uses which create a physical and psychological barrier 

to progressive change. It is recognised that the situation requires 

urgent action. 

The Masterplan Study has considered the broad range of 

opportunities and constraints affecting the buildings including 

their condition, structure, historic merit, flexibility and costs of reuse. 

The study has also considered the wider opportunities and 

constraints presented by the surrounding sites as part of A Vision 

for the Future. 

Clearly the best way of conserving the special significance of the 

Flax Mill site is to seek its return to an appropriate and sustainable 

use as soon as possible. The Study has demonstrated that, given 

the support of a range of funding stakeholders and key interested 

parties, it would be possible to deliver a vision of the site which 

could deliver all of the stated aspirations of English Heritage, 

Shrewsbury and Atcham Borough Council and Advantage West 

Midlands. 

The delivery of the Vision will require a capable and committed 

agency and significant public funding. It is firmly believed , however, 

that the site can offer a significant and enduring range of benefits 

for a broad range of residents, users and visitors to the site as part 

of a coherent Masterplan Vision. 


1. Hand-out sheet for public consultation 

2. Register of Information Received 

Appendices 


Doc Title From 

No 

001 Invitation to Tender/Briefing Documents (A4 Doc) EH 

002 Ditherington Flax Mill – Conservation Plan (A4 Doc) EH 

003 25 No. Drawings by Eaton Manning Wilson (Since returned) EH 

004 Local Area Plan (Folder) S+ABC 

005 Draft Planning Brief for Committee Meeting 14-10-97 (A4 Doc) S+ABC 

006 Memo ref: LP/A/1 (A4 Doc) S+ABC 

007 Document titled: Flaxmill: Outline Proposals (A4 Doc) S+ABC 

008 Document titled: Contamination associated with Dith. Flax Mill (1xA4) S+ABC 

009 Informed Conservation (Book) EH 

010 DFM, Sh’wsbury – A Re-evaluation: Barrie Trinder (A4 Doc-see 054 also) IGM Lib. 

011 15 No. Photographs of Flax Mill – dated 1897 (A4) Shrop A. 

012 OS Maps – dated 1882 (A3) Shrop A. 

013 9 No. B+W photos from ‘Red Box’ collection – dated 1964 (A4 Doc) NMR 

014 162 No. Copies of Photographs – dated July 1988 (A4 Doc) NMR 

015 6 No. Measured Drawings – (2xA0, 1xA1 and 3xA3) NMR 

016 A4 – 1966 Map (1 x A4) S+ABC 

017 Ironbridge Trial Pits Excavation Report – May 1999 (Bound A4 doc) S+ABC 

018 Planning Report to Special Dev. Com. - 29 April 1999 (A4 Doc) S+ABC 

019 Halls, Wateridge and Owen Sales Details for the Flax Mill (A4 Doc) S+ABC 

020 Retail Impact Study – Drivas Jonas – Dated July 1998 (Bound A4 doc) S+ABC 

021 Guidance on Contaminated Land Investigations S+ABC 

022 Babtie Traffic Impact Assessment – Dated July 1998 S+ABC 

023 Ditherington Flax Mill – (part) Ironbridge Report – Dated April ‘88 (A4 Doc) S+ABC 

024 SPAB response to Proposals – Dated June 1999 (A4 Doc) S+ABC 

025 Shrewsbury Flaxmill – Malting Developments Brochure S+ABC 

026 Munkenbeck and Marshall Scheme (A1) – Dated January 2002 S+ABC 

027 Munkenbeck and Marshall Scheme (A3) – Dated July 2002 S+ABC 

May 2004 

Register of Information Received 

028 Current Listings – Revised June 2003 (A4 Doc) S+ABC 

029 Urgent Works Notice issued December 2003 (A4 Doc) S+ABC 

030 The First Iron Frames – AW Skempton – AR Article dated March 1962 AR Arch. 

031 Shropshire Response to the Lyons Report – Dated 09/2003 (A4 Doc) S+ABC 

032 Retail Capacity Study for Shrewsbury – White Young Green – 09/2003 S+ABC 

033 Section 106 Agreement between S+ABC, PSC, Maltings Dev, and 

S+ABC 

034 

Shropshire Industrial Estates Limited – Dated February 2000 (A4 Doc) 

Determination of Planning Appeal – Dated April 1995 (A4 Doc) S+ABC 

035 Town Centre Strategy – Draft Report by White Young Green – 11/2003 S+ABC 

036 Listed Building Consent from S+ABC for Maltings Dev. – 02/2000 S+ABC 

037 Planning Consent from S+ABC for Malting Dev. – 02/2000 (A4 Doc) S+ABC 

038 7 No. Listed Building Descriptions (A4 Doc) NMR 

039 A4 measured drawings, copies of photographs from ‘Red Box’ NMR 

040 National Mills Conference 2002 – CD Rom EH 

041 Transco Map of Distribution Services (1xA3) Transco 

042 Severn Trent Water – sewer and water mains maps. (2xA3) STW 

043 Electricity Site Record drawings (2xA1) Aquila 

044 Planning Brief: Midlands Electricity and BT Lands dated Dec 98 (A4 Doc) S+ABC 

045 Phase 1 Contaminated Land Investigation Report (bound A4 doc) ESI 

046 Listening Into Action (A4 bound booklet) S+ABC? 

047 Preliminary Info re: Canal Restoration (10 emailed files) S+NCT 

048 The First Iron-framed Buildings – Turpin Bannister (A4 photocopy) AR Arch 

049 M+M Scheme of July 2002 (A3 doc – duplicate of 027) R Capp 

050 M+M Scheme of July 2002 Update (A3 doc) R Capp 

051 Catalytic Conversion – REVIVE (Booklet) S+ABC 

052 Saving of Spitalfields (Book) SHBT 

053 Shrewsbury & Newport Canals Trust: Feasibility Study Summary (A5 Doc) S+ABC 

054 “Trinder Report” as 010 – complete copy (A4 Doc) ABA 

055 “W.Jones’ Shropshire Maltings…” Amber Patrick. (A4 Doc) EH

Introduction to the Study 

Since their closure in 1987, the historic buildings on the Ditherington Flax 

Mill site in the north of Shrewsbury have been in a state of gradual decline. 

Following a series of failed development attempts, English Heritage, acting 

in partnership with Shrewsbury & Atcham Borough Council and Advantage 

West Midlands appointed a team led by Feilden Clegg Bradley Architects 

in November 2003, to report on the range of problems affecting the site and 

to explore the possibilities of a ‘Masterplan Vision’ for the future. 

This leaflet presents a summary of the findings of the Study so far and 

invites your feedback on the key points and proposals which have arisen to 

date. 

The Study has been undertaken in 2 stages. 

The first stage, Information Gathering, 

consisted of: 

• Historical Research 

Site and Building Assessments 

Writing a Conservation Statement 

A Property Market Appraisal 

An Assessment of Funding Opportunities 

The second stage, Option Appraisal, looks 

at the options for the future of the whole site 

including: 

Design Options for site and Buildings 

A Cost review of Options 

A Feasibility Assessment 

Identification of next steps 

The Ditherington Flax Mill 

The Flax Mill site was first developed in 1796, and comprises a remarkable group 

of Grade 1 listed structures which including the oldest iron-framed building in 

the world. These structures are widely recognised as extremely elegant and 

innovative pieces of structural engineering, the earliest of which was built only 

18 years after the completion of the Iron Bridge at Coalbrookedale. Since the 

closure of the Maltings operation of the site in 1987, the Flax Mill site has been in 

private ownership. Following a number of failed attempts to re-develop the site 

it has gradually fallen into a state of disrepair, suffering the effects of vandalism 

and serious water ingress. The site since been included on English Heritage’s 

national ‘Buildings at Risk’ register since..... In December 2003, a programme 

of Urgent Works to restore the weather proof nature of the buildings was begun. 

These works were completed in March 2004. 

The Study assists in the understanding of the significance of the buildings, 

the problems surrounding their neglect and points to possibilities for 

redevelopment and re-use. As a consequence of the Study, there is now 

a clearer framework within which positive change may be structured. The 

Study has involved meetings and discussions with many individuals and 

organisations, some of whom have differing perspectives on the future of 

the Mill. 

Redevelopment Opportunities 

The Masterplan Vision arising from the Study seeks to provide: 

A mix of uses on the site, including retail, interpretation, employment 

and some residential development. 

Improved public access to the site and to the historic buildings. 

A new public garden, including an interpretation of the former canal. 

An attractive opportunity for public and private investment. 

Many physical constraints such as the structural condition of the historical 

buildings make a commercially viable redevelopment of the entire site difficult. It is 

envisaged that delivery of the Masterplan Vision would need to attract significant 

levels of public funding. The scheme for the re-use of the historic buildings will 

also need to be economically viable and sustainable. As part of the scheme it is 

hoped that these could be converted to accommodate a range of new uses. The 

Study identifies that there are associated repair and upgrading costs. 

1 

3 

2 

The Masterplan Vision has been 

considered as a number of inter-related 

‘zones’ of development in the following 

three categories: 

1. The Historic Core Buildings 

A mix of potential uses includes 

workspaces, retail, museum and 

residential. 

Development appropriate to the 

historic fabric. 

Perhaps to be undertaken by a ‘not 

for profit’ Trust. 

High repair and upgrade costs. 

Potential assistance from the 


2. New Development 

A new mix of housing for 

‘sustainable living’. 

High design quality. 

Providing safer site access for all 

areas of the study area. 

Respecting the line of the canal. 

Assists with the development 

costs of the Historic Core 

Buildings. 

3. New Setting 

Opens up views to and from the 

Historic Core Buildings. 

Provides a new public space. 

Potentially provides a site for 

interpretation. 

Requires public and Council 

Support.

A Summary of the Study 

April 2004 

A report by Feilden Clegg Bradley Architects LLP 

The Ditherington Flax Mill Shrewsbury 

The 12 Key Issues 

1. The core buildings are of international significance. The 

Main Mill is the flagship and is the oldest iron framed 

building in the world. Restoration of the core buildings and 

the redevelopment of the whole site and adjacent areas 

must be to the highest standards. 

2. Whilst empty for 15 years, the repair costs have escalated 

and the site is in the highest category of EH’s Buildings 

At Risk register. Urgent action is required to safeguard the 

long term future of the historic buildings. 

3. The significance of the buildings is difficult to appreciate 

due to the adjacent land uses and the current lack of 

accessibility. 

4. The historic buildings are elegant and innovative 

pieces of structural engineering, however their unique 

design presents important limitations to the acceptable 

range of re-uses. 

5. The site would best suit a mix of uses which encourages 

a range of users, including residential, retail, leisure and 

perhaps a community facility. 

6. There is very limited scope for any enabling development 

near the historic buildings, and a road would need to be 

created to service this. 

7. The redevelopment of the site offers a significant 

opportunity to focus community interests and act a 

focus for wider regeneration of the Ditherington area. 

8. Improvement of the Spring Gardens site is an essential 

step to improving interpretation and amenity of the site. 

9. Any scheme for redevelopment will be expensive and 

a significant ‘Conservation Deficit’ exists within all 

potentially acceptable options. The input of public funding 

must deliver public benefit. 

10. There is an opportunity to interpret the line of the 

Shropshire Union canal and new build should not 

prejudice its future reinstatement. 

11. A number of potential developers have expressed an 

interest in the site. However, it must be noted that the re- 

use of the core buildings is likely to require a special 

approach. 

12. During the next stage of work it will be essential for the 

proposals to be developed by a committed professional 

team in partnership with a range of funding stakeholders. 

Have your say… 

Please let us have your views on the future of the Ditherington 

Flax Mill site. We are keen to receive your thoughts either in 

the space below or by sending your views to the Project Team 

at the addresses listed below. 

You might like to consider the following questions: 

Is there public interest in the future of the Flax Mill site? 

Does the proposal for a New Setting for the buildings have your 

support? 

What is the best way of finding out whether there are particular 

local needs that could be met on the site? 

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If you would like to contact the Project Team, please contact: 

Ian Kilby 

Conservation Officer 

Shrewsbury & Atcham 

Borough Council 

The Guildhall 

Frankwell Quay 

Shrewsbury 

SY3 8HQ 

tel 01743 281000 

email Ian.kilby@shrewsbury.gov.uk 

Geoff Rich 

Feilden Clegg Bradley Architects 

21 Great Titchfield Street 

London 

W1W 8BA 

tel 0207 323 5737 

email gr@feildenclegg.com

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