Councillors have approved a plan to convert the upper floors of Preston's historic Miller Arcade into 46 apartments, describing it as the "best opportunity" to secure the building's long-term future. The unanimous decision by Preston City Council's planning committee paves the way for a major revamp of the Grade II-listed Victorian shopping emporium, which has stood off Lancaster Road since 1899.
The top three storeys of the arcade, which have been vacant for over a decade, will be transformed into a mix of 24 one-bedroomed, 18 two-bed and four studio flats. The scheme also includes communal facilities for residents, such as a gym, cinema, library and workspace. The ground floor retail space will remain untouched, continuing to operate as Preston's oldest shopping precinct.
Heritage and practicality balanced in design
The redevelopment has required significant compromise between the developer, Darwen-based Icon Heritage Ltd., and the city council's heritage advisers, according to Alban Cassidy, the agent for the scheme. Speaking at the meeting, he said the discussions had led to a position "where everyone is comfortable that [this] is the best...way forward for the site."
"I think this is the best opportunity the Miller Arcade has ever had to... [secure] a long-term use that respects the heritage of the building, but also brings into use the whole of the structure," Mr. Cassidy added. He emphasised that the project would not only repair the building but also ensure its maintenance and future, keeping it "one of the jewels in the crown in our city centre."
Structural challenges revealed
Structural and condition surveys have highlighted the scale of the challenge, with cracking in the terracotta cladding pointing to "corrosion of [the] steel embedded within the facade" due to the building not being watertight. Committee member Cllr Rob Walsh raised concerns about the potential for rusted steel within the walls, asking whether a more detailed review of the structural integrity was planned.
Mr. Cassidy acknowledged that building surveyors and structural engineers had "gone as far as they can" at the planning stage, but would "look further into the building" once permission was granted. He told the meeting that the applicant was aware of the "implications" for the "expensive" development, adding: "The detail is to come. It's not going to be [something that can be determined] in six months...but we're aware of it, committed to it and we'll face it as it comes."
No signs of damage to arcade interior
Despite the concerns, there are no signs of structural damage to the internal elevations of the shopping arcade itself, and the condition of the external walls has been deemed "satisfactory." The planning officer's report concluded that the external works, including window and masonry repairs, replacement of the flat roof with an insulated covering, and repairs to the glazed vaulted roof, would have a positive impact on the building and the Market Place Conservation Area.
The suitability of the conversion was barely questioned during the committee discussion, with deputy chair Cllr Sara Holmes welcoming "a great opportunity to improve and bring back [into use] Miller Arcade." A previous apartments proposal in 2015 never came to fruition, but Mr. Cassidy dismissed it as "threadbare" compared to the current scheme.
Preserving a Victorian landmark
The Miller Arcade, known for its Victorian Baroque architecture and modelled on London's Burlington Arcade, originally housed luxury goods for Preston's wealthiest residents. The upper floors have served various purposes over the years, including offices, two hotels, a Turkish baths and a wine lodge. The new plans state that original features will be retained "wherever possible," though many of the most ornate details have already been stripped out.
The committee granted both planning permission and listed building consent for the apartments, along with works to be carried out in the basement. The project is expected to be costly, but Mr. Cassidy assured councillors that Icon Heritage Ltd. is "well financed" and has assembled a professional team to deliver the scheme.
