Dock Street, Fleetwood

Project Overview

At 124 Dock Street, Fleetwood, we undertook the restoration and redevelopment of a Grade II listed building. Originally designed by Decimus Burton, the building had fallen into serious disrepair after years as a nightclub. Completed in 2025, the project delivered a mixed-use development including two ground-floor commercial offices, a basement storage area, and five apartments across the first and second floors.

Works included stripping the structure back to its shell, full structural reinforcement, a new timber-framed extension to create a second storey, and internal fit-out across all areas. Throughout, we retained key heritage features while upgrading the building for modern use.

Project Context

The property, located centrally in Fleetwood, had become structurally unsound and required urgent intervention. The client, McNeill Portman Holdings Ltd, aimed to repurpose the building for long-term use, with commercial spaces to support local business and new homes to help meet local demand.

Challenges included compliance with listed building regulations, stabilising the near-collapsing structure, and integrating a new floor that would be sympathetic to the historic appearance of the building.

Design and Architectural Features

Working from plans by Lindsay Oram RIBA, we delivered the following elements:

• Ground-Floor Commercial Units: Two offices with access control, CCTV, MVHR ventilation, and supporting areas including a kitchenette, storage, toilets, and disabled access.
• Apartments: Two 2-bedroom flats on the first floor and a combination of one- and two-bedroom units on the second floor, all completed with modern finishes and layouts.
• Timber-Framed Extension: The second floor was added using a rendered timber frame to minimise weight and complement the existing structure.
• Staircases: New staircases were installed across all levels.
• Heritage Elements: External features were restored, including render, patch repairs to listed sections, and painting.

Construction Methodology

The project involved major structural and restoration work:

• Strip-Out: The building was gutted, including the roof, floors, and internal systems.
• Structural Repairs: We carried out extensive steelwork, installed wall ties, and underpinning to stabilise the structure.
• Extension: Constructed from timber for a lightweight solution compatible with the listed structure.
• New Roof and Floors: Installed to modern standards with new screed, thermal layers, and structural supports.
• Internal Fit-Out: Commercial areas were fitted with security, ventilation, fire, and data systems. Apartments included heating, lighting, fire alarms, and intercoms, with an automatic opening vent (AOV) installed.
• External Works: Render restoration and repainting were completed in line with conservation guidelines.

We coordinated closely with conservation officers and managed the planning and build processes to avoid delays and ensure compliance.

Sustainability and Energy Efficiency

• Preservation of Structure: Retaining the existing building avoided demolition waste and preserved embodied energy.
• Efficient Systems: Commercial areas were fitted with MVHR ventilation and the apartments with efficient heating and insulation, likely achieving U-values of 0.18–0.25 W/m²K.
• Lightweight Construction: The extension used timber framing to reduce material usage and structural impact.
• Durable Finishes: Low-maintenance materials were selected for longevity.

Challenges and Solutions

• Structural Instability: The building’s condition required significant reinforcement before redevelopment could proceed.
• Listed Building Constraints: We worked with heritage officers to ensure all external work, including render and finishes, complied with conservation standards.
• Extension Approval: A lightweight and sympathetic design helped gain planning approval for the second-floor addition.
• Urban Constraints: The town-centre location required careful delivery scheduling and the use of prefabricated materials where possible.

Client Experience and Outcomes

The client was pleased with the final result, which retained the character of the historic building while providing a modern and practical space for both commercial and residential use. The upgraded facade and extension have made a positive contribution to the local area, aligning with Fleetwood’s regeneration aims. The apartments are well-insulated and well-lit, and the commercial units are fully equipped for modern business use.

Project Team

• Architect: Lindsay Oram
• Contractor: Barra Projects Ltd
• Client: McNeill Portman Holdings Ltd

Conclusion

At 124 Dock Street, we successfully stabilised, restored, and extended a Grade II listed building, delivering a mixed-use development that meets both heritage standards and current living and working requirements. The project demonstrates our ability to manage complex restorations in urban areas, blending conservation with functionality.