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The foundations
Conditioning House
Wartime
Deterioration
Demolition
Conservation
Fighting back

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BRITAIN'S DETROIT

What UK investors can learn from the rebirth of Motor City.

Explore the highs, lows and opportunities of this unique, historical city.




The modern towns and cities of Britain were built on industry. And some became
famous the world over for their role in one industry in particular: Sheffield
for steel, Manchester for cotton.

Yet another northern city’s pivotal role in a global trade hasn’t entered the
public consciousness in the same way. And as it battles to leave behind the
worst side-effects of deindustrialisation, it’s a city with an image problem.

This is the story of Bradford.





THE FOUNDATIONS

Wool is one of the bedrocks of Britain's wealth.

Once so important to our economy, in fact, the speaker of the House of Lords
sits on a wool-stuffed seat known as 'the Woolsack'. This seat was previously
occupied by the Lord Chancellor, the highest-ranking office of state.



The wool industry’s legacy persists to this day; the UK has more sheep breeds
than any other country in the world – over 60 – in a flock of 22 million, tended
to by more than 40,000 farmers.

Historically, when wool cloth-making was a cottage industry, it was concentrated
in East Anglia. But with industrialisation, processing was concentrated in
Yorkshire – courtesy of abundant cheap coal, soft water, and fast-flowing
rivers. The perfect conditions for mills.




Of the 224,514 jobs the wool industry provided, 187,204 were in the West Riding
of Yorkshire. Leeds became known for woollen – the bouncy, light, full-of-air
sort of wool used to make knitwear. And Bradford became known for worsted – the
high-quality processed wool cloth used to make tailored suits and jackets.

By 1841 there were 38 worsted mills in Bradford town and 70 in the borough. It
was estimated that two-thirds of the country's wool production was processed in
Bradford.

Worsted is made from the longest wool fibres from across the stomach of the
sheep. These long fibres are twisted, making the wool not only fine but very
durable.




In order to make worsted, raw wool is washed and combed, to remove short fibres.
The resulting, semi-processed material is called top. Creating top by hand
produces about 20lbs a week – but the introduction of combing machines increased
production to about 200lb in a single, 10-hour working day.

Processed wool tops are then spun to create yarn, and woven into cloth. But
before they can be spun, tops must have oil and water added as lubricant. And
with the growing market for wool top – sold by weight – there was a need to set
standards for moisture and oil content, because unscrupulous traders would add
excess water to make them appear heavier.

If you’re going to set standards, you have to test for them. And Bradford’s
Conditioning House is where that testing would take place.

Keep reading




CONDITIONING HOUSE

Conditioning House and its fortunes over the last century-or-so hold up a mirror
to Bradford itself.

Established through an Act of Parliament in 1887, Conditioning House was
purpose-built and completed in 1902 and was the only one of its kind in the
country. A certificate from Conditioning House was as good as a bank note
anywhere; if Bradford's testers said it was good, there was no arguing.



At one point, almost 70% of all wool produced in the UK was brought on-site for
quality-checking, much by barge – in addition to huge quantities of wool
imported from around the British Empire, notably Australia.




Its four imposing storeys face Canal Road (also known as the A650), which runs
alongside the route of the Bradford Canal, long since filled in. Bradford was
something of a backwater until the canal arrived in 1774; a 3.5-mile spur of the
Liverpool-Leeds canal ran into Bradford from Shipley.

At first, the canal was used to ship iron and coal to the coast for export. In
time, it was used to bring in wool for processing, then to export finished
cloth.

Conditioning House was just one cog in the machine that was Industrial
Revolution-era Bradford. In 1902, over 300 mills were producing worsted in the
city, and the industry employed tens of thousands – many of whom lived in
poverty, while working long hours in unpleasant conditions. The ideal
environment for wool processing is cool and damp – the kind of conditions in
which common diseases thrived.

Conditioning House and its fortunes over the last century-or-so hold up a mirror
to Bradford itself.



'Woolsorters' disease', also known as 'La maladie de Bradford', affected those
processing exotic wools imported from around the world. Alpaca and mohair, it
was later discovered, carried microscopic anthrax spores. Many wool workers died
before Dr Friedrich Eurich, a bacteriologist employed by the council in a
laboratory at Bradford Technical College, led research into developing methods
for disinfecting wool.

Those fortunate few who didn’t live in poverty weren’t far away. Grand Victorian
villas lined the streets of Manningham – a once-desirable area popular with the
middle and merchant classes, and just north of Conditioning House.

Wool industrialists were celebrated for bringing prosperity to the city. And
their impact on the area lingers on - parts of Bradford are named in their
honour: Lister Park after Samuel Lister; Saltaire (a model village and UNESCO
World Heritage Site) after Sir Titus Salt.



The wool industry was the backbone of Bradford’s entire economy. It even made
the local sewage works profitable.

There was so much lanolin in the local water supply that they had to develop a
process to remove it, by heating the sewage.

Lanolin was sold and used in lipsticks, soaps, and as industrial grease on big
old locomotives – superceding the canals in transporting wool to and from
Conditioning House.





WARTIME

In October 1939, the wool industry was given the task of making greatcoats for
the Second World War army, numbers equal to 25 years' supply under normal
conditions.

Bradford’s war effort doubtlessly helped to save lives and reduce suffering.



Wool was chosen for military uniforms as it’s more flame-resistant than cotton
and doesn't melt like acrylic or other manmade fibres – which could leave
soldiers with painful burns.

Lister & Co produced more than 10,000 miles of military fabric and cord,
produced with only half the normal workforce.




Bradford’s war effort doubtlessly helped to save lives and reduce suffering.



Despite this, the war was not good for business. Poverty, the requisition of
factories, and the ‘make do and mend’ initiative all had a negative impact on
domestic demand for wool cloth.





DETERIORATION

The fierce fighting of the war led to technological advancements that had
applications far beyond the front line. New technologies meant it was easier and
more efficient to test samples from wool bales on farmers’ premises, rather than
transporting them to Bradford for testing.

Conditioning House’s role began a long, slow decline.



Simultaneously, the spinning mills also deteriorated. A more efficient combing
technology was developed on the continent, making the system used in Britain
uncompetitive.

Mill owners hoping to use this new technology struggled to modernise many of
Bradford’s multi-storey mills to accommodate the modern machinery; floors
would’ve needed strengthening to cope with the additional weight and vibration.
Plus, with this machinery much more productive, only a fraction of the space and
workforce would be required.

Fashions evolved. Changing consumer preferences led to growing demand for
casualwear. Traditional cardigans, suits and heavy coats came to be seen as
stuffy, old-fashioned and excessively formal.

Retailers demanded new (and, importantly, affordable) styles; British
manufacturers struggled to compete against cheap labour from Asia, which used
new fabrics like rayon (a heavily-processed material made from tree pulp) for
suits, and ever-more sophisticated acrylics for sweaters. It was the perfect
storm. One Bradford could not weather.



Despite its challenges, Bradford remains the modern epicentre of Britain’s wool
industry. The British Wool Marketing Board was established in 1950 and is still
based on Canal Road.

It operates a network of wool grading depots around the country, and an auction
house in Bradford where graded wool lots (of similar type, quality and
characteristics) from different farms around the UK are combined and sold to
registered buyers – electronically, of course.

The lots are then shipped to processing facilities. There, an intensive cleaning
process called scouring takes place. This is where the impact of globalisation
becomes stark.

Lower labour costs and different environmental regulations have resulted in a
significant shift in this primary processing towards China.

Some British-grown wool leaves for the Far East, is processed, and is then
shipped back as yarn.

Only two commercial scouring facilities are still operating in the UK - both are
in Bradford.





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DEMOLITION

In Britain, globalisation contributed towards a reduction in manufacturing jobs
of over 60% between 1979 and the early 2000s.

In the textiles and apparel industry, it was closer to 90%.



The decimation of Bradford’s textile industry has had long-lasting effects.
Rates of unemployment and deprivation are persistently high; in a 1996 survey,
half of Pakistani and Bangladeshi households had nobody in full-time employment.
In 2001, tensions flared into the Bradford Riots. At that time, 35% of
Bradford's adult population lacked any qualifications.




A YouGov poll of public perceptions named Bradford the most dangerous of
Britain's 10 most populous cities. Statistically, it's the second safest.



By 2010, the gap between the most and least deprived areas was the largest in
the country. Manningham, with its streets of villas, is now among the top 5%
most deprived areas of the country – 35% of households have a total income of
under £15,000. Many of these grand old homes have been divided into flats and
bedsits.

Old stereotypes about poverty and criminality linger on. A YouGov poll of public
perceptions named Bradford the most dangerous of Britain's 10 most populous
cities. Statistically, Bradford is now the second safest, behind Sheffield.





FUTURE GAZING: FROM OFFICE TO APARTMENT BLOCK

Old mills, factories and warehouses have been the subject of luxurious
refurbishment and redevelopment in recent years. But will office spaces, perhaps
relics of a pre-pandemic world, be the next ‘on trend’ target of redevelopment?

Read blog
Keep Reading


CONSERVATION

With its poor reputation, you might not expect the centre of Bradford to be so
grand. But the rapid rise of the textile industry in the 19th century packed
Bradford with gorgeous gothic revival architecture. Its equally rapid decline in
the 20th century meant that the local council lacked the money for ‘utopian’
redevelopment schemes that flattened many similar cities it in the name of
‘progress’.

So, in the noughties Bradford was one of the best-preserved Victorian cities in
Britain. That said, many buildings were unloved and unused, presenting unique
opportunities for ambitious investors.



Conditioning House itself was abandoned and sold by the council; the original
buyer had plans to turn it into a hotel and conference centre. A subsequent plan
would have seen it become a commercial office. It’s changed hands multiple times
since, with no owner being able to execute their plans.

Grand ambitions in the mid-2000s would have seen the reinstatement of the canal,
seeing Conditioning House developed as waterside apartments. That scheme was
cancelled after the last global financial crisis.

That ambition speaks of the efforts being made by local leaders to change
Bradford’s public image. In 2008, the city bid to become the European Capital of
Culture – it's been demonstrated that winning can serve as a catalyst for the
transformation of a city. It lost to Liverpool.



Nevertheless, there's been over £1bn in investment in the city centre since
2010.

Investment in the city centre at this time was in stark contrast to post-war
public policy, which indirectly encouraged car ownership. Leafy, spread-out
suburbs were built to replace sooty, smoke-filled terraced streets, while
motorways were invested rather than railways. Those grimy inner cities were
abandoned by any who could afford to leave, and car ownership became a status
symbol.

In the 1990s, 80% of people were driving by age 30. But now that 80% milestone
is reached only by age 45. Men under 30 are driving half the miles their fathers
did, and there’s been a 20% reduction in commuter trips per week since the
mid-90s.



Millennials fell out of love with motoring, and the car revolution switched to
reverse.

Whether it’s the cost of fuel, insurance and parking, environmental concerns, or
the technological revolution requiring less travel, fewer young people were
deciding that running a car was worthwhile.

Between 2002 and 2015, Bradford’s city centre population increased by 146% (from
1,300 to 3,200). But it pales in comparison to nearby Leeds (city centre
population: 32,300) and similarly-sized Bristol and Nottingham (both over 30,000
each).

Bradford was gradually becoming the perfect hub for businesses looking for a
central location, but wishing to take advantage of the growing remote working
culture and shift from the UK’s most populous cities.


WHAT DOES THE FUTURE HOLD FOR OUR TOWNS AND CITIES?

The fortune of our cities changed with the onset of COVID-19, but could this
pandemic be a catalyst for positive change, which may reimagine our city centre
spaces?

Read blog
Keep Reading


FIGHTING BACK

Bradford has some catching up to do. The once-prosperous Motor City is similarly
down-at-heel as a result of deindustrialisation and globalisation. But much like
Detroit, Bradford is being celebrated as a city of expression, pride and
diversity. Now Whole Foods is setting up shop in Detroit, and Google and and
Microsoft are opening offices.

Bradford was named ‘most improved’ city to live and work in by PwC in 2019,
highlighting jobs and work-life balance in particular.



Today, Bradford is competing against Luton, Chelmsford, Southampton and others
to become the UK’s City of Culture for 2025.

Campaigners are hoping Bradford’s bid holds an ace up its sleeve: 2025 will mark
200 years since the last Blaise Wool Festival in the city; the little-known St.
Blaise is the patron saint of Bradford, and was martyred with a woolcomb.

Perhaps Bradford’s most famous creatives are artist David Hockney, and the
playwright/novelist J.B. Priestley, who penned An Inspector Calls. Today, the
Priestley name remains prominent in the city, having also been the name of two
former Bradford mayors. Priestley Street is about 200 metres from Conditioning
House, while Priestley Homes is helping propel Bradford’s renaissance.



By 2019, Bradford was being named most improved city to live and work in by PwC,
with jobs and work-life balance highlighted.



Priestley Homes recognised the huge potential in both Bradford and Conditioning
House, acquiring the building in 2017. The business has invested millions in
regenerating it, including £8.5m of development finance from Together. Nathan
Priestley, the man behind the scheme, remembers Conditioning House in more
prosperous times: his grandfather worked there as a driver.

“It’s a beautiful old building, and it’s so sad to have seen it sit unused for
so many years. Being abandoned for so long meant it was starting to fall apart,
even though it was Listed and should, therefore, have been protected.”




"It's a unique building that had a great deal of potential after standing
neglected for 30 years."

"Working with listed buildings can be a challenge, but the result of the
restoration of this historic site is a great achievement. We believe
Conditioning House sets the standard for other residential developments in
Bradford, showcasing the scale of transformation that can be achieved when
breathing new life into our heritage buildings."

Nathan Priestley, CEO of Priestley Homes


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Priestley Homes is not the first to recognise the potential in Bradford’s old
industrial architecture; Lister Mills, on the other side of Manningham from
Conditioning House, was bought by Urban Splash in 2000 and converted into
high-spec apartments popular with urbanites.

For a time, circumstances seemed determined to conspire against Conditioning
House; its redevelopment came to a standstill because of lockdown. But the team
persevered. The completed development now contains over 150 luxury apartments, a
gym, café, and high-specification managed office space for small businesses. The
original walkways connecting the front and back mills have been refurbished and
used as balconies.




Conditioning House’s rebirth is emblematic of Bradford’s fight back against
deindustrialisation. As we embark on a new path as 'Global Britain', it’s a city
with all the ingredients to succeed.

The population is growing twice as fast as the national average, and it’s the
youngest city in the country (23.7% of residents are under 16). Ethnic
minorities make up 36% of the population, and over 150 languages are spoken by
children in Bradford schools.




As the country forges a new role for itself, we should perhaps consider if
Britain will become a bit like Savile Row: a relatively minor manufacturer in
terms of volume, but known around the globe for the quality of our product.


IS YOUR PLANNING PERMISSION READY?

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