The BPT mechanism works. There are now 180 BPTs registered with the UK Association of Preservation Trusts. Most are based in a particular area, with eleven operating nationally. They are usually run by committed local volunteers, bringing together a wide variety of experience with relevant experts often acting as Trustees or technical advisers. An increasing number employ qualified members of staff. But perhaps their real force lies in their strong local contacts and their even stronger will to succeed, often against all odds, with their particular project. The completed projects speak for themselves.

Projects undertaken vary enor- mously, from the large and complex inner city area (Ancoats Preservation Trust in Manchester) to small business centres and shops (Birmingham Con- servation Trust) to houses (Orkney Historic Buildings Trust). Context 57 (March 1998) carried an article on Heritage of London Trust Operation's successful rescue, repair and re-use of 84-98 Ashfield Street, London, a de- tailed example of the work of BPTs.

Just as there are no typical historic buildings, there are no typical BPTs. They offer a flexible approach dictated by the needs of the individual area or building for which the BPT operates. Depending on their individual consti- tution, BPTs may sell buildings on the open market or retain property as say offices, houses, holiday accommodation or museums. Usually non-profit- making charitable companies limited by guarantee they divide into two main categories. The first is the 'revolv- ing fund' BPT where a building is repaired and improved and then sold on or leased, and the money put back for future projects. The second is the single project BPT responding to a particular building. Following repairs and necessary improvement works, the BPT will often retain and manage the building.

BPTs will usually register with the Architectural Heritage Fund, a funding and advisory body for BPTs with whom APT works closely. The AHF can then provide grants towards the costs of Feasibility Studies and offer low interest loans to a BPT, which in most cases provides the working capital without which the project would not be able to proceed. In addition, BPTs have access to a wide range of funding, statutory, lottery, grant making trusts and the general public. BPTs have received 36 grants from the Heritage Lottery Fund to date, ranging from £3,700 to £2,809,000.

No one can pretend that the process is easy. BPTs are often described as 'restorers of last resort': undertaking those buildings outside the usual developer's market. Such projects are by definition going to have considerable difficulties attached. Sometimes compromises have to be made in order to achieve a viable and marketable solu- tion for a difficult building: the concept of optimum value (PPG 15). Some- times full restoration of a special feature may not be possible as no funds can be found. It is easy to look back on a completed scheme only to see the omissions, quite forgetting that with- out the input of the BPT the building itself would have been lost. BPTs will operate within the wider property market, they have to live in the real world but cannot dictate to it. And yet BPTs do achieve the seemingly un achievable and the list of successful and completed projects is there to prove it.

How BPT s can be used
Local Planning Authorities can and should consider using this mechanism provided by BPTs for their own ends. In some areas the two already work in partnership on Repairs Notices, Compulsory Purchase Orders, Conservation Area Partnership Schemes, (and soon Townscape Initiatives) and Buildings at Risk Registers (local or na- tional). This is in addition to the normal practice of consultation between Conservation Officers and BPTs over problem buildings, problem owners and sources of funding. The launch of the English Heritage new Buildings at Risk strategy in May 1998 provides a convenient opportunity to revisit the ways BPTs can be used (throughout the UK).

Case study: compulsory purchase order
Somerset County Council and Mendip District Council secured the future of the Grade I, 1707, Rook Lane Chapel in Frome by working in conjunction with Somerset Buildings Preservation Trust. The Chapel had been abandoned in 1965 and since then the Planning Authority had considered many developers' plans to convert it into flats or offices, none of which were acceptable. A developer then bought the building but did nothing with it, leading to significant deterioration. In 1992 Somerset County Council served a Repairs Notice, but the repairs were not carried out and so serving a Com- pulsory Purchase Order was considered.

The Council would not risk serving the order without a viable strategy for the building's repair. Discussions were held with Somerset Buildings Preservation Trust and it was agreed that, in exchange for a guarantee (in letter form) from the BPT that it would undertake the repairs if it owned the building, the CC would serve a CPO and sell the building straight on to Somerset BPT for a peppercorn sum. At the same time, Somerset BPT made another deal, this time with Mendip District Council, that the DC would buy it from the BPT at District Valuer's valuation, on condition that the repairs were carried out to the DC's satisfaction. In this way an important building at risk was saved and is currently being prepared for community use (a condition imposed by Somerset BPT in recognition of the high level of public funds and donations committed to the project) .

Case study: buildings at risk and local authority powers
The Conservation Officer at Great Yarmouth Borough Council also acts as the Technical Adviser to Great Yarmouth Building Preservation Trust. With this dual role, he can both protect, enhance and save buildings at risk in the town. 32-33 Baker Street, a 16th-century timber framed building was saved from complete dereliction by the linkup of the two organisations. In 1991 the Borough Council served a CPO. It then took the case to the Lands Tribunal to establish the value. Fortunately for the BPT which was carrying the risk, the value was established at £17,000. With the aid of seven different sources of grant aid, including, crucially an AHF loan, the BPT carried out £351,000 of capital work. In partnership with liv- ing over the Shop, Great Yarmouth BPT became the first trust to work successfully with a Housing Association. By doing this, the BPT greatly reduced its risk, it was also able to lease the upper storeys to the Housing Association before the work was complete, allowing it to draw down the LA Housing Association Grant.

8 Market Row, a 16th-century house with an 18th-century facade, was nearly destroyed by fire in 1995, since when it has been empty. By the little used 215 Notice the Borough Council took the owners to Magistrate's Court. This legal mechanism can force the repair of a listed building in a Conservation Area if it can be proved that there has been detriment to the character of the Conservation Area, which there clearly had been in this case. Although the Borough won the case, the owners had in the meantime taken the insur- ance money and set up a company with no assets, and then failed to repair the building. The building was eventu- ally sold to GYBPT for £1. The shortfall funding between the cost of repairs and the eventual value of the building is met by English Heritage CAPS and an historic buildings grant from the Borough Council. Phase one, to repair the structure is now complete. The upper storeys will be leased to a housing association which, with LOTS will contribute finance to the cost of improvement, and the ground floor will be leased as a shop, fitted out by the first lessee in exchange for a rent-free period.

Following these successes the BPT has now bought the Tower Curing Works which will be a potential £2.5 million project to convert to a new Maritime Museum and an 18th-century Merchant's House which will provide 20 housing units. These are now the subject of feasibility studies. The advantages of working with the BPT from the Conservation Officer's point of view is that the trust takes on the project leadership, takes on the financial risk and puts the funding package together, as well as finding an eventual viable end use. Conversely, the BPT benefits through the Borough Council using its legal powers to serve Repairs Notice and to follow through with CPOs.

Case study: buildings at risk
West Wemyss, Fife, has suffered decades of decline. The population has dropped from 1200 to 160 residents; it is the only outstanding conservation area in central Fife, containing over 50 listed buildings. Many of these are owned by Wemyss Properties Ltd, a company controlled by the Wemyss family who live in the adjacent Wemyss Castle. Though many buildings in the village have been restored, the south side of Main Street, fronting onto the Firth of Forth remains derelict. This prominent frontage contains 13 listed buildings and its centre piece is an early 18th-century tollbooth.

These properties have been the subject of a number of feasibility studies and project initiatives, but the scale of funding required and the deficits involved have deterred action by the owners. The remaining population in the village is anxious for the buildings to be restored, not only to the remove the blight but to help repopulate the village and support dwindling services and facilities. Fife Council is equally keen to see the buildings retained and restored several buildings are in a critical condition and further delays could result in the loss of at least four or five listed buildings.

The difficulty has been the reluctance of Wemyss Property Ltd to sell the buildings, the reluctance of the Local Authority and public agencies to provide large sums of grant aid to a private landlord and the difficult political situation whereby villagers want the properties restored but would not wish to see public money used to 'support' Wemyss Properties, or to encourage them not to restore the other buildings in the village at their expense.

It was against this background of mistrust - by all parties - that the suggestion was made that the newly formed Fife Historic Buildings Trust become involved. The Trust offers a way of achieving the owners' aims for the village and allows them to concentrate their efforts and investment on other buildings requiring upgrading. The Trust also offers an acceptable channel for public funding, with shared aims, values and standards and an organisation which the villagers could trust.

Fife HBT is to buy eight buildings from Wemyss Properties and convert them into 15 houses and flats for sale. Wemyss Properties will undertake to finance and undertake the restoration of the remaining houses within an agreed time scale. Together this will completely remove the blight within the village and perhaps pave the way for a wider Townscape Initiative. The project's success will depend upon gaining an HLF grant and support from seven other agencies.

The way forward
LPAs and BPTs both face enormous problems in securing threatened his- toric buildings. But so much more could be done and more projects un- dertaken, buildings brought back to life. All the evidence shows that where a local BPT works closely with its local authorities, officers and councillors, very great achievements can be made. Professionals working in the field of conservation, in accepting and under- standing the mechanism of the BPT where one exists, could aid this proc- ess: working with either LA officers or members to make them aware, liaising with BPTs on suitable buildings at risk and advising on any available grants (notjust for historic buildings but ERDF, SRB etc).

A BPT and a Conservation Officer who share a vision can be a dynamic force in the conservation of historic buildings.

The Association of Preservation Trusts provides a forum through which BPTs throughout the UK can consult each other and share experiences. BPTs meet regularly at area meetings (to which other professionals, representatives of funding bodies etc are also welcome) and nationally at seminars and conferences organised by APT and individual BPTs. APT provides further information to its members through Guidance Notes and Newsletters. In addition, APT represents its members at government level, and is in constant discussion with statutory organisations and funding bodies.

For more information please con- tact APT, Clareville House, 26-27 Oxendon Street, London, SWI Y 4EL, tel: 0171-9301629, fax: 0171-9300295, email: lucy@ahfund.co.uk
website: http:///www.heritage.co.uk/apt