and its proposals for a new Community Theatre/Cinema?
Ten years have passed since a feasibility study was produced in relation to the idea of redeveloping the site of the Victoria Hall as a community theatre/cinema with some flats and retail units on the High Street frontage. So, you may well ask: “Why does the site still remain an ugly gap site, detracting severely from the character of Linlithgow’s ‘outstanding’ conservation area?”
The answer is a frustrating story. It involves an immense amount of hard work and massive community enthusiasm yet ultimately, no progress. At least not so far.
The Linlithgow Victoria Hall Trust was established in September 2013. The launch included an open exhibition in the Burgh Halls in October 2013 which attracted a large number to membership of the Trust.
Fundraising and Feasibility Study
The Trust immediately set about determining the viability of the project. To apply for grant funding, it first required a Feasibility Study. To cover the costs, the trust launched a fundraising campaign with an initial target of £12,000. They raised over £14,000, with all of it from generous and community minded donors. Nearly 500 interested individuals supported the project by becoming Trust members, and a good number of people played their part in pursuing the project.
In April 2014, the trust commissioned EK:JN Architects to carry out the feasibility study. This practice had gained valuable knowledge of the site from submitting a previous planning application for the then owner, although that project did not go ahead and planning consent lapsed.
Following consultations with local residents and with the operators of similar projects elsewhere, the Feasibility Study was completed in January 2015. It demonstrated that the site of the Victoria Hall could support a sustainable community facility offering a mixture of live theatre performances, cinema and music events, supported by income generating residential and retail elements to ensure long-term viability. The Trust also commissioned a Valuation Report produced in March 2015.
The Feasibility Study indicated:
Three auditoria seating 200, 54 and 25.
Three retail units on ground floor.
Restaurant and ancillary facilities on first floor.
Seven one-bedroom flats.
Pointers towards possible sources of funding.
Barriers to progress
Public response to the study’s results was overwhelmingly positive but, unfortunately, the owner of the Victoria Hall site made it clear that he was unwilling to further negotiate the sale of the property to the Trust. In Spring 2015, the trust approached West Lothian Council to ask whether they would support the purchase by means of an ‘agency’ Compulsory Purchase Order. However, council officials refused outright. There was not even a willingness to discuss the proposal or give any assistance or advice whatsoever.
Funding attempts and legislative hopes
This rather unexpected turn of events took the wind out of the Trust’s sails, but it continued to move forward with an application for £2 million of funding from the BIG Lottery Fund, backed by the commissioning of a detailed Community Consultation report produced in June 2015. Despite initial encouragement, this Lottery application was also unsuccessful, largely owing to lack of certainty about land acquisition and the lack of support from the local authority.
Despite all these setbacks, the leaders of the Trust continued to look ahead towards the eventual purchase of the Victoria Hall site because, resulting from the provisions of the Community Empowerment (Scotland) Act 2015 and the Community Right to Buy (Scotland) Regulations 2015, the opportunity arose to make a submission to buy the site with the approval of the Scottish Ministers – but again this turned out to be more complicated than expected, partly because the overall property was, for some unknown reason, held under four different titles, albeit under the same family ownership using the name of Montreal Property Ltd.
Not long afterwards, the site owner gained planning permission in February 2018 to redevelop the site with two shop units and 16 flats above. Later that year, it was obliged to demolish the property for safety reasons.
At the time, it was understood the landowner had hired consultants to move the development forward, aiming to begin work in early 2019. However, nothing happened on site. Disappointment grew when it became clear the planning application had lapsed once again, leaving Montreal Property Ltd with no plans to fill the unsightly gap site.
Why the Victoria Hall trust dissolved
The remaining Trustees found it difficult to continue with the project due to the complications that had arisen. Along with understandably some volunteer fatigue. Even so, they kept covering statutory and other company expenses out of their own pockets before finally deciding to formally dissolve the Trust, as of 8 October 2024. Everyone involved whether through administration, time or financial support deserves sincere thanks. It is a pity the community wasn’t able to overcome the hurdles and get the project to the point of breaking ground on the main aim of filling the unsightly gap site.
That said, there was very substantial active support for the Trust as explained above and with the passage of time, and no progress on the site, there remains the possibility of revisiting the Community Empowerment (Scotland) Act 2015 and the Community Right to Buy (Scotland) Regulations 2015 intended to enable the development of derelict sites. In the meantime the Linlithgow community has shown great willingness to support Linlithgow’s heritage and care for the town as evidenced by the high level of voluntary activity across the town. Not least widespread community support for St Michael’s “Aspire” project, the substantial community support for the recent publication of two new books on aspects of Linlithgow’s heritage and before that several heritage related statues erected in the town centre.
Looking Ahead: Who will take up the torch for Victoria Hall?
Amongst those supporters, could there be some with the experience and determination willing to bring new blood to re-invigorate the campaign to restore the site?
Article published with permission from The Black Bitch Community magazine who welcomes anyone wishing a more detailed explanation of the work done to date and to explore the potential for regeneration of the gap site. Contact the Editor at: on.a.lead@gmail.com
