A High Court judge has ruled in favour of Rochdale council, denying American filmmaker Hopwood DePree's bid to buy Middleton's Hopwood Hall for £1. The two-day trial at Manchester Civil Justice Centre concluded with His Honour Judge Hodge KC refusing to grant the relief sought by the claimant.
Mr DePree, who claims ancestral roots to the hall, had led a decade-long community effort to restore the Grade-II* listed building. His original vision included a wedding and hospitality venue, a hotel 'retreat', gift shop, and guided tours.
Exclusivity agreement ended
Mr DePree signed an exclusivity agreement with Rochdale council in 2017, but the local authority ended that agreement in October 2024. The council cited a lack of progress in enacting the agreement, despite planning permission being granted for the building's change of use in 2022.
During the hearing, Mr DePree's barrister Ashley Bowes argued that the planning permission for 'change of use' triggered the option to purchase the hall for a 'peppercorn fee' of £1. However, the council's barrister Garaint Wheatley said the plans did not go far enough in demonstrating a serious commitment to reinstate and refurbish the 1400s building.
Conditions of the options agreement
Mr Wheatley outlined four elements required to trigger the purchase: authorisation to reinstate and refurbish the building; an agreed standard of refurbishment between the parties; English Heritage approval through listed building consent; and the property would be reinstated and refurbished in whole, not in part.
He argued that obtaining permission for an events and hospitality space for part of the ground floor does not relate to the building 'in whole'. "Obtaining a mere 'change of use' permission doesn't show a great deal of commitment," Mr Wheatley told the court. "Plans of physical work show that commitment."
Dr Bowes said the application was based on work that enabled future work to reinstate and refurbish, and that the claimant didn't think more than a change of use application would be necessary as it wasn't specified in the agreement.
Judge's ruling and costs
Judge Hodge KC said the planning application did not cover the whole of the property or showcase the ability to reinstate and refurbish Hopwood Hall, as required in the options agreement. "I am satisfied, for the reasons I have given, that the planning permission does not satisfy the requirements of the options agreement. I therefore refuse to grant the relief sought by the claimant," he added.
Mr DePree was ordered to pay £114,000 in council costs, with £79,000 due by October 27. He and his team have until November 18 to appeal.
Speaking after the case, Mr DePree said: "Obviously I am incredibly disappointed. Not just me but the community of support around the world and the UK charitable groups as well. I am already discussing with my legal team about the next steps. In the meantime I hope Rochdale council will be watching over Hopwood Hall because we will be keeping an eye on them. We are not giving up. Hopwood Hall must be saved. In the two years we have been locked out the gardens have gone into rack and ruin. I hope they will step up and save the hall. I still think the community group and I are the best people to take this forward."
A Rochdale council spokesperson said: "We are pleased with today's judgement. It's a shame that we had to endure a costly court battle to get to this point, as the time and money invested into this process could have been better spent on the hall itself. We're now focussed on moving forward. More than £1.6m has been spent on the hall by ourselves and Historic England since 2017 and we will continue to invest in vital repairs to this historic building. Feasibility studies have already been completed and options for Hopwood Hall's long-term future will be considered in due course."
