A US filmmaker has lost a High Court battle with Rochdale council over his right to buy Hopwood Hall for £1, ending a decade-long restoration dream.
Hopwood DePree claimed ancestral connections to the Grade-II* listed building in Middleton and had spent more than £750,000 of his own money on the project. However, His Honour Judge Hodge KC ruled in favour of the council following a two-day trial at Manchester Civil Justice Centre.
From options agreement to courtroom
The saga began in 2017 when Mr DePree signed an options agreement with Rochdale council to lead the redevelopment of the hall. His vision included transforming it into a wedding and hospitality venue, with a hotel 'retreat', gift shop and guided tours.
The hall had fallen into disrepair after its last known use as part of De La Salle College, which shut down in 1989. During the 1960s and 70s, it was said to be the setting for an underground bar and nightclub, with Black Sabbath and other iconic performers believed to have played there.
Mr DePree even created a YouTube series and wrote a book about his journey refurbishing what he called 'Downton Shabby'. However, the council ended the agreement in October 2024 and barred Mr DePree and his group from the building without warning.
Planning permission at the centre of dispute
The options agreement allowed Mr DePree to purchase the estate for a 'peppercorn fee' of £1. He attempted to exercise that option the day before the council ended the agreement, but was denied. The council said it ended the agreement because Mr DePree hadn't made enough progress with the restoration effort.
In 2022, the council granted 'change of use' planning permission to Mr DePree for Hopwood Hall. Mr DePree's barrister, Ashley Bowes, described the planning permission as 'the star of the show' in the case.
The council's barrister, Geraint Wheatley, argued the plans did not go far enough in demonstrating a serious commitment to reinstate and refurbish the 1400s building. He said the conditions of the options agreement had four elements – authorisation to reinstate and refurbish the building, an agreed standard of refurbishment fit for habitation, English Heritage approval, and that the property would be reinstated and refurbished in whole, not in part.
"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."
Judge rules in favour of council
Judge Hodge KC described how 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. He said: "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."
Mr DePree was landed with a £114,000 bill to cover the council's court costs. He did not confirm whether his team would appeal the judgement, but they have until November 18 to do so.
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."
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."
