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2025-09-30-accounts

Business Review Report 2026

1. Business Model and Background

Leigh Building Preservation Trust (LBPT) is a charity that was incorporated in 2015 with the objective of restoring the Grade II* listed Leigh Spinners Mill, which comprises two mills.

The primary goal of LBPT is to create a vibrant community, enterprise, heritage, and cultural hub within the restored mills. This initiative aims to generate various income streams to support the long-term maintenance of the site.

Currently, the mill complex remains under the ownership of the original family that constructed the mills in 1913. They utilise a portion of both mills for the manufacturing of synthetic floor surfaces. While this business segment is successful, it occupies only a small part of the site and lacks the resources to maintain the entire site adequately. Consequently, the buildings have deteriorated over time. The owners of the mills have granted LBPT a longterm lease on part of the site: 125 years for Mill 1 and Mill 2. They have also indicated a willingness, in principle, to transfer ownership to the charity upon securing a major restoration of the mill, provided the manufacturing business can continue to occupy the ground floors rent-free. The Trust is actively pursuing this with the support of Charity Bank.

The Trust have been made aware that the owners may now require a large financial payment to obtain the freehold.

Legal Structure

Leigh Building Preservation Trust is registered as a charity (number 1164641) and a company (Companies House number 09796346). It operates primarily in the Wigan borough but has a reach across the North West.

The Trust holds a125-year lease on Mill 1 and Mill 2. It aims to purchase the mills from the company for a fee. This is now being pursued

The toilets have been completed on Floors 4 & 5, Art gallery shop created on Floor 4 next to the art gallery. 11 new artists have moved into the mill. The mill now as 37 artists in occupation , an art gallery, project space and gallery shop . Along with the cinema, drama theatre and North west computer museum the mill is one of the largest cultural hubs in the north west and is supporting Jo Platt MP’s bid for town of culture. The mill as now 100 tenants.

2. STRENGTHS AND WEAKNESSES

Strengths

Leigh Spinners Mill offers tenants highly affordable space on flexible terms, allowing for individual customization to meet specific needs. These advantages have led to full occupancy of four floors of Mill 2, totalling 60,000 square feet, with 100 tenants currently in residency.

The mill has attracted a significant number of potential future tenants, with a waiting list of 50. This full occupancy has transformed the complex into a vibrant hub for enterprise, leisure, arts, and culture, providing an enriching experience for the Leigh area and beyond.

It is now the second largest creative hub in the Northwest and is supporting Leigh’s town bid to become Leigh Town of culture 2026

The rental income and service charges generate substantial annual revenue, approximately £400,000 per year. As a charitable and not-for-profit entity, LBPT reinvests any surplus into the complex's restoration and long-term maintenance, without the pressure of providing returns to shareholders.

LBPT has established strong relationships with external stakeholders, including Wigan Council, the Mayor of Greater Manchester, Historic England, and various grant-giving bodies and potential funders, successfully securing over £2.5 million from diverse sources.

The dedication of the board and staff, actively involved in daily operations, brings significant energy and commitment to the project. With a diverse and skilled board boasting strong local connections, LBPT is well-positioned for continued success and sustainable growth.

Employing an external professional company for HR, legal, and health and safety operations has enhanced LBPT's operational efficiency. The implementation of digital counters has enabled us to track visitor numbers, with over 2000 visitors recorded weekly.

Retail businesses are flourishing on floor 3, offering an independent shopping experience with a Hong Kong restaurant, coffee shop, record vinyl store, micro-pub, pre-loved clothes shop, independent clothing label, and vintage toys, making the mill a sought-after destination for visitors.

Weaknesses

LBPT, being a charitable organization, faces financial constraints that hinder its ability to respond promptly to external challenges, such as fluctuations in interest rates and escalating energy costs.

The cost of living is having an impact on the Trust and energy cost have increased by 400%.

The mills energy bill is in excess of £10,000 per month.The board are exploring the options of Solar panels and smart meters to reduce the energy costs

Unexpected expenses related to the installation of a new lift have strained our finances. This includes the fitting and security of a new generator for the lift, as well as the increased costs associated with building control applications required for the project.

Delays caused by contractors and material cost increases have impeded our progress, notably on floor 5 where a significant delay has impacted our cash flow projections.

The age of the mill presents ongoing financial challenges, necessitating constant upkeep such as addressing window leaks, aged hoppers and drainage systems, and maintenance of the original lift. The operation of the lift alone is a substantial financial burden, costing us up to £1500 monthly in parts and repairs.

Issues with access into the mill are also affecting our viability, particularly with the increase in visitor traffic negatively impacting our residential neighbours. Urgent repairs are needed for our car park, as we currently rely on contractor community rubble purchases. Improvements to access and parking are essential for the site's growth and sustainability.

Recent restoration projects have not met our expectations and require further repairs, including the west wall windows (completed in 2022) and roof repairs (completed in 2019). Due to budget limitations preventing legal challenges, we are resorting to temporary fixes to keep the mill operational and accommodate our tenants.

The slow and fragmented progress in the mill's restoration and reuse is delaying our ability to realize its full income potential. This incremental approach means it will take time before LBPT can fully capitalize on the income-generating opportunities the site offers.

4. Team and Governance

The board of LBPT comprises trustees who are all volunteers:

We currently employ four staff members:

Admin/Outreach Officer: Deborah Murphy, established business networker. Successful business development role with local company 3D360. Deborah is also doing the accounts and tenants liaison.

Part time Gallery Co-ordinator: Angie Ryan. Angie is a member of Factory International, a Greater Manchester venture to put the region on the map. Angie is also an arts educator and qualified curator and is developing the arts and culture offer here at the mill.

Site Technician and maintenance: Stephen Coffey. Stephen is a qualified electrician and is now employed to do maintenance and health and safety here at the mill

The Admin/Outreach Officer have been funded by the Community Lottery , while the Art Gallery Coordinator was funded by the Arts Council but the Trust now fund this role.

Patr Time cleaner Kathy Fleming.

Deborah Murphy manages, outreach, internal accounts, inputting data onto Sage, while Hayes and Company handle accounts submissions to regulatory bodies.

The board meets monthly, with the Admin Manager in attendance. Trustees are actively involved in governance, funding bids, tenant liaison, heritage, and financial procedures. All projects are managed by a dedicated Project Manager.

Launch North West now have monthly business meetings, manage our new web site and our open days.

5. Social Impact

Without initially planning for it, our commitment to our vision has resulted in 100 current tenants at Spinners Mill with a business and enterprise waiting list of over 40. Our current business, heritage and arts not only support each other but also provides a profound sense of accomplishment as they navigate their journeys together, delivering services to their local communities and beyond.

Historic buildings like Spinners Mill were originally constructed to provide work and economic growth to the towns they served. Today, we draw inspiration from history and embark on projects like this to ensure that a 100-year-old Mill continues to serve its community, offering opportunities and local economic benefits.

As we continue to navigate our journey together, our focus remains on providing a supportive environment where businesses, heritage, and arts intersect to serve local communities and beyond. We are currently monitoring footfall, with over 3000 people accessing our diverse offerings each week, including sports facilities, arts, heritage, and retail, and recognise the profound influence Spinners Mill has in shaping the fabric of Leigh's cultural landscape.

Category of Tenants in Leigh Spinners mull

Sole Trader 26
LTD company 9
Charity 16
Artist 37
Community 5
Storage 1
Council 1
LBPT 6
Total 101

LBPT includes the office, project room, art gallery and community rooms which are regularly used by a church group, scouts, keep fit classes, Pantomime groups and various other organisations.

We are well aware that our outcomes for each tenant needs to be worked on, and are working alongside potential partners such as Plinth to be able to develop a model where this can be easily monitored.

Below are a few example of activities our Tenants and LBPT have provided:

Project Description
Bedford High Enrichment Day
(November 2025)		 200 Bedford High students took part in a Tenant
(business and enterprise offer) where a carousel
of learning activities from 10 businesses within
the mill took place. These businesses ranged from
sports, arts and learning activities.
Horrocks Gallery – Art Exhibition
(June 2025)		 10 schools took part in an Arts exhibition headed
by Golborne High, in order to provide the school
and the children a free yet enriching experience of
exhibiting in a gallery.
Leigh Film Factory – Pay As You Feel
(Ongoing)		 Leigh Film Factory provide a pay as you feel
cinema event during school holidays in order to
provide a cinema experience for those struggling
with finances (open to all)
Pool Of Life – Boxing
(Ongoing)		 Pool of Life is a successful and established
boxing class that works alongside schools to
establish young people who would benefit from
the support of boxing and discipline.

Outcomes: 2026/27

Outcomes: 2026/27
Outcome 1: Improved health
as more people are
encouraged to engage in
healthy activities and fitness.		 Measure: Number of people
attending our gyms and
fitness classes.		 Target: Increase attendance
by 10%.
Outcome 2: Improved Well
Being through Increased
opportunities for people to
engage in cultural and
heritage activities locally
through visiting, using our
facilities, and volunteering.		 Measure: Increase opening
hours of our Heritage offer
and organize cultural events.		 Target: Increase volunteers
and events by 5%.
Outcome 3: Improved
Economic Performance
through provision of greater
infrastructure to encourage		 Measure: Open floor 5 and
fully occupy it with social
enterprises.		 Target: Secure funding and
increase visitors by 10%.
and host start-up businesses
and social enterprises.
Outcome 4: Attraction of
inward investment for
heritage and ongoing
tourism.		 Measure: Apply for Heritage
funding for a welcome
centre to increase visitors to
the Heritage offer.		 Target: Secure funding and
increase visitors by 10%.
Outcome 5: Improved
Community Pride within the
area resulting from the
improvement of the building
and the increased range of
community facilities
available.		 Measure: Community room
and Bale store increased use
by 19%.		 Target: Community room
and Bale store increased use
by 19%.
Outcome 6: More engaged
pupils within schools from
enhanced educational
experiences leading to
increased ambition and
attainment.		 Measure: Increase school
visits to the mill by 20% to
include visits to Cinema,
Hackspace, and Heritage
centre.		 Target: Increase school
visits to the mill by 20% to
include visits to Cinema,
Hackspace, and Heritage
centre.

Conclusion

The community lottery grant this year as been spend on the employment of the outreach worker to continue to engage with our community.

A number of tenants have relocated onto Leigh high Street which is helping to regenerate the High Street.

Paul Costello

Chair of Trustees

BENEFICIARIES

BENEFICIARIES BENEFICIARIES
**Tenants & External Partners Provision ** *Beneficiaries 2023 - 2024
Employment, education and training
AIM NW, Heart Communities CIC, Elysium
Training Provider, Heritage Education, Busy
Bees, Hackspace, Wolf-workshop, Step in
The Picture, NW Computer Museum,
3D360, DWP (Apprenticeships), Supporting
Skills and Futures (Wigan Council), Spinners
Tea Room		 13 People experiencing long term unemployment 100
Housing and local facilities 0 Homelesspeople 0
Income and financial inclusion
Wigan Athletic,Wigan Council,Aim NW		 3 People living in poverty and/or financial exclusion 20
Physical health
Northman Gym, Pool of Life Boxing, Evexia,
Roger Gracie Jujitsu, Table Tennis, Archery,
Transcend Tribe, Dash Fitness, Elderly
Fitness Class,AIM NW		 10 People with addiction issues
People dealing with dietary concerns		 2
35
Mental health and well-being
Heart CIC, Step in the Picture, Aim NW,
Northman Gym, Pool of Life Boxing, Evexia,
Roger Gracie Jujitsu, Table Tennis, Archery,
Transcend Tribe, Dash Fitness, Elderly
Fitness Class,Hackspace(Men’s Shed)		 12 People with long-term health conditions/life
threatening or terminal illness
People with mental health needs		 30
40
Family, friends and relationships
Heart CIC, Wolk-workshop, Step in The
Picture		 3 People with learning disabilities 50
Citizenship and community
The Community Room, Scouts group,
Veterans Hub		 2 Scouts x 2 groups 80
Arts, heritage
All artists, The Horrocks Gallery, Gallery Co-
ordinator, The Heritage Centre and
volunteers, Leigh Film Factory (cinema), The
Music Centre,		 35 Access to arts and heritage
Voluntary carers / Vulnerable parents		 2000
50
Conservation of the natural environment
Leigh Ornithological Society, Hive and
Honey, Gardening Volunteers, Wild Wings
Birds of Prey,Stepin the Picture,		 6 Scout groups and school visits to the garden and
allotment area.		 20
Other Vulnerable children (including looked after
children)		 50
If other, type your outcome categories here: Vulnerableyoung people and NEETs 20
Olderpeople(including people with dementia) 20
Veterans 10
People who have experienced crime or abuse 5

*Beneficiaries are an estimate from service users accessing Tenants and partners provision within the mill

6. Trading Income Generation

LBPT have two main areas of income generation.

  1. Rental: Regular monthly payments from tenants

  2. Events: Bookable meeting rooms for hire, exhibitions and other hireable spaces

These figures are potential earnings on all spaces available in the mill and not actual earnings.

FLOOR 2
RENTAL/SQFT RENT ANNUAL RENT MONTH SERVICE CHARGE
PA		 SERVICE
CHARGE
MONTH		 Total
£4.00 £630.00 £52.50 £157.50 £13.13 £840.00
£4.00 £2,520.00 £210.00 £1,260.00 £105.00 £3,990.00
£2.50 £2,500.00 £208.33 £500.00 £41.67 £3,208.33
£2.50 £3,900.00 £325.00 £780.00 £65.00 £5,005.00
£2.50 £2,500.00 £208.33 £500.00 £41.67 £3,208.33
£2.50 £8,250.00 £687.50 £1,650.00 £137.50 £10,587.50
£2.50 £5,765.00 £480.42 £1,153.00 £96.08 £7,398.42
£2.50 £14,242.50 £1,186.88 £2,848.50 £237.38 £18,277.88
£2.50 £5,000.00 £416.67 £1,000.00 £83.33 £6,416.67
£2.50 £11,550.00 £962.50 £2,310.00 £192.50 £14,822.50
£2.50 £56,857.50 £4,738.13 £12,159.00 £3,208.33 £73,754.63
FLOOR 3
RENTAL/SQFT RENT ANNUAL RENT MONTH SERVICE CHARGE
PA		 SERVICE
CHARGE
MONTH		 Total
£2.75 £8,052.00 £671.00 £2,013.00 £167.75 £10,736.00
£2.75 £3,476.00 £289.67 £869.00 £72.42 £4,634.67
£2.75 £1,848.00 £154.00 £462.00 £38.50 £2,464.00
£2.75 £3,476.00 £289.67 £869.00 £72.42 £4,634.67
£2.75 £0.00 £0.00 £0.00 £0.00 £0.00
£2.75 £3,437.50 £286.46 £859.38 £71.61 £4,583.33
£3.10 £3,906.00 £325.50 £976.50 £81.38 £5,208.00
£3.60 £576.00 £48.00 £144.00 £12.00 £768.00
£2.75 £1,210.00 £100.83 £302.50 £25.21 £1,613.33
£5.00 £1,550.00 £129.17 £387.50 £32.29 £2,066.67
£2.75 £3,267.00 £272.25 £816.75 £68.06 £4,356.00
£2.75 £3,063.50 £255.29 £765.88 £63.82 £4,084.67
£2.75 £8,052.00 £671.00 £2,013.00 £167.75 £10,736.00
£2.75 £16,131.50 £1,344.29 £4,032.88 £336.07 £21,508.67
£2.75 £1,430.00 £119.17 £357.50 £29.79 £1,906.67
£2.75 £907.50 £75.63 £226.88 £18.91 £1,210.00
£3.50 £1,155.00 £96.25 £288.75 £24.06 £1,540.00
£3.95 £1,327.20 £110.60 £331.80 £27.65 £1,769.60
£2.75 £924.00 £77.00 £231.00 £19.25 £1,232.00
£2.75 £924.00 £77.00 £231.00 £19.25 £1,232.00
£2.86 £960.96 £80.08 £240.24 £20.02 £1,281.28
£3.20 £1,075.20 £89.60 £268.80 £22.40 £1,433.60
£2.75 £2,200.00 £183.33 £550.00 £45.83 £2,933.33
£2.75 £68,949.36 £5,745.78 £17,237.34 £1,436.45
FLOOR 4
RENTAL/SQFT RENT ANNUAL RENT MONTH SERVICE CHARGE
PA		 SERVICE
CHARGE
MONTH		 Total
£3.95 £1,200.80 £100.07 £240.16 £20.01 £1,541.03
£3.95 £1,200.80 £100.07 £240.16 £20.01 £1,541.03
£3.95 £1,200.80 £100.07 £240.16 £20.01 £1,541.03
£3.95 £1,200.80 £100.07 £240.16 £20.01 £1,541.03
£3.95 £1,200.80 £100.07 £240.16 £20.01 £1,541.03
£3.95 £2,883.50 £240.29 £576.70 £48.06 £3,700.49
£3.60 £540.00 £45.00 £108.00 £9.00 £693.00
£3.95 £553.00 £46.08 £110.60 £9.22 £709.68
£3.95 £553.00 £46.08 £110.60 £9.22 £709.68
£3.95 £553.00 £46.08 £110.60 £9.22 £709.68
£3.95 £553.00 £46.08 £110.60 £9.22 £709.68
£3.95 £553.00 £46.08 £110.60 £9.22 £709.68
£3.94 £1,075.62 £89.64 £215.12 £17.93 £1,380.38
£3.95 £553.00 £46.08 £110.60 £9.22 £709.68
£3.95 £2,923.00 £243.58 £584.60 £48.72 £3,751.18
£3.57 £7,472.01 £622.67 £1,494.40 £124.53 £9,589.08
£3.57 £8,539.44 £711.62 £1,707.89 £142.32 £10,958.95
£3.57 £10,981.32 £915.11 £2,196.26 £183.02 £14,092.69
£3.57 £4,641.00 £386.75 £928.20 £77.35 £5,955.95
£3.57 £4,641.00 £386.75 £928.20 £77.35 £5,955.95
£3.57 £2,356.20 £196.35 £471.24 £39.27 £3,023.79
£3.57 £1,178.10 £98.18 £235.62 £19.64 £1,511.90
£5.69 £1,502.16 £125.18 £300.43 £25.04 £1,927.77
£3.75 £1,237.50 £103.13 £247.50 £20.63 £1,588.13
£3.57 £3,570.00 £297.50 £714.00 £59.50 £4,581.50
£3.60 £504.00 £42.00 £100.80 £8.40 £646.80
£3.60 £504.00 £42.00 £100.80 £8.40 £646.80
£3.60 £504.00 £42.00 £100.80 £8.40 £646.80
£3.60 £684.00 £57.00 £136.80 £11.40 £877.80
£3.40 £1,122.00 £93.50 £224.40 £18.70 £1,439.90
£3.60 £504.00 £42.00 £100.80 £8.40 £646.80
£3.60 £504.00 £42.00 £100.80 £8.40 £646.80
£3.57 £67,188.85 £5,599.07 £13,437.77 £1,119.81
TOTAL £192,995.71 £16,082.98 £42,834.11 £5,764.59 £325,667.42

Events and Hire Costs

Events and Hire Costs
Hireable Space Cost to Hire
Community Room £40.00 for the first hour, then £10 per hour thereafter
Gallery – Outside
Organisations		 £800 per month
£450 per 2 weeks
£250 per day
£150 per day
Gallery – Tenants £600 per month
£350 per 2 weeks
£200 per week
£100 per day
Project Room – Outside
Organisations		 £40 am
£40 pm
£70 all day
Project Room – Tenants £25 am
£25 pm
£40 all day

Projected Rentals for Floor 5

FLOOR 5
Cost per
sq ft		 RENT
ANNUAL		 RENT
MONTH		 SERVICE
CHARGE
PA		 SERVICE
CHARGE
MONTH		 TENANT AND USAGE
£5.00 £2,000.00 £166.67 £500.00 £41.67 Green Room
£5.00 £1,650.00 £137.50 £412.50 £34.38 Cloth Ears,Cosplaydesigner
£5.00 £1,650.00 £137.50 £412.50 £34.38 Cloth Ears,Cosplaydesigner
£5.00 £2,475.00 £206.25 £618.75 £51.56 Sarah Ellis,Home educator
£5.00 £4,725.00 £393.75 £1,181.25 £98.44 Stephen Neary,childrens entertainment
£5.00 £4,725.00 £393.75 £1,181.25 £98.44 Via Verde, retail health and well being
shop
£5.00 £4,725.00 £393.75 £1,181.25 £98.44 AIM NW,domestic violence charity
£5.00 £4,725.00 £393.75 £1,181.25 £98.44 Ula Fung,artist
£5.00 £4,725.00 £393.75 £1,181.25 £98.44 Elycium Trainingand Skills
£5.00 £4,725.00 £393.75 £1,181.25 £98.44 Elycium Trainingand Skills
£5.00 £4,725.00 £393.75 £1,181.25 £98.44 Elycium Trainingand Skills
£5.00 £1,650.00 £137.50 £412.50 £34.38 Cloth Ears,Cosplaydesigne
£5.00 £1,650.00 £137.50 £412.50 £34.38 Elvis Eckdhart,recruitment company
£5.00 £1,650.00 £137.50 £412.50 £34.38 Storage/local scoutsgroup
£3.20 £3,168.00 £264.00 £792.00 £66.00 Transcend Tribe,health and wellbeing
£5.00 £6,600.00 £550.00 £1,650.00 £137.50 Transcend Tribe,health and wellbeing
£5.00 £2,475.00 £206.25 £618.75 £51.56 Transcend Tribe,health and wellbeing
£5.00 £2,475.00 £206.25 £618.75 £51.56 Jamie Lawson,music artist
£5.00 £2,475.00 £206.25 £618.75 £51.56 FilmdHit,filmmaker
HERITAGE STORE AND OFFICE
EVENTS SPACE
TOTAL £62,993.00 £5,249.42 £15,748.25 £1,312.35

NB: Our square footage rate is set at £5.00 for floor 5. This will be a fixed rental Part of our cash flow projections incorporate all floors to work up to this rate. We understand that some tenants, particularly our larger units on floor 2 will find it hard to increase this rental, however, we will continue to work with them and others to ensure that each tenant is supported through us or statutory partners in order for them to continue their work for the mill and the wider community of Leigh.

7. Financial Projections:

Please see attached (separate to this document) for the financial projections for LBPT for the next 3 years, excluding capital grants and capital expenditure:

The monthly financial projections for Leigh Building Preservation Trust (LBPT) over the next three years showcase a positive and sustainable revenue outlook, excluding capital grants and capital expenditure. These projections are vital for understanding LBPT's financial health and sustainability, especially concerning the reopening of the mill and the potential for increased service charge income and occupancy rates on the fifth floor of Mill 2.

These projections highlight LBPT's financial resilience and ability to generate surplus income, especially as occupancy rates and service charge income improve. It is important to note that these figures are projections and may vary due to the actual flow of cash, but they indicate a positive trajectory for LBPT's financial position once the mill reopens and operational activities resume.

Financial History

Since 2015, LBPT has engaged in extensive planning, design, consultation, and feasibility work. They have successfully raised over £2.6 million in external funding, which has been utilised for refurbishment works on Mill 2, the engine house, and the steam engine. Several floors within Mill 2 have been fitted out to attract tenants, leading to a successful occupancy rate with 100 tenants generating rental and service charge income exceeding £360,000 per annum. The diverse range of tenants includes sports clubs, fitness studios, a café, a music school, artists, a toy shop, a drama group, a cinema, artisans, craftspeople, skilled tradesmen, and an arts education project for young people. Additionally, LBPT has received interest from numerous potential occupiers and maintains a growing waiting list. The site also welcomes heritage visitors, specialist tours, and schools.

LBPT is currently undertaking a broader project to restore the remaining parts of the site, requiring approximately £4 million in funding.

Unfortunately, three major issues have impacted LBPT's progress: the Cost of Living, the need for a second lift to enable occupation of floor 5, and the installation of a new water tank to ensure adequate water pressure throughout the mill. However, LBPT successfully obtained blended finance totalling £750,000 from GMCVO, Charity Bank, and Thrive, enabling the completion of Mill 2 by June 2025 with 100 tenants in place.

Loan Breakdown

Loan
Amount		 Monthly Term Outstanding
Thrive
£150,000		 £2,299.30 in January ‘25 Until 1 December
2029		 £91,922.38
GMCVO
£350,000		 £5,935.07 Nov 2029 £280,106.24
GMCVO / unify
credit union
£50,000		 £28,256.89
Charity Bank
£250,000		 £1,643.84
Interest only for 3 years
from 18thJuly 2023		 10 years July 2033 £250,000

10. Risk Analysis:

In assessing the viability and sustainability of the business proposal, a comprehensive risk analysis and sensitivity analysis have been conducted to anticipate and mitigate potential challenges that may arise.

Key risks identified include financial constraints stemming from unforeseen expenses related to lift installation, contractual delays, and breakdown of existing infrastructure, which could impede cash flow and jeopardize loan repayment. Pinch points in the business model, such as dependence on energy supplies and timely delivery from key suppliers, pose significant risks to operational continuity and financial stability.

To address these risks, a detailed Risk and Mitigation matrix has been formulated (below), outlining proactive measures to prevent and manage potential disruptions.

LBPT has implemented robust policies and procedures, including the appointment of Croner, a health and safety and HR organisation, to ensure compliance and mitigate operational risks.

Financial management practices, including the utilisation of accounting software Sage, are used in conjunction with our appointed Accountant, this ensures accuracy, and efficiency in financial operations.

Risk Matrix:

Risk Matrix:
Risk Event Likelihood Impact Risk
Level		 Mitigation Strategy
Contractual Delays High High High Future appointment of Project
Manager. Conduct regular
progress reviews with
contractors to establish clear
milestones, and enforce
penalties for delays.Un
Unforeseen
Circumstances		 Medium High High Maintain contingency fund for
unexpected costs, conduct
thorough feasibility studies
before project initiation.
Dependence on
Suppliers		 High Medium High Diversify supplier base,
establish backup suppliers,
and negotiate favourable
contract terms with primary
suppliers. Adhere to our
procurement policy.
Cash Flow
Constraints		 High High High Implement stringent cash flow
management, explore short-
term financing options, and
negotiate extended payment
terms with creditors.
Regulatory
Changes		 Medium Medium Medium Stay updated on regulatory
developments, maintain
compliance with relevant laws
and regulations, engage
legally for guidance.
Market
Competition		 Low Low Low Conduct research to identify
competitors. Collaborate with
different providers to enhance
our unique offer.
Economic
Downturn		 High High High Maintain diverse revenue
streams, such as events and
consultancy. Implement costs
cutting measures.
Natural Disasters High High Medium Develop recovery plans in
relation to things out of our
control, such as weather, leaks
etc.

This matrix outlines various potential risks, including their likelihood and impact on LBPT and our tenants, as well as corresponding mitigation strategies to address each risk effectively.

REGISTERED COMPANY NUMBER: 09796346 (England and Wales) REGISTERED CHARITY NUMBER: 1164641

REPORT OF THE TRUSTEES AND

UNAUDITED FINANCIAL STATEMENTS FOR THE YEAR ENDED 30 SEPTEMBER 2025

FOR

LEIGH BUILDING PRESERVATION TRUST LIMITED

Hayes & Co Chartered Accountants Suite 2 Beswick House Greenfold Way Leigh Lancashire WN7 3XJ

LEIGH BUILDING PRESERVATION TRUST LIMITED

CONTENTS OF THE FINANCIAL STATEMENTS for the year ended 30 September 2025

Page
Report of the Trustees 1 to 2
Independent Examiner's Report 3
Statement of Financial Activities 4
Balance Sheet 5 to 6
Notes to the Financial Statements 7 to 13
Detailed Statement of Financial Activities 14 to 15

LEIGH BUILDING PRESERVATION TRUST LIMITED

REPORT OF THE TRUSTEES for the year ended 30 September 2025

The trustees who are also directors of the charity for the purposes of the Companies Act 2006, present their report with the financial statements of the charity for the year ended 30 September 2025. The trustees have adopted the provisions of Accounting and Reporting by Charities: Statement of Recommended Practice applicable to charities preparing their accounts in accordance with the Financial Reporting Standard applicable in the UK and Republic of Ireland (FRS 102) (effective 1 January 2019).

OBJECTIVES AND ACTIVITIES Objectives and aims

The objects of the charity are to preserve for the benefit of the people of Greater Manchester and the nation, the historical, architectural and constructional heritage that may exist in and around Greater Manchester in Buildings (including any structure or erection, and any part of a building as so defined) of particular beauty or historical or constructional interest.

STRUCTURE, GOVERNANCE AND MANAGEMENT Governing document

The charity is controlled by its governing document, a deed of trust, and constitutes a limited company, limited by guarantee, as defined by the Companies Act 2006.

REFERENCE AND ADMINISTRATIVE DETAILS

Registered Company number

09796346 (England and Wales)

Registered Charity number

1164641

Registered office

Leigh Spinners Mill Park Lane Leigh Gtr Manchester WN7 2LB

Trustees

P A Costello Retired K Cunliffe Retired T Dalton Company Director (resigned 1.5.25) P D Horrocks Managing Director J S Morrison Managing Director J Shaw Local Government Officer L E Edwards Company Director A J Prescott Property Management S Grundy Project Manager (resigned 28.10.25) D M Radley Company director (appointed 11.11.24) (resigned 16.10.25)

Company Secretary

J Shaw

Independent Examiner

Hayes & Co Chartered Accountants Suite 2 Beswick House Greenfold Way Leigh Lancashire WN7 3XJ

Approved by order of the board of trustees on 30 June 2026 and signed on its behalf by:

Page 1

LEIGH BUILDING PRESERVATION TRUST LIMITED

REPORT OF THE TRUSTEES for the year ended 30 September 2025

P A Costello - Trustee

Page 2

INDEPENDENT EXAMINER'S REPORT TO THE TRUSTEES OF LEIGH BUILDING PRESERVATION TRUST LIMITED

Independent examiner's report to the trustees of Leigh Building Preservation Trust Limited ('the Company')

I report to the charity trustees on my examination of the accounts of the Company for the year ended 30 September 2025.

Responsibilities and basis of report

As the charity's trustees of the Company (and also its directors for the purposes of company law) you are responsible for the preparation of the accounts in accordance with the requirements of the Companies Act 2006 ('the 2006 Act').

Having satisfied myself that the accounts of the Company are not required to be audited under Part 16 of the 2006 Act and are eligible for independent examination, I report in respect of my examination of your charity's accounts as carried out under Section 145 of the Charities Act 2011 ('the 2011 Act'). In carrying out my examination I have followed the Directions given by the Charity Commission under Section 145(5) (b) of the 2011 Act.

Independent examiner's statement

Since your charity's gross income exceeded £250,000 your examiner must be a member of a listed body. I can confirm that I am qualified to undertake the examination because I am a member of the Association of Chartered Certified Accountants, which is one of the listed bodies.

I have completed my examination. I confirm that no matters have come to my attention in connection with the examination giving me cause to believe:

  1. accounting records were not kept in respect of the Company as required by Section 386 of the 2006 Act; or 2. the accounts do not accord with those records; or

  2. the accounts do not comply with the accounting requirements of Section 396 of the 2006 Act other than any requirement that the accounts give a true and fair view which is not a matter considered as part of an independent examination; or

  3. the accounts have not been prepared in accordance with the methods and principles of the Statement of Recommended Practice for accounting and reporting by charities (applicable to charities preparing their accounts in accordance with the Financial Reporting Standard applicable in the UK and Republic of Ireland (FRS 102)).

I have no concerns and have come across no other matters in connection with the examination to which attention should be drawn in this report in order to enable a proper understanding of the accounts to be reached.

Ian Burns

Hayes & Co Chartered Accountants Suite 2 Beswick House Greenfold Way Leigh Lancashire WN7 3XJ

30 June 2026

Page 3

LEIGH BUILDING PRESERVATION TRUST LIMITED

STATEMENT OF FINANCIAL ACTIVITIES for the year ended 30 September 2025

Unrestricted
fund
Notes
£
INCOME AND ENDOWMENTS FROM
Donations and legacies
12,632
Other trading activities
2
-
Investment income
3
270,340
Other income
44,000
Total
326,972
EXPENDITURE ON
Raising funds
169,499
Other
117,447
Total
286,946
NET INCOME/(EXPENDITURE)
40,026
RECONCILIATION OF FUNDS
Total funds brought forward
219,968
TOTAL FUNDS CARRIED FORWARD
259,994		 Restricted
fund
£
-
-
-
50,407
50,407
50,407
-
50,407
-
55,327
55,327		 2025
Total
funds
£
12,632
-
270,340
94,407
377,379
219,906
117,447
337,353
40,026
275,295
315,321		 2024
Total
funds
£
13,211
529
182,749
75,297
271,786
233,591
134,689
368,280
(96,494)
371,789
275,295

The notes form part of these financial statements

Page 4

LEIGH BUILDING PRESERVATION TRUST LIMITED

BALANCE SHEET 30 September 2025

Notes
FIXED ASSETS
Tangible assets
9
CURRENT ASSETS
Debtors
10
Cash at bank and in hand
CREDITORS
Amounts falling due within one year
11
NET CURRENT ASSETS
TOTAL ASSETS LESS CURRENT
LIABILITIES
CREDITORS
Amounts falling due after more than one year
12
ACCRUALS AND DEFERRED INCOME
14
NET ASSETS
FUNDS
15
Unrestricted funds
Restricted funds
TOTAL FUNDS		 Unrestricted
fund
£
847,848
13,261
66,384
79,645
(137,251)
(57,606)
790,242
(530,248)
-
259,994		 Restricted
fund
£
1,418,594
-
-
-
(75,843)
(75,843)
1,342,751
(290,193)
(997,231)
55,327		 2025
Total
funds
£
2,266,442
13,261
66,384
79,645
(213,094)
(133,449)
2,132,993
(820,441)
(997,231)
315,321
259,994
55,327
315,321		 2024
Total
funds
£
2,298,462
63,406
1,841
65,247
(262,892)
(197,645)
2,100,817
(777,884)
(1,047,638 )
275,295
219,968
55,327
275,295

The charitable company is entitled to exemption from audit under Section 477 of the Companies Act 2006 for the year ended 30 September 2025.

The members have not required the company to obtain an audit of its financial statements for the year ended 30 September 2025 in accordance with Section 476 of the Companies Act 2006.

The trustees acknowledge their responsibilities for

The notes form part of these financial statements

Page 5

continued...

LEIGH BUILDING PRESERVATION TRUST LIMITED

BALANCE SHEET - continued 30 September 2025

These financial statements have been prepared in accordance with the provisions applicable to charitable companies subject to the small companies regime.

The financial statements were approved by the Board of Trustees and authorised for issue on 30 June 2026 and were signed on its behalf by:

P A Costello - Trustee

The notes form part of these financial statements

Page 6

LEIGH BUILDING PRESERVATION TRUST LIMITED

NOTES TO THE FINANCIAL STATEMENTS for the year ended 30 September 2025

1. ACCOUNTING POLICIES

Basis of preparing the financial statements

The financial statements of the charitable company, which is a public benefit entity under FRS 102, have been prepared in accordance with the Charities SORP (FRS 102) 'Accounting and Reporting by Charities: Statement of Recommended Practice applicable to charities preparing their accounts in accordance with the Financial Reporting Standard applicable in the UK and Republic of Ireland (FRS 102) (effective 1 January 2019)', Financial Reporting Standard 102 'The Financial Reporting Standard applicable in the UK and Republic of Ireland' and the Companies Act 2006. The financial statements have been prepared under the historical cost convention.

Income

All income is recognised in the Statement of Financial Activities once the charity has entitlement to the funds, it is probable that the income will be received and the amount can be measured reliably.

Expenditure

Liabilities are recognised as expenditure as soon as there is a legal or constructive obligation committing the charity to that expenditure, it is probable that a transfer of economic benefits will be required in settlement and the amount of the obligation can be measured reliably. Expenditure is accounted for on an accruals basis and has been classified under headings that aggregate all cost related to the category. Where costs cannot be directly attributed to particular headings they have been allocated to activities on a basis consistent with the use of resources.

Tangible fixed assets

Depreciation is provided at the following annual rates in order to write off each asset over its estimated useful life.

Long leasehold - 2% on cost Plant and machinery - 20% on cost Motor vehicles - 25% on cost

Taxation

The charity is exempt from corporation tax on its charitable activities.

Fund accounting

Unrestricted funds can be used in accordance with the charitable objectives at the discretion of the trustees.

Restricted funds can only be used for particular restricted purposes within the objects of the charity. Restrictions arise when specified by the donor or when funds are raised for particular restricted purposes.

Further explanation of the nature and purpose of each fund is included in the notes to the financial statements.

Pension costs and other post-retirement benefits

The charitable company operates a defined contribution pension scheme. Contributions payable to the charitable company's pension scheme are charged to the Statement of Financial Activities in the period to which they relate.

continued...

Page 7

LEIGH BUILDING PRESERVATION TRUST LIMITED

NOTES TO THE FINANCIAL STATEMENTS - continued for the year ended 30 September 2025

2.
OTHER TRADING ACTIVITIES
Event income
3.
INVESTMENT INCOME
Rents received
Interest receivable - trading
4.
NET INCOME/(EXPENDITURE)
Net income/(expenditure) is stated after charging/(crediting):
Depreciation - owned assets		 2025
£
-
2025
£
270,340
-
270,340
2025
£
66,203		 2024
£
529
2024
£
182,572
177
182,749
2024
£
68,388

5. TRUSTEES' REMUNERATION AND BENEFITS

There were no trustees' remuneration or other benefits for the year ended 30 September 2025 nor for the year ended 30 September 2024.

Trustees' expenses

There were no trustees' expenses paid for the year ended 30 September 2025 nor for the year ended 30 September 2024.

6. STAFF COSTS

The average monthly number of employees during the year was as follows:

2025 2024
Administration 3 5

No employees received emoluments in excess of £60,000.

continued...

Page 8

LEIGH BUILDING PRESERVATION TRUST LIMITED

NOTES TO THE FINANCIAL STATEMENTS - continued for the year ended 30 September 2025

7.
COMPARATIVES FOR THE STATEMENT OF FINANCIAL ACTIVITIES
Unrestricted
fund
£
INCOME AND ENDOWMENTS FROM
Donations and legacies
13,211
Other trading activities
529
Investment income
182,749
Other income
25,573
Total
222,062
EXPENDITURE ON
Raising funds
183,867
Other
134,689
Total
318,556
NET INCOME/(EXPENDITURE)
(96,494)
RECONCILIATION OF FUNDS
Total funds brought forward
316,462
TOTAL FUNDS CARRIED FORWARD
219,968		 Restricted
fund
£
-
-
-
49,724
49,724
49,724
-
49,724
-
55,327
55,327		 Total
funds
£
13,211
529
182,749
75,297
271,786
233,591
134,689
368,280
(96,494)
371,789
275,295

8. GRANT INCOME RECEIVED

Grants received in the year in relation to capital expenditure are carried forward to the following years to the extent that they are not credited in the Statement of Financial Activities against the write down/depreciation of the fixed assets.

Total grant income received by the company in the year, including revenue grants included in the Statement of Financial Activities was £94,407.

continued...

Page 9

LEIGH BUILDING PRESERVATION TRUST LIMITED

NOTES TO THE FINANCIAL STATEMENTS - continued for the year ended 30 September 2025

9. TANGIBLE FIXED ASSETS

Long
Plant and
leasehold
machinery
£
£
COST
At 1 October 2024
2,403,669
93,322
Additions
34,183
-
At 30 September 2025
2,437,852
93,322
DEPRECIATION
At 1 October 2024
172,881
26,242
Charge for year
48,757
16,852
At 30 September 2025
221,638
43,094
NET BOOK VALUE
At 30 September 2025
2,216,214
50,228
At 30 September 2024
2,230,788
67,080
10.
DEBTORS: AMOUNTS FALLING DUE WITHIN ONE YEAR
Trade debtors
Other debtors
VAT
Prepayments
11.
CREDITORS: AMOUNTS FALLING DUE WITHIN ONE YEAR
Other loans (see note 13)
Trade creditors
Social security and other taxes
VAT
Other creditors
Accrued expenses

continued...

Page 10

LEIGH BUILDING PRESERVATION TRUST LIMITED

NOTES TO THE FINANCIAL STATEMENTS - continued for the year ended 30 September 2025

12.
CREDITORS: AMOUNTS FALLING DUE AFTER MORE THAN ONE YEAR
2025
£
Other loans (see note 13)
820,441
13.
LOANS
An analysis of the maturity of loans is given below:
2025
£
Amounts falling due within one year on demand:
Other loans
86,168
Amounts falling due between two and five years:
Other loans - 2-5 years
820,441
14.
ACCRUALS AND DEFERRED INCOME
2025
£
Deferred grants
997,231
15.
MOVEMENT IN FUNDS
Net
At
movement
1.10.24
in funds
£
£
Unrestricted funds
General fund
219,968
40,026
Restricted funds
Restricted
55,327
-
TOTAL FUNDS
275,295
40,026
Net movement in funds, included in the above are as follows:
Incoming
Resources
resources
expended
£
£
Unrestricted funds
General fund
326,972
(286,946)
Restricted funds
Restricted
50,407
(50,407)
TOTAL FUNDS
377,379
(337,353)		 2024
£
777,884
2024
£
65,775
777,884
2024
£
1,047,638		 2024
£
777,884
2024
£
65,775
777,884
At
30.9.25
£
259,994
55,327
315,321
Movement
in funds
£
40,026
-
40,026		 At
30.9.25
£
259,994
55,327
315,321
40,026

continued...

Page 11

LEIGH BUILDING PRESERVATION TRUST LIMITED

NOTES TO THE FINANCIAL STATEMENTS - continued for the year ended 30 September 2025

15. MOVEMENT IN FUNDS - continued

Comparatives for movement in funds

At
1.10.23
£
Unrestricted funds
General fund
316,462
Restricted funds
Restricted
55,327
TOTAL FUNDS
371,789
Comparative net movement in funds, included in the above are as follows:
Incoming
resources
£
Unrestricted funds
General fund
222,062
Restricted funds
Restricted
49,724
TOTAL FUNDS
271,786		 Net
movement
At
in funds
30.9.24
£
£
(96,494)
219,968
-
55,327
(96,494)
275,295
Resources
Movement
expended
in funds
£
£
(318,556)
(96,494)
(49,724)
-
(368,280)
(96,494)		 At
30.9.24
£
219,968
55,327
275,295
(96,494)

A current year 12 months and prior year 12 months combined position is as follows:

Unrestricted funds
General fund
Restricted funds
Restricted
TOTAL FUNDS		 At
1.10.23
£
316,462
55,327
371,789		 Net
movement
in funds
£
(56,468)
-
(56,468)		 At
30.9.25
£
259,994
55,327
315,321

continued...

Page 12

LEIGH BUILDING PRESERVATION TRUST LIMITED

NOTES TO THE FINANCIAL STATEMENTS - continued for the year ended 30 September 2025

15. MOVEMENT IN FUNDS - continued

A current year 12 months and prior year 12 months combined net movement in funds, included in the above are as follows:

Unrestricted funds
General fund
Restricted funds
Restricted
TOTAL FUNDS		 Incoming
resources
£
549,034
100,131
649,165		 Resources
Movement
expended
in funds
£
£
(605,502)
(56,468)
(100,131)
-
(705,633)
(56,468)

16. RELATED PARTY DISCLOSURES

Leigh Building Preservation Trust Limited has been granted a long lease in respect of Spinners Milll, a property owned by Leigh Spinners Limited. P D G Horrocks and J S Morrison who are trustees of Leigh Building Preservation Trust Limited are also directors of Spinners Mill Limited.

Page 13

LEIGH BUILDING PRESERVATION TRUST LIMITED

DETAILED STATEMENT OF FINANCIAL ACTIVITIES for the year ended 30 September 2025

INCOME AND ENDOWMENTS
Donations and legacies
Donations
Other trading activities
Event income
Investment income
Rents received
Interest receivable - trading
Other income
Grants received
Total incoming resources
EXPENDITURE
Other trading activities
Event costs
Bad debts
Light & heat
Cleaning
Telephone
Printing postage & stationery
Insurance
Repairs and maintenance
Equipment hire
Computer software
Sundry
Accountancy
Legal & professional fees
Advertising & promotional
Alarm rental
Improvements to property
Plant and machinery
Motor vehicles
Other
Wages
Art project co-ordinator
Loan
HMRC interest		 2025
£
12,632
-
270,340
-
270,340
94,407
377,379
-
8,937
52,468
6,968
5,721
344
2,047
15,384
-
-
1,494
4,415
13,634
5,235
36,055
48,757
16,851
594
218,904
48,053
13,985
54,949
460
117,447		 2024
£
13,211
529
182,572
177
182,749
75,297
271,786
361
-
18,581
7,216
4,635
933
2,498
44,495
10,635
605
2,404
6,005
22,650
1,590
41,122
48,074
17,939
2,375
232,118
74,567
8,177
51,945
-
134,689

This page does not form part of the statutory financial statements

Page 14

LEIGH BUILDING PRESERVATION TRUST LIMITED

DETAILED STATEMENT OF FINANCIAL ACTIVITIES for the year ended 30 September 2025

Support costs
Management
Pensions
Finance
Bank charges
Other 2
PAYE interest
Total resources expended
Net income/(expenditure)		 2025
£
772
126
104
337,353
40,026		 2024
£
1,215
109
149
368,280
(96,494)

This page does not form part of the statutory financial statements

Page 15