1 Charles Street

James Steam Mill

Built 1830–1860National Register district

Built: 1842 (documented)
Style: Greek Revival Greek Revival
Neighborhood: James Steam Mill District
MACRIS: NWB.152 ↗

History

The James Steam Mill is the only surviving textile mill in Newburyport. It was built in 1842 by Charles T. James of Providence, Rhode Island, who also erected and ran the Peabody and Ocean Steam Mills, which are no longer standing. Steam engines and manufactured sheetings and shirtings entirely powered the mill.

In 1871 the name of the mill was changed to the Masconomet Mills, and in 1876 the name was changed again to the Victoria Mills. In 1876 the mill contained 17,000 spindles and 350 looms. In 1907 the mills were purchased by Patrick Tracy Jackson, IV, and others, and the new company called the Bay State Cotton Corporation manufactured yarn only. The mills suspended operations during the 1930s and have been tenanted ever since. Since 1984 it has been apartments for the elderly and people with health conditions or impairments.

The buildings are well-preserved and largely unaltered. The primary mill is an attractive four-story brick pitch roof building with skylights and two stair-water towers, one of which has a weather vane designed as a gear train. The picker house, which faces Salem Street west of the boiler house, was probably built at the same time as the primary mill. It is two stories, brick, with a steep pitch roof and skylights. The boiler and engine house are from the 1870s or early 80s. The four boilers inside date from 1881. The cotton storehouse west of the picker house dates from about 1890. It is four stories with a shallow pitch roof and follows the standard design for storehouses of the period 1880-1910. The combing building, adjoining the primary mill on Water Street, dates from about 1900.

Planning work on this building?

Reviews that may apply

Newburyport Historic District (National Register, listed 1984), contributing in the 1984 nomination · Demolition Control Overlay District (DCOD) · Parcel 22-61 · Zone R2

Zoning Board of Appeals decides
Listed as contributing in 1984, so removing more than 25% of its exterior walls, counted cumulatively since 2014 and including walls enclosed by an addition or openings filled in, needs a DCOD special permit; the Board may grant one only if the building retains no substantial remaining market value or reasonable use. The Historical Commission sends an advisory report. Replacing siding, or windows and doors in their openings, does not count.
Zoning Ordinance §XXVIII ↗
Newburyport Historical Commission decides whether to impose a delay
Built 1842, so 75 or more years old: removing more than 25% of its exterior walls, changing the roofline (pitch, towers, cupolas, anything projecting above the roof), moving it, or adding a dormer that misses the setback and pitch rules is "demolition" under the demolition delay ordinance. The Commission holds a hearing within 30 days and may impose a delay of up to 18 months. In the DCOD the wall test goes to the Zoning Board instead; the Commission keeps roofline, roof pitch and dormer work. Parts of the building documented as younger than 75 years are excluded on a written determination by the Zoning Administrator.
Code of Ordinances ch. 5 art. X, §§5-307–5-308 (June 2026) ↗
Zoning Administrator first stop
Every project starts with a zoning determination from the Zoning Administrator, which says which of these reviews apply and whether the work also needs zoning relief (a special permit for a non-conformity, or a variance). Fees, forms and filing deadlines are on the City’s site.
City flowchart, June 2026 ↗

Not legal advice, not an official City publication, and not the position of the Historical Commission or any board. Says what the ordinances say as of September 30, 2026; the Zoning Administrator decides what applies. Boundaries: Merrimack Valley Planning Commission / City of Newburyport GIS (MIMAP); 1984 status from the National Register nomination's district data sheets. City's quick guide to the DCOD and demolition delay ↗ · Do I need approval? Project by project →