A recent report published by Historic England has taken a look into how the UK’s heritage stock can be used to tackle the ongoing housing crisis. “Heritage works for Housing” looks at the potential for England’s heritage buildings to be repurposed into sustainable, suitable homes, and the best practices in order to achieve this.
The report lays out the current priorities of development and refurbishment, with detailed guidance on how to redevelop heritage buildings and create new homes. Case studies throughout the report outline approaches that have been successful, and exemplify how typical challenges to repurposing and refurbishing historic buildings for residential use have been overcome.
The document focuses on the process for developing residential uses within listed buildings and non-designated heritage assets (historic buildings which are not listed but which have some historic or architectural interest). Throughout the document the term ‘historic buildings’ is used to mean both listed buildings and non-designated heritage assets.
Context
Before delving into the process of this wide scale retrofit, the report first outlines the need for this kind of refurbishment. Highlighting the gap between supply and demand in UK housing, the report offers two key points that make redeveloped heritage buildings an exciting prospect for a solution to the growing need for housing.
Historic England draws attention to the potential for historical buildings to offer safe, suitable housing, as well as helping Britain to reach it’s net zero goals. ‘The greenest building is the one that already exists’ the report points out, as well as the fact that the reuse of historic buildings for housing also presents an opportunity to embed low carbon principles into our historic buildings, reduce carbon footprint whilst preserve the significance of historic buildings for future generations.
There is also the aesthetic factor to be considered, and that many heritage buildings if converted into residential spaces can draw high demand due to their unique and characterful appearances.
‘When we have conversion and new build projects side by side, we see that the that the conversion inquiries outnumber the new building inquiries by a factor of four. Perhaps people like historic buildings as a reminder of the past, of a bygone era when things appeared simpler’.
– Tim Heatley, founder of Capital and Centric
Process
“Heritage Works for Housing” then delves into the practicalities of approaching these kinds of works, and the considerations that should be taken into account. One of the key subjects it touches on is stakeholder engagement, and the value of collaboration throughout the redevelopment process, more detailed engagement being required as the project progresses dependent on the significance of the historic building and level of intervention proposed.
The report lists the main advantages of maintaining stakeholder engagement:
Build knowledge and understanding
Encourage diversity of thought and inclusivity
Foster creative thinking and innovation
Mediate between competing priorities
Maximise social value and community benefits through aligning projects to place priorities
The report also highlights the value of historical buildings by communities, and the importance of maintaining public engagement.
There are also significant steps to be taken in order to judge the viability of the historic building, taking into account the various factors that are unique to heritage buildings when looking at redevelopment. This includes assessments of the buildings condition, whether the building can be suitable for residential use, any special significance of the building and it’s history, all of which are to be taken into account alongside the standard planning requirements when introducing more residential space into an area.
Navigating Change
Redeveloping heritage buildings poses a whole host of technical and practical challenges that are unique to working with historical buildings. The report offers in-depth guidance on how best to navigate the marriage of the old and the new. Some of the common requirements which require in-depth knowledge to navigate are:
Mechanical, Electrical and Plumbing (MEP) – It is likely that MEP upgrades will be required. This can improve the building’s operational carbon and running costs.
Sustainability – If there is a desire or need to meet certain sustainability targets, then this will need to be balanced against the potential heritage harm of interventions. This is a particular consideration for investors who may have specific mandatory energy targets.
Acoustics – There may be a need to mitigate sound transfer either between units or uses – or from the outside. This acoustic assessment will need to balance necessary acoustic attenuation against the concealment of areas of significance within the building.
Floor-to-ceiling heights and layout constraints – Some historic buildings may have non-typical floor-to-ceiling heights. If floor-to-ceiling heights are too low, significant intervention may be required such as the removal of every other floor, as was done at the Grade II-listed Stanley Dock Tobacco Warehouse in Liverpool.
Access – Particularly where a building is sub-divided there may be a need for different or new forms of circulation space within the building and potentially new entrances and fire exits and staircases. It may also be that new openings are required to introduce lifts, or existing lifts are required to be modernised, potentially with new car lift systems within existing lift shafts.
The report also goes into depth on some typology-specific requirements, interventions that are especially common when it comes to certain build typologies:
Industrial and commercial: buildings typically have a regular floorplan which can lead to more straightforward division of residential uses, generous floor-to-ceiling heights can lend themselves to mezzanine levels or duplex apartments, typically, mill and warehouse interiors are less ornate and have a greater capacity for change.
Institutional: potential sensitivities on chapels and churches due to potential presence of burials or memorials, as well as ecclesiastical designations, floorplans may be more complex and therefore layouts may require more creativity to create new homes, these buildings may have grand staircases that are usually of higher heritage significance and therefore may need to be incorporated into the design.
Residential: if subdividing a large existing residential property, consideration will need to be given to how suitable access and circulation will be achieved within the building, particularly where space may be more limited, large residential properties are typically situated with surrounding land which could be used for amenity or, where necessary, for car parking.
The full report is available to read on Historic England’s website, and goes into full detail on the potential behind Britain’s heritage building stock to help fill the need for more housing.
