Thoughtful Living: new futures for old buildings

It’s all very well thinking about the small steps we can take when it comes to doing up our homes – after all, the ocean’s made up of many drops. The big picture, however, is equally important. Reducing, reusing and recycling isn’t just for plastic bottles and paper; considering the ways we can ‘upcycle’ architecture is crucial to the future of our built environment in a post-industrial world.

Adaptive reuse, as it’s known, isn’t as radical an idea as it might sound. We’ve all come across schools and pubs that have been turned into flats, or shops that have become cottages. Mews houses – stables with living quarters for coachmen above, like this one in Notting Hill – are a familiar feature in the London landscape, yet few of us think about classic conversions in the same terms.

The need for us to think creatively about the buildings we already have is acute. Rapid economic and urban expansion in recent history has unsurprisingly resulted in growing pains: overpopulation, sprawl and the subsequent threat to natural environments, to name a few. Making use of what we’ve got is one viable way to target these problems. Architectural reuse also fuels our journey towards a zero-carbon economy, as an existing building has lower embodied carbon than a new one.

Beyond the imperative to adapt buildings, there’s an emotional argument. Old buildings are our history – and conserving them keeps that alive. This is something Paul West, subject of one of our films, feels very strongly about, not least as his own house – a 305-year-old beauty in east London – was saved from demolition by the Spitalfields Trust in the 1990s. “Reimagining buildings by blending the old and the new creates enriched places with stories. These stories underpin cultures and communities and give meaning and depth to our lives,” he says. “In turn, this fosters strong emotional connections – and ultimately leads to more desirable and enjoyable places that are more valuable to people.”

These “visual tapestries” are exactly the kind of thing Inigo seeks to celebrate, which is why we’ve spoken to a host of both architects and enthusiasts about the importance and pleasures of – as well as the considerations involved with – adaptive reuse.

So what exactly is adaptive reuse and where does the idea come from?

In the past, reuse always made more financial sense than razing and levelling. This all changed, however, with the arrival of industrial machinery in the Victorian era, which allowed for cheap demolition and reconstruction. Rebuilding from the ground became de rigeur, says heritage architect and architectural archivist Damien Blower of Stedman Blower, who we once interviewed about the value of vernacular. “And by the 20th century, the balance had inverted to the point where demolition became the default.”

Adaptive reuse is the opposite: a regenerative approach that changes existing buildings’ functions. In the best instances, it uses historic significance and context to “transform them to suit modern lifestyles while maintaining their aesthetic integrity,” says Theo Manzaroli, who leads the residential department of Purcell, a practice of architects and heritage specialists.

What are the advantages?

Inherent in adaptive reuse should be the reuse of old materials, which is brilliant from a carbon-reduction point of view, as “on top of recycling materials and reducing carbon emissions, it reduces construction waste,” says Theo. It’s something humans have been doing for millennia, Damien explains, citing the spolia of ancient Rome – materials from older buildings repurposed for newer ones. Not only is this beneficial from a cost point of view, Theo continues, but since many historic structures are made with natural materials involving skilled craftsmanship, conserving materials can help preserve our construction traditions too. “Without getting too abstract, heritage buildings hold memories for many of us and can act as a touchpoint for our own stories.”

This is something Paul agrees with wholeheartedly. These buildings “are reflections of lives lived, industries thrived and communities served.” And it’s not all about looking backward – “These enriched spaces welcome new visitors, shape behaviour and inspire new generations to get started writing their own stories.” Damien concurs: “Adaptive reuse takes us forward by going back to our past,” where ‘recycled’ buildings help us not just to mitigate the climate emergency, but to support “community cohesion or handing over shared cultural value to the next generation.”

Why else might you go for adaptive reuse than development?

Speaking to residents of adapted buildings, the merits are manifold. Interior designer Rachel Chudley, who with her husband converted a set of stables into a house that we later sold, says the chance to live in an unusual building was “irresistible”. “The element of my work I love the most,” she says, “is the tightrope walk between creating something original and paying homage to the feeling and soul of a space.” Creating a new use for an old building offered her the chance for exactly that. She worked on the project with VPPR Architects, a “brilliant” female-led firm.

Cameron Short and Janet Tristram encountered a similar opportunity when they chanced upon a derelict shop in Dorset, which would become their home and the HQ for their business, Bonfield Block-Printers. “Fundamentally, we didn’t want to change anything about the shop part,” Cameron says. “It offered us all the practical stuff – space, light and storage – but most importantly, it had that magic ingredient: atmosphere, a fragile thing. Preserving it or, dare I say, dialling it up was a priority.”

Adaptive reuse was therefore just the ticket – “a wonderful adventure” in a way that a more straightforward building project may not have been. “All our gentle interventions added up to restoring the building’s dignity which, after decades of neglect, brought us huge satisfaction.”

Are there any buildings that are particularly suited to domestic reuse?

Almost any building or structure can be reused in whole or in part, “and while this can be a constraint on development, it can often bring out some wonderfully creative solutions,” says Damien. Theo agrees, adding that it’s always worth considering materials when you start thinking about a project. “Timber beams lend themselves to change more readily than concrete frames, though industrial buildings tend to work well for contemporary lifestyles, because they can be transformed into big living spaces.”

What is Grade III listing and how does it feed into the discourse?

Grade III listing is a proposed policy that would see all unlisted buildings in the UK – currently 25 million of them – automatically given protected status, meaning they could only be demolished with permission, or if it’s structurally unsafe.

There is lots of heated debate surrounding the idea. Supporters cite the stat that it would save 50,000 historic buildings from being pulled down every year. If such a policy were implemented, adaptive reuse and the regenerative design it encourages would be the norm. But not everyone is convinced, Purcell among them. “While anything that makes demolition harder is a positive outcome, we’d like to see less stick and more carrot from the government,” says Theo. “Abolishing VAT for retrofit building projects to incentivise individuals and developers to look at reuse as a first option would be a massive step in the right direction.”

What are the first things to consider if you’re thinking about an adaptive-reuse project?

SPAB believes that “any reuse or adaptation to a building must be well justified and informed.” So establishing what, if any, reuse is appropriate is the first step.

After that, Theo recommends working out the complexities of the project. “Are there statutory listings in place? Understand your obligations. What is the situation with the neighbours and access? And then really consider what your motivation is – is this a labour of love or are you prepared to make compromises when challenges inevitably arise?”

As well as funds, a replete supply of “patience and imagination” is required, says Cameron. “Giving yourself time to ponder and dream is essential to creating something of real value.” Rachel is of the same opinion, though she adds timing into the mix: “Plot your a timeline… And then add a year!”

Who and what you work with is also important, Cameron continues, adding that he and Janet have always preferred employing individuals than more expensive building companies, who are often in a rush. Sole traders can also help you stick to a plan involving “repair rather than replacement, which is generally the better and cheaper option”.

Damien, who has been practicing as an architect for 25 years, encourages adaptive reuse wherever possible. “I believe every building affords the opportunity for reuse and adaption. Start with the position our ancestors had by default and raise a glass to more spolia in the modern world.” Cheers to that.

SPAB’s advice on reusing old buildings

Buildings Must Be Recycled and Reused to Help Tackle Climate Change – Historic England