Dr Emma Wells, technical director and head of historic buildings at SLR Consulting, discusses the development and maintenance of historic buildings
There are a range of challenges when navigating listed building retrofit and development, from retrofitting to planning permission, each adds a layer of complexity on the road to net zero.
The complexities often run deeper than many realise, and can be frought with misconceptions on the path to sustainability.
The delicate balance of preservation and modernisation
According to Historic England, there are more than 370,000 listed buildings in the UK. They make up the largest proportion of ‘designated heritage assets’ recorded by the statutory body, with other examples including scheduled monuments, registered parks and gardens, registered battlefields, protected wreck sites, and UNESCO World Heritage Sites.
In the built environment, when we discuss the redevelopment and maintenance of historic buildings, the list can be typically much wider. For instance, a building society may be housed in a historic structure, meaning any modifications must respect its original design, character, and remaining features.
Similarly, when constructing new buildings, such as a library or community centre, next to a historic church, it’s essential to consider the materials, design, and overall appearance of the local area.
In most cases, what we typically come across when altering heritage assets is the question of sustainability.
Historically, buildings were designed with ventilation and practicality in mind, to allow the types of materials used within to breathe – the exact opposite to the new build dwellings of today which are designed to be sealed from the elements. As a result, historic structures can’t be treated in the same way as contemporary ones, as doing so could cause significant damage. Each has to be assessed on a case-by-case basis to ensure preservation and functionality.
As a result, finding ways to ensure they are as sustainable and energy efficient as possible without compromising the historic fabric of the building remains a major challenge. This is enhanced further as we move towards wider net zero goals.
So, how can we revitalise and retrofit these spaces without compromising their historical integrity?
The primary challenge with listed buildings is understanding what one is actually purchasing. When a person buys a listed property, they are not simply acquiring a home; they are taking on the role of a custodian, and therefore responsible for preserving a piece of history for future generations.
Yet, listed buildings don’t come with a user manual explaining what can and can’t be altered. Many buyers are drawn to their character and charm, but they don’t always anticipate the complexities of making even minor modifications.
Fabric considerations
The UK comprises a wide range of Grade II, Grade II* and Grade I listed buildings, with Grade II being the most common and Grade I offering the highest level of protection. Regardless of grade, the listing applies to the entire building – both inside and outside.
A widespread misconception is that if a feature, such as its windows, isn’t explicitly mentioned in the listing, owners are free to change it. In reality, the entire structure is protected, and many modifications require permission. This misunderstanding is where problems often begin.
Ensuring building consent
Another major issue is the lack of accessible information. Many property owners simply don’t know where to turn for guidance, leading them to make changes without realising they may need listed building consent. This can result in enforcement notices or even fines.
Obtaining listed building consent is a process but isn’t necessarily an arduous one at all. Applicants must provide detailed documentation demonstrating that their proposed changes align with the building’s historic and architectural significance. This includes comprehensive plans and drawings, such as floor plans, elevations, and sections, that illustrate both the existing structure and proposed alterations.
Retrofit complications
Sustainability is an increasing priority for property owners, but historic buildings function very differently from modern ones. While contemporary homes are designed to be airtight, historic buildings need to ‘breathe’. Air and moisture must be able to move naturally through the structure, which means retrofitting requires careful consideration.
A popular retrofit option today is air-source heat pumps. However, these systems don’t always work well in historic buildings, particularly those with solid walls. Aesthetically, they can also pose challenges as many units require external installation, which may not be permitted on a listed building.
To make informed decisions, property owners need to understand how their building’s materials and structural systems function. Unfortunately, there is no one-size-fits-all solution as each building requires a bespoke approach.
Carefully laid plans
Planning permission as well as listed building consent are key considerations for all listed buildings, but these processes aren’t exclusive to them. New buildings or developments that sit near, adjacent to, or within conservation areas or listed buildings also require a similar in-depth assessment to understand the potential impact on nearby heritage assets. The goal is to ensure that any construction or renovation maintains the significance of an asset or the character and appearance of the surrounding area.
Need vs. ability: Striking a balance
Whether it’s adding an annex, installing a lift, expanding a kitchen, or improving energy efficiency, every planning application or listed building consent must weigh the owner’s needs against the practical realities of the project.
Applications must take into account heritage considerations, safety measures, and professional expertise to ensure that any work is carried out in a timely, responsible and compliant manner.
The role of expertise
One of the biggest challenges in working with historic buildings isn’t necessarily design practicalities, but that which sits with contractors, clients and consultants’ minds – fear. Many property owners are hesitant to make changes because they don’t know what’s allowed. Others hire contractors unfamiliar with historic structures, which can lead to costly mistakes.
Historic buildings require specialists such as architects, engineers and contractors with experience in conservation and restoration. Standard construction techniques used in modern buildings may not be suitable for these types of properties and could result in long-term damage, such as damp issues.
Lack of expertise among regulatory decision-makers can also slow down projects. Many early-career professionals tasked with overseeing listed building consent applications may take a rigid, rulebook-driven approach, rather than interpreting and applying the appropriate policy and guidance with a nuanced understanding of the building’s specific needs.
Shaping the future through the past
Navigating the complexities of listed buildings requires a collaborative approach, involving sustainability consultants, conservation officers and specialist architects. Only by bringing together the right expertise can we ensure that historic properties are adapted in a way that preserves their integrity while meeting modern needs.
This feeds into the broader debate about historic buildings: should we retrofit or replace? The answer is not a simple one. It’s not just about ticking compliance boxes – it’s about recognising the shared responsibility we have in maintaining the character and significance of these buildings while ensuring they remain functional for future generations.
Ultimately, striking the right balance between preservation and progress requires careful planning, informed decision-making and a deep respect for the past, if we are to successfully meet our net zero goals.
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