Our ongoing refurbishment project at Kirklands House, situated on Gogarmuir Road on the outskirts of Edinburgh, stands as one of the largest undertakings by our practice.
Once a hospice, the development aims to transform the preserved historic building into four residential dwellings. Additionally, six new homes will be constructed on the site of the recently demolished modern wing of the hospice
Working on existing buildings presents unique challenges. These can be both intriguing and daunting. As you peel back the layers of history, you reveal various changes and modifications made over time. This process often leads to unexpected surprises.
This uncertainty can lead to a range of outcomes, from delightful discoveries of architectural features long forgotten to the revelation of structural issues that require immediate attention. The complexity of these projects lies not only in the physical alterations but also in the need to navigate the historical significance and aesthetic value of the building.
In this instance, the modern adaptation of the hospice use has led to significant and often intrusive modifications to its original structure. These changes, while intended to modernise the facility, have unfortunately compromised the integrity and character of the existing fabric in places. However, we are fortunate that the primary internal spaces and external facades are set to be restored to their original splendour, allowing us to reclaim the beauty and historical significance that once defined this property.
So how do you successfully transform a listed property?
Transforming a listed property can be a rewarding yet challenging and costly endeavour. Costs to upgrade will often be more than working on new build construction. Furthermore, at the time of writing, work on listed properties is rated at 20% standard tax rate whereas new build construction is zero rated. Rather frustratingly, this clearly does not incentivise work on our cherished heritage assets.
There are a few considerations to note: some alterations to heritage assets are zero tax rated, whilst converting the building from one use to another will qualify for 5% rate and similarly if the property been vacant for two years it will also fall under the 5% rate. Understanding the different rates and what complies is essential for effective cost planning of your project. Visit the government website for more information see clause 9.3.
Here are some essential steps to successfully navigate this transformation:
1. Understand the Property's History
Before making any changes, it’s crucial to research and understand the history of the property. This includes its architectural style, original features, and any historical significance. Knowledge of the property’s past can guide your renovation choices and help maintain its character.
2. Thorough survey and cost planning
Perform a comprehensive examination of the property to evaluate its structural/constructional condition. Check for issues like dampness, foundation defects, or obsolete electrical and plumbing systems. Tackling these concerns early will prevent unpleasant surprises later. Document all significant findings, as this will contribute to your cost plan, enabling you to maintain updated financial records. Renovating existing buildings can present many uncertainties, so ensure you allocate at least a 10-15% contingency in your budget to cover any extra expenses. For most complex projects we recommend appointing a quantity surveyor early on and throughout the construction phase to accurately track and manage cost changes.
3. Plan Your Design Carefully
When planning your design, consider how to blend and integrate your modern interventions without adversely affecting the property’s original charm. Think about which features you want to preserve, and how you can integrate contemporary elements without compromising the property’s identity.
4. Obtain Necessary Permissions
For a listed property you will need both full planning and listed planning approval. Proposals will need to adhere to planning/conservation guidelines. Open dialogue at an early design stage with your local planning department to ensure your plans comply with planning guidelines and policy. Avoid the mistake of advancing too far with your ideas without seeking early consultation. To obtain planning approval for a listed property can often be more costly than a standard application as often additional professional consultants are required to prepare supportive information.
5. Choose Materials Wisely
When selecting materials, aim for authenticity and if choosing modern materials use high quality materials. Where possible use period-appropriate materials and finishes that align with the property’s original style such as salvaged walling or roofing materials. When incorporating modern materials like metal cladding or roofing, we ensure they complement the tone or colour of the original structure. Contemporary design is ideal for modern additions or extensions, allowing new elements to stand out visually against the original or historic backdrop.
6. Energy Efficiency should be considered
While maintaining the property’s character, consider incorporating energy-efficient solutions. This can include updating insulation, installing energy-efficient windows, and using sustainable materials. These improvements can reduce energy costs and make the home more comfortable.
7. Hire Skilled Professionals
To transform a listed property often requires specialised skills. Hiring experienced contractors, architects, or designers who understand the nuances of working with older homes can help ensure that your vision is executed properly and respectfully. Similarly there are design team consultants such structural engineers and quantity surveyors who specialise working on historical properties.
8. Embrace the Journey to successfully transform a listed property?
Finally, embrace the journey of transforming your historic property. Renovations can be unpredictable, and challenges may arise along the way. Stay flexible and open to adjustments, and remember that the goal is to create a harmonious blend of old and new that enhances the property’s charm while making it functional for modern living.
By following these steps, you can successfully transform a period property, preserving its unique character while ensuring it meets the needs of today’s lifestyle.
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