Preserve and Reuse or Demolish and Rebuild? Saving the UK’s 20th Century Building Legacy
A thought leadership call to action from Civic Voice Expert Panel Member - Celia Clark
The ongoing loss of significant 20th century buildings in the UK is raising critical questions about sustainability, heritage conservation, and our approach to achieving carbon neutrality. Celia Clark, PhD, an independent scholar and conservationist, urges civic societies to come forward with examples and ideas that highlight how reusable buildings can be preserved to embody communities’ history and aspirations. These structures, rich in embodied carbon, are at risk due to current regulations that favour new construction over retrofitting and adaptation. Nearly 40% of global carbon emissions stem from the built environment, with new construction responsible for approximately a quarter of this figure. Emissions from building materials, transportation, and construction, known as embodied emissions, can rival two decades of operational emissions from a building. Therefore, demolishing viable structures contributes significantly to waste and carbon output.
Experts, including Carl Elefante, have underscored that “the greenest building is the one that is already built.” This principle advocates for repurposing existing buildings as a practical and effective strategy to reduce carbon emissions. The Royal Institute of British Architects (RIBA) supports this view, asserting that retrofitting buildings can achieve energy efficiencies comparable to new builds without the steep carbon costs of demolition and reconstruction. However, UK laws present challenges to this sustainable approach. Criteria set by Historic England for listing buildings, coupled with broad Permitted Development Rights (PDR), allow property owners to demolish non-listed structures without planning permission. This regulation has led to the loss of many reusable structures, with local planning authorities struggling to prevent these demolitions due to underfunding and bureaucratic limitations.
A particularly stark example is the recent demolition of Portsmouth’s News Centre, an iconic 1967 building by Edward Cogswell. Despite community efforts and backing from conservation groups like the Twentieth Century Society, Historic England declined to list the building, citing alterations over time as a disqualifying factor. Such cases highlight the need for legislative updates to incorporate sustainability and community value in listing criteria. Civic Voice, alongside groups such as SAVE Britain’s Heritage and the Heritage Alliance, advocates for policy reforms that prioritise adaptive reuse and retrofit. These include revising the National Planning Policy Framework (NPPF) to introduce a presumption against demolition and encouraging local authorities to maintain updated Local Heritage Lists. Civic Voice also champions tax equity, calling for VAT reform to equalise the rates between new builds and renovations to incentivise sustainable practices.
A Call for Civic Society Examples
As the UK seeks to meet its net-zero carbon targets by 2050, adopting policies that support the reuse and adaptation of buildings is essential. By reforming legislative and tax frameworks and empowering local planning authorities, we can preserve the embodied carbon in our built heritage. Celia invites civic societies across the UK to share their experiences and examples of successful adaptive reuse and retrofitting projects. What local buildings have been preserved and repurposed in your community? What challenges did you face, and how were they overcome? These stories are vital in building a case for legislative reform that reflects the importance of sustainability and heritage conservation. Please share them at .(JavaScript must be enabled to view this email address) and we willconnect you with Celia.