The RE-use of redundant industrial buildings in Britain

HAPPY NEW YEAR 2018

THE RE - USE OF REDUNDANT INDUSTRIAL BUILDINGS IN BRITAIN
LE VAN CUONG, NGUYEN PHAN ANH
Faculty of Hydraulic Engineering, Vietnam Maritime University
Abstract
Industrial buildings offer many opportunities for conversion because of their durability,
adaptability, and potential setting. This paper demonstrates the re-use of redundant
industrial buildings in Britain, which shall be a good example for developing country like
Vietnam.
Keywords: Re-use of redundant industrial buildings in Britain.
Tóm tắt
Các công trình công nghiệp có nhiều cơ hội có thể được chuyển đổi mục đích sử dụng, do
tính bền vững, linh hoạt và có vị trí thuận lợi. Bài báo này nghiên cứu việc tái sử dụng nhà
công nghiệp bị bỏ hoang tại nước Anh, có thể là một ví dụ tốt cho Việt Nam, một đất nước
đang phát triển.
Từ khóa: Tái sử dụng nhà công nghiệp bỏ hoang Anh quốc.
1. Introduction
As the result of the fundamental shift in traditional manufacturing industry and the development
of technology, one after another industrial building in Britain has been demolished. Many buildings
that remain as a legacy of British Industry are often vacant, underused or derelict . These buildings
have been recently judged as what they represent, rather than what they are. Disused or even
underused industrial buildings became quickly decay although their structure may still remain in fairly
good condition. Policy maker and public alike assumed they were worthless with “unacceptable relics
of oppressive working conditions” and condemned them as agents of neighborhood decay (Stratton,
2000). To many of them, demolition seems to be a tempting choice. However, the sense of re-using
industrial buildings began to appear. The SAVE exhibition Satanic Mills showed that industrial
buildings in industrial towns could be attractive not only to industrial archeologists and
conservationists, but also to a large number of people who lived in these town and indeed worked in
the mills (Binney, 1990). They considered the industrial building as part of their lives, appreciated
them as symbols for their local community. These buildings and the environment in which they stand,

as Michael Stratton agued, can provide a “uniquely attractive atmosphere for modern living and
working” (Stratton, 2000). Thus, they need to be re-used.

Figure 1. Manningham Mills, Bradford. Remains as the most prominent building in the city, only the
ground floor is in use now. Image from ‘The re-use of industrial buildings’ (Binney, 1990)

2. Britain’s industrial legacy
Industrial Revolution, as Neil Cossons describes, is a rapid change in the economy from one of
the backward or undeveloped country to one of a modern industrial nation. The starting point of the
Industrial Revolution in Britain occurred in somewhere between 1740 and 1780, when gross national
product, representing the national income or total value of goods and services produced in the
economy, first began to increase about 2 per cent annually (Cossons, 1975). Then, Britain fast became
an industrial society. The mines, mills and factories replaced the farm to be the source of employment
and wealth, and Britain were soon to become the “Work shop of the World” (Binney, 1990).

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During the Industrial Revolution, British towns and cities were shaped by the needs of industry.
The need of material, water, transport, energy determined the location of industry. Different types of
firms often grouped in the same street or locality, and surrounded by housing. Because the main
means of transportation were by foot, horse and train, these industrial sites were often located in the
centre of the towns or cities in order to offer convenient communication with banks, exchanges,
railway stations, as well as employees. By the First World War, changes occurred. Electricity began
to replace coal as the main type of energy. Material and products could be transported by motor lorry

rather than small boat and train. Car, bus and tram became the main commuting means. Therefore,
there was no need to tie most industry to a central urban location. At the same time, traditional
industry started to decline.
The post-war planning in British was much influenced by the ideals of Green City movement,
which refuses the mixture of factories, workshop and housing. The negative effect of industrial towns,
in term of visuality, morality and aesthetics, was also underlined. Industry then was located at precise
zones, so that it was excluded from residential areas.
The Oil Crisis in 1973 marked the end of post-war boom in Britain. Following is the deindustrialization, which had a disastrous impact across many areas in Britain. According to statistics,
73,000 or 53 per cent of manufacturing jobs had been lost in Great Manchester from the 1970s to
the 1980s, while in Tyne and Wear, unemployment rose from 20 per cent in 1985 (Stratton, 2000).
Advance in industry, including the growth of industry, the higher demands for more comfortable
environment for works, and the slump resulted in a large number of redundant industrial buildings.
The problems not only associated with 19th century industrial buildings, but also with some massive
20th structure such as Battersea Power Station (1929-1955), Fort Dunlop rubber factory in
Birmingham or Brynmawr Rubber Factory in Wales (1946-1953). Binney, in his book, estimated that
there may be about 200 million sq ft of vacant space in Britain so far (Binney, 1990).
3. Possibilities for re-using industrial buildings
Many industrial buildings were built last. Often, they were dealt with the best method of
construction at the time they were built. Industrial use is often rough use, so their beams, walls, floors
were made solid to carry massive loadings. The material was also made to stand for extreme
temperature and chemical. After being under-used or disused, they might be affected by decay, but
usually, their structures can stand for decades, or even centuries, if well maintained. Therefore, reusing industrial buildings rarely need to repair the structure of them.
Industrial buildings are also quite adaptable. Many of them were designed in an open plan so
that they can be expand or upgrade for many uses in the future. From light industry to high-tech office
or residential use, each can find their appropriate spaces in industrial buildings.
Moreover, industrial buildings were usually situated in quite potential settings. Many of them
located near water resources, offering good views. The others had open space surrounded, which
can not be achieved in almost all cases with building in good condition.
4. Advantages of re-using industrial buildings
Economic advantages

One of the most obvious benefits of re-using industrial buildings is that it helps to save money
in almost all cases. Re-using often take less time than demolition, site clearance and construction of
the new one, unless special alternations of structure are needed. It also saves time for pre-contract
design and official permissions. Alan Johnson in an essay suggested that, a quarter to half of time is
saved if re-using design is chosen, compare to demolishing and constructing one. He pointed out
that this saving of time will result in the reduction of the cost of financing the project and the effect of
inflation on building cost, at in the same time, give the client more time to start exploiting the building
(Mills, 1994).
Moreover, converting an old industrial building is comparatively cheaper than constructing the
new building, because most of the building elements are already exist. Industrial buildings were often
built to be last. Many buildings could be in comparatively good condition at the time of conversion,
even after a long time of being unused or underused. It is estimated that to build a standard modern
factory or warehouse shed in most parts of Britain now costs £40/£50 per sq ft. From this figure,
Marcus Binney insisted that refurbishment is usually better value, if the old building can be made to
work for new user (Binney, 1990).

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In some cases, the old industrial building can cost more to refurbish than new-build. However,
Stratton argued that the cost for constructing new building in a greenfield sites should include the
provision of non-attributed or unaccounted cost (Stratton, 2000). That is the cost for infrastructureroads, street lighting, sewerage, gas, electricity, water supplies, telecommunications and so on,
which are met by separate public budgets, and the cost for people to commute from home to work in
these locations. By that, the comparison in term of cost may look more balanced.
Social advantages

The social advantages of re-using industrial buildings were clearly recognized after the socalled “comprehensive development” during the 1960s and 1970s in Britain. At that time, the
government carried out a program to build new towns to move people from congested cities with
poor condition to new and expanded towns with good facilities, modern house and workplaces.
However, people had to spend long time to establish, and they had to face the feeling that Stratton
called “new town blues”. Since that time, it has been realized that the creation of communities is so
complicated that can not gained only by the wish of architects and town planners. The value of the
investment in the built environment and the communities which already exist has been recognized.
The built environment, and especially heritage industrial buildings, represents a sustainable resource
from past generations which is available for converting for new uses. People used to think cities like
Bath or Edinburgh as great architectural heritage, but they now begin to appreciate Manchester,
Glasgow and Newcastle for their beauty and value of heritage from industrial age (Stratton, 2000).
5. New uses for industrial buildings
Industrial use
According to “Mills in the 80”, a report by the former Greater Manchester and West Yorkshire
County Council, some 80-85 per cent of re-used space of industrial buildings went to manufacturing,
ware housing and repairing operations (Binney, 1990). The re-use of old buildings might be taken by
large and long- establish firms and those making traditional products- furniture, jewelry or chocolate.
They are tempted to adapt their existing complexes rather than plan afresh. By that, they can avoid
the interruption to work, which may occur due to the clearance and new construction. Smaller firms
prefer old, multi-story buildings which are quite suitable for a modest scale of light assembly, and
ideal for promoting collaboration with nearby firms. Studies such as “Industrial Rehabilitation”
suggested that fine industrial Victorian heritage, which was decaying in so many inner-city fingers
through dereliction, could make valuable contribution to stimulating the growth of small new
enterprises, while at the same time refresh the declining cities (Stratton, 2000).
Residential use
In the past of Britain, the sense of combining workspaces and home had been existed, whether
in farming or in domestic textile working. During the industrialization, work and domestic life became
increasingly separated. There is now a trend back towards integration, as redundant factories and
warehouses are converted into apartments. Recently, prejudices seemed to oppose domestic
conversions of industrial buildings and considered them not to match with the profits and employment

generation associated with industry and commerce. However, the judgments have changed now.
Offering easy communications with the centre of the city, old inner-city industrial buildings are now
seen as good sources for converting into residential uses. The temptation of the “24 hour city”, as
Stratton called, and the tendency of living in minimalist accommodations help to make these
conversions more desirable (Stratton, 2000). One of the successful examples is the project for New
Concordia Wharf in London. Andrew Wadsworth had a vision to see the potential of the position of
the warehouse, which is on the south bank of the Thames and within one mile of Tower Bridge. With
remarkable views across the river and the neighboring creek known as St Savior’s Dock, the
warehouse was successfully converted into a sixty-flat apartment combining with twenty workshops.
The building was treated with respects to the authentic detail so that the original characters of the
old warehouse could be retained. The outstanding success of the Concordia project leads to the
survival of many other warehouses in the Shad Thames area, which are now purchased for
conversion (Binney, 1990).
Official use
Offices have been an excellent choice for re-using industrial buildings. Many projects to
convert industrial buildings into official use were on modest scale, which was suitable for firms
involved in design work or the media who seek low cost and simply-designed and serviced
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environments. Industrial buildings, in many cases, can provide large uninterrupted floors, which are
ideal for offices requiring open plan. An appropriate example is Dean Clough Mills in Halifax. Used
to be carpet mill, the buildings left about 5 million sq ft empty space when Sir Ernest Hall took over
this huge complex. Under his inspired direction, the buildings now house over 200 small firms with a
total workforce of almost 1,500, range from car repairing to printing, computer sales and design

companies.

Figure 2. New Concordia Wharf, London. Used to be a warehouse, now converted to apartments.
Authentic details have been kept. Image from ‘The re-use of industrial buildings’ (Binney, 1990)

Mixed use
Mixed use, obviously, is the good choice for the large complexes. With different forms, the
complexes can house the most appropriate function for each firm, so that the financial risks are
spread across different markets, and the fund can be gained from several sources rather than one.
Moreover, the mixed use in a building means that different firm can have relationship with the others,
making the scheme more attractive to the users and giving it a long term stability.
Cultural use
Converting industrial buildings into cultural use will help to attract a large number of visitors,
exploit the wide interior spaces as well as exterior architectural features. Industrial buildings, in fact,
can provide potential space for displaying, as Stratton pointed out, than the “white box” of the
modernist galleries or the formal rooms of Victorian museums (Stratton, 2000). The Bankside Power
Station in London, for example, provided high, dramatically-lit spaces for the exhibition when it
opened as the Tate Gallery of Modern Art (Tate Modern) in 2000.

Figure 3. Tate Gallery, one of the most successful examples of adaptive reuse of industrial buildings

6. Future possibilities
Although many achievements in converting redundant industrial buildings have been gained
in Britain, the potential for a new century is still enormous.
Marcus Binney has studied thoroughly about this potential in his book, where he looked
through the situation of Britain’s redundant industrial buildings. Lancashire cotton town of Burnley is

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one of his examples. This town used to be a greatest cotton weaving town in Europe with 100,000
looms a century ago. However, very little cotton now passes through Burnley. After the last quarter
of the century trying to demolish the industrial town, people now recognize the so-called “Weavers
triangle” along the Leeds-Liverpool Canal as the central element in the town’s industrial heritage.
However, a number of buildings still left empty. In Bradford, Manningham Mills is one of the most
beautiful industrial monuments in the town. But only the ground floor is in used now, and the space
which is above ground is left vacant. This space is becoming quickly decay. The town, used to be
called “Little German”, now has a large number of empty or haft-empty mills, offering a great deal of
vacant space.
Scotland is in the same situation. At the heart of Glasgow, there is a series of magnificent but
unused or underused industrial buildings. Along the bank of the Clyde in Broomielaw district, there
are some of the best of these building, but only few of them will be retained due to the redevelopment
plan, which pay little attention to conversion (Binney, 1990).
However, in case of being converting, industrial buildings were usually putted in second-rate
and unimaginative conversion schemes. Stratton commented that too many regeneration initiatives
have been undermined by short-term rather than long-term considerations. This point of view
resulted in “low-cost new-build schemes and produced lots of breeze-block and tin factories or
business-park, even in the heart of our most glorious Victorian cities” (Stratton, 2000).
So far, the conversion of handsome warehouses and mills to new uses is common, but there
are many industrial buildings that have excellent value but their merits are not recognized, and some
time, not discovered. Binney took Brynmawr Rubber Factory in South Wales as an example. The
factory showed an idea about industrial building, which is revolutionary in the late 40s. That is the
idea to dissimulate the factory under a veneer of styling. The centre of the factory was a great
production area covered by nine shell concrete domes, using technology new to Britain. The aim is
to create a large area of unobstructed floor space. The factory was praised as “one of the few British

industrial buildings of this century which deserves to be called a classic”. The factory was left
redundant since 1981, but still now there has been no new use for it (Binney, 1990).
Despite being unused, underused, unrecognized, and second rated, industrial buildings is
gradually recognized a part of British patrimony as much a castles or cathedrals or Georgian squares.
Binney insisted that “there is every prospect that the industrial past will increasingly become a part
of our future” (Binney, 1990).
7. Conclusion
As the first nation to undergo the Industrial Revolution, Britain is also the earliest to experience
the full trauma of decline in traditional manufacturing and dock handling. The transformation of Britain
from an agricultural nation to a modern industrial nation and its decline in industry has left a huge
amount of vacant space in industrial buildings. Industrial buildings offer many opportunities for
conversion because of their durability, adaptability, and potential setting. Many projects to convert
redundant industrial buildings into new uses have been carried out, and indeed some of them were
quite successful such as Salts Mill at Saltaire, Dean Clough Mills, Halifax and Great Western Railway
Work, Swindon due to vision and willingness to take risk on the part of great entrepreneurs in the
real work of business. However, policy makers were slow in recognizing the enormous value in
converting industrial buildings to new uses. They often make a presumption that “brownfield” sites
mean “cleared and vacant” although they could contain many buildings with impressive architectural
features, which are re-usable resources.
With refer to the situation of Vietnam, there are not so many redundant industrial buildings
now, but it can be predicted that in the trend of shifting to service-based and sustainable economy,
lots of un-used industrial buildings will be left. Thorough study should be made now, whether by
investors or policy makers, in order to be ready for the forthcoming possibilities.
REFERENCES
[1] Binney, M., Machin, F., Powell, K. (1990), Bright future: the re-use of industrial buildings, Save
Britain’s Heritage, London.
[2] Stratton, M., Industrial buildings: conservation and regeneration, E & FN Spon, London, 2000.
[3] Mills, E., Building maintenance and preservation: a guide for design and management, ButterworthHeinemann, Oxford, 1994.
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[4] Cossons, N., The BP book of industrial archaeology, David and Charles, Newton Abbot, 1975.
[5] Sherban, C., Brandt, S. (1980), Saving old buildings, Architectural Press, London, 1980.
[6] Sherban, C. (1975), New uses for old buildings, Architectural Press, London, 1975.
[7] Austin, R., Adaptive reuse: issues and case studies in building preservation, Van Nostrand
Reinhold, New York, 1998.
Received:
Revised:
Accepted:

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