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Conservation and restoration of historic homes/buildings (traditional “little houses”; houses with character) for continued residential use

Models Project Information
Proj ID: 

Model07

Proj Subject: 

Conservation and restoration of historic homes/buildings (traditional “little houses”; houses with character) for continued residential use

Proj Name: 

National Trust for Scotland’s (NTS) Little Houses Improvement Scheme (LHIS): (1) Dymock’s Building (in Bo’ness, Scotland) and (2) St. Margaret’s Gatehouse (in Edinburgh, Scotland)

Proj Purpose: 

(1) Dymock’s Building (in Bo’ness, Scotland): Conversion of a 17th century merchant house (with 18th century additions) into assisted living apartments for elderly persons
(2) St. Margaret’s Gatehouse (in Edinburgh, Scotland): Repair of an 18th century gatehouse (with 19th century additions) for single-family residential use

General aim of LHIS: to preserve the Scottish domestic architectural heritage of “ordinary” historic homes (i.e., as opposed to larger estates and major buildings)
Background/history of LHIS:
LHIS had its beginnings in the 1930s with the small burgh rehabilitation efforts of heritage advocate, Lord Bute and conservation architect, Ian Lindsay who sought to protect the traditional burgh house from government slum-clearing efforts while addressing the need for low-income housing for locals. From the 1930s through to the 1960s, NTS restored small houses then leased these to local residents at affordable rates.

In January 1960, LHIS was formally instituted as part of NTS and by the mid-1960s its aims had shifted away from affordable rents to resale. Renovations were undertaken by working with local preservation groups instead of local governments. For the next 20 years (until the 1980s), LHIS was oriented towards self-sufficiency with profits from subsequent sales contributing to a Revolving Fund for other little house restoration projects.
From the 1980s to the early years of the 21st century, LHIS projects returned to a more social bent, with projects geared toward community revitalization. Projects completed at this time exhibit a more authentic conservation ethos (preferring preservation to repair and renovation) and a greater sensitivity to the urban context/landscape of the project.

Proj Time Frame: 

(1) Dymock’s Building: Seven years - LHIS bought the Category A-listed but long-unused property in poor condition in 1997. It conducted archaeological and historical evaluations of the property (to determine the significance of the building and guide its plans for restoration) and drew up a plan to convert the house into amenity homes for the aged. Restoration work on the two-storey, seven-bay house began in 2002 and was completed in 2004. The eight apartments opened for occupation in June 2004.
(2) St. Margaret’s Gatehouse: Actual repairs to the property took place from 1998 to 1999 with an archaeological excavation of the pipe trenches near the Gatehouse conducted in November 1998.

Proj Method & Activities: 

(1) Dymock’s Building
Conversion of a 17th century merchant house (with 18th century additions) Restoration on the neglected building entailed strengthening the exterior walls with lime harl, adding to the seven existing windows, installing an elevator and a common room for the tenants’ use, paving the courtyard, restoring wooden panels in individual rooms.
(2) St. Margaret’s Gatehouse
The project was undertaken with NTS as Restorer but repairs emphasized repairs for use as a contemporary home rather than seeking to return the two-storey to its authentic, original state. The subsequent sale fetched market value rates.
LHIS projects are generally implemented through one of the following restoration schemes:
(a) NTS as Restorer – NTS buys the property and is responsible for renovations. Purchase is often made through interest-free loans from its own Revolving Fund or using low-interest loans from the Civic Trust. Restoration is conducted by in-house staff or by external consultant architects hired for the project and after renovations are completed, NTS sells the improved property. Any profit from the sale (after payment of the loan) is returned to the Revolving Fund.
(b) NTS as Restoring Agent – the Crown Estates Commission owns the property but NTS is in responsible for restoration work;
(c) Restoring Purchaser – NTS owns a piece of property eligible as a LHIS project. An intended buyer pays the purchase price of the property minus three years’ rent and enters into a three-year lease with NTS. NTS renovates the property (in accordance with its own conservation standards) and when the renovations are complete, the lessee occupies the property for three years, after which period s/he can either (i) buy the property from NTS by paying the balance of the purchase price or (ii) end the lease, in which case NTS sells the property to another buyer and repays the tenant what it received from him/her (or if the subsequent sale incurred a loss, NTS pays the tenant only the amount obtained as proceeds of the sale).
(d) Restoring Owner – privately owned property undergoes renovations but the owner, who finances the improvements, must meet NTS-approved conservation standards in restoring it;
(e) Marketing Services – privately-owned property that is up for sale is marketed through NTS; or
(f) Other Restorer – a preservation group or other nongovernment organization applies for NTS funding to renovate property which the former owns.

LHIS projects generally entail restoring a house by modernizing its interiors (dividing the house into multiple apartment conversions where necessary, but using traditional materials as much as possible) and keeping the original façade intact (save for strengthening exterior walls and at times adding windows).

In cases where NTS is not the owner of the property (or has sold the renovated property), the house is protected in perpetuity by a Conservation Agreement requiring that a maintenance strategy be put in place and that NTS approval be sought for any subsequent restoration or alteration to the house.
While most LHIS projects have created residential units/apartments, some projects have resulted in other uses for the LHIS properties: a library, housing for refugee families (1960s; properties in Culross, Fife), holiday cottages owned by NTS and available as short-term rents (e.g., 1999; Pend House in Whithorn, Galloway). Some LHIS projects have also been forms of adaptive reuse: conversion of a schoolhouse into a single-occupancy home
(2009; Logie Schoolhouse in Angus), conversion of a museum into six apartments (1999; Turret House in Kelso), and conversion of a church into amenity housing for elder persons with a community education center (1997; St. Francis’s Friary in Glasgow).

Models Coverage
Location: 

(1) Dymock’s Building – 49 North Street, Bo’ness, Scotland, UK
(2) St Margaret’s Gatehouse – Restalrig Road South, Edinburgh, Scotland, UK
* LHIS covers the whole of Scotland

Models Financing
Funding Agency: 

(1) Dymock’s Building: Financial assistance was given by nongovernment organizations (i.e., Heritage Lottery Fund, Christina Mary Hendrie Trust, Dr K M Cobban Bequest, Castle Rock Housing Association) and quasi-governmental organizations and local authorities (i.e., Historic Scotland, Falkirk Council, Landfill Tax Credit Scheme).
(2) St. Margaret’s Gatehouse: NTS Revolving Fund

LHIS projects in general:
In the early 1960s, NTS established a Revolving Fund to finance its LHIS projects. The initial capital for Fund came from a charity created by a philanthropic individual (Pilgrim Trust) and the yearly grants of one local government given over a five-year period from 1962-1967. The Fund grew further from subsequent donations made by NTS member-individuals. In the 1980s, LHIS financed some of its projects through Joint Revolving Funds with local authorities on urban renewal-oriented projects within their jurisdiction. Most LHIS projects today make use of private funds (from individual and corporate donations made to NTS and from the Revolving Fund) and government credits (e.g., local authority improvement and restoration grants).

Models Organization
Mod Org Name: 

The National Trust for Scotland (NTS)

Org Project Director: 

Judith Anderson (LHIS Manager)

Org Resources: 

Restored by NTS with consultancy from external architectural firms
Until the early 1960s, LHIS worked mainly with external architectural firms that had experience in small burgh rehabilitation or architectural conservation. By the mid-to-late 1960s, LHIS’ reliance on external architects decreased as it had developed its own in-house staff of architects and surveyors. Current projects benefit from the support of in-house staff and external architects.

Org Mailing Address: 

The National Trust for Scotland
Wemyss House
28 Charlotte Square
Edinburgh EH2 4ET
United Kingdom

Org Contact Person: 
Conservation and restoration of historic homes/buildings (traditional “little houses”; houses with character) for continued residential use
Models Outcome
Material Type: 

Housing

Models Evaluation
Status: 

(1) Dymock’s Building is currently owned and managed by the Castle Rock Edinvar Housing Association. It received awards for Quality in Planning Commendation and garnered the 2005 Saltire Society’s Arts & Crafts in Architecture Commendation.
(2) St. Margaret’s Gatehouse is now a privately owned residence.
As of 2009, LHIS has been involved in more than 200 little house restorations.

Selection Criteria & Results of Initiative: 

LHIS projects have managed to preserve not only the form but also the function of domestic architecture (with modifications). NTS’ more than 70 years of experience has showed how both architect-led, community-based restorations and internally funded and guided projects can be successful in protecting heritage homes.
LHIS has focused on a dimension not often deemed important: “little houses” (rather than grand, historic heritage homes) and small communities (“burghs”; rather than urban areas). As a result, LHIS has been instrumental in preserving and renewing whole towns.
Early projects that were begun in a spirit of social responsibility inspired urban renewal initiatives from local authorities in the areas targeted by NTS.
LHIS helped establish nongovernmental conservation groups (e.g., Building Preservation Trusts) in different locales.

Applicability to Philippine Setting: 

Heritage homes in urban areas that are no longer being used or have fallen into disrepair can be assessed for possible conservation-sensitive renovation and modernization to address housing needs in the city. Depending on the location of the heritage homes, renovated units could be sold or leased to a market of middle-class clientele, owners of local businesses in the area, etc.
Restoration work would require coordinating with current owners of the properties and exploring tie-ups with conservation architects who might be willing to serve as consultants to help guide the renovation project (e.g., United Architects of the Philippines, architects affiliated with the Heritage Conservation Society, UP College of Architecture, UST College of Architecture). Taking a page from NTS’s history, the first project could be open to the public for a period of time (while buyers/lessees are sought) as a showhouse to raise awareness about the viability of such initiatives and inspire other architects.

Possible Benefits: 

Continued existence for abandoned heritage homes that is consistent with the character of the building and its original purpose.
Community regeneration in areas where badly maintained are put to use.
Encourage a trend in housing developments and architectural styles – one that is more preservationist in orientation.

Reference: 
Conservation and restoration of historic homes/buildings (traditional “little houses”; houses with character) for continued residential use
Links: 
Conservation and restoration of historic homes/buildings (traditional “little houses”; houses with character) for continued residential use