Meanwhile to Meaningful

Transcription

1 Meanwhile to Meaningful Meanwhile Uses for vacant historic buildings Pop-Up Belfast Harland & Wolff Drawing Offices ULSTER ARCHITECTURAL HERITAGE SOCIETY April 2013 BHARNI (Built Heritage at Risk Northern Ireland) Partnership

2 Contents 1. Introduction: Heritage crime and the problem of vacancy 2. Buildings at Risk 3. The vacant high street and the pop-up craze 4. Meanwhile Uses & Meanwhile Space CIC 4.1 Meanwhile Space in Northern Ireland 5. Other solutions to vacancy 5.1 Somewhere to_ Initiative 5.2 Façade Improvements schemes 5.3 Environmental Improvements & Dereliction Funding 5.4 Outdoor spaces & Meanwhile Uses 5.5 Living over the shops (LOTS) 6. Meanwhile Uses & heritage 6.1 Cathedral Studios pop-up gallery, Belfast 6.2 Pop-up Belfast 6.3 Other Voices pop-up concert, Londonderry 6.4 Bedlam Antiques Market, Londonderry 7. Meanwhile to Meaningful 7.1 Refound 7.2 HOME 8. Issues & considerations 8.1 Rates 8.2 Funding & advice 8.3 Building Control 8.4 Planning 8.5 Meanwhile Lease Agreements 9. The way forward & recommendations 9.1 Matchmaker organisation 9.2 Mothballing & phased approaches 9.3 Guardian Tenants 9.4 Asset Transfer 10. Conclusion 11. References Ulster Architecture Heritage Society 66 Donegall Pass Belfast BT7 1BU

3 Executive Summary Vacant buildings and shop units are perhaps one of the most visible impacts of the economic downturn on the High Streets. The current economy has not only left new developments and high streets vulnerable, but has left our built heritage more at risk than ever. More underused and vacant historic and listed buildings has resulted in a corresponding increase in the number of incidents of vandalism, arson and metal theft impacting significantly on loss of historic fabric. With the call for revitalising of our declining high streets rife in the press and the latest craze of pop-up shops taking precedent, can this concept be applied to regenerate our historic assets which are lying vacant and vulnerable? The focus of this research is to explore the concept of interim approaches and Meanwhile Uses, applying it to historic buildings as a solution to vacancy and heritage crime. A Meanwhile use is a term used to describe the temporary use of vacant buildings or land for a socially-beneficial purpose until such a time that they can be brought back into commercial use again. It has become a recognised term and feature of regeneration by developers, owners and occupiers in the UK and is a topic slowly building momentum in Northern Ireland. Meanwhile Uses are for charitable or socially beneficial purposes, run by community or voluntary groups- but there are examples of commercial occupiers who are interested in such spaces as pop-up shops. Both concepts are considered in this research. The research is intended to also push the concept beyond the temporary meanwhile approach and act as a catalyst for a more long-term meaningful and sustainable approach to historic buildings. The research aims to highlight the initial problems relating to vacancy; explore current interim approaches from the pop-up shop to Meanwhile Uses ; provide recommendations on how to address some of the related issues; and how we can move forward. It is also hoped that the research will begin to influence perceptions showcasing the art of the possible for vacant spaces, transforming them from underused resources to buildings of potential. Lorraine Robinson Heritage Projects Officer, UAHS April 2013 *The information contained in this report is intended to be as accurate and up to date as possible for general information purposes. Detailed professional advice should be sought from the relevant bodies and organisations on specific issues and cases. Image permissions should be requested from the UAHS* 3

4 1. Introduction: Heritage crime and the problem of vacancy Historic buildings are an irreplaceable part of our heritage. When they are left vacant, they are at a greatly increased risk of damage and decay the best way to protect a building is to keep it occupied, even if the use is on a temporary or partial basis, English Heritage. Vacant property is detrimental to the vitality of our town centres and without careful planning, buildings are more likely to stand empty for indefinite periods, English Heritage. One solution trying to tackle the problem of vacancy on the high street is the concept of meanwhile uses - based on the idea of interim occupancy for a socially beneficial use. It is thought that an interim use is better than no use- especially when it is community or charity led. But can this concept also be applied to our vacant historic buildings? With empty property comes the increased risk of unauthorised access and vandalism, especially for our historic buildings. There was a notable upsurge in arson attacks against listed buildings in Northern Ireland in 2011 ranging from minor scorch damage to complete loss of interiors (two prominent example include the Crumlin Road Court House, Belfast and the Herdman s Mill, Sion Mills). Due to this increased criminal activity, the Minister of the Environment called for a series of Heritage Crime Summits held in August and October 2011 ( The Northern Ireland environment Agency (NIEA) define Heritage Crime as any offence which harms the value of Northern Ireland s heritage assets and their settings to this and future generations and refers to theft, vandalism, arson, unauthorised works including demolition and searching for and selling archaeological objects. These are now a criminal offence. This has resulted in a Heritage Crime Taskforce being established by bodies such as the Fire & Rescue service, the Police, Building Control and NIEA. At the second summit, progress and further actions were suggested on twelve key areas that could produce positive outcomes; NIEA:HBU and UAHS under the existing BHARNI (Built Heritage at Risk Northern Ireland) partnership were asked to increase owner and public knowledge of solutions to redundancy of historic buildings including the concept of meanwhile uses. The Ulster Architectural Heritage Society (UAHS) has therefore conducted the following research in response to this point, focusing on preventative measures and exploring the concept of interim approaches to decrease the vulnerability of our vacant heritage assets and prevent further heritage crime, deterioration and loss of historic fabric. In October 2012 the UAHS were keen to positively build on the Minister s initiative and held a follow up conference to the summits named Heritage Time: making the most of our historic assets. The conference aimed to promote the continued use 4

5 and sustainable reuse and adaptation of our historic buildings through a number of regeneration-led solutions. This conference was held in a building that was itself the victim of heritage crime. In 1995 when Christchurch, College Square North, became vacant it was badly damaged in an arson attack. The Belfast Building Preservation Trust in partnership with Royal Belfast Academical Institution rose substantial funding from Heritage Lottery Funding, NIEA and others and restored the building in 2003 as an educational resource for RBAI and a venue for public events. The regeneration project designed by Consarc has won many awards including RICS Regional & International awards in the Conservation Category; a Civic Trust Award; an RSUA Design Award commendation; and a Georgian Grouping Award for the best re-use of a Georgian building. Contributors to the conference highlighted a range of key recommendations which can help realise the potential of neglected historic buildings at the heart of communities. These included: lifting the cap on listed building grant to kick-start significant heritage-led regeneration; encouraging greater use of enforcement tools; introducing maintenance/ mothballing grants; promoting meanwhile uses including a matchmaking service; reintroducing Conservation Area and Living Over the Shops grants; highlighting tax incentives; and introducing Community Asset Transfer. The initial stages of this research were presented at the conference and all other presentations can be found on the UAHS website TO-SOLUTIONS.php. It is hoped that the conference and this research will highlight the problem, 5

6 and provide recommendations and solutions for even the most vulnerable group of buildings- Buildings at risk. In the long term this could provide a preventative approach to therefore reduce the number of buildings at risk and the need for vulnerable and vacant buildings to be added to the at risk register in the first place. 6

7 2. Buildings at Risk Buildings at risk are not a new phenomenon the BHARNI (Built Heritage at Risk Northern Ireland) partnership is now in its 20 th year but vacant buildings are increasingly becoming a sign of the times. Historic buildings are more at risk than ever and have become vacant not because of any fundamental lack of potential, but as the temporary victims of the current economic climate. The average conservation deficit for buildings has increased as end-values have stagnated or fallen, English Heritage, The UAHS manage and maintain the BHARNI Register in partnership with the NIEA. This can be found at: heritage at risk or Vacant historic buildings are likely to be classified as being at risk for a number of reasons including: economic downturn; functional redundancy; location; lack of demand from potential occupiers; difficulty or delay in obtaining funds to refurbish; looming/ inappropriate development and ownership issues. Risk is mainly assessed by two main criteria: condition and occupancy. If a use and occupancy can be secured, this will greatly impact on the condition and maintenance of a property. Therefore a preventative approach toward listed buildings to decrease vacancy and blight in the first place would ensure less buildings end up vacant, unmaintained, unsecured and therefore at risk. If an economically viable long-term solution cannot be found in the first instance, temporary and interim approaches should be considered. The main aim should be to keep the period of vacancy to a minimum and reduce the risks facing empty buildings by undertaking a range of precautionary measures and adopting an active management approach. Until a permanent solution is found, English Heritage recommend, Keep the building occupied through temporary or meanwhile uses to minimise the risk of unauthorised access, physical decay and sudden damage. By doing this owners can greatly prevent unnecessary damage, dereliction and loss of heritage significance. The approach taken to vacant buildings will depend on their condition, ownership circumstances and the length of time they have been empty/ or will be empty (referred to as the void period). Careful consider should be taken regarding the period of vacancy: - Short-term vacancy: a building may be vacated up to a year but there is relative certainty about a future use - Medium-vacancy: where market conditions are depressed or investment is not available to bring the building back into good condition - Long-term vacancy: where there are inherent difficulties in re-using the building because of its location, size, layout or poor condition 7

8 Setting aside the aesthetic and historic value of old buildings, there is another strong reason for maintaining them; they provide a pool of cheap and often unique buildings from which groups and start-up businesses can operate. The use of temporary venues is currently very popular with the creative communities and often local performing groups find new purpose-built venues beyond their reach to hire. Therefore an empty building may be suitable for a wide range of temporary uses which do not require state of the art new buildings. Uses could range from: craft studios & workshops; gallery and performance spaces; filming sets; short-term accommodation; and retail & community activities, including charity and pop-up shops. There are countless vacant historic buildings and long-standing buildings at risk in Belfast city centre alone. Current times find even the most authentic and high profile buildings at risk, struggling to find a sustainable end use. The Harland and Wolff Drawing Offices offer a poignant example having been on the Buildings at Risk Register for almost ten years. Just think of the impact on the thousands of visitors to the adjacent Titanic Experience if they could walk out through the original Drawing Offices or purchase their souvenirs there! These buildings are full of character and unique spaces that should be seen as buildings of potential offering both interim and long term opportunities. From the large to the small- what can be done with these unique vacant spaces? 8

9 3. The vacant High Street and the pop-up craze In 2012 the Northern Ireland Retail Consortium Shop Vacancy Study showed that alarmingly one in five local shops in Northern Ireland were empty- the highest vacancy rate in the UK. They state that, if not for pop up shops and charity shops, the high streets would be full of empty premises. The current economic climate has rendered our towns and city centres full of vacant shop units and has left a legacy of vacancy and vulnerability we now need to begin addressing. Sparked by the results of recession on the High Street and increasing numbers of vacant properties, pop-up and meanwhile use projects have appeared throughout the UK in recent years. As a result of the current economic climate there are more vacant buildings than ever which should provide the breeding ground for these interim uses. In the UK, Queen of Shops Mary Portas has been leading the way and more locally the High Street Task Force have been monitoring and discussing the problem in Northern Ireland. Both The Portas Review: An Independent Review into the Future of our High Streets, December 2011 and the NI Executive s High Street Task Force Report, November 2012 call for flexible initiatives to unlock the potential of vacant space in the face of economic uncertainty, add value to neighbourhoods and stimulate local business. 9

10 Following the Portas pilots launched in England, locally The Department piloted a ReStore support programme in seven retail centres across Northern Ireland over the past three years. The Department of Social Development s ReStore Programme was developed as a positive regeneration support mechanism contributing to improving the attractiveness of town centres for traders, investors and shoppers. 150k of government funding was available for distinct commercial districts in each pilot area administered by local District Councils. Three of the pilots were based in Belfast, two in Londonderry and one each in Larne and Lurgan. The initiative sought to provide technical and funding assistance to design and improve streetscapes and building frontages and promote the areas as shopping destinations. Whether modern or historic, all assets now face the same problem and one solution to attempt to address the problem of vacancy is the pop-up concept. The pop-up shop is the new consumer phenomenon; it is instant, accessible and temporary, therefore popular. They are a great outlet for creativity and innovation where entrepreneurs can pilot an idea at no risk, landlords get spaces rented, rates are paid and interest is generated in spaces for future rent. The same business fundamentals and regulations apply to pop-up shops as to any other form of business and it is recommended a business plan is developed. Invest NI provide detailed online advice on business start-ups and specifically on pop-up shops including the practical steps: 10

11 Both High Street Reports recognise the importance of addressing the problem of vacancy by taking the pop-up commercial concept that bit further to create socially-beneficial Meanwhile Uses. As a policy meanwhile uses were a key aspect of the Westminster government s Looking After our Town Centres guide launched in April 2009 including the empty shops revival plan to prevent high street decline. Subsequently grants of more than 50,000 each were given by Department of Communities and Local Government (DCLG) to some 57 local authorities to boost town centres and transform empty shops for temporary uses. One of the key conclusions reached by the High Street Taskforce in Northern Ireland recommends Community Asset Transfer and Meanwhile Use as a potential solution for communities to address vacancies and dereliction. In the rest of the UK this concept has already been facilitated by organisations like Meanwhile Space CIC. More locally the Ministerial Advisory Group (MAG) and Development Trusts NI (DTNI) have been researching and exploring the potential of the concept. Most recently, PLACE Centre for the Environment hosted a vacant shops symposium, Vacant to Vibrant bringing a range of interested stakeholders together to discuss the issues and possible solutions. Links to all the above reports can be found in the References section at the end of this document. 4. Meanwhile Uses & Meanwhile Space CIC A Meanwhile Use is a term used to describe the temporary use of vacant buildings or land for a socially-beneficial purpose until the building or land can be brought back into commercial use again, DCLG. This has become a widely practiced concept in England with the Meanwhile Space leading the way since 2009 with the Meanwhile Project. The project was established to enable community uses of vacant property and sites by the Department of Communities and Local Government (DCLG) and led by the Development Trusts Association which is the leading network of community enterprise practitioners. Meanwhile Space CIC is the delivery arm of the Meanwhile Project and works with landlords, agents, potential occupiers and local authorities to relieve them temporarily of liabilities such as insurance, rates, security etc. They facilitate this through a range of tools and information. Resources include a Meanwhile Manual, Lease, insurance policies and case studies. Not only does the project provide practical guidance- it also provides financial support for a wide range of meanwhile approaches in towns, this includes the ability of local authorities to waiver rates for temporary projects. The organisation also plays the role of a matchmaker establishing networks and partnerships between owners and temporary occupiers (community, voluntary or charitable groups). 11

12 By working with local communities and other stakeholders, meanwhile uses are deployed to reanimate the space and provide opportunities for community benefit and social enterprise. The benefits are outlined below. Benefits to the owners/ landlords: - Improved security through occupation actively discourages vandalism and even squatting - Regular maintenance through occupation - Lower costs & reduced liabilities as responsibility for paying insurance, rates or utility bills will be passed to the occupier - Possible rental income (owner would possibly be willing to offer a peppercorn rent initially) - Temporary use can market the space and make it more attractive and vibrant thus increasing the awareness of the property and attracting potential tenants - They will also benefit by maintaining the market value of their assets and increase the chances of bringing them back into permanent use, English Heritage Benefits to potential occupiers: - Reduce risks with temporary lease & lower costs - Opportunity for charities or other community/ voluntary groups to gain public attention in a prime location which otherwise they couldn t afford ( peppercorn rent is usually substantially below full commercial rent) - Opportunity to pilot a service or idea on short term basis to establish long-term viability - Space to promote concept and raise awareness Benefits to the general public: - Increase vitality of the street/ public space (possibly attracting new commercial occupiers) - Short term refurbishment of window displays improves the appearance of an area deterring anti-social activity and prevent further blight - Increased public access to services and footfall to an area for neighbouring businesses - Promotes community development & ownership Further information can be found at: and Meanwhile Space in Northern Ireland Meanwhile Space is generally UK based but there is one local model in Northern Ireland where Meanwhile Space CIC partnered with Craigavon District Council s Economic Development Department. Meanwhile Space initially provided advice on meanwhile uses for a number of vacant 12

13 shops in Portadown and Lurgan. A partnership group was set up consisting of Craigavon District Council Economic Development Dept., the Development Trusts Association (England), Portadown Chamber of Commerce, Lurgan Chamber of Commerce and Industry and the Developments Trust NI (DTNI). The first step was to work with landlords and lawyers to develop a Meanwhile Use Lease (MUL) for premises in Northern Ireland. DTNI sponsored a Dragons Den style event in April 2011 and the first pop-up shop was opened in High Street, Lurgan. DTNI signed the lease from the landlord and then sub-let the unit to the temporary tenant under the Meanwhile Connect Scheme- a four month rent free scheme to allow tenants to pilot an idea and not worry about rent costs. The tenants were still responsible for rates and insurance payments. Four meanwhile use projects proved successful in Bridge Street Portadown and High Street Lurgan. Uses ranged from a charity selling goods from Kenya; a photographic exhibition for a charity; and a yoga studio in an old hairdressers. The yoga studio has subsequently moved to permanent premises following the successful pilot period. Another ten projects are now planned and the scheme truly does showcase the success of getting owners on board and how pop-ups can develop into permanent ventures. Further information can be found at: and 13

14 5. Other solutions to vacancy 5.1 Somewhere to_ initiative One movement trying to liberate underused, disused and empty spaces in Northern Ireland and the rest of the UK is the Somewhere to_ project. The idea is Big Lottery funded with the aim of getting everyone thinking creatively about their communities. The project is specifically gauged towards young people between years of age to help find them space to practice, perform and showcase their passion. The initiative provides online support and information and also matches users with spaces. Landlords with an empty space or neglected land can donate their space for matching to a user group, harnessing its potential and transforming it into a Somewhere to_ space. PLACE Centre for the Built Environment (Belfast) are the regional co-ordinators for Northern Ireland and have held a number of pop-up events promoting culture and the arts for young people and bringing vacant spaces to life. They have worked with Belfast City Council and Arts & Business NI to enable funding. One of the projects they hosted in September 2012 was the I wish this was project which involved communities from East Belfast and West Belfast. The project was based on the simple concept of rolling out four blackboards which travelled across the city, asking people in particular areas with derelict buildings what they would do with empty buildings. A simple yet effective way to get the local community engaged in considering how underused spaces in their area could cater for local needs. PLACE also successfully delivered an initiative in a vacant shop unit in Castle Lane in Belfast City Centre using it temporarily for a variety of community uses. This was a partnership with Deramore properties, supported by Arts & Business NI. Other support included Belfast City Council, Belfast City Centre Management and Department of Finance and Personnel. A permanent use was found for the unit following its temporary use. More information can be found at: and 14

15 5.2 Façade Improvement Schemes Another regeneration initiative attempting to help resolve the problem of vacancy is the ongoing environmental improvement schemes funded by the Department of Social Development (DSD). These vacant unit animation schemes are used to improve the aesthetic appearance of public open spaces in towns and cities with the aim of regenerating the area by restoring confidence and attracting new investment. In Belfast they are co-ordinated and funded by Belfast Regeneration Office to provide cosmetic improvements to frontages and pictorial enhancement of boarded up windows, doors and hoardings. In East Belfast derelict shop units on the Newtownards Road were painted and virtual shop images installed onto the facades and in Belfast City Centre a number of vacant units on Royal Avenue have been dressed with false facades to enhance the appearance and give the impression of an occupied space. The Restore Dromore Shop Front Improvements scheme by Banbridge District Council provided 50% funding incentives for owners to improve frontage of their shops. Unfortunately some of the initial vacant units painted under the scheme failed to find new tenants and the condition of the frontage now continues to deteriorate. DSD now plan to fund a second phase of the Dromore Revitalisation Project providing 150,000 of funding for window panels & dressings. Similar projects have been implemented in Londonderry by the North West Development Office and elsewhere they are co-ordinated by the Regional Development Office. 15

16 The schemes rely on partnerships between Roads Service, Planning & Construction Services and District Councils. These aesthetic techniques provide low cost temporary solutions and in the longterm are intended to encourage reoccupation of premises, but now that time has passed a lot of these schemes have failed to generate reoccupation and confidence in the areas has subsequently decreased again as no further action has evolved from them. This really does beg the questions- How temporary should our approaches be? Is a sticking plaster approach merely masking the problem and is it the best use of resources & funding available? There are examples in the rest of the UK where this approach has been used in a more constructive manner. English Heritage and Derby City Council provided a partnership scheme in the Wardwick Conservation Area funding the repair and reinstatement of architectural detail to properties in the area. Almost 70 businesses have benefited from approximately 1 million of funding and five years on, almost 100 per cent of the refurbished buildings are now occupied (Heritage Works, p 7). This case study clearly displays the long-term need for constructive conservation over cosmetic improvements. 5.3 Environmental Improvements and Dereliction Funding A similar initiative that involves Environmental Improvements is Belfast City Council Building Control Department s Dereliction Funding under the Dangerous Buildings Act, Environmental Improvements Clauses Act 1847 and the Pollution Control & Local Government (NI) Order The council fully supports the protection of built heritage and has recently carried out a survey of Belfast 16

17 City Centre identifying 250 new and historic dangerous buildings to consider action on under the city-wide Investment Programme. The areas or buildings eligible have to be ruinous or dilapidated and 'detrimental to the amenity of the area'. The work has been made possible through a 500,000 DOE Grant and 200,000 of Council investment. The scheme involves either tidying up or taking down (part demolition) of listed and unlisted properties in agreement with the owners. If need be the Council can take enforcement action to enable works. Phase 2 of the scheme may consider meanwhile occupancy as the council recognise the merit of upgrading the conditions to eventually lead to a reuse and their role in civic leadership. The Council has the ability to harness crossdepartmental thinking and holistic action, therefore a collaborative approach by Belfast City Council s Building Control Department, Economic Development Department and the Estates Department could prove beneficial Outdoor space and Meanwhile Uses Meanwhile uses are not limited to vacant premises and can also be applied to vacant spaces in our towns and cities for community benefit. In the current climate many buildings and sites are left vacant with developments and approvals pending, and more often than not the first thought is to use these sites for commercial benefit as car parks. CABE (Centre for Architecture and the Built Environment) has issued advice in the UK on the transfer of local government open space to communities, including meanwhile uses of land not needed for development in the short term- Community-led Spaces: A guide for local Authorities and Community Groups. Neglected land is encouraged to be used for community gardens, allotments and community enterprise. Abroad they are taking advantage of vacant buildings and open spaces in a more informal manner and making do with the spaces between ruins and run down facades. Budapest is famous for its culture of Ruin pubs : Ad-hoc watering holes in abandoned buildings and courtyards which spring up while condemned buildings are waiting to be razed. The buildings provide a unique setting giving each pop-up venue a distinct personality and exclusive feel. All health and safety issues are addressed based on a temporary period and although they appear to be semi-legal there are strict measures in place to ensure the safe use of the spaces. 17

18 5.5 Living Over The Shops Scheme (LOTS) Another initiative that is a complementary concept to meanwhile uses is the Northern Ireland Housing Executive s Living Over the Shop (LOTS) initiative. With pop-up shops and meanwhile uses focusing on the opportunities of commercial potential at street level, this is one initiative that tries to address the vacancy of the upper floors of buildings and can contribute to getting a building fully occupied. The LOTS scheme was introduced by the Department of Social Development (DSD) to encourage town and city centre regeneration by promoting town centre living in available spaces over shops. The scheme has been rolled out across Northern Ireland in recent years and has benefitted many Town Centres and individual property owners by turning unused upper floors of business premises into modern viable residential units. Upper floor occupancy provides an added social dimension to our town centres bringing after-hours vitality to the high street and security through occupancy provides landlords with confidence to contribute towards the evening economy. The recently published DSD Empty Homes Housing Strategy Consultation flags up LOTS as a viable solution to address vacancy and housing need. With so many vacant buildings, surely this provides an opportunity to shorten Social Housing waiting lists. The High Street Task Force report also highlights the regenerative potential of the LOTS scheme in revitalising the High Street and is one of 18

19 the key recommendations. Although it is hoped that vacant high street units will eventually serve a commercial purpose again following a meanwhile use- this may not be the case with our shifting economy and approaches to social enterprise. Living IN the shops is one alternative suggestion by FAB (Forum for an Alternative Belfast)- pushing the concept of LOTS further through occupancy of the ground floor units, providing animation and presence at street level. 6. Meanwhile Uses and heritage: displaying the art of the possible So how can our historic assets benefit from meanwhile uses and interim solutions? There are a number of successful case studies where a temporary use has provided several advantages to our heritage. Advantages include: - Provides security through use and deters vandalism, theft & arson - Showcases the potential of the building & its historic importance - Provides a temporary platform for potential users/ starter businesses to pilot an idea at peppercorn rent - Provides an opportunity for public access & animates the street and area (reducing blight) - Provides maintenance and upkeep as the running costs are covered by temporary user The following cases studies have proved the art of the possible for some of our vacant listed buildings and especially our buildings at risk. 6.1 Cathedral Studios Pop-up Gallery, Royal Avenue In June and July 2012 the Cathedral Studios (a local artist run studio organisation) held a pop-up gallery in the impressive Sinclair Building on Royal Avenue Belfast. The B+ listed Art Deco building has been up for let for some time and offers a prominent vacant space within the City Centre Conservation Area. The group held a number of different arts and fundraising events over a two month period, using the exhibition as a backdrop. The events transformed the end of Royal Avenue and the space even hosted a music event to draw different users in. The images on the next page display how the empty unit generated a social presence and revitalised the area. PLACE Centre for the Built Environment also held a one-off temporary Open Source event at the Sinclair Building funded under the Somewhereto_ project. The project was managed by Seedhead 19

20 Arts in partnership with PLACE, supported by McConnell Properties. For eleven days of the Cathedral Quarter Festival 2012, Open Source Belfast occupied a vacant property and provided a space for free workshops, performances and exchange of ideas. The event was run by volunteers and made possible by the donation of the space, furniture, equipment and the artists time. More information on Open Source Belfast can be found at: 20

21 6.2 Pop-up Belfast Over the last two years the Merchant Hotel has held a chain of five star pop-up dining experiences called Pop-up Belfast. The initial concept (born by Executive Chef Tony O Neill) was to create a unique dining experience for food followers or Foodies in Belfast. The first pop-up event was held over three nights in September 2011 in the B+ Listed Harland and Wolff Drawing Offices rendered functionally redundant many years ago and have remained vacant and on the Buildings at Risk Register since Even in their deteriorated state, the stunning backdrop of these historic buildings of character offered a unique and exclusive experience none other could. The event was sold out even though the venue is kept a secret and only announced via social media on the day of the event. The high level of demand displayed that many people wanted to obtain this privileged access to tangible and important parts of our heritage. The event were a resounding success and showcased how simply heritage can add value to an experience and also display the commercial potential and demand for these historic spaces in the city. 21

22 Following the success of their outstanding debut in the Titanic Drawing Officers, Pop-up Belfast held a second pop-up restaurant in the awe-inspiring surprise location of St. Anne s Cathedral. Funds raised from the two hundred dinners went to charity and the Pop-up kitchen facilities were provided by Mette temporary kitchen solutions. Again, the sold out event held for one evening in June 2012 was a great success and showcased, although still in use, how a historic church can host a different use to its original- demonstrating the flexibility of some of our listed building if a thinking outside the box approach is implemented. Information at: 22

23 6.3 Other Voices Pop-up concert, Londonderry The Other Voices music bonanza weekend of top-class music was said to be a major boost to local economy creating a buzz throughout the city of culture publicans, shop owners, businesses and hoteliers. The three day pop-up music event was hosted at The Glassworks/ Former Presbyterian Church at Great James Street Londonderry. The 170 year old B+ listed church provided a unique platform to showcase local, national and international artists within the Conservation Area. When the building was deconsecrated it was used as a Glassworks up until 1982 and has subsequently been on Buildings at Risk Register since Other Voices concerts centre around the uniqueness and intimacy of venues and the Glassworks was chosen for this reason, but the concerts were streamed to various other venues across the city (including TV coverage) giving it a wider impact & audience. A member of the production team involved in the event said that the historic character of the building definitely added to the event. The City of Culture platform for this event has now generated great interest from different groups in acquiring the building to host similar events on a more regular basis. Free advertisement for the building has highlighted the key role heritage can play in contributing towards tourism, local entertainment and the economy Bedlam Antiques Market, Pump Street, Londonderry Bedlam Market originally started out in The Glassworks - again displaying the range of uses vacant historic buildings, even churches, can accommodate. Following its first pop-up on Great James Street, the market moved to another temporary location, the Old Convent of Mercy in Pump Street. This Grade B listed building dates from 1848 and following a prolonged period of vacancy, was added to the Buildings at Risk Register in Its central location within the Walled City Conservation Area has provided an ideal setting to sustain and grow the business. Bedlam have been in Pump Street since 2010 and through a developed relationship with the owner, have recently welcomed more pop-up craft, vintage, art, jewellery and other creative shops to make use of the large premises creating quite an eclectic retail and social hub. The only issue the meanwhile occupiers voiced was the crippling rates they have to pay in such a prominent location. The mix of interim uses has created quite a buzz about this former convent and there are also a number of groups interested in acquiring this building for long-term uses. 23

24 Other Voices Londonderry 24

25 Bedlam, Londonderry 25

26 7. Meanwhile to Meaningful The buzz and momentum that can be created from interim and meanwhile uses brings with it many advantages and opportunities, but it s all very well popping up for a few days, weeks or even months and then gone the next... We need to be creating a sustainable trend- thinking, short, medium and long term. As we have seen from Bedlam, the initial pop-up occupancy can lead to quite a substantial period of meanwhile occupation allowing the building and businesses to flourish. It is very much hoped the building can now secure a permanent long-term use. Another well known meanwhile to meaningful example dating from the 1980 s is the vibrant quarter of Temple Bar in Dublin. The trigger for regeneration in the area followed an announcement by CIE (the Irish State Bus Company) of plans to demolish the streets and buildings to make way for a new central bus centre. The proposals resulted in serious planning blight in the area, with a dramatic fall in local property prices and rents. In the end CIE were obliged to turn a challenge into an opportunity by temporarily leasing vacant premises at low rents to artists and small business on a short-term basis. This initial ad-hoc and innovative culture-led approach has played a key role in regenerating a now unique part of the city, so much so that it still exists to today. There are two great examples in Belfast where pop-ups have now become permanent sustainable ventures through immense creativity, dedication and staying power. It is these meanwhile to meaningful uses that can secure the future of our vacant historic buildings. 7.1 Refound Refound was a concept first marketed by Jill O Neill through a series of pop-up shops in Glasgow and Northern Ireland. The creative venture brought together local talent to up-cycle unwanted furniture. Following two years of pilot pop-ups Jill was confident she had developed a sound business formula to obtain funding and establish her business; within the context of sustainability and recycling, 2012 proved to be an ideal time to roll out the concept on a permanent basis. Jill secured Creative Industries funding, DCAL and Arts Council support and indeed Refound a vacant B1 Georgian listed building as Refound s permanent home- marrying the ethos of the brand with the setting. The business occupies a ground floor display area and then makes full use of the upper floors. Rates are obviously much higher at street level so this arrangement reduced the impact of rates costs. Jill has also availed of the Small Business Rate Relief scheme. Jill had to carry out quite a bit of tidying up and maintenance to make the previous solicitors office habitable, but because there was no change in use or use class, Building Control and Planning restrictions did not apply. Jill now acts as the brand & building manager looking after the showroom, hosting events and renting out other spaces as workspaces for the Refound artists. 26

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28 7.2 HOME, Belfast Initially in collaboration with Mourne Seafood Restaurant, Stevie Haller had a great concept to create great food with local produce, offering the taste of home. The thought of developing his own business was an expensive one and therefore, to ensure ownership of the concept, Stevie had to think of an alternative and decided to pilot the idea first through a pop-up restaurant to test the market. The familiar name of Mourne Seafood was used to help initially with publicity and promoting of the idea. In the Autumn 2011 Home opened its first pop-up restaurant in Callender Street in Belfast in a vacant food outlet and collaborated with Refound to provide furniture for the unit and therefore providing a showroom for Jill s concept. Home initially opened on a three month contracting paying rent and full rates. The model was so successful that the venture was expanded for another three months, but using its success as an opportunity, the landlord subsequently doubled the rent. Home was then operating at a loss crippled by rent and rates and therefore decided to make their move to acquire their own permanent home. Home developed its permanent home on Wellington Place, continuing the concept of homely food and a matching homely interior. They have also continued the ethos of collaboration and allow local artists to display their work for sale around the walls, creating an every-changing and unique interior. Based on the initial success of the pop-up concept, Stevie would recommend pop-ups to anyone looking to pilot an idea and Home plans to do some satellite pop-ups of the brand in the future in different locations. 28

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30 8. Issues & considerations As we have seen there are obviously many advantages to Meanwhile and interim solutions but some of the disadvantages and issues also need to be highlighted. English Heritage has published a report highlighting some of the issues- Vacant historic buildings- a guide to temporary uses, maintenance and mothballing. Disadvantages to landlords: - Repairs and maintenance costs - Vacant possession- The owner will have to ensure full vacant possession at relatively short notice when a long term sustainable use/ commercial tenant become available - Legal liabilities & associated costs such as health & safety & Building Control improvements to meet current standards Disadvantages to occupiers: - Start-up costs/ adaptation costs (including tenant maintenance) - Running costs/ Utility Bills - Rates (if they are not a charity & therefore exempt) - Insurance - Meanwhile Use lease complexities - Other liabilities Disadvantages to the public: - Temporary measures not necessarily long term & sustainable - Quality of pop-up shops can vary - Other businesses may resent that charities are not paying full rates (rent-free schemes/ rates waivers) - Does it help the economy? Some of these issues are discussed in more detail below. 30

31 8.1 Rates If landlords are left with a vacant building they are still liable for vacant rates in Northern Ireland. Since 2004 the rateable value on non-domestic (commercial) empty property is 50% of the full rates as long as the building is capable of beneficial occupation. This business rate relief is unique to Northern Ireland as England and Wales still pay 100%. It is intended to encourage better asset management and provide an incentive to bring vacant commercial property back into occupation and use. A concession is also available where the window display is used for non-commercial purposes. Since 2011 full rates are applicable to empty domestic properties with a capital value of 20,000 or more. Vacant listed buildings are currently exempt from vacant non-domestic rates but the exemption has to be applied for through Land and Property Services (LPS): When premises are occupied by a meanwhile use, the tenant is liable for full rates unless they are a registered charity such as community groups, building preservation trusts and other charitable organisations that can benefit from 100% rates exemption. Some community associations are registered charities but need to apply for this status and must only use the premises solely as constituted in their aims and objectives. If the charity starts to carry out more commercial trade then they would be liable for the apportioned element of the rateable value of the property. In England the Development Trust acts as an intermediate landlord, therefore if a community association is not properly constituted for charitable status, they can then occupy the premises and get 100% rates relief through the Trust. This change in rating policy is required in Northern Ireland and could also be applied through an intermediary body. Rates holidays or non-domestic concessions for start-up or pop-up businesses would make a great deal of difference for meanwhile uses, as rates are the one major downfall for meanwhile occupiers. There is currently Small Business Rates Relief (SBRR) - eligibility is based on the Net Annual Value (NAV) of your business property. The NI Executive have suggested having zero rate zones in areas of town centres with high numbers of vacant units or dereliction to encourage new business startups; and extending the Small Business Rate Relief to all businesses. Other incentives to consider would include: rates holidays or rate free periods for meanwhile uses and rate relief for businesses occupying vacant properties. Rates concessions for pop-up shops and incubation units all appear in varying degrees in the many town centre reports. Although waiving property business rates would entail a loss in revenues for public services and investment (in the short term) - the wider place benefits should outweigh this. Further information and advice can be found at: Land and Property Services rates relief team ( ) or 31

32 8.2 Funding & advice Funding for empty space projects and initiatives is still somewhat limited in Northern Ireland but below outlines a few possible sources: Arts and Business NI operate a matched funding scheme for projects where there already is an element of business investment. Other arts funding in Northern Ireland is provided by the Arts Council and Department of Culture, Arts and Leisure through Creative Industries funding. More information can be found at: and Enterprise NI provides a loan fund as a short-term funding measure to help start up businesses develop a profitable trading history prior to obtaining mainstream finance. Businesses that have been refused finance from the banks based on a business plan are eligible for unsecured personal loans for business purposes, with a maximum loan of 10,000 over a 3 year period for start ups. Boosting Business Invest NI as mentioned previously has a highly informative guide to pop-up and start up businesses on their website. Invest NI have a number of possible sources of finance for small businesses. There is the NI Small Business Loan Fund providing unsecured loans to individuals, private companies and social enterprises. Loans are available between 1,000 to 50,000. More information can be found at Better Business Finance has launched a funding scheme to give small and medium-sized businesses a boost when it comes to applying for loan financing. In partnership with some of the UK s largest banks, the campaign has delivered a range of initiatives to help businesses understand their finance options and borrowing process. More information at The Business Support Finder also provides details of all organisations which may also be of help- The Urban Development Grant (UDG) scheme is the principal urban regeneration measure in NI. Urban Development Grants are administered by DSD and are targeted at bringing derelict or vacant Town Centre properties back into use and enhances the commercial viability of existing properties. Financial incentives are lacking in Northern Ireland for meanwhile uses and some sort of central funding is required like that provided by DCLG in England. This would need to be lobbied for at a political level to achieve practical results. Rent incentives like the Meanwhile Connect rent free scheme provided by Meanwhile Space to Craigavon District Council would provide enormous encouragement for both landlords and occupiers of vacant spaces. Again this would need to be administered through an acting intermediary body. 32