Why We’re Losing Our Built Heritage — and the Choices We Face

In 2003, around 370 listed buildings in Northern Ireland were on the Heritage at Risk register — just 4.5% of the listed stock. Today, that number has grown to 929, over 10.2% of all listed buildings. Meanwhile, the overall number of listed buildings has remained broadly static.

The condition survey shows:
– A sharp decline in buildings rated ‘Good’ or ‘Average’
– A vacancy rate of 1 in 3 listed structures
– The highest increase in at-risk buildings in the past decade

This isn’t just about rural ruins. It includes urban townhouses, mills, former civic buildings, and key anchors of local character — many in areas in urgent need of regeneration.

At a recent forum of developers, owners, and funders, one phrase stood out: “the viability gap.” This describes the growing shortfall between the cost of restoring or repurposing a listed building and the value or income it can generate afterward.

It’s not hard to see how that gap has widened. Construction costs have risen significantly. Public heritage funding has collapsed — falling over 60% in real terms since 2015. Meanwhile, policy remains cautious and risk-averse.

Construction costs have outpaced both inflation and wage growth. The graph below shows the cumulative effect of rising costs and declining funding, mapping the context in which our built heritage now struggles.

The Conservation Paradox

The issue isn’t with conservation itself. Northern Ireland is home to a wealth of built heritage — and thoughtful stewardship is vital. The challenge lies in how policy is interpreted and applied.

Too often, it can restrict the kinds of creative, practical interventions that might return buildings to use. A more flexible, outcome-focused approach could help — one that protects what’s important, but supports viable adaptation over time.

This doesn’t have to mean abandoning safeguards. Northern Ireland already has tools that could help — they’re just underused.

One is enabling development, as outlined in PPS23: allowing development that wouldn’t normally be permitted if it delivers clear public benefit, like the rescue of a heritage asset. In the context of funding shortfalls, this kind of policy flexibility could help bridge the viability gap for many projects.

Other potential mechanisms include:
– Smarter use of planning gain
– Tax incentives for reuse over new build
– Microgrants or revolving funds tied to occupancy and economic outcomes

If we truly value our shared built heritage, we must find better, more effective ways to bring these important buildings back into use — whether as much-needed homes, boutique hotels, flexible workplaces, or spaces for community life. Doing so will require either greater public investment, more flexible and creative planning policies, or a combination of both to help close the widening viability gap.

In the months ahead, Rejen Architects will continue working with the Strategic Investment Board through the Revitalise NI initiative — engaging with a broad spectrum of stakeholders, including developers, regulators, and policymakers, to explore practical solutions.

The alternative is stark: the continued decline and disappearance of irreplaceable parts of our built environment and cultural legacy.

If you have insights, experiences, or views to share, we’d love to hear from you.

Department for Communities (2024). Condition of Listed Buildings Survey. Retrieved from: https://www.communities-ni.gov.uk/news/condition-nis-listed-buildings-declines-almost-25-twenty-years

Heritage at Risk Register – Ulster Architectural Heritage. Retrieved from: https://www.ulsterarchitecturalheritage.org.uk/built-heritage-risk/

NI Environmental Statistics Report 2024 – NIOPA. Retrieved from: https://niopa.qub.ac.uk/bitstream/NIOPA/16583/26/NI_Environmental_Statistics_Report_2024_0.pdf

Planning Policy Statement 23: Enabling Development. Retrieved from: https://www.planningni.gov.uk/index/policy/planning_statements_and_supplementary_planning_guidance/pps23-enabling-development.htm

Construction Price Index and Wage Trends – ONS & MoneyWeek (2024–2025). Summary of wage and inflation growth rates: https://www.moneyweek.com/economy/uk-wage-growth

Developer Forum Insights (April 2025). Summary discussions on the viability gap at recent industry roundtables.