Tag Archives: listed building

It’s Not Easy Being Green

That time of the year which I dread the most has come. The days are terribly short and the sky gets dark around 6pm. The weather has turned in London and it is noticeably colder in the evenings. Autumn is upon us and the single glazed Crittall windows in my flat hasten to remind me. It is warmer in the flat than outside – whether it is due to the oven or hob in my kitchen being on, the portable heater by my chair as I work, or simply the body heat emitted by me and other people being in the flat. The result is an annoying film of condensation on all the windows.

When I moved into this flat, I fell in love with the 13 foot high ceilings and the large 10 foot high windows. It is situated within a grade II listed Victorian factory building, which was converted to flats in the late 1980s and early 1990s. It is probably one of the least green housing developments in the city. In addition to my lack of double glazing on the windows, there are gaps when the hinged windows are closed, allowing a constant leak of cool air from the outside to permeate the flat. The heating system comprises electric heaters fixed to the walls – two in the living room, one in the corridor, and one in the bedroom. My living room, with its factory height ceiling, overlooked by a mezzanine level, is a big space to heat and rarely warms properly because the heat from the heater inefficiently makes its way straight up to the ceiling for no one to enjoy. My bedroom, which also benefits from a double height ceiling, is slightly better since it is a smaller, enclosed room. The other energy guzzling criminal in the flat is my hot water boiler, a large monstrosity situated on the mezzanine level, constantly heating a large tank of water. Finally, I am solely to blame for the energy inefficient light fixtures. The flat was originally fitted with bare bulbs (the previous owner having stripped the flat of any sort of light fixture), which I replaced with aesthetically pleasing fixtures, complementing the look and use of each room. I realised a few years later, that my choices were less than ideal. Energy efficient bulbs were too large for four of the fixtures. My favourite light, beautifully designed, uses a mirrored bulb and therefore also cannot be substituted with an energy efficient one. The remainder use halogen bulbs, which at least are slight improvements over incandescent bulbs.

The grade II listing of the building and location of my flat on the third floor pose challenges to replacing the windows to same-look double glazed windows. I am at least trying to find suitable foam seals to fill the gaps in the windows and stop the draught from coming in. I am experimenting with isolated heating solutions – that perhaps portable, personal heaters are more effective and efficient in the living room. I am using energy efficient bulbs where I can, having replaced two light fixtures and bought smaller versions for the two remaining fixtures. The remaining light fixtures and water heater remain unchanged.

I try to make decisions in my day-to-day life that are helpful and not harmful to the environment. I am more conscious and conservative with my water use. I switch off lights when the room is not occupied or in use. I recycle everything that is recyclable and I try to use the stairs instead of the lift. I don’t drive and haven’t owned a car for ten years in London. I could be doing more and could be living in a more sustainably built, energy efficient home. But my flat is only one example of the problem facing London’s buildings. Many were built or converted before the rise of the global consciousness about dwindling resources, demands on energy, and climate change. How do we correct the development mistakes of the past?

Now Playing: Drama at the Derby Hippodrome

I have become a fan of the urban exploration forum, 28 Days Later. There are some very talented photographers and commentators moderating and contributing to the website. One of the reports I found was about the Derby Hippodrome.

Derby Hippodrome, 28dayslater.co.uk, 2008The report includes photographs from the interior of the once grand theatre, now like an unintended open-air forum. The roof is absent and a long metal support frame crossed above the stalls area, resting on the ledge of the balcony seating area. A earlier visit to the Derby Hippodrome in December 2008, yielded responses to the report which included the phrase “he should be made to put it right”. “He”, I realised after further research, likely refers to Mr. Christopher Anthony, the current registered owner of the Derby Hippodrome.

The former live entertainment theatre, that also spent years in the guise of a cinema and subsequently a bingo hall, was the subject of a fire in early February 2008. The actions of the various cast of characters in this drama vary from conniving to negligent to passionate. Here’s a summarised timeline of events affecting the theatre since this unfortunate event:

February 2008

  • Fire breaks out on 8 February, believed to have started in the orchestra pit. Spread of the fire is minimised in part by the fire curtain. Authorities treat it as arson.

March 2008

  • Derby City Council orders the owner to make immediate repairs to the grade II listed building.
  • On 28 March, contractors appear at the site to make essential repairs, but instead knock a gaping hole in the roof and bringing a side wall down with a bucket excavator and nibbler.

April 2008

  • Derby City Council obtain High Court injunction preventing Mr. Anthony from making any further alterations to the buildings without its involvement.

June 2008

  • Derby City Council erects protective hoardings around the building to improve the appearance and security of the site.
  • August 2008
  • The Council steps in and makes repairs to replace tiles, unblock gutters, and install joists to support a structural beam. By this time, the building has stood roofless and exposed to the elements for five months, prompting the Council to seek ways to waterproof it. However, a protective roof tent fails to materialise.
  • Online petition at www.gopetition.com starts.

October 2008

  • Online petition attracts over 100 signatures asking for the theatre to be restored as a traditional theatre under public ownership.
  • Neighbouring property owners complain about the state of the Derby Hippodrome, claiming its dilapidated state attracts vermin and is an eyesore. They call for it to be demolished.
  • In mid-October, the Council meets with Mr. Anthony and they agree to work together to bring the building back into some sort of use and discuss tight timescales to achieve new plans.

September 2008

  • Derby New Theatre Association, representing amateur theatre groups, releases an artist’s impression of the Derby Hippodrome if it was restored. The Association had submitted a planning application prior to March 2008 to restore and reopen the building as a theatre, but did not have sufficient funds to carry out the redevelopment.

January 2009

  • Another fire breaks out on 22 January, firefighters once again suspect arson as reported on This is Derbyshire (Derby Telegraph).
  • Derby City Council reveal that it withdrew an enforcement notice requiring the owner to make repairs because it was preventing him from obtaining funds to make an appropriate planning submission.
  • It is revealed that the owner had planned to redevelop the site into a 346-space car park, retaining two of the theatre walls, fronting Green Lane and Macklin Street. The redevelopment would include shops on the ground floor, some offices, and six bedsits.

March 2009

  • Derby City Council take legal action against Mr. Anthony and contractor Wayne Watson over unauthorised work on a listed building.
  • Spokespeople for Mr. Anthony state that he will plead no guilty to criminal charges.
  • Mr. Anthony fails to appear in court on 27 March, his solicitors claiming that they had not had time to go through the papers. Mr. Watson appears in court, but did not enter a plea.
  • A year has passed since the devastating intervention of Mr. Anthony and his contractor’s invasive machinery. The state of the building has not improved.

September 2009

  • Derby Hippodrome Restoration Fund, established in July 2009, issues a press release announcing its goal to restore the theatre. Restoration costs are estimated to be around £15 million.

No further reports appear in the news regarding the court action against the owner and the contractor. It is certainly up to the courts to examine the evidence and determine whether there was any wrongdoing on the part of Mr. Anthony and his contractor. Although such decision would refer to the specific charge made by Derby City Council – that the owner and contractor carried out unauthorised work on a listed building. Beyond that charge, I would question the owner’s motivations and objectives for the building and whether those are aligned with the wishes of the community. On the face of it, keeping the theatre façade and building a car-park on the site does nothing to remind the present and future community of the theatre’s history. The building is grade II listed meaning the exterior must be retained, with no attention paid to protecting the interior. So, perhaps it is Derby City Council with whom the community should have issue, for failing to sufficiently protect the building through local listings or other means of historical protection. A car park does not contribute towards building and promoting community spirit and interaction. It is another faceless, passionless structure. It does not share, it does not provide any sort of education, enlightenment, or entertainment as theatre or other arts-based or culture-based activities could yield. But there is a value debate these days, where resources are scarce and limited. If the community does want the building restored and used as a theatre, will there be enough patronage? Not only does the restoration need to be funded, but so do ongoing productions and activities. I wonder whether there is enough demand, local or otherwise, to finance the existence of a theatre in Derby. Could it ever be self-funding or would it rely on Arts Council and other philanthropic support? The Hackney Empire Theatre in London underwent an extensive renovation, restoration, and extension from 2001 to 2004 at a cost of £15 million. It has a full and varied programme catering to the local community, but recently announced that, due to financial difficulties, it will close for at least nine months in January 2010. In future posts, I will examine and critique theatre restoration, alternative uses, and other projects – both successful and failed and discuss what the future could hold for these glorious buildings of our past.

For further details and accounts of the events at the Derby Hippodrome, check out the Derby Gripe and the Theatres Trust.