How reusing existing buildings is becoming an integral part of masterplanning Manchester

David Sandbrook is business unit director for Manchester at Curtins

The construction industry is increasingly moving to a ‘reuse first’ approach and despite higher levels of returns for new-build in Manchester – compared to neighbouring cities in the North – we’re also seeing a welcome shift towards the reuse, refurbishment, and retrofitting of current stock in the Greater Manchester region, writes David Sandbrook of Curtins.

Retaining our existing buildings delivers city landscapes that are rich in architectural variety and echo our historic and industrial past, while offering significantly better outcomes in terms of cost and embodied carbon. At Curtins, our embodied carbon database indicates that across several sectors, the reuse of buildings can deliver 80% less embodied carbon compared to new builds.

With the benefits of reuse being increasingly embraced, it is worth noting that this approach does demand a different design mindset to new-build – one rooted in understanding what we’ve inherited, whether that is stock of steel or an entire building, before deciding what comes next.

Why reuse is different

Unlike starting afresh with a blank sheet, reusing, retrofitting, or in cases like Higher Risk Residential Buildings (HRRBs), simply continuing in their function requires a certain level of detective work to assess risk and prove forward use feasibility. In the case of HRRBs, this means proving regulatory compliance with the Building Safety Act.

For this, both public and private sector teams must navigate incomplete records, unknown structural histories, legacy materials and construction methods, and an evolving regulatory framework that places greater emphasis on duty‑holding and demonstrable safety.

Across Greater Manchester, many assets built between the 1920s and 1990s are now at the point where owners need clarity to determine structural stability, risks and what is required to extend the building’s life or safely reposition it for reuse. At Curtins, we’ve carried out dozens of structural appraisals and risk assessments for existing buildings since the start of the year. We have received positive feedback from the BSR regarding the detail and approach within our submissions and informed our clients of not only the structural risks associated with their building, but also a pragmatic approach on how to reduce or monitor them.

More structured approach

Curtins has developed Insite as a defined, disciplined and phased approach to establishing the structural health, safety classification and forward‑use potential of an existing building.

Insite brings consistency to a notoriously inconsistent area. Whether the building is a 1960s high‑rise, a non‑traditional house type, or an iconic commercial asset with architectural significance, Curtins’ framework ensures that the following essentials can be established:

• Building typology and construction information
• Classification under the Building Safety Act
• Known issues and defects
• Structural risk category and hazard profile
• Recommendations and routes forward

This baseline is aligned with the Building Safety Case requirements and the RIBA Plan of Work, giving owners a clear, auditable starting point for asset transitions or the next steps in a building’s forward use.

What this looks like in practice

Several recent Manchester projects illustrate just how varied this structured approach can be. Whether this is a 1960s building with significant modifications and no structural records, where understanding the structural risks was paramount to allow works to be designed to reduce risks during ongoing occupation. Or whether this is a building constructed this decade, and the client wanted to understand how to manage the building risk moving forward throughout its design life.

Towards a reuse‑first city

Greater Manchester has an extraordinary legacy of Victorian, post-war and late‑20th‑century buildings. Many are reaching key decision points, through age, regulation, decarbonisation needs or investment cycles. The region has an opportunity to lead the way in demonstrating that reuse need not be risky, inefficient or unpredictable when approached with technical rigour.

For Curtins, existing buildings are already a fundamental part of our DNA. Insite simply gives us, and our clients, a clearer place to start.

By understanding what we have, we can unlock what’s possible next.

• David Sandbrook is business unit director for Manchester at Curtins