Podcast: Are listed buildings holding up development?

Ireland faces significant challenges in managing its extensive heritage of over 40,000 protected structures, commonly known as listed buildings. Many of these buildings have fallen into disrepair, while others, particularly those in state ownership, present costly and complex hurdles for modernization and retrofitting to meet contemporary climate standards.

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People might think it’s just about the architecture or the architectural quality of the building, but actually the reasons for protecting them are very, very broad. It also includes things that have an artistic value, cultural value [or] scientific – so it might be a building where something was invented.

This situation is underscored by the recent decision of the Health Service Executive (HSE) to transfer the James Weir building in Dublin 8 to the Land Development Agency. The difficulties associated with maintaining and updating these historical properties are a recurring theme in discussions about development and preservation.

Orla Hegarty, an Assistant Professor of Architecture at University College Dublin (UCD), explained on RTÉ's Behind the Story that the reasons for protecting buildings extend far beyond mere architectural merit. "People might think it’s just about the architecture or the architectural quality of the building, but actually the reasons for protecting them are very, very broad," she stated. "It also includes things that have an artistic value, cultural value [or] scientific – so it might be a building where something was invented."

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Once it’s either a proposed protected structure, or a protected structure, it has that protection that you can’t endanger the building – or do things without permission.

Professor Hegarty clarified that designation as a protected or proposed protected structure imposes a legal obligation not to endanger the building or undertake alterations without permission. Local authorities possess powers to intervene and carry out necessary repairs if a building is deteriorating and the owner is unresponsive, with costs subsequently being sought from the owner. She emphasized that protection does not equate to an inability to modify a building, but rather necessitates a thoughtful and deliberate approach to any changes.

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If they see a building that’s in danger or deteriorating, and they can’t find the owner or the owner’s not acting, the local authority have powers to actually go in and do repairs on that building and access the site - and then look for the owner to pay for it afterwards.

Furthermore, Hegarty observed a shift in how new buildings are perceived, noting their increasing treatment as financial assets rather than primarily functional spaces. She contrasted this with historical building practices, where structures served specific purposes like housing nurses or providing residences. The current trend of property speculation, she suggested, has led to a proliferation of international-style, glassy office buildings in Dublin, many of which, due to their open floor plans, are proving difficult to convert into apartments.

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The level of protection doesn’t mean you can’t do anything with this building, it just means you have to pause before you do anything – and you have to think carefully about what you do.