A deteriorating 200-year-old mansion on the outskirts of Edinburgh is being transformed into a vibrant community hub through an ambitious restoration project led by Michael Collins Architects. The project exemplifies the principles of the Architects' Journal's RetroFirst campaign, which advocates for adapting and reusing existing buildings rather than demolishing them.
Gracemount Mansion, a 1,200-square-meter B-listed building located in south Edinburgh, has been an integral part of local community life for decades. The eclectic Victorian structure sits within an area of public housing and previously served as a youth and community center until its closure in 2018. Since then, the building has suffered severe vandalism, including lead theft that has caused persistent problems with dampness and rot.
The mansion's closure left a significant gap in community facilities within the Gracemount area, which is classified as both a food desert and one of Edinburgh's most economically disadvantaged communities. The Gracemount Mansion Development Trust (GMDT) acquired the site from the local council with the primary goal of reopening the building and surrounding green spaces as a comprehensive community hub.
Michael Collins, whose firm specializes in Passivhaus-certified architecture, has been supporting the project since 2020 as lead consultant and retrofit coordinator. Recently, his team has collaborated with CSY Architects, which serves as the conservation specialists for the project. "The default option for any project should be to adapt and reuse an existing building," Collins explained, emphasizing the importance of preservation over demolition.
The restoration faces unique challenges due to the building's location within a vulnerable community that has very few recreational spaces. As a result, the mansion's grounds have become an informal park, while the building itself has endured extensive damage from vandalism. The GMDT wishes to maintain open access for the local community to enjoy the grounds and walled garden during construction work.
One of the key challenges has been carefully preserving the building fabric from further rot while developing a phasing plan that allows portions of the building to open incrementally. The design team has implemented innovative solutions, including temporary breathable metal window coverings that serve a dual purpose: they protect the structure while providing a canvas for public art and allowing the building to dry out naturally.
Additional protective measures include fireproof plexiglass panels for new windows and strategic planning for accessibility improvements. Creating level access throughout the historic building without damaging its fabric presents ongoing challenges. To address this, the architects have designed a new external elevator tower and stair system that will serve as both a functional and architectural feature, strategically placed to connect with the walled garden.
Funding remains a significant challenge for projects of this nature. The total budget is approximately $6.8 million (£5.5 million), with procurement planned in successive phases. The team has developed a spatial plan and servicing strategy that enables incremental development without wasteful work, while generating immediate revenue and social impact. The design incorporates flexibility within spaces to accommodate an evolving business plan and potential varying range of tenants.
When asked whether demolition had ever been considered, Collins was emphatic that it would be "unthinkable for the local community." While some external parties mentioned demolition early in the process due to the project's overwhelming scope, the building's strong intangible heritage and great potential for retrofit made preservation the clear choice. The strategy focuses on keeping as much of the existing structure as possible while carefully overlaying low-energy systems and services.
The environmental benefits of the restoration extend well beyond preserving the original fabric. The building's large flat roof will accommodate a substantial solar panel array designed to power ground-source heat pumps installed throughout the grounds. Mechanical ventilation with heat recovery systems are planned for the new upper levels, while breathable wood-fiber insulation and lime-based concrete with natural clay plaster will be used for the external envelope. Water recycling from the main roof will support the walled garden's irrigation needs.
The planning process has been notably collaborative, with initial phases already receiving listed building consent and endorsement from Historic Environment Scotland. Later phases have been welcomed by the planning department through detailed pre-application consultations. The local authority has demonstrated a vested interest in both protecting the building and supporting the local community, adopting a partnered approach despite funding challenges.
Planners recognized that the building's significance lies in its eclectic character, which resulted from various Victorian and Edwardian interventions over time. The sustainable measures being adopted do not compromise these historical elements; instead, they add a distinguishable contemporary layer that responds to the current climate emergency.
The project has yielded valuable lessons for future developments of similar scope and complexity. Collins noted that his team has learned to view the retrofit and development of complex community buildings as a continuum spanning several years, rather than a single construction event with a definitive end. This perspective emphasizes the importance of ensuring that all work, including seemingly mundane aspects like insulation and temporary measures, provides immediate ecological and social benefits while being celebrated aesthetically.
Flexibility and adaptability in planning have proven essential for enabling early occupation and stewardship of the building. This approach allows the community to begin benefiting from the space even as restoration work continues in other areas.
Collins reports that his firm's approach to retrofit projects and client conversations has evolved significantly, particularly given increased focus on the climate emergency. While many clients are interested in operational energy efficiency, discussions about justifying demolition and establishing a presumption in favor of retention have become valuable exercises. The firm often makes aesthetic arguments as well, advocating for retaining, expressing, and utilizing physical building fabric as a means to enrich the overall experience of a structure.
The Gracemount Mansion project represents a comprehensive approach to community-driven historic preservation that addresses social, environmental, and economic needs simultaneously. By transforming a deteriorating landmark into a hub for food, health, and wellbeing services, the project demonstrates how thoughtful retrofit can deliver multiple benefits while honoring a building's historical significance and serving its community's current needs.
