East Ham Old Fire Station, London Borough of Newham, for Populo Living, with dRMM

Built in 1913, the East Ham Old Fire Station had been left derelict since 1990. In 2016, a £2m investment Greater London Authority and dedicated housing financing enabled a creative retrofit that has turned the 400sqm building into 7 apartments and a 155sqm ground floor commercial unit. Reinstated original elements include the station’s lookout tower and the former engine hall.

Who is on the project team? (designer, consultants, etc)

Architect - dRMM - Saskia Lencer, Tonia Tkachenko, Kat Scott, Nazli Usta

Project Management - Kieran Vincent at Airey Miller

Contractor - T&B Contractors

Structural Engineer - Abigail Matthews at Momentum

MEP Consultant - Bart Stevens at SGA Consulting

MEP Sub Consultant - Fowler Martin

Environmental Consultant - Eight Associates

Cost Consultant - Emma Casey at Airey Miller

Acoustic Engineer - KP Acoustics

Heritage Consultant - Liz Vinson at Heritage Collective

Planning Consultant - Olivia Willsher at DP9

Describe the context of this project, its neighbourhood and people.

Erected in 1913, this Grade II listed building served as a fire station until 1960 before being repurposed as Newham Council’s quarters. Following their relocation in the mid-90s, the structure was left derelict. The Old Fire Station is one of a Civic Ensemble of Edwardian buildings which, along with other places of local interest, form the East Ham Conservation Area. Despite this grandeur, the wider area contends with pressing challenges and is amongst the London boroughs most impacted by the housing crisis. Even after recent improvements, Newham ranks in the country’s lowest 10% for deprivation. The child poverty rate of 49% makes it the second worst affected borough in London. In response to these challenges, and in line with the ambitious housing targets set by the London Plan, the Council devised a Housing Delivery Strategy. Populo, the project’s client and a housing company wholly owned by the Council, was established specifically to tackle these goals. This initiative has resulted in the creation of seven new rental homes in the Old Fire Station, all allocated at London Affordable Rents for individuals on Newham Council’s housing waiting list. Furthermore, the ground floor of the building has been revitalised to accommodate a commercial unit, fostering a link to the vibrant High Street South with its diverse array of shops, markets, and commercial outlets, both independent and chain affiliated. Since completion, the space has hosted community-driven events like Populo’s workshops on reducing energy consumption for local residents and exhibitions showcasing local artists’ works. 

How does this project make use of an existing structure, place or building in a creative way? Is it innovative? How will this project continue to evolve or enable future flexibility and adaptation? Have you considered its resilience? 

The East Ham Old Fire Station’s rejuvenation revives the building without resorting to carbon-intensive demolition and new construction. Through careful interventions we created a resilient space for living and working. We minimised spatial alterations to the existing footprint, stripping out non-original additions such as grid frame dropped ceilings and partitions, to reveal the 4.8m high Engine room which, together with the old stables, provides a flexible canvas for commercial and community use. Upstairs, former office spaces are transformed into homes whilst maintaining most of the original partitions. Rather than replacing the entire roof structure, we opted for a series of patch repairs, splicing in new timber beams where necessary. A fire escape stair was supplanted with balconies, to provide private outdoor space in this crowded urban setting. The design prioritises longevity and sustainability, restoring original features such as windows and quarry tiles while integrating new materials, for instance oak handrails and natural rubber flooring. Non-original additions, which included toxic materials such as Asbestos, were peeled away to reveal original structures and surfaces such as glazed bricks and caustic tiles. Detailed repairs to original windows and the installation of energy-efficient systems, including low NOx gas-fired condensing boilers and advanced heating controls, contribute to reduced energy consumption and superior air quality in residential units. This innovative project challenges conventional conservation norms, democratising the idea of heritage preservation. It´s resilience lies in its preservation of existing structures, strategic use of materials, and implementation of efficient systems, marking a sustainable approach to adaptive reuse.

What is the environmental impact of the project? How will the carbon use and material impact of the development be mitigated? What is the sustainability strategy?

The revitalisation of East Ham’s former fire station yields positive environmental and social impacts. Despite there being no mandatory requirements for meeting Part L targets due to the building´s listed status, strategic measures were integrated to enhance energy efficiency by coupling them with essential repair works. In this way insulation was incorporated into the roof cavity during the roof repairs. Additionally, the introduction of mechanical ventilation with heat recovery enhances air quality (the site is situated in an Air Quality Management Area) and further bolsters energy efficiency. The project demonstrates that the most sustainable building is almost always one that is already built, surpassing the RIBA 2030 target for new-build housing by 17%. It has an upfront embodied carbon intensity of 282 kg CO2e/m2, which corresponds to a LETI “A” rating, meeting the LETI 2030 design rating. For life cycle embodied carbon, a LETI band B is achieved, which is also in line with RIBA 2030 Climate Challenge target. This does not consider further reductions through the carbon stored in the existing building fabric on a continual basis. Furthermore, the project’s transformation into affordable social housing and a community asset reinvigorates the Grade II listed landmark. Hosting community events and exhibitions demonstrates the project’s integration into the neighbourhood fabric as a destination for visitors and not just residents. The re-landscaped rear yard, featuring permeable paving and additional balconies for planting, enhances the site’s green space, offering residents increased access to open areas, fostering a more neighbourly environment.