Derelict Iconic Building Rescued for the Community of Hastings
Hastings' iconic Observer Building has been repaired and rescued from dereliction and 4 floors brought back into use for the community. Funding and guidance from Historic England helped Hastings Commons carry out this work in a heritage-conscious way, such as preserving the original aesthetics of the front of the building and its various interior fixtures.
The ambition
Built in 1924 for F J Parsons Ltd and abandoned in 1984, the Observer Building became increasingly derelict. After closure, the building passed through 13 owners, most making money on the building without doing a single repair, and the cycle looked set to continue. The building was purchased by Hastings Commons in 2019 for £1.15 million to bring it 'back from the brink' and breathe new life into the space.
The aims were to:
- Preserve the character of the building
- Transform the space into affordable homes, sociable workspaces, and leisure areas, involving local community engagement to combat gentrification
- Reinvent the Observer Building as a cultural hub for local creatives, activists and social entrepreneurs to network and showcase their work to the community
- Improve the economic potential of the Trinity Triangle area by increasing footfall and dwell time in the area
- Complement the cultural elements of the Hastings Trinity Triangle High Street Heritage Action Zone programme by making the space a canvas and stage on which the living history of the neighbourhood could be retold for modern audiences
The ultimate ambition for the Observer Building is to pass full legal ownership of the building to the Community Land Trust (CLT)
Who made it happen
The Hastings Trinity Triangle High Street Heritage Action Zone (HSHAZ) was a partnership programme led by Hastings Commons and supported by Historic England.
Key organisations involved
- Hastings Commons
- IF_DO Architects
- 8build as main contractor
Other contractors
- Webb Yates for mechanical, electrical and plumbing engineering and structural engineering
- Stroma for construction (design and management) regulations
- Quadrant for building control
- CWB for fire engineering
- Donald Install for conservation expertise and stone analysis of facade
- Steel Window Service for bespoke double-glazed window panels for the facade
The case study details on this page were supplied by Hastings Commons.
Funding sources
HSHAZ funding of £1,625,000 from Historic England helped leverage an additional £7,514,000 in match funding.
This came from a variety of sources including:
- Getting Building Fund, Growing Places Fund, Architectural Heritage Fund, Community Renewal Fund, Cooperative Foundation
- Connecting Hastings and Rother Together (CHART/ERDF) East Sussex County Council Stalled Sites fund
- Towns Fund
- Youth Investment Fund
The results
The project has revived and secured the future of a historic landmark that had been abandoned for 35 years. Restoration of the historic façade was completed in May 2024 and unveiled in July 2024.
The work to the new roof, repaired external shell, installation of air-source heat pumps and 165 low-u-value windows has created sustainable spaces and an annual carbon emmissions saving of 81 tonnes.
Securing substantial match funding enabled Hastings Commons to fit out the first 4 floors for use, including:
- Alley hall, now in use as a gym and lobby
- Ground floor, now a cafe and events space
- Mezzanine, where the OBX Creative Technology hub is now located
- First floor providing workspaces and board room
- New lift and universal access
- Shell for 12 residential units. With an additional £1 million funding from Town Deal and £500,000 from a Hastings Borough Council acquisition fund, these will provide homes for 8 people moving from temporary accommodation, and 4 people in housing need
The 99 workspaces and 2,117 square metres of floorspace in use accommodates diverse commercial tenants and also the Hastings Commons team, integrating them even more in the community.
The establishment of the OBX Creative Technology hub promoting digital inclusion and working with local creatives, further enhances community impact.
The Observer Building has hosted various cultural events since reopening, bolstering its role as a vibrant community hub.
Hastings Commons’ sociability survey revealed that a quarter of tenants and co-workers made meaningful professional connections within the first year, with 52% forming personal friendships and 92% feeling a sense of belonging. Notably, a professional connection led to a partnership which brought the first Trans Pride to Hastings, earning a national award.
Lessons learnt
- Embrace the complexity
Heritage projects often come with inherent challenges, but these should not deter you from pursuing them. Despite their complexities, heritage renovations can be undertaken cost-effectively with careful planning and resource allocation. - Stay open to change
Adopting a flexible and adaptive approach is crucial when dealing with heritage renovations. Recognise that plans may evolve over time, and be prepared to adjust accordingly. - Persevere
Embed a resilient and tenacious mindset in your project team and organisation, remembering to celebrate the successes small and large, and remembering that the project will be a marathon, not a sprint. - Phased organic development
Consider adopting a phased organic development approach, allowing for gradual progress and adaptation as the project unfolds. This enables you to respond to emerging needs and opportunities while minimising the risk of wasted resources. - Prioritise community engagement
Engage with the local community throughout the project to ensure their voices are heard and their needs addressed. Community involvement fosters a sense of ownership and enriches the project with diverse perspectives and insights. Try to enrich the project by weaving in local stories and cultural projects through events and installations. - Preserve heritage values
Maintain a strong focus on preserving the heritage and historical integrity of the building throughout the renovation process. Strive to strike a balance between modernisation and conservation to ensure the building's unique character is upheld. - Document and share success
Document the journey and achievements of the project, sharing them with the wider community through various channels such as publications, media, and events. Celebrate milestones and successes to inspire others and garner support for future endeavours.
The future
Overall, the future direction involves a continued commitment to preserving heritage while fostering community engagement and sustainable development.
Collaboration with the community, particularly involving young people through the Youth Programme, is emphasised in decision-making processes regarding the future use of these spaces.
Funding has been found for future works including:
- Youth space on the roof to be co-designed with young people
- Rooftop garden and cafe/bar
- Youth space and mixed use space in the building’s vaults, to be co-designed with young people
Initiatives to engage the community, raise awareness, and celebrate the building's rich history and rescue are ongoing, including the creation of installations, media coverage and publications such as the Observer Building history book which was funded through the programme.
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