Seeing the Potential in Existing BuildingsHow the Expert Advice Scheme can unlock a more regenerative future for our towns

Across Ireland, many town centres contain buildings that no longer fulfil the role they once played. Vacant upper floors above active shops, former banks, pubs, post offices and public buildings often occupy prominent locations yet remain underused, despite representing significant social, cultural and environmental value. The recently launched Expert Advice Grant Scheme offers an important opportunity to help unlock this potential, providing funding for professional advice that supports the conversion and reuse of vacant space above commercial premises and former commercial and public buildings. (1)

These buildings are more than ageing structures. They contribute to the identity and character of a place, reflect its history and provide a tangible link to the communities that have shaped it over time. (2) They also represent a substantial investment of materials and embodied carbon that already exists within our built environment. (3)

As we respond to the challenges of climate change, housing demand and town centre regeneration, there is growing recognition that existing buildings should be viewed not as obstacles to change, but as valuable assets capable of supporting a more sustainable and regenerative future. The Expert Advice Grant reflects this shift in thinking by encouraging property owners to explore the potential of existing buildings before considering more carbon-intensive approaches to redevelopment. (1)

The greenest building is often the one that's already there.

As Ireland works to address the housing crisis and transition to a lower-carbon future, making better use of our existing buildings has never been more important. Retrofitting and adapting existing buildings can significantly reduce embodied carbon compared to demolition and new construction. (2) Every wall retained, roof repaired and structure reused represents carbon already invested that does not need to be replaced. At the same time, bringing vacant buildings back into use reduces pressure to build on greenfield sites while making better use of existing infrastructure and services.

But the benefits go far beyond carbon. Adaptive reuse protects the distinctive character of our towns and villages, preserves cultural heritage, supports local businesses through increased town centre living and helps create vibrant places where people once again live above the shop, walk to everyday services and contribute to thriving local communities. (4)

Unlocking Hidden Potential

Many property owners recognise the opportunity their building presents but are unsure where to begin. Questions around planning, building regulations, fire safety, conservation, structural alterations and viability can quickly become overwhelming, particularly for older or traditionally constructed buildings.

Recognising this challenge, the new Expert Advice Grant provides funding of up to €5,000 towards professional advice for eligible owners considering the conversion of vacant space above commercial premises or former commercial and public buildings into residential accommodation. (1) The scheme is designed to support informed decision-making at the earliest stage of a project. Rather than committing immediately to detailed design or construction, owners receive expert advice that helps them understand the potential of their building, identify constraints and explore realistic options before progressing further.

Designing With What's Already There

At ACT, adaptive reuse sits at the heart of our approach to regenerative design. We believe buildings should be viewed as long-term resources, where the life cycle of materials is extended through thoughtful adaptation, reuse and continued occupation. Existing structures contain embodied carbon, cultural value and social memory that cannot simply be replaced through new development. (2) By working with what already exists, we can create places that are more sustainable, distinctive and deeply connected to their communities.

Every retrofit project also presents an opportunity to improve accessibility, energy performance, biodiversity and quality of life, demonstrating that environmental, social and economic benefits can be achieved together through thoughtful design.

The Expert Advice Scheme reflects a growing recognition that the future of our towns depends not only on what we build, but on how thoughtfully we adapt what already exists. Existing buildings contain environmental, cultural and social value that cannot be recreated through new development alone. By investing in their reuse, we have an opportunity to reduce carbon, protect local character, support town centre regeneration and create places that remain relevant for future generations.

References;

1. Government of Ireland (2026) Expert Advice Grant: Vacant Above the Shop Conversions and Conversion of Former Commercial/Public Use Buildings to Residential Units – Scheme Outline. Croí Cónaithe Towns Fund. March 2026.

2. Purcell, C.E. (2018) Deep Energy Renovation of Traditional Buildings: Addressing Knowledge Gaps and Skills Training in Ireland. Dublin: The Sustainable Energy Authority of Ireland, The Heritage Council, Carrig Conservation International Ltd. and ICOMOS Ireland National Scientific Committee on Energy, Sustainability and Climate Change.

3. Stokes, K. and Connolly, M. (2024) Opportunities and challenges of vacant above the shop units for residential use in Ireland. Dublin: Dublin City University and Dublin Simon Community. 

4. IMAGE Interiors & Living (2025) Living above the shop: reviving this mainstay of Irish towns. IMAGE.ie, 9 September. Available at: IMAGE.ie (Accessed: 3 July 2026).