Fitting new into old: Waterside, Ely

Waterside is a radical transformation of three neglected agricultural barns fronting the riverside in the heart of historic Ely.

The historic setting of Waterside in Ely

The Challenge

When our client bought three late-1800s livestock barns, the buildings had long stood neglected. But with a waterfront position within Ely’s riverside

Conservation Area, they were also a much-loved local landmark. The client wanted a transformation that would respect the barns' heritage while creating energy-efficient family homes to sit comfortably in this sensitive public setting.

The brief presented some interesting constraints. The original shallow foundations couldn't support additional heavy loads. Tight site access would limit construction options. And securing Local Authority confidence for a contemporary approach within a Conservation Area (a notoriously difficult area of planning), would require careful justification.

The riverside setting offered great potential through its beautiful views, but the barns' original proportions limited how much accommodation we could create. The question became: how do we maximise living space and make the most of the location while respecting what's already there?

The Design

The PiP team proposed something unexpected: remove each barn's roof and 'drop' a new building inside the original structure. This meant we could preserve the original barns while completely reimagining the interior space. We added vaulted upstairs living areas where the riverside views could be enjoyed, placing bedrooms on the ground floor.

The three homes feel individual yet connected through natural materials. Plot 1 was finished in dark stained larch to ground it within the landscape, the American Oak of Plot 2 echoes mature trees around the site, and finished in zinc, Plot 3 is reflective of a boathouse.

With a cost-effective timber frame approach, the buildings were quickly weather-tight and materials could be transported easily through the tight site access. Carefully designed foundations and steel frames carry the weight of the new structures without relying on the original barns.

Sustainability shaped many design decisions. We positioned windows and designed overhangs to let in winter sun and provide summer shade. Good insulation, durable materials, and thoughtful details mean these homes will perform well for years to come.

The Result

Waterside demonstrates how contemporary design can work within historic environments. The development respects the traditional riverside character while creating well-crafted modern homes.

Shortlisted for the RICS Social Impact Awards, LABC Building Excellence Awards, and CIAT AT Awards, the project earned impressive industry recognition.

Most importantly, the barns have been returned to productive use, securing their future as part of Ely’s riverside scene.

Three barns that might have been lost now stand as cherished family homes, proving that careful design can secure both heritage and future.