Restoration of the Lebanon Woolen Mills property in New Hampshire will create 196 housing units in four buildings. Image courtesy of RODE Architects
As green design advocates love to say, the most sustainable building is the one already built: adaptive reuse is climate action.
At RODE Architects, we’re always looking for ways to exemplify this ethos. Currently, that involves repurposing a number of historic mill buildings into multifamily residential developments. By transforming these architectural treasures into dynamic, sustainable spaces, we’re not only reducing environmental impact, we’re rejuvenating entire communities.
New England is dotted with countless historic mill buildings, now rendered obsolete by new manufacturing technology. The adaptive reuse of these structures presents a dual advantage: it leverages the embodied carbon within these buildings while breathing new life into their surrounding neighborhoods. The highest concentration of embodied carbon lies within a building’s envelope and structure, making mill buildings prime candidates for sustainable transformation due to their generally large, open floor plates.
Moreover, repurposing these historic gems can serve as a catalyst for neighborhood revitalization. It bridges the gap between preserving history and fostering a sustainable future, creating walkable, vibrant urban spaces.
Retrofits Accompany Residential Adaptation
In the heart of Lebanon, New Hampshire, RODE Architects is currently undertaking the restoration and adaptation of the Lebanon Woolen Mills, planned as 196 residential units across four buildings: two renovated, two newly built. This project will provide essential workforce housing within a walkable proximity to the town center. It will also forge connections, seamlessly linking downtown with the waterfront, public transit and rail trails.
Mill buildings present a unique opportunity: most are located on the banks of rivers, in places we would be unable to build on today due to the increase in extreme weather events. Restoring these buildings requires meticulous planning for climate resiliency. However, the resulting revitalization and restoration of precious waterfront is a priceless benefit to the buildings’ occupants and to the entire town. At Lebanon Woolen Mills, we’re achieving this with a central plaza that will become an amenity for both residents and the public.
Restoring the Lebanon Mills will require deep energy retrofits, primarily focused on insulation (which must be added from the inside to preserve the historic facade) and the replacement or restoration of windows. We will also replace obsolete mechanical systems with new ones appropriate for residential use, ensuring that these structures meet modern living standards.
Housing, Hydro Power and History
About half an hour south of Lebanon, RODE is also currently working on the adaptive reuse of Newport Mills, which will bring 70 units of multifamily housing to the area. This project presents an exciting and unique opportunity to reactivate the site’s hydroelectric power, sending surplus energy back to the grid to help green New Hampshire’s infrastructure.
This building is on the National Register of Historic Places, which imposes additional design restrictions: the masonry walls, windows, and structure must be exposed, which prohibits interior envelope improvements. Instead, our focus shifts to air sealing and the modernizing of building systems, enhancing energy efficiency.
Newport Mills, like many of its peer buildings, possesses an inherent character that simply cannot be replicated with new construction. Our design prioritizes the preservation of these authentic industrial features, celebrating the nostalgia and warmth they bring to the renovated spaces. Heavy metal sliding doors will remain in place, pinned open, and original window cranks will remain, rendered inoperable.
Amanda Sanders
Newport Mills also features irregular floor plate depths, a common condition in mill buildings. By embracing this challenge, we have the opportunity to create unique, character-filled units that break the mold of modern construction.
Looking ahead, we at RODE Architects hope to see deep energy retrofits become more common, especially in Massachusetts, where the new stretch code incentivizes it. The adaptive reuse of historic mill buildings in particular showcases a harmonious blend of past and present: sustainability meets history. By creatively adapting these structures to meet contemporary needs, we are reinvigorating communities, improving building performance, and celebrating the distinctive character of these architectural treasures.
Amanda Sanders is an associate at RODE Architects.
