We sat down with Sean Keyes, CEO at Sutcliffe, to talk about one of Liverpool’s most ambitious regeneration projects – the restoration of the iconic Tobacco Warehouse. As we discussed the scale of work, it became clear that this isn’t just about refurbishing a building; its about preserving history.
The £25m million project is set to breathe new life into what was once the largest brick warehouse in the world, the Tobacco Warehouse has stood for over a century as a symbol of Liverpool’s industrial might. But after decades of neglect, the building was in need of restoration. Now, thanks to careful engineering and design, the warehouse is being transformed into a residential and commercial space that will breathe new life into the area.
During our conversation, Sean shared insights into the structural challenges, the delicate balance between conservation and modernisation, and the wider impact of Liverpool’s famous docklands.
The sheer scale of the building is astonishing. It consists of 13 million bricks and a significant 22,500 cubic metres of concrete. Scheduled for completion in 2028, the project is a testament to Liverpool’s commitment to regeneration and sustainability.
What is happening in the Tobacco Warehouse regeneration project?
The Tobacco Warehouse is helping to reinvigorate this area of Liverpool, acting as a catalyst for the regeneration of the Atlantic Corridor. Described as a ‘sleeping giant’ by the Metro Mayor of Liverpool, Steve Rotheram, the area encompasses Liverpool Waters and a zone called the ‘Ten Streets’ which runs from the city centre to Stanley Dock. In this zone, former warehouses are being converted into premises for start-up businesses in the artistic, creative, and digital fields, and the population is projected to significantly increase in the coming years, which will further grow the local economy.
What part is Sutcliffe playing in the restoration?
Sutcliffe is the engineer responsible for the conservation, conversion, and exemplary regeneration of the listed Tobacco Warehouse, which kick-started the regeneration of the derelict docks.
Three large cores were sensitively cut within the core of the listed building to enable natural light to enter internally without affecting the external appearance, gaining support from conservationists. The second challenge was to locally remove intermediate floors, which created an opulent double-storey height space.
The overriding aim of the project is to maintain, for future generations, the cultural and historical significance of this type of building construction, which dates back to Victorian times when Great Britain led the world in civil engineering.
Why is this project significant to Liverpool and the famous docks?
An iconic Liverpool heritage landmark designed by one of the first dock engineers in the world and former President of the Institution of Civil Engineers, Arthur G. Lyster, the Tobacco Warehouse, Stanley Dock, sits proudly at the centre of the largest and most complete system of historic docks anywhere in the world. Comprising of three architecturally and historically important buildings, the monumental Tobacco Warehouse and its surrounding structures are listed at Grade II*/ II, creating a memorable and distinctive urban industrial landscape. Already developed just across from the Tobacco Warehouse is the outstanding, award-winning Titanic Hotel & Rum Warehouse.
This area of Liverpool has been undergoing a major transformation and redevelopment since its post war decline and was left largely derelict for 50 years. The important heritage value it gives to the UK and the region must not be forgotten, and it has been rightly repurposed for future generations to enjoy.
Redevelopment of the warehouse has encouraged investment in the adjacent Bramley Moore Dock, with the new Everton stadium completed in 2025. This project will provide a £1bn boost to the economy, create 15,000 jobs and attract 1.4m visitors to the region. There are plans for further hotels/leisure in the immediate future. This development sits on the edge of Liverpool City Council’s Ten Streets Project, which has approximately 125 acres of development opportunity to come to site in the years to come. This is a major flagship project for the Liverpool City Region, which will create wealth.
What about the structure itself and its history?
Constructed in 1901, the warehouse was the largest in the world, storing 330,000 tonnes of flammable tobacco. The warehouse contained 13,000,000 bricks, 8,000,000kg of steel and 22,500 m3 of concrete and had the building been demolished, the embodied energy loss would have been 450,000,000,000 J and 250,000,000 tonnes lost to landfill. This equates to the amount of energy to heat all Liverpool’s homes for four months.
A fact probably only easily observable to Sutcliffe’s team of structural engineers is that the warehouse was completely constructed in the former Stanley Dock. To achieve this, the dock was partially filled, and evidence of the previous dock walls remains there to be seen for those with an eagle eye.
How will this enhance Liverpool’s plans to transform its docks?
Due to the large scale of the project, redevelopment has brought about additional employment to the area, with the added benefit of additional spending to local businesses which will continue for future phases of the project. Redevelopment of the warehouse has encouraged significant investment across the Liverpool City Region.
Tobacco Warehouse will become a new tourist destination, allowing 1,500 residents to reap the rewards of living in a sustainable, historical location, which will bring life to what was once the most derelict part of Liverpool. The ground floor of the warehouse will have multi-leisure uses creating a European outdoor café/bar culture which will naturally attract and benefit the wider community.
Is the Tobacco Warehouse Regeneration project sustainable?
The Tobacco Warehouse Regeneration project is a shining example of sustainable redevelopment. By reusing the existing structure, the project significantly reduces the energy required for construction and demolition while preserving an important part of Liverpool’s industrial heritage. The development enhances and protects this historic landmark for future generations with minimal exterior alteration, ensuring that its cultural and architectural significance remains intact.
A key sustainability feature of the project is its connection to the Mersey Heat district network, which utilises renewable and energy-efficient technologies to provide low-carbon energy. This system supports the UK Government’s CO₂ reduction targets and contributes to making Liverpool a much greener city.
In addition to energy efficiency, the project prioritises biodiversity. The penthouse proposals were carefully designed to accommodate two peregrine falcons, which are on the UK’s Amber conservation list. A watching brief was maintained throughout the development to ensure their nesting sites remained undisturbed, adapting methodologies as needed to protect their habitat.
Sustainability also extends to transport and accessibility. The development’s prime location ensures excellent public transport links, with safe cycle storage included and key areas of the city within walking distance. This reduces reliance on cars, minimising unnecessary travel and lowering emissions.
By integrating modern sustainability measures with historical preservation, the Tobacco Warehouse regeneration project successfully demonstrates that the past and future can coexist, creating a greener, more efficient urban environment for Liverpool.
