The new 115,000ft2 scheme replaces two existing properties and will comprise of seven upper levels of offices, retail accommodation at ground and basement levels, cycle storage and high quality changing rooms and shower facilities.
We were appointed on this prestigious development by Exemplar, in partnership with Ashby Capital and The Bedford Estates, to provide multidisciplinary design within the commercial led mixed-use scheme.
A BREEAM ‘Excellent’ has been achieved throughout the building by the design and procurement of various sustainability measures.
Innovative and fast paced design
Our Structures and Building Services teams have integrated their designs with a fast pace steel frame construction programme, aided by a modular MEP (Mechanical, Electrical and Plumbing) design allowing for off-site manufacture to be used wherever possible. This approach has significantly reduced the on-site construction and commissioning costs whilst also simplifying the design for increased reliability.
The building offers an extremely efficient and flexible rectangular floor plate, boasting natural light on three sides and spectacular views at the upper levels, including views of the Grade 1 listed Bedford Square adjacent to the site. Its appearance has been carefully considered with the intention to create a harmonious building that enhances its diverse surroundings, amplified by the inclusion of an eye-catching art installation to showcase the entrance to Tottenham Court Road on the South-West corner of the building.
The 70,000ft2 office accommodation is to be accessed by a spectacular, double height reception directly from Bedford Avenue. Spreading across seven floors, the offices will range in size from 11,800ft2 at the lower levels to 4,400ft2 on the seventh floor, with all but the uppermost floor being sub-divisible into two tenancies in order to provide flexibility for a variety of occupiers.
A BREEAM ‘Excellent’ has been achieved throughout the building by the design and procurement of various sustainability measures. These included green roofs, over 100m2 of photovoltaic cells, a Combined Heat and Power (CHP) plant with the predicted energy performance surpassing Part L 2010 requirements by 41%, and the CHP and buffer storage has been sized to provide two thirds of the annual heating load. The project is designed to an enhanced BCO standard, meeting the functional quality aspirations of the Central London market.
The façade design takes cognisance of the significant energy use associated with lighting in commercial offices. Glazed areas have been assessed to sufficiently reduce unwanted solar gain, further to the inclusion of strategically placed solid vertical elements to keep the solar gain down to good practice limits in conjunction with the high performance glazing. Low energy LED lighting with daylight dimming and presence detection will be used throughout the office areas and the glazing proportions have been set to facilitate the likely event of sub-division with perimeter offices.
The project is due for completion in early 2017.