Set across 12 storeys plus ground, basement and mezzanine levels, this ambitious new 13,000 sqm office development at 100 Fetter Lane in the City of London will set a new standard for commercial spaces in London, with a robust future-proofing strategy and the reduction of carbon emissions at the heart of Fletcher Priest Architects’ design.
Through their new scheme, developer BauMont Real Estate Capital and YardNine, aim to meet the needs of new flexible working practices, whilst pushing the boundaries of occupier experience through the implementation of the latest technology, seeing the scheme target a Wired Score ‘Platinum’ rating.
Inspired by a brief which challenged the project team to look beyond conventional design, a truly holistic approach to sustainability has been embedded throughout, with operational and embodied carbon minimised, and future adaptability and flexibility built-in to the scheme. Reflecting this ethos, a BREEAM ‘Outstanding’ rating is targeted, whilst the design’s ‘fabric first’ approach to reducing energy use will yield an operational energy consumption level which is far lower than regulatory requirements.
Waterman is providing multidisciplinary consultancy services for the scheme, with our sustainability, building services, structural engineering and environmental specialists all working in close collaboration with YardNine and Fletcher Priest Architects, along with project managers Third London Wall, and cost consultants Arcadis.
Utilising a mixed-mode cooling strategy with openable windows, in conjunction with an underfloor air-based heating and cooling system, our MEP design was carefully aligned with the high-performance glazed façade to deliver the optimal solution for lighting and thermal comfort. Through the use of high efficiency air source heat pumps for heating, cooling and hot water generation, along with a low-energy lighting strategy and a high-performance envelope, this fossil fuel-free development will use half the operational energy of a ‘standard’ Building Regulations-compliant building.
Further bolstering the environmental and wellness credentials of the building, occupiers will have access to extensive terraces on multiple levels, along with a tranquil sunken garden located adjacent St Dunstan’s Gardens. With nearly 400 sqm of soft landscaping, a vast range of habitat types, including green roofs, shrubs, grassland, climbers and trees, will be created, providing a variety of opportunities for local fauna. To minimise the impact of the landscaping on water resources, the design couples full ‘greenfield’ run-off attenuation, via a blue roof and basement storage, with the latest smart tank technology which recycles rain water and grey water from the building’s showers. Recovered water will then be used to feed both the ‘low flow’ WC cisterns and irrigation.
Our structural design will boost the building’s longevity and offers generous floor to floor heights with a variety of floor plate sizes, making it suitable for multiple uses and occupier types in the future. The main frame utilises steel with material passports to facilitate future re-use, and prefabricated facade elements will also be used with the support system fixings to simplify removal or replacement. Elsewhere, the main frame is designed with beams at 4.5m centres which offer greater future flexibility for cutting in stairs, whilst significantly reducing the overall weight of steel used on site to yield substantial embodied carbon savings. In addition, prefabricated 4.5m span pre-cast concrete planks will provide the thermal mass essential for extending the natural ventilation periods, whilst reducing concrete waste and further slashing embodied carbon.
Edenica is a pilot project for our innovative circular economy-boosting Materials Passports initiative. To download your digital copy of Waterman’s Materials Passports Framework, which provides a robust methodology for documenting construction products and building elements, including data interconnections between products, buildings, and cities, click here.
Images: Fletcher Priest Architects
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