One Angel Lane
One Angel Lane is a 500,000ft2 speculative office development on the north bank of The Thames near London Bridge.
Oxford One Investment Ltd
Waterman was involved from pre-acquisition services through feasibility to detailed design. We were also involved in the single tenancy fit out for the whole building involving infilling atriums, introducing double height auditoriums and increasing cooling for dealer floors.
Waterman with their city expertise provided sub and superstructure structural engineering, building services and environmental consultancy for the scheme, which had been developed by CORE (City Offices Real Estate). UBS and Oxford were joint funders of the development and the main contractor was Sir Robert McAlpine.
The client required a high standard “City” development that maximised net lettable area and achieved an excellent BREEAM rating along with good sustainability credentials.
The project constraints drove innovative solutions from the team. St Paul’s planning sight lines restricted roof plant space and the planners had a desire for a green roof solution. The sustainability targets for the building required close interaction between the team members to deliver a homogenous strategy for reducing the building energy use.
Our team worked closely with the architect to develop a sustainable strategy for the building. The existing basement box and a portion of the superstructure was retained and reused. In total 80% of the original substructure was retained, over 30% of the original building by weight, resulting in significant cost, waste and programme savings and retaining embodied energy.
Leading edge façade technology was specified for the project, including passive double skin ventilated façades, 5 storey brise soleil structure and high performance argon filled glazing utilising the latest fritting technology for solar gain control.
Green roofs were incorporated in the scheme design for rain water attenuation and to support ecology as well as improving the efficiency of the building thermal envelope.
Renewable energy for the building is provided by one of the largest Photo Voltaic installations in London capable of generating 50kW peak electrical output.
Rain water collection tanks were installed in the basement and will be used to collect harvested rain water from the extensive roof scapes. The rain water harvesting is supplemented by a grey water recycling facility that collects waste water from the basins and filters, treats and recycles this for toilet flushing purposes.
The construction process has been greatly aided by the development of a co-ordinated M&E 3D services model by our building services team at the design stage. This was then adopted by the M&E contractor, for their co-ordinated installation drawing process. The advanced co-ordination enabled the M&E contractor to start on site 6 months ahead of programme and reduced the costs associated with tender and programme risk normally applied to lump sum negotiated contracts.
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