110-114 Middlesex Street

The Brief

Located in the City of London near Liverpool Street Station 110-114 Middlesex Street is an occupied 45,000 ft² multi-let building. The Client’s brief to the design team was to redefine and reposition the building, making it more attractive to both the existing and future tenants and also to help rejuvenate the area around it. The Client initially aimed to minimise capital spend but the initial surveys and feasibility work carried out by the design team lead to a re-appraisal of the project and its scope with a corresponding increase in cost.

The main works undertaken included the creation of two new entrances at ground floor at 110 and 112 Middlesex Street and the refurbishment of the existing 2,500 ft² main reception space together with the roof and terrace areas. A new cycle lift was added giving access to a new 2,000 ft² basement cycle store and changing facilities. Additionally the main mechanical plant for the building was also replaced.

Client

Seaforth Land

Location

London E1

Architect

ODOS

Size

45,000 ft²

Sector

  • Office - Remodelling & Refurbishment

Services

  • Project Management
  • Cost Consultancy
  • Health & Safety (CDM)

The Challenge

The 7 storey building had been configured as a labyrinth of small offices, retail units and plant rooms, which led to very inefficient circulation and access routes through the building. A key challenge was altering the existing ventilation routes, including into a substation housed within the building. Extensive negotiation with UKPN was required in order to get their approval for the new ventilation strategy.

We advised the Client that proposed external redecoration works be procured as a standalone work package and not as a part of the main works contract. This route was followed with the Client engaging a specialist external facade contractor to complete who used abseiling for the works as opposed to expensive scaffolding.

The building was occupied throughout the works, and we managed this challenge by ensuring careful phasing of the works to minimise disruption. Sensitive liaison was needed with the existing tenants as the works progressed, keeping them regularly updated with regards the works being carried out. This liason process was particularly important when the Client secured a major letting to a University tenant. A change of main contractor in 2020 was also managed with minimal disruption.

The Outcome

The project threw up a number of challenges for the team, including carrying out the works during the pandemic and changing the main contractor early on in the process, but these and other issues were dealt with by the Client and project team working well together. Agreement with UKPN of the revised ventilation routes to the existing sub-station helped simplify duct routes elsewhere and the successful negotiation of CAT A contributions was a great benefit to the project.

Notwithstanding the changes required to the UKPN sub-station, the project was completed without service interruption for the tenants. The separately procured external façade works transformed the look of the property and helped clearly highlight the works that were also being done internally to the market. The replacement of the majority of the central plant and services throughout tenanted spaces brought improvements in energy efficiency. A review of the configuration of one of the retail units also enabled an increase to net lettable area.

Once complete the Client placed the building on the market and we provided support to the sales and negotiating team with due diligence reports required.

0 ft²
Office space
0 ft²
Restaurant space
0 T CO2E
Embodied carbon impact of refurbishment

Other Projects We’ve Completed Include

The Gilbert & One Lackington

Michael Faraday House

New Hibernia House