We are pursuing a fresh idea for office space: a new type of building that learns from the best warehouses and factories – but one that is designed for the 21st century office worker rather than the 20th century blue-collar worker. We call it the ‘White Collar Factory’. The quality we admire and pursue is one of simplicity, generosity, volume and light: a particular proven spatial characteristic that we have discovered in so many buildings originally constructed for industrial production.

Typically, the White Collar Factory is an office building that has big, flexible floor plates, large opening windows, generous volumes and robust concrete construction. It is light, open and connected because its dimensions are being defined by the potential of natural light and ventilation. It is smart because it is simple and does not rely on the air conditioning and other technological add-ons that too often confuse choice with excess. That said, it uses the physics of thermal mass and cool water cast pipes to ensure that it is cool in summer and warm in winter. Its generous volumes also ensure that it is future-proofed by allowing tenants to add any extra services they believe they might require.

The White Collar Factory offers a rich mix: a ‘city sandwich’ packed with different users whilst fulfilling that most sensible maxim of enduring architectural quality – ‘long-life, loose fit’.

The logic of the White Collar Factory has already influenced our thinking as we look to extend and re-invent Hampstead Road and embark on an ambitious mix of large and small office spaces at our City Road Estate.

Fitzrovia

Our Fitzrovia portfolio consists of approximately 30 buildings covering over one million sq ft ranging from large, brand new office blocks to small older pubs. Set in quieter streets full of history and character, Fitzrovia is enjoying a renaissance and we are helping to shape the future thanks to exciting new architecture such as the Charlotte Building, Qube and Arup’s headquarters.

This was a core holding of London Merchant Securities and we are now evolving a strategy for the next few years. Many of the buildings can simply be refurbished – a process that we have already started with small refurbishment schemes completed at 43 and 45 Whitfield Street and 75 Wells Street.

Make’s design for the 80 Charlotte Street block aims to retain and rationalise the majority of the buildings, breathing new life into the existing spaces and creating a positive and cohesive new identity with a strong sense of place.

The retained sections of the buildings will be refurbished internally and, together with new additional floors, provide a range of flexible and highly efficient office spaces to satisfy the requirements of the modern occupier. In addition, a self-contained residential element will be introduced as well as further floors at roof level to provide fantastic skyline offices, set back from the street frontage with private gardens.

Retaining a large amount of the existing building is environmentally and socially sustainable, reducing the quantity of materials and energy required and minimising pollution and disruption for local residents and businesses. Long-term sustainability strategies will be developed to incorporate opening windows, natural ventilation and heat recovery systems.

The development will harmonise with its setting in Fitzrovia; enhancing activity and interest at street level by offering an enriched mix of uses across all of the site’s frontages and offering the local community a new area of public realm.

Fitzrovia Partnership

The Fitzrovia Partnership is a business-led initiative bringing together local businesses to add value and deliver a tangible improvement to the management of Fitzrovia. It seeks:

• to embrace business and work with local amenity groups and the statutory authorities to help preserve and enhance a vibrant commercial and residential district;
• to introduce itself to a wider audience and attract members, the aim being to involve the business community in a shared vision of maintaining Fitzrovia as a location of choice; and
• to deliver pro-active business management, improved standards, a destination of choice for living and visiting, a sense of place and return on investment.

Derwent London is leading this initiative and has been formally joined on the partnership’s board by Arup, The Doctors Laboratory, Make, City of London and Camden council.

Its integrated management plan incorporates eight key components, each of which aims to deliver added value activities:

• clean;
• safe;
• promoted;
• accessible;
• friendly;
• identity;
• information; and
• communication.

Examples of these activities are to:

• focus on enhancing the quality of the street environment in partnership with Camden council and Transport for London;
• introduce ambassadors to provide customer service to businesses, workers and residents alike and help to reduce crime in partnership with the police;
• enhance connectivity with neighbouring areas as well as within Fitzrovia;
• help upgrade, in partnership with Camden council, the quality of the public realm by improving the range of street furniture, trees and landscaping;
• embrace more businesses and focus on promoting the area as a destination of choice for business;
• help create an environment conducive to quality retailing to support the business and residential community and add value to the retail hub of Tottenham Court Road; and
• increase the dining and eating offer to add value to the vibrancy of Charlotte Street and its surroundings.

(see: Sustainability)