Recently in London Buildings Category

Back in January I blogged about the government's proposed law allowing office to residential conversion without planning permission. Many local authorities in London were concerned that the new law would have a negative impact on their office stock and so sought an exemption. 

London's buildings encompass such a wide range of uses, features and construction types that finding meaningful ways to describe them can feel difficult. Many new developments in architecture don't seem to fit into our existing categories. So it was perhaps inevitable that the world wide web would fill the niche...next time you are lost for words to describe a new or existing skyscraper, have a look at THIS new website.

Skyscraper Dictionary aims to compile the definitive dictionary to skyscrapers. The project is only a few months old but the hope is to add a new word once a week, so be sure to keep your eyes peeled.

My own favourites so far include:

- Pencil Tower: an "extremely slender skyscraper" where the height:width ratio is less than 10:1;

- Solitaire: "a stand-alone skyscraper...that does not belong to a series of buildings that make a classical city street, but one that is separately rearing in height, looking lonely";

Tour du Crédit Lyonnais, Lyon. Source: Jacmin, Wikimedia Commons

- Cherryscraper: "skyscraper with a proverbial cherry on top" designed for a function e.g. radomes which are according to the Oxford Dictionary: "a dome or other structure protecting radar equipment";


Etisalat Tower 2, Dubai. Source: www.dubai-architecture.info

- Twistscraper: "literally, a skyscraper with a twist"...maybe one day London if The Pinnacle ever completes (below).

Jan Klerks, director of the Dutch Council on Tall Buildings, who set up the website and related forum was kind enough to share some thoughts regarding his idea and aims. He revealed that he has over 100 new words to add and is constantly thinking about neologisms appropriate for new types of development/architecture, including many to describe London buildings. I don't want to give too much away, so keep checking back, but they include skyscrapers with features like those at Tower 42, The Shard, The Cheesegrater (below) and The Gherkin. Personally, I'd like a term for those with gardens, such as The Walkie Talkie.

In terms of how and why the project transpired, Jan explained how he noticed that both enthusiasts and professionals often talk about buildings from a visionary perspective, whilst he believes that "what makes a skyscraper stand out is in the details that only a craftsman will understand". Instead of using general terms when talking about skyscrapers, such as high-rise and urban, he believes the words in the dictionary "force you to really think about what it is you want to point out" therefore allowing one to "better express what they are talking about". You can read more details about this reasoning and motives here.

Jan also explains that in addition to this, much of the thought behind the idea is quite simply that it is fun. I'm sure I wasn't alone in thinking this when stumbling upon the website. It seems an innovative and different way of speaking about the topic, particularly for those of us not trained in traditional architectural vocabulary. Everyone has their own opinion on skyscrapers and the benefits or otherwise which they bring to skylines. For Jan, "the most important reasons to build skyscrapers, especially really tall ones, is just because of the fun involved". The need for high density in cities also supports the idea that the future is going to be vertical and this is sure to affect the commercial sector as well as the residential one.

By Claire Poole

At the Estates Gazette and British Council for Offices summit in November, Martin Jepson, Vice President of Brookfield, presented findings of a question on 'how do you think the demand for different types of office developments will change in the next decade'. 89% of respondents thought a greater emphasis will be placed on zero and low carbon offices. So far, it looks like they might be right.

It's been pretty well documented that the TMT sector is the most active occupier currently and that they are not the same as the financial institutions in what they look for in a work space. They prefer environmentally friendly open spaces that encourage creativity. Thus, it comes as no surprise that these companies are increasingly working with architects, agents and developers to ensure that their requirements are met. Google has been at the forefront of this field as it's quirky offices and campus at Bonhill Street testify and I don't think anyone is in any doubt that its new HQ at Kings Cross will be equally as eccentric and incredibly eco friendly.

In California, the major players in the TMT industry including Apple, Google and Facebook are all in the early stages of building new headquarters in San Francisco. And guess what... being green is high on the agenda.

Apple's new HQ, which resembles a UFO, has been designed by Norman Foster Architects who also designed the Willis Building, Holborn Place, 50 Finsbury Square and The Gherkin.

In the past companies have been content with sticking a few solar panels on the roof. However, Apple is taking this to a whole new level and wants to install enough solar panels and fuel cells to become entirely self sufficient! It also wants to plant 6,000 trees, including fruit trees (no prizes for guessing what) and a further 108 trees that can cost between $50,000 - $100,000 to relocate (rather than rely on nursery bred specimens).

Facebook has hired Frank Gehry to build an extension to its Menlo Park Campus. The campus, due to start work this year, will look like a 'wooded hillside rather than a building' according to Katie Ferrick, Chairman of the Menlo Park Planning Commission.

Google is looking to restore 8 acres of wetland in Silicon Valley and is apparently looking to build it's own blackwater recycling system which would run all its sewage through treatment tanks so it would be clean enough to pipe to the San Francisco Bay Area. Ian MacClaren of Southland Industries said 'it's too expensive to make economical sense, it's a good citizenship story, more than anything else'. Furthermore, almost half the buildings on Google's campus will be fitted with landscaped green roofs which will lower heating and cooling costs.

These all sound like grand plans and it must be remembered that these are at the planning stage. However, it is evidence of how important having an environmentally friendly workspace is to these companies encouraging new talent and for the future of the company. Whether it is PR or actual economics remains to be seen.

To read the full article and see pictures of the planned buildings, visit: http://www.businessweek.com/articles/2013-03-14/silicon-valley-tech-giants-plan-super-green-campuses

By Konrad Kowalski

World renowned architect Ken Shuttleworth has been identified as one of the leading contenders to redesign the stalled Pinnacle Tower in the City of London. 

Last night I stumbled across a good gallery on The Telegraph website looking at some of the best office to resi conversions around the country, a number of which were inevitably in London.

Last week Derwent London announced its annual results for 2012. Derwent London is focussed on Real Estate investment and regeneration; it owns and manages a wide investment portfolio totalling 5.4 million sq ft, with primary focus being offices across central London.

The company announced a £52.5 million profit before tax for 2012, increasing its NAV per share by 11% to 1,886p. This was aided by £13.3 million of lettings across 340,000 sq ft and major developments and refurbishments rising by 14.1% in value. With overseas London investment thriving, it's interesting to see a company which is focused mainly on London commercial property attaining positive results.

The year saw Derwent obtain planning for six major consents, totalling 655,000 sq ft. This included 125,162 sq ft of office space at 1 Page Street, SW1, as well as a mixed use scheme comprising 275,000 sq ft in total at 1 Oxford Street, W1. The latter will be above Tottenham Court station, where Derwent intends to exercise its option to reacquire the site from Crossrail upon completion of the works.

To those of us who follow such things, this should all come as no surprise. The group ended 2011 with recognition in the form of Estates Gazette's Office Property Company of the Year, beating off strong and varied competition from the likes of Land Securities and British Land. The judges felt the group had "emerged from the recession in a strong position with an exciting pipeline of projects".

In similar fashion, at the end of 2012 Derwent was named the 'most admired company' in the commercial property sector Management Today awards.

Derwent attributes such recognition to its commitment in "investing in improving areas in the West End and City borders, offering tenants great space, in well-designed buildings at reasonable rents in the appealing locations of the future".

Derwent got off to an impressive start in 2012, with fourteen lettings in the first quarter. Interestingly, by income 55% of Derwent's transactions were pre-lets, including an impressive 125,162 sq ft at 1 Page Street, SW1, to Burberry in February, the largest West End pre-let of 2012. This was taken on a twenty year lease and Burberry will pay £5.3 million per annum with £50.00 per sq ft over the top three floors and £45.00 on a typical mid floor level.

Another large pre-let was the lower ground and ground floors at 1 Stephen Street, W1 in March; a total of 15,400 sq ft to BrandOpus LLP on a ten year lease, which therefore means the design agency has tripled its occupation in Derwent's porfolio.

Other major lettings include that of the refurbished 10-4 Pentonville Road, N1 in October, a total of 48,455 sq ft to Ticketmaster on a twelve year lease at £42.50 per sq ft and also a further 11,162 sq ft letting in November to existing tenant Grey Advertising Limited at £45.00 per sq ft at The Johnson Building, EC1.

On this note, you will not be surprised to hear that 27% of Derwent's 2012 lettings were to Technology Media and Telecommunications (TMT) companies, increasing to 68% if wider creative industries are also included. Indeed, Derwent makes special reference to a mid year visit to Silicon Valley to meet tenants considering expanding to the UK and to see the occupational requirements. This proactive engagement with the market and understanding of potential occupiers must surely by one of the factors that has seen their reputation soar.

Suggesting further confidence of the sector, Derwent has announced plans to bring forward the construction of the sixteen storey development at White Collar Factory, EC1 in the heart of Tech City, Old Street, on a purely speculative basis. This will comprise approximately 280,000 sq ft of space.

2013 sounds equally as bright then for Derwent in terms of both lettings and construction. This is highlighted by the proposed 323,00 sq ft of office space at Saatchi & Saatchi's current offices 80-84 Charlotte Street, W1, which will be Derwent's largest ever development and where construction is expected to begin in 2013.

You can view the full Annual Results here.

See below for a map of Derwent's major holdings!

By Claire Poole and Konrad Kowalski

New rules allowing the conversion of office blocks to residential use without the need for planning permission have been met with hostility from London borough councils. 

As you may have realised, we at Office Gossip love a good peek into London offices. I stumbled upon this one (which was designed by Area Sq), home to Magners. Another to stick into the hat in a poll of the best office to work, perhaps?

Located on the fifth floor at Communications House, 48 Leicester Square, WC2; the space was designed with the brief to: "create a client facing office which would promote their products and marketing material", as well as allow the client "to adapt the office in-line with changing marketing campaigns".

Last week we discussed the London Office market being ranked as the most expensive in the world, followed by a map of consensus rents. These are rental values based on an average of estimates made by a panel* asked to consider the rental value of an hypothetical grade-A unit of 20,000 sq ft, let for ten years. Imagine then that you had exactly that much to spend? What would you get for your money? A quick search of EGi's London Offices availability service showcases what's on offer.

Midtown - consensus rent £51.75 per sq ft. Farebrother and Jones Lang LaSalle have floors available for £52.50 where you would be rubbing up against the likes of Mitsubishi Corporation and Westfield.

 

 

City Core - consensus rent £57.50 per sq ft. The 22nd and 23rd floors of Broadgate Tower are available on a sublease through Jones Lang LaSalle for this price. Other occupiers include Hill Dickinson and Banco Itau Europa S.A.  

 

 

West End (Mayfair & St James's) - consensus rent £99.50 per sq ft

At the highest end of the scale the third and fourth floors of Washington House, are available through Cushamn & Wakefield with a guiding rent in the 90s. Occupiers include Gazprombank. The highest rents, topping £100 per sq ft can be found at 5 Hanover Square and 23 Savile Row.

 

 

 

*CBRE; Cushman & Wakefield; Deloitte Real Estate; JLL; Savills and Farebrother (Midtown & Southbank only)