WHITE COLLAR FACTORY - A NEW 226,000 SQ FT LANDMARK OFFICE BUILDING TO REVOLUTIONISE THE WORKPLACE

AN INNOVATIVE AND SUSTAINABLE DESIGN FOR THE FUTURE

CLUSTERED AROUND A NEW PUBLIC COURTYARD, AN ADDITIONAL FIVE LOW RISE BUILDINGS OFFER 41,000 SQ FT OFFICE SPACE AND 11,000 SQ FT OF RESTAURANTS

A NEW URBAN CAMPUS FOR LONDON, DEVELOPED BY LEADING ARCHITECTS, AHMM

WHITECOLLARFACTORYOLDSTREETYARDEC1

Changing times can alter your perspective on what is important.

At Derwent London we have always favoured the robustness and adaptability of buildings of the industrial era more than the over-specified and potentially short-lived new builds of recent years. We have made our name converting the factories and warehouses of the past into some of London’s most successful workspaces. Simple, yet generous, these older buildings easily transform into inspiring, people-centric spaces. They don’t demand excessive ‘cooling’ systems, because they’re blessed with high ceilings, great daylight and natural ventilation.

Of course, no-one makes buildings like that anymore. But is it not about time somebody did?

The Johnson Wax Building

builtto lastWhy thesimplestbuildingsCan be the most enJoyable 05 04

White Collar Factory’s compelling combination of old and new does not stop at its structure. Both outside and in, the building possesses an industrial aesthetic that takes its inspiration from some of the greatest architects in recent history, particularly Albert Kahn and Jean Prouvé, who both specialised in transferring mass manufacturing technology to architectural design.

On the exterior, glazing is interspersed with solid façades, inspired by Jean Prouvé’s Maison Tropicale, featuring circular air vents. These can be opened manually from within for a burst of fresh air and lend a robust uniformity to the building. Inside, 3.5m high ceilings, large windows, exposed services and structure create a voluminous sense of space and a classic warehouse aesthetic. A bare palette of raw concrete, metal pipework and metal tile floors leaves each t enant with a canvas, upon which to create the ideal identity for their business.

As a crowning glory, the building’s two top storeys comprise a double height penthouse with an open mezzanine level. Extraordinarily spacious for a newly-built office, these floors will create a unique London headquarters for a forward-thinking company.

industrialdesigna raW andeXposedaesthetiC

New for Old 21Old Street Yard 22Location 24Transport Links 26On Your Doorstep 30Connectivity 32

Energy Savings 60Cost Efficient 62Entry and Exit 64

White Collar Factory 13Five Principles 14

BuildingFloor Plans and Areas 68Summary Specification 76Simon Allford, AHMM 80Jean Prouvé 82Frank Lloyd Wright 84AHMM 86Derwent London 88Contacts 90

Sustainability 50Concrete Core Cooling 54

Talent 40Urban Campus 43The Word 44

Contents

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WhiteCollarFaCtoryprinCiples 11 10

work in progress

White Collar Factory is a new building at the heart of Old Street Yard overlooking the roundabout offering panoramic views across London. It will provide 226,000 sq ft of offices with a difference. Here’s why...

White Collar Factory is an original concept for the design and construction of new office buildings that combines the wisdom of well-built industrial spaces with best practice in modern office design.

Five simple prinCiples ensure that the overall need for artificial lighting, heating and cooling is reduced, while flexibility and adaptability are nurtured. The result is a more sustainable, affordable and future proof workspace: a warehouse for the 21st Century. It puts people in full control of their work environment.

WhiteCollarFaCtorya WorkspaCethat WorksnoW andtomorroW 13 12Principles

High ceilings look and feel great; they allow for greater flexibility of fit-out, and improve comfort levels by enabling better ventilation and more daylight.

– 3.5m floor to ceiling height– Excellent daylight penetration– Exposed services – easy to maintain and adapt for a variety of uses

The innovative approach to environmental control exploits natural daylight and ventilation, while Concrete Core Cooling uses simple chilled water to transform the structure itself into a radiant cooling source.

– Radiant slab cooling– Mechanical fresh air ventilation and extract to central core

Openable windows put people in charge of their environment. The common-sense façades minimise solar gain by ensuring that south-facing walls have a lower percentage of glazing than north-facing walls.

– Façades adapt to suit solar conditions i.e. small openings to the south, larger openings to the north– A connection to the outside world

The well-designed floor-plates futureproof the building for occupiers’ changing needs, allowing easy and quick sub-division of space and high density occupation.

– Generous scale provides maximum flexibility to suit a wide range of users– Large floorplates– Designed for high density (1 person per 8 sq m occupation) – Raised floor for power and data

Using exposed, fair-faced, concrete minimises our carbon footprint. Concrete thermal mass efficiently absorbs and releases heat to regulate the building’s temperature naturally.

– Natural concrete soffit – Perimeter blade columns

integrated in the façade to de-clutter space and provide additional exposed thermal mass

– Concrete thermal mass is utilised

150mm

ConCreteCore Cooling

stays Coolstays Warm

FleXibleoCCupation

WindoWs that open

12m-18m Core to WindoW

3.5m

highCeilings

Five prinCiples

15 14Principles

WhiteCollarFaCtoryplaCe 19 18

White Collar Factory, is located on Old Street, at the epicentre of London’s burgeoning ‘tech belt’. Dubbed ‘Silicon Roundabout’ or ‘Tech City’ by business leaders and politicians alike, the area around Old Street roundabout is home to hundreds of locally-grown digital and media companies, and has recently welcomed Google’s Campus initiative and Cisco’s new innovation centre. Situated proudly between the Square Mile and Shoreditch, Old Street Yard will offer fast access to both the artistic/creative centres of Shoreditch and Clerkenwell and the financial heart of the City. For a creative, ambitious business, there’s simply nowhere better to be.

Just seconds away from Old Street Underground station, White Collar Factory offers connections across the entire capital. Two stops on the Northern Line takes you to King’s Cross St Pancras for access to national and international rail services via Eurostar. Bank and Liverpool Street Stations are only two stops away for a direct link to future Crossrail. London City Airport is located within 30 minutes, offering daily flights to a host of international destinations.

neW For oldWhite CollarFaCtory Comes to old streetroundabout 21 20Place

But this development is about more than a single new White Collar Factory. A mix of low-rise refurbished and new buildings clustered around a new public courtyard it will create a vibrant and thriving urban campus, designed to attract companies of all shapes and sizes for a diverse business community. Old Street Yard will also offer flexible accelerator space, enabling start-ups and small businesses to establish themselves in London’s technology hub, giving them the space to develop and grow. By building a like-minded community of ambitious young businesses and established players, Old Street Yard will act as a breeding ground for innovation, collaboration and creativity.

Featuring a new tree-lined public courtyard, Old Street Yard opens up the area between City Road, Featherstone Street and Mallow Street bringing light and space to this currently built-up locality. In addition to workspace, the courtyard will feature restaurants, residential apartments and exhibition space, creating a bustling urban environment that will further enhance the character of the neighbourhood.

oldstreetroundaboutCreatingan urban Campus

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8 MINUTES CyClingFrom old street

8 MINUTESundergroundFrom old street Source: tfl.gov.uk Source: tfl.gov.uk

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Farringdon11 mins

liverpool street8 mins

london bridge6 mins

moorgate2 mins

bond street17 mins

oXFord CirCus14 mins

viCtoria15 mins

Waterloo15 minstottenham

Court road16 mins

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CrossrailFrom liverpool street

LONDON CITY28 minsVia DLRFrom Bank

heathroW42 minsVia Heathrow ExpressFrom Paddington

GATWICK57 minsVia Gatwick ExpressFrom Victoria

STANSTED61 minsVia Stansted ExpressFrom Liverpool Street

airportsFrom old street Source: tfl.gov.uk

(8 mins from Old Street)Due for completion 2018Source: crossrail.co.uk

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The evolution of this area, and diversity of all the businesses and people that now call it home, mean that the huge choice of local eateries, shops and pubs never stops growing.

les trois garCons13 minutes Walkwww.lestroisgarcons.com “Rich classical French cuisine is tempered with modern British influences and simple but impeccably sourced ingredients... A fiercely popular venue.” Time Out

the artillery arms4 minutes Walkwww.artillery-arms.co.uk “Its polished presence and impressive brickwork are warmly inviting and it deserves its reputation as a favourite venue for City of London workers, tourists and students alike.” viewlondon.co.uk

tramshed8 minutes Walkwww.chickenandsteak.co.uk “Tramshed is a terrific achievement, a great addition to London altogether. Being able to create a restaurant of this size, so ruthlessly conceived and faultlessly executed, in such a noble building, so stylishly converted... Mark this is one-up for Shoreditch. And Hix.”Evening Standard

shoreditCh grind1 minute Walkwww.shoreditchgrind.com “Try the coffee by day and cocktails by night and the Shoreditch Grind may become your one-stop shop.”viewlondon.co.uk

mCqueen4 minutes Walkwww.mcqueen-shoreditch.co.ukWinner ‘Best Restaurant Bar’ London Club & Bar Awards 2012 the book Club

7 minutes Walkwww.wearetbc.com “One of Shoreditch’s best and quirkiest venues.” Time Out

the rotary2 minutes Walkwww.rotarybardiner.com “If the Rushmore’s other venues are anything to go by, we should expect a healthy mix of cool, chic and current vibes at the Rotary Bar & Diner.” designmynight.com

salvation Jane2 minutes Walkwww.salvationjanecafe.co.uk “The coffee is superlative, the brunch is excellent and the cakes are legendary... Salvation Jane, a cool, urban space just moments from Old Street.”thelondonfoodie.co.uk

Callooh Callay bar9 minutes Walkwww.calloohcallaybar.com “No matter whether you are looking for a place to let your hair down on the weekend, or to have your horizons broadened with some sophisticated libation exploration, Callooh Callay is the place to do it. Go, now, you’ll love it.” thecocktailgeek.co.uk

on yourdoorstep

bar nightJar2 minutes Walkwww.barnightjar.com “With cocktails that will blow your mind and that may well make you weak at the knees, this bar continues to build a reputation as quite easily one of the best in town.” viewlondon.co.uk

Jamie oliver FiFteen6 minutes Walkwww.fifteen.net “The vibe is upbeat, the decor bright and modern, and the food consistently great.” coolplaces.co.uk

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ConneCtivityestablished Fibre netWork suppliers on your doorstep to meet all your broadband requirements

“teleComs Companies, inCluding bt and virgin media are making the area a priority For installing ultra-Fast broadband ConneCtions”BBC

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indiCative oF Cable routes under pavement

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WhiteCollarFaCtorypeople 39 38

Great offices make for great organisations. White Collar Factory has been designed with the understanding that a good working environment can help generate productivity, attract talent and retain valuable employees. Our understanding of what makes the talented people tick has enabled us to create a space that balances their personal well - being with the demands of your business.

White Collar Factory’s design is people-centric, putting occupiers in charge of their environment and empowering them to play an active role in the building’s operation. By bringing together sustainable architecture, a great location, a sense of light and space, and campus-wide facilities, White Collar Factory offers a dynamic working environment for employers and employees alike.

ineFFiCient buildings Cost british business £135bn per annum and a better designed WorkplaCe Could improve produCtivity by 19%Gensler

there’s a good reason Why sustainable buildings are also knoWn as ‘high perFormanCe buildings’: they not only tend to save on running Costs, there is also groWing evidenCe that they Can inCrease produCtivity and Well-being For oCCupants through improved lighting and air qualitySustainable Office Design Beatrice K Otto

Companies that inspire and support their employees perForm better and save moneyStephen Howard Chief Executive Business in the Community

more than halF oF us are single, and many more oF us Want to live in loCations that are Walkable. so developing a produCt that Fits the neW reality, instead oF a produCt that Fits my parents’ reality: that’s What real estate developers need to doRichard Florida Future Cities

“people take business very, very seriously... but it should also be Fun. Working is something We spend a lot oF our liFe doing, and it should be ColourFul and Creative”. “...From my early days…I realIsed every company i Went to Was the same. blue Carpet, strip lighting, boring beeCh Furniture. hoW Can that make people Jump out oF bed and be eXCited about What they’re workIng on…?”Michael Acton Smith Mind Candy

Funky oFFiCe spaCe and loCations are important to teChnology Companies beCause they are so reliant on attraCting and retaining top talentWall Street Journal online

talentgoodspaCesgoodpeople 41 40People

A core part of the White Collar Factory concept is a desire to create an impact beyond the building’s bricks and mortar and make a positive contribution to the surrounding environment too. At Old Street Yard, we’re committed to creating a new public courtyard that will change the face of the area, opening up the space between City Road and Mallow Street and creating a bustling tree-lined place, to meet and relax.

By bringing light, space and life to this currently built-up locality, we hope to improve the day-to-day well - being of the people that work, live and play at Old Street Yard, as well as the experience of everyone who passes through the area. Complete with coffee shops, restaurants and residential apartments, the courtyard will create a real sense of place, adding to the rich character of the neighbourhood.

urbanCampusCreating a neW Community 43 42People

London is reinventing itself as the world capital for the media and tech sector. In fact, according to recent research, the capital would need to build eight more Shards by the end of 2014 (7.2 million sq ft), just to meet demand for London offices by tech and media companies alone.

Old Street roundabout remains at the heart of the action. Attracted by the creativity and diversity of emerging locations, start-ups in this sector are converging on the area in ever greater numbers, with around 3,200 media, software and communications companies making up the East London tech cluster.

And where innovators lead, established businesses follow; Twitter, Expedia, Vodafone, Google Campus and Amazon have all opened offices in the area in recent years, while Google is relocating to a c.725,000 sq ft bespoke office at King’s Cross in 2016.

theWordon thestreet

in marCh last year the google Campus opened near old street. the head oF the Campus, eZe vidra, says it is intended to provide “roCket Fuel” For a thriving Community that is shoWing Considerable promise. “Campus london is the First oF its kind anyWhere in the World”, he says. “there Couldn’t be a more Fitting plaCe to break neW ground”Eze Vidra Google Campus

the teChnology Cluster on old street roundabout is a neW World oF talent, ambition and global suCCessWIRED

it is all the great Cities oF the usa in one. like Washington dC, london is the seat oF national government. like neW york, it has FinanCial serviCes and thriving art, Fashion and media sCenes. like la, it has Creative industries. like ChiCago and neW york, it has an advertising World. and teChnology is playing an inCreasingly meaningFul role in all oF these seCtorsJoanna Shields TCIO

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WhiteCollarFaCtoryplanet 49 48

White Collar Factory at Old Street Yard has been carefully designed to meet a progressive energy efficiency and carbon reduction strategy.

sustainability *White Collar Factory achieves 25% improvement in carbon emissions over current Building Regulations

Source: Arup

25% less Carbon* =162 tonnes C02 saving every yearthat’s 162 X 10 m beaCh balls

White Collar FaCtory produCes:

51 50Planet

running 32 average homes For a year

1,800,000 milestravel by Commuter train

650,000 miles in a london taXi(that’s over 25 times around the World)

Source: Arup

savings equivalent to:

53 52Planet

Concrete Core Cooling is integrated in to the building designed by our engineers, Arup. Unlike conventional air conditioning, it works with the thermal mass of the building’s concrete structure to absorb the heat generated in the office. The heat is then transferred by a network of chilled water pipes embedded in the concrete, providing radiant cooling and controlling the office environment.

Benefits include:– Lower carbon emissions– Lower operating costs– Improved energy performance– Low air movement (reduced draughts)– Quiet in operation– Allows night time cooling– Works with natural ventilation and/or mechanical ventilation– Suspended ceilings not required– No moving parts to maintain

Natural VentilationThe building is designed with openable windows throughout, to enable natural ventilation whenever outside temperatures are between 14°C and 25°C (approximately 50% of occupied hours per year).

Heating SystemThe building is heated using low temperature hot water provided by condensing gas boilers. The water is circulated throughout the building via a system of pumps into trench heaters located around the office perimeter.

Solar Hot Water Panels150 sq m of solar hot water panels on the roof of White Collar Factory supply up to 40% of the hot water demand of the building.

Trench heaters to provide space heating

Manually operated windows for natural ventilation if required

Fresh air

Chilled waterpipes embedded in concrete slab

Fresh air

simpliCity Works

ConCreteCore Cooling 55 54Planet

We have set ourselves a high benChmark. this is not a Conventional building and our eXpeCtations eXCeed the normour sustainability targets are:

leed - platinum

breeam - eXCellent

epC - ‘a’

57 56Planet

WhiteCollarFaCtorypounds 59 58

the eFFiCenCy oF the building design means that White Collar FaCtory Can save you betWeen 15-26% on your energy Costs every year

energysavings

look aFter the pennies and the pounds Will look aFter themselves

Energy consumptionkWh/m2

Conventional building regulation benChmarkRegulatedenergy gas

Regulatedenergy gas

Regulatedenergy electricity

Regulatedenergy electricity

Tenantequipment load

Tenantequipment load

0

White Collar FaCtory

20 40 60 80 100

saving15-26%

Source: Arup 61 60Pounds

CosteFFiCientspaCeplanning

Occupiers have a multitude of choice when fitting out at White Collar Factory. Enhanced floor to ceiling, large open plan floors, excellent natural light and an exposed industrial aesthetic serve as a great canvas for every style of office layout on every budget.

liFts and WCs

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easy Fit out

easy eXiteasy Changes

entry and eXit

Fit out and dilapidation Costs are minimal due to the eXposed serviCes aesthetiC

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WhiteCollarFaCtorybuildingnuts andbolts 67 66

Floor plans andsCheduleoF areas *Approximate net internal area subject to measurement

15 11,033 1,025

14 14,327 1,331

13 14,359 1,334

12 14,359 1,334

11 14,607 1,357

10 14,607 1,357

5-9 13,778 1,280

4 13,713 1,274

3 13,337 1,239

2 13,272 1,233

1 12,508 1,162

meZZ 5,102 474g 6,437 598lg 9,828 913

total 226,378 21,031

sq Ft*level sq m*

69 68

groundand loWergroundCampusoldstreetyard

White Collar FaCtory 226,378 21,031 - -

2 old street yard 15,028 1,396 3,434 3193 old street yard 11,982 1,113 5,457 5074 old street yard 11,561 1,074 2,099 1955 old street yard 2,788 259 - -total 267,737 24,873 10,990 1,021

total oFFiCes and restaurants: 278,727 sq Ft (25,894 sq m)

*Approximate net internal area subject to measurement

oFFiCessq Ft*

restaurantssq Ft*sq m* sq m*

White Collar FaCtory oFFiCe (g)

CyCle storage (lg)oFFiCe (lg)

loFty multi-FunCtional spaCe (lg) White Collar FaCtory reCeption (g)

restaurant (lg)

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loWerFloors1-8

upperFloors9-15

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Featured on the rooFtop oF White Collar FaCtory is a running traCk, 148 metres in length. it also Features an impressive Communal rooF terraCe oF 1,300 sq Ft With FantastiC vieWs aCross the City

nrooFterraCe and running traCk

terraCe

rooFtop running traCk

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Project Overview– 226,378 sq ft of office space in a new sixteen storey office building – White Collar Factory– Typical net internal floor areas in White Collar Factory between 14,000 sq ft and 15,000 sq ft per floor – Additional 41,360 sq ft of office space in neighbouring buildings arranged around a new public courtyard – Old Street Yard– Environmental performance targets: BREEAM Excellent (2011), EPC A rating and LEED Platinum– Buildings on the campus are connected at lower ground floor with 10,000 sq ft of shared office facilities– 275 cycle spaces and shower/locker facilities (1 cycle space: 100 sq m)– 11,000 sq ft retail/restaurant space at ground and lower ground floors– 9 private residential apartments

Building DescriptionsWhite Collar Factory provides tall, generous and flexible working environments. This building will include an impressive reception space and access to Old Street Yard – landscaped courtyard. Beneath the courtyard, a lofty multi-functional space with 6m headroom overlooks a generous lightwell which links to extensive cyclist facilities for the whole campus, with ramp access from above.

A group of low rise buildings border the new courtyard containing a mix of uses. Ground level cafes and restaurant activate the street frontage and break out into the courtyard. Offices above 2, 3 and 4 Old Street Yard provide for flexible working whilst 5 Old Street Yard and Mallow Street apartments contain nine private residential apartments.

Functional ContentDesign parameters for White Collar Factory:

DimensionalPlanning grid 1.5m x 1.5mFloor to floor heights 4mFinished floor to ceiling heights 3.5mFinished floor to u/s of suspended lighting 2.75m Raised access floor depth 150mm

Structural LoadingsTypical floor loadings 2.5 kN/sq m + 1 kN/sq m for fit-out

Occupancy RatiosOffice Generally 1 person/8 sq m of net internal area (with unspecified area 1:6 sq m)Office fire 1 person/6 sq m of net internal areaWC provision 1 person/9 sq m of net internal area (60/60 gender split) Mechanical andelectrical installations 1 person/8 sq m of net internal areaLift installation 1 person/8 sq m of net internal area for BCO 2009 (with Destination Control) AWT compliant

Tenancy Split– Multi tenancy: each floor can be subdivided into two tenancies– An additional independent tenant entrance is provided at ground floor on Old Street

Roof terrace– Running track– Communal terrace

Fire Strategy and Means of Escape– Phased evacuation– Sprinklers on each floor– A single fire fighting core– Disabled evacuation lift in each core

Passenger LiftsThere are eight passenger lifts;

Car size 2100 x 1600 x 2400mm (WxDxH)Capacity 1600kgs/21-personSpeed 2.5m/s serving floors lower ground, ground-8 3.5m/s serving floors lower ground, ground, 8-15

Goods DistributionThere is a single goods lift serving all floors;

Car size 1450 x 2700 x 2700mm (WxDxH)Capacity 2000kgs/26-personSpeed 2m/s serving all floors

Vertical CirculationThere are two fire escape and circulation stairs, one positioned in each core.

AccessibilityWhite Collar Factory is fully accessible throughout via passenger lifts and generous staircase design. Level thresholds and fully accessible WC and Shower provision complying with all appropriate guidelines such as Approved Document Part M and the Equality Act 2010.

BREEAM and SustainabilityThe building will target a BREEAM Excellent rating under BREEAM 2011 and an EPC rating of A, as well as LEED Platinum.

Electrical installationTotal floor load based on the following assumptions:

– Lighting = 9W/sq m maximum– Small power = 15W/sq m– Future flexibility spare capacity = 10W/sq m – 25W/sq m in rising supplies and main switchgear – Lighting levels = 350-450 lux

Mechanical installationWhite Collar Factory is cooled via a system of embedded pipes in the concrete slab (Concrete Core Cooling). The cooled slab activates the thermal mass of the structure to provide radiant cooling to the occupants. The system can be operated in conjunction with mixed mode ventilation and opening windows. Mechanical ventilation is provided by high level supply air ductwork. Heating mode internal design condition Air temperature > 20 °CCooling mode internal design condition Operative temperature 24 °C Mixed mode internal design condition: air temperature does not exceed:– 25°C for more than 5% of occupied hours– 28°C for no more than 1% of occupied hours Humidity control Not controlledMinimum outdoor air rate 1.65 l/s/sq m (includes 10% for meeting rooms)Mixed mode Opening window provided every 4.5m

summaryspeCiFiCationWhite Collar FaCtory 77 76

Functional Content

DimensionalPlanning grid 1.5m x 1.5mFloor to floor heights Buildings 2 and 4 = 3.5m Building 3 = 3.1mFinished floor to ceiling heights Buildings 2 and 4 = 3.1m Building 3 = 2.6mFinished floor to u/s of suspended lighting Buildings 2 and 4 = 2.6mRaised access floor depth 150mm (Buildings 2 and 4)

Structural LoadingsTypical floor loadings 2.5 kN/sq m + 1 kN/sq m for fit-out

Occupancy RatiosOffice 1 person/10 sq m of net internal area generallyOffice fire 1 person/6 sq m of net internal areaWC provision 1 person/10 sq m of net internal area (60/60 gender split) Mechanical andelectrical installations 1 person/8 sq m of net internal areaLifts 1 person/10 sq m of net internal area for BCO 2009 compliance

Tenancy SplitMulti tenancy: Buildings 2, 3 and 4 are served by a central core. Each building can be separate or combined as a single tenancy.

Fire Strategy and Means of EscapeSimultaneous evacuationThree fire escape staircasesDisabled refuges on each floor

Passenger Lifts (Buildings 2-5)There are three passenger lifts:

Car size: 2100 x 1600 x 2400mm (WxDxH)Capacity: 1600kgs/21-personSpeed: 2.5m/s

Vertical Circulation (Buildings 2-5)There are three fire escape and circulation stairs.

AccessibilityThe buildings are fully accessible throughout via passenger lifts and generous staircase design. Level thresholds and fully accessible WC and shower provision complying with all appropriate guidelines such as Approved Document Part M and the Equality Act 2010.

BREEAM and sustainabilityBuildings 2, 3 and 4 will achieve a BREAAM Very Good rating under BREEAM 2011

Electrical installationTotal floor loads are based on the following assumptions:

– Lighting= 9W/sq m maximum– Small power = 15W/sq m– Future flexibility spare capacity = 10W/sq m 25W/sqm in rising supplies and main switchgear – Lighting levels = 350-450 lux

Mechanical installationBuildings 2 and 4 are provided with a central ventilation system providing ducted outside air to the offices. Heating and cooling will be provided by terminal units located at the perimeter. There are opening windows to allow the buildings to be operated in conjunction with mixed mode ventilation. Heating mode internal design condition Air temperature > 20 °CCooling mode internal design condition Air temperature (at perimeter zone) 24 °C Humidity control Not controlledMinimum outdoor air rate 1.65 l/s/sq m (includes 10% for meeting rooms)

summaryspeCiFiCation2-5oldstreetyard 79 78

Thirdly, we’ve designed a façade that doesn’t allow overheating. We use three systems: transparent glass, solid, and perforated metal panels. The perforation means you can open the window and you don’t have wind blowing in. We take inspiration from Jean Prouvé’s work. Then, we create big flexible floors. The height is 3.5m, very high compared to the more common 2.7m in offices.This allows more light in. We believe that this way you can spend about 30% less energy in use and you also spend less in construction and fit out.

WCF You mentioned Jean Prouvé. How much of a reference was his work?

SA He worked with industrial manufacturing and we want tolearn from the spirit of repetition and from simple systems? He was also interested in environmental design and prefabrication. This becomes part of the aesthetic rather than something you overlay. So here, the industrial nature of the product becomes very legible.

WCF How flexible is such an approach?

SA Very, because it’s upgradable. If a tenant wants to put in more kit, they can. We’ve added the capacity for that but we don’t believe it’s needed. This building is potentially 70% naturallyventilated and it challenges the market’s perception about airconditioning. Arup, our service engineers, have done a lot of work with Concrete Core Cooling. We take out the elements that make the building too complicated and which put the costs up.

WCF Why did you choose Old Street Yard to try it out? Howmuch did the area’s creative vibe play a role in this project?

SA The concept was named WCF before it came to Old Street.However Old Street became the perfect test bed for it. It’s a veryinteresting place because it’s somewhere in-between. It’s theplace where the City and the West End meet and forms thebuckle of the tech belt. People here are much more open toideas about what the work environment should be.

WCF Is this the first project you’ve developed in full as a direct response to the WCF idea?

SA Yes. In a sense it’s not that different to many things we’veall done separately – we’re just putting them all together.

WCF For a WCF project, such as Old Street Yard, who would your target audience be?

SA People might think the WCF idea is radical. It’s different, of course, as we designed it to move this discourse forward and to challenge. But in the end, like all new ideas, it’s an old idea reinvented. Its elements already exist elsewhere; we’ve just brought it all together. It could work equally well for architects, designers, lawyers, publishers, internet companies and so on. It could and should be for everybody.

anintervieWWithsimonallFordahmm

Imagine a dream workspace, where office space is airy and flexible, common areas are generous and filled with light, décor is pared down, technology is clever, and ceilings are high but energy costs are low.

It may sound utopian, or a concept more akin to the enthusiastic days of Modernism rather than the sober, sensible 2010s. But this is exactly what property investors Derwent London have set out to create, with the help of celebrated locally-based architecture practice AHMM – headed by Simon Allford, Jonathan Hall, Paul Monaghan and Peter Morris. Their latest offering in office design is Old Street Yard, a complex merging new and existing architecture that sits right on one of London’s most coveted business hotspots: the Old Street roundabout. Scheduled to commence in January 2014 and based on the team’s White Collar Factory concept, Old Street Yard promises to become a paradigm of functional contemporary office architecture, heralding new ideas and innovative solutions for a greener, leaner property market. We met with Simon Allford to find out more.

White Collar Factory Old Street Yard is a project with a strong theoretical model behind it: White Collar Factory (WCF). What is this concept about? How was the WCF born?

Simon Allford We’ve been working on office space with Derwent London since the 1990s and this was an idea that has been developing for years, although WCF was not a term we had in mind back then. WCF is a Derwent-led project and it came out of discussions, when we realised around 2007 that, duringredevelopment, half of the stuff in most buildings gets thrown out. It’s such a waste. So we thought: let’s take this thinking and develop it as a concept. We argue that buildings shouldn’t be over-tailored. In fact if we make a longer-life, looser-fit building, then it can flex and change with time.

WCF Tell us more about Old Street Yard, your on-going project on the Old Street roundabout.

SA Old Street Yard is a project we developed as a low energy building. It’s a combination of old and new buildings, offices and residential. We find that buildings are a bit like cars – you put more and more kit in them but no one ever uses it. Together with Derwent, we have found that buildings sometimes have so much kit that even sophisticated tenants actually don’t use it. Therefore, if you can make a low energy building work on a set of different spatial characteristics – more like the clean forms of Frank Lloyd Wright’s Johnson Wax HQ – and if you peel away all the services and expose the volumes, then you can exploit the space better and increase density.

WCF So it’s about combining simplicity and clever technology?

SA Exactly, and all the best technology is possibly the simplest. We have a set of principles for WCF. One is tall ceilings – this brings the temperature down on human height because if it is hot at the top of a room, we are not affected. Another is smart servicing. Here heat gets absorbed by the concrete. We’ve put cold water in the concrete, which we pump around to keep the temperature down (christened Concrete Core Cooling).

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Jeanprouve1901-1984

One of the greatest designers of the 20th Century, Jean Prouvé worked as a designer, maker, engineer and teacher, creating architecture as well as many of the products that lived inside it. Over a glorious 60-year career, Prouvé, born in Nancy, France, produced wrought iron lamps, chandeliers, chairs and other furniture, before beginning to build industrial and commercial buildings, many of which involved innovative processes and materials, and which were inspired by the potential of mass production.

FranklloydWright1867-1959

Famed for a design process that championed organic architecture – harmony between humanity and the natural world – American architect, designer and teacher Frank Lloyd Wright is best known for Fallingwater, a private house in rural Pennsylvania built in 1935 and widely considered one of the all-time great works of American architecture. But it’s the polymath’s designs for the Johnson Wax Headquarters that are most relevant here. Built in 1936 in Wisconsin, Lloyd Wright’s building is a rightly lauded industrial haven – a working environment that incorporates vast open plan spaces and ceilings over two stories high.

A highly successful practice founded in 1989, Allford Hall Monaghan Morris designs buildings that are enjoyable to use, beautiful to look at and easy to understand. The practice’s approach puts the user centre-stage, creating buildings that make a positive, inspirational but never overbearing contribution to the urban environment.

Over the past 15 years, AHMM has designed a series of offices, warehouse and factory conversions in collaboration with Derwent London, and it’s that experience that has framed the principles at the heart of the White Collar Factory concept.

Client: Derwent LondonSize: 90,000 sq ftRooftop refurbishment and extension completed 2013

Client: Derwent LondonSize: 157,000 sq ftCompletion: 2006

Client: Saatchi GallerySize: 67,000 sq ftCompletion: 2008

SAATCHI GALLERY

THE JOHNSONBUILDING

MORELANDS

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Derwent London is the largest real estate investment trust focusing on the London property market. Specialists in pinpointing inspiring properties in vibrant locations, we combine innovative architecture, striking design and active asset management to create dynamic and exciting places to work. Derwent’s investment portfolio stretches across 18 London villages, totals 5.4m sq ft, and is currently valued at £2.9 billion.

With the White Collar Factory concept, Derwent will offer the London market an alternative to the sealed box and artificial spaces that have characterised typical recent workspace developments.

energy and CleanteCh aWards 2013developer oF the year

Architects: AHMMSize: 259,000 sq ftTenants include: Mother Advertising, Shoreditch House, Albion and Film London

Architects: Buckley Gray YeomanSize: 87,000 sq ftTenants include: Hill+Knowlton, Unilever and Granger & Co

Architects: Piercy&CoSize: 70,000 sq ftCompletion: 2014

turnmill

the buCkleybuilding

Architects: AHMMSize: 262,000 sq ftCompletion: 2010Tenants include: Expedia, Cancer Research UK and Jamie’s Italian

TEA BUILDING

angel building

derWent londoninnovativedesign 89 88

For further information, please contact

CUSHMAN & WAKEFIELD020 7935 5000Andy Tyler andy.tyler@eur.cushwake.com

PILCHER HERSHMAN020 7399 8600David Rosen davidrosen@pilcherhershman.co.ukDavid Jackson davidjackson@pilcherhershman.co.ukSimon Rinder simonrinder@pilcherhershman.co.uk

DTZ020 3296 3000Richard Howard richard.howard@dtz.comTim Plumbe tim.plumbe@dtz.com

www.whitecollarfactory.com @WCF_OldStYard

Designed by Studio Myerscough and Cartlidge Levene

PhotographyMarcus Ginns

Picture CreditsGetty images: inside front coverLibrary of Congress, Prints & Photographs Division: p4, p81

We would like to thank all individuals and institutions that kindly made images available for inclusion in this brochure. Every effort has been made to locate copyright holders; if any have been overlooked the necessary arrangements will be made at the first opportunity.

Printed in England by CPI Colour

Misrepresentation actWhilst every effort has been made to ensure accuracy, no responsibility is taken for any error, omission or misstatement in these particulars which do not constitute an offer or contract. No representation or warranty whatever is made or given either during negotiations or in particular by the vendor, lessors or agents Messrs Cushman & Wakefield, Pilcher Hershman & DTZ. All figures are exclusive of rates, service charge, vat and all other outgoings. All floor areas are approximate. The agents have not tested the services. Date of preparation June 2013.

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