As we count down the weeks until its final unveiling, we look back at the long journey undertaken in the realisation of 110 Fetter Lane, London. This commercial office building, designed by Woods Bagot, has certainly had one of the longest gestation periods of any project we have been involved in - it is also set to be one of our most successful and sustainable workplace sector projects to date.
In 1999, following an initial walk around the 110 Fetter Lane site and the outdated 1960’s offices that stood there, the design team undertook feasibility studies with a view to refurbishing the existing buildings for future use. Following this, further studies that looked at a total site redevelopment were completed which, in turn, led to extensive negotiations with City of London town planners and ‘Rights of Light’ studies (which ensure that adjoining neighbours maintain their access to daylight). The outcome was an unusual but extremely functional site envelope. Once this site envelope was determined, the project team was able to double the previously utilised area of the site, thereby exceeding the viability criteria for redevelopment.
Town planning permissions were granted in 2002, 2004 and finally in 2007; each time requiring substantial design revisions. The final revision occurred when the developer, Delancey Estates, agreed to sign a lease for more than half of the building for Her Majesty’s Court Service in order to house its Commercial Courts. This important lease heralded the beginning of the construction process in July 2007.
Located within an area rich with history, the new building employs a contemporary architectural treatment sympathetic to its historic surroundings, whilst achieving a meticulously crafted modern office building that provides extensive natural light and designed to the latest British Council for Offices (BCO) guidelines. The project has been led every step of the way by Graeme Rapley, whose expertise from the earliest conceptual design through to the final realisation of the building has been instrumental in the process.
110 Fetter Lane has been designed to provide the upmost sustainable and efficient environment, and has been awarded an ‘Excellent’ BREEAM rating, the highest standard for environmental performance. The design minimises energy consumption and carbon emissions through a range of proven sustainable technologies in both its construction and operation including mixed mode: chilled beams, fan coil units and operational windows.
With 100% of lettable space earmarked for premium tenants across the legal, professional and financial sectors, Woods Bagot’s design intent has remained true to our original value proposition of maximising the development potential of the site through the creation of a landmark headquarters building for our client.
Key facts
- In late 2010, Delancey and Invista Real Estate Investment
Management issued a press release announcing that they
had successfully let all of the remaining office space to
leading international law firm Weil, Gotshal & Manges LLP.
- Weil has taken 75,000 sq ft on the lower ground, ground,
sixth, seventh and eighth floors.
- The balance of the office accommodation will house the
Chancery, Admiralty and Commercial and TCC (Technology
and Construction Court) jurisdictions of the High Court,
which are currently dealt with in the main Royal Courts of
Justice complex.
- It will also provide accommodation for judiciary and
administrative staff of the Administrative Appeals Chamber,
part of the Upper Tier of the Tribunals Service.
- The new building will provide 31 courtrooms, including
three "super" courts for dealing with large, complex cases.
- The building will also incorporate 11 hearing rooms (for
related work, including bankruptcy hearings), a large number
of public consultation rooms, and ancillary judicial and
administrative accommodation.