22 Baker Street - Project Summary 22 Baker Street - Understanding Value 22 Baker Street - Carbon Footprint Analysis 22 Baker Street - Roof Terrace Foto 22 Baker Street - Material Reuse 22 Baker Street - Stairs Top 22 Baker Street - Cafe Terrace View 22 Baker Street - Atria Detail 22 Baker Street - Stairs Hero

22 Baker Street

Reuse in reality

Location: Baker Street, London

Project Type: Landlord's (CAT A) office fit out

Project Size: 9,373sqm GIA

Key dates: Start July 2021, complete December 2023

Value: £13 million

Certification: BREEAM Excellet

Client: Lazari Investments Ltd.

Sector: Office / Commercial / Mixed use

Team

Architect: Marks Barfield Architects

Project Manager: Hambury Hird Design

Structural Engineer: The Morton Partnership

M&E: GLP Consulting Engineers

Cost Consultant: AC

Contractor: Faithdean Plc

22 Baker Street is an exemplar fit out refurbishment project demonstrating the benefits of taking the Circular Economy approach. It resulted in a contractor verified cost saving for the client of £ 1,655,660 million and a carbon saving of 577,041 kgCO2e. The £12 million landlord’s fit out (CAT-A) of the office building started in July 2021 and completed in Dec 2023. Marks Barfield Architects (MBA) – www.marksbarfield.com - pioneered the circular economy approach with the full support of the client and building owner Lazari Properties Ltd – https://lazari.co.uk/investments/. They adopted a donor-recipient building model, focusing on material reuse in three principal ways:-

  1. Reuse in situ;
  2. Relocate within the building;
  3. Donate to recipient projects.

The aim was to eliminate waste and downcycling, promote upcycling and material reuse wherever feasible, and to maximise cost and carbon savings. The process involved close collaboration with the strip out contractor Lawman’s, main contractor, Faithdean as well as the consultant team. It quickly emerged that there was enthusiasm among the contractors and design team to assist the circular economy aims.

Key Moves

• Creating an Active Frontage at Ground Floor Street Level
• Improving Daylight
• Encourage Active Healthy Working
• Creating Outside Workspace
• Improving Energy Efficiency and Renewables
• Sustainable Travel

Environmental Performance Icon

• Enabling a BREEAM Very good- Excellent rating
• Nabers – This will be tracked with tenants moving forward
• Low embodied carbon and maximum reuse of materials
• Minimum target <800kg m2 carbon • Whole Life Carbon Assessment
• A carbon conscious refurbishment of all M&E
• Clean and repair of external fabric where required
• Roof guaranteed to a designated life expectancy
• LED lighting
• PV panels
• Reuse and recycle where possible

Wellbeing Icon

• Promote active movement and good connectivity.
• Improved biophilic design.
• Amenity provision in Basement
• Increased Cycle Parking
• Lift upgrade if required
• New washroom, showers and amenity areas
• New fire safety systems
• Design to meet one person per 8 sq/m for environmental
• Updated Equality Act provision, as per government 2010 policy.
• Well – The principals of Well be embodied in the scheme

Bespoke Solutions Icon

• Enlarged Reception space
• New feature staircase
• Upgraded common parts
• A bespoke refurbishment of the building
• Cat A & Cat B turnkey solution
• Certified WiredScore – This will be subject to agreement with tenant team.
• Flexible amenity space in Basement
• Cycle store and end of journey facilities
• New cycle lifts to basement

Spatial Qualities Icon

• Reception Expansion including flexible business lounge and meeting rooms
• New LGF staircase to open up reception
• New feature stair to second floor
• Open plan office space with adaptability
• New ceilings to enhance floor to ceiling height
• Enhanced daylight through opened mansard roof structure and new rooflights
• Third floor roof terrace refurbishment

Total Cost Saving: £1,655,660

Total Carbon Saving: 577,041 kgCO2e

Carbon savings equivalent to 6.4 million low energy lightbulbs turned on for a year

133 Fire Doors (internal and riser)

Cost saving = £673,500

Carbon saving = 3900 kg CO2e

 

4877m2 Raised Access Floors

Cost saving = £146,160

Carbon saving = 121,634 kg CO2e

Reused items:

  1. Riser fire doors
  2. Perimeter plasterboard and skirting
  3. Internal fire doors
  4. Raised access floors
  5. Glass floor to lift lobbies
  6. Lift cars
  7. Atrium roof glazing
  8. MDF cladding panels
  9. External doors
  10. Glazed atrium balustrade
  11. Atrium timber fascia
  12. Feature stair structure
  13. Roof terrace insulation
  14. Concrete pavers
22 Baker Street - Roof Terrace Sketch
The benefit of reusing materials