Tea Building Information Pack
Sector : Mixed UseLocation : London, UKAddress : 56 Shoreditch High Street,
London EC2
Client : Derwent LondonValue : £20mStart : 2001Completion : 2010Contract Type : JCT98 Sectional Completion
Area : 280,000 ft2 | 26,000 m2
Tea Building
The Tea Building in Shoreditch is more than just a building; it is a complete city block, built in phases over many years in the 20th Century, and refurbished incrementally over the last 10 years. Today it is a dynamic ‘Ideas Factory’ of creative industries that never stands still.The design strategy involved a robust and straight-forward approach. A desire to attract a ������������ ���������� ��������������������������� �������������������were designed to be generous, hard-wearing and straightforward. The seven storey building continues to be adapted for an expanding roster of new occupiers, and now provides ������!��"�� ������� �����#�� ����� ����������� �����������������������# ��#���� ���$��� ����� �%� &�������������� �������������������������������������lower levels add further dimensions of creativity.
1890 Built for the Lipton family as a storage warehouse and distribution centre
1950’s '����� ����&�������������������� ��#������������� �����
1980’s Used as a storage warehouse for Hayes
2000 AHMM entered a competition looking at a new build solution to the site
early 2001 AHMM approached to carry out feasibility study for Derwent Valley
2001 Derwent Valley purchased ‘Centric House’ and appointed AHMM to develop refurbishment proposal
2001 Centric House was split into two with ORMS to carry out the East Works and AHMM the West
late 2001 AHMM were asked to carry out a study for a ‘light touch’ refurbishment and ORMS a new build option
2002 AHMM asked to execute the ‘light touch’ refurbishment for the entire site.
2003 1st������(������� ����)�� ������ �*����������+��� ���# ������enter 15yr lease for 1/3 of building. Biscuit Building split off from TEA.
2004 4�������(���������������� �*���������
2005 +��� ��������������7�����������������������
2007 Entranced moved from the side door to the larger opening onto the ‘internal street’.
mid 2007 <�� ������=���������>������#�����������������������refurbishment.
2009 ?%��������������������� ���������@�� ����� �G�� ����
2010 $ �>NP�� ���������� ��Q����&���������� ��������#� �����credentials.
2011 Circulation upgrade; adding in ‘shop fronts’ to the corridors and new lighting.
Key Dates
Project Team
Client : Derwent London
Architect : Allford Hall Monaghan MorrisContractor : TTPProject Manager & C.A. Jackson Coles Construction ConsultantsStructural Engineer : Akera EngineeringQuantity Surveyor : Jackson Coles Construction ConsultantsM & E Engineer : PDACDM (planning supervisor) : Jackson Coles Construction ConsultantsApproved Inspectors : BRCS LtdPlanning Consultant : Slaughter & MayManagement Agent : Pilcher HershmanGraphic Design : Studio MyerscoughFit-out Architect Biscuit Building : Clive WilkinsonFit-out Designer Shoreditch House : Tom DixonArchitect Shoreditch Rooms : Archer ArchitectsFit-out Architect Concrete/Pizza East $�� �>�����P �������
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Allford Hall Monaghan Morris Team
For further information and images please contact
Lucy Swift Allford Hall Monaghan MorrisMorelands5-23 Old Street, London EC1V 9HL
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Project Description
The Tea Building in Shoreditch is more than just a building; it is a complete city block, built in phases over many years in the 20th Century, and refurbished incrementally over the last 10 years. Today it is a dynamic ‘Ideas Factory’ of creative industries that never stands still.
The design strategy was robust and straight-forward. A desire ������ ������������������ ���������� ��������������������������� �������������������% ������������generous, hard-wearing and uncomplicated.
The seven storey building continues to be adapted for an expanding roster of new occupiers, and now provides 157,150 �"�� ������� �����#�� ����� ����������� �����������������������# ��#���� ���$��� ����� �%� &�������������� ���������������������������������������% ��#���add further dimensions of creativity.
As architects, Allford Hall Monaghan Morris’s primary role has been to make a series of spaces and encourage a particular atmosphere. The team analysed the complex internal structure of the three buildings, each with different storey heights and column grids. Smaller units were created where ceilings were lower and larger ones placed to take advantage of taller spaces. $ ������ ����� ���������� ��������������G��� ������lifts and staircases, access the resulting series of self-contained studio spaces.
The graphics, designed in conjunction with Studio Myerscough, work improve the legibility of the circulation for both tenants and visitors, as well as help to develop the overall aesthetic of the buildings. In addition, artworks create unique spaces within the circulation plan. Artworks, rotated every three months, come 50/50 from the temporary exhibitions held at both Rocket and Hales galleries.
The Tea Building encapsulates a new solution to the evolving demands of contemporary working life. Avoiding an over-designed, unaffordable and sterile approach, the project instead establishes a set of low-cost spaces that can be continuously ����� ����������%��������������� ��������������� ��to form an intelligent and constantly evolving whole.
The existing buildings were constructed between 1890-1930 for the Lipton family as a storage warehouse and distribution centre.`� ���������!G������ ����������������� �������% �removed and the building was used to smoke bacon through a 5-storey void.
Prior to Derwent’s purchase of the site in 2000, the building was a storage warehouse for Hayes.
Derwent’s original plan for the building’s redevelopment was �� ������������������� �� ������������%������� ��������market and falling rents, the plans changed. The client opted, instead, for a much simpler approach which has resulted in a preservation of the industrial integrity of the building.
Project History
Project history diagrams
CENTRIC HOUSE 1890 - 1999
- open floorplates- tailored for storage- four lightwells- singular tenant
GREEN TEA2010
- biscuit share floorplates with shoreditch house- new tenants require larger units- larger units require larger wc and service cores
9 WAY SPLIT + BISCUIT2003
- new tenant takes 1/3 of entire site: biscuit building.- separate fit out project
16 WAY SPLIT2002
- light touch refurbishment- split entire site into 16 units of varying size- each unit has own wcs- retain existing stairwells and circulation cores
SPLIT TEA2001
- project split for refurbishment; AHMM to propose solution to east ORMS to the west- retain existing lightwells and enlarge central for atria and circulation
CENTRIC HOUSE AHMM early 2001
- entire site proposal- incorporate lightwells into usable floorplate- two new atrium- two central lift cores- new communal service cores around atria
ORMS
AHMM
biscuit biscuit
s-ditch
ECONOMIC REFURBISHMENTThe ‘LIGHT TOUCH’ approach
Due to a economic slump the design approach shifted from new build / high spec refurb towards a cheaper, more flexible rough and ready solution.
Project Aims:- minimise cost- work with the existing building- provide large spaces, cheap to
build : cheap to let- provide utilities that work with
future building potential- create central core from main
entrance
new toilet cores
new wall insertions
circulation
units
TEA Container
new glazing to bays
new entrance-way
HOW YOU SPEND?
Entrance -
Common Parts -
Toilet Fit-out -
Lighting -
Walls / Floors
££££££
£
££££
Project strategy
Creative variety
CREATIVE VARIETYThe success of the building relates to the flexible units and the tenants that use them. Within the buidling, there is a good mixture ranging from restaurant through medical data research to advertising and marketing.
More public accessible programmes such as the galleries and restaurant/nightclub are placed at ground floor. Both can be accessed from the footpath and from the internal street of the building.
ALLGLOBALprovider of data collection services to the medical and healthcare market.
HALESGALLERYa commercial gallery that has helped launch a number of british artists.
CONCRETECLUBa raw bar space in the basement below pizzaeast
RALPHa media marketing firm they have worked with some of the biggest names in business.
artpizza-east
archi-tects mother fashion media
market-ing other store
s-ditchhouse
shoreditch
high street
Evolution diagrams
TENANCY CHANGE
The evolution of TEA is facilitated by the continuous tenancy renewal or change of the units in the building.
Tenancy change provides an opportunity to refurbish, upgrade and link up existing units to create larger super-units which have become more popular and marketable for new tenants. For the existing tenants, they could also look at expanding their unit when the adjoining unit becomes available.
This is also accompanied by the refurbishment to the common parts which is also carried out in a rolling programme across the building.
2011 2012 2013 2014 2015 2016 2017
Tenancy Renewal
Potential linking of smaller units to create super units
G/F 1/F 2/F 3/F
4/F 5/F 6/F 7/F
Stairwell
- fret cut steel panel- enamelled black- screw fix to wall with exposed countersunk
heads painted black- stencil font, 900mm high
Corridors
- directional signage applied direct to wall surface- red matt vinyl- stencil font, 200mm high- floor number signage painted direct to wall
surface- stencil font, 1300mm high
Doors
- place artwork at the top of the door to avoid damage
- unit number painted direct to door: stencil font, 200mm high
- tenant name in white vinyl applied direct to door: helvetica 75 font, 48mm high
A
900mm
Swing door tofloor/level
A
B
1300mm
200mm
STRUCTURAL COLUMN
Studio Myerscough
750mm
Same height as set for lift lobby.Please ensure that they align, when you are on site.
Tenant Directory
- steel white enamelled panels- coloured black for current tenants- red for lettable space- plates slot into specially designed board- unit number: white, 85mm high, stencil font- tenant: white, 16mm high, helvetica 75 font
Stone enamelled panels, 2 colours,slotted into specially designed rackswhich allow tenants to be slotted in and out of the directory.
Spaces are filled as studios are takenor could leave panels in ready for thenaming of tenant.
.
G4TEA CAFé
G1GALLERY
G2TEA CAFé
102a company
103allford hallmonaghan morris
104a company
107deconstruction
108x company
109x company
110company X
101Studio Myerscough
201company name
202company name
203company name
204company name
205company name
206company name
207company name
208company name
209company name
210company name
301company name
303company name
304company name
306company name
307company name
308company name
309company name
$ ������
$ �>�
N
Heat Transfer
HEAT TRANSFERAmong Units within the Building via the Thermal loop
N
TYPICAL FLOOR PLATE Multiple Tenancies
GREEN TEA IS:
- Improvement of the building and windows.- Improvement of the office fit out to give more efficient lighting- Use of a smart thermal loop and heat pumps.- Allowing energy sharing.- Encouraging localised rather than full-space cooling- Allowing low carbon technologies to be incorporated at any stage of the
development
BACKGROUND- The Tea Building was constructed as light industrial space in the days
before the cost of energy or its environmental impact were considered a problem.
- The walls have no thermal insulation, the windows are single glazed with metal frames and the roof is of solid concrete construction.
- The current office fit-out of the Tea Building utilises electric radiators. - In 2009 the building used a hefty 3,255,671 kWh of electricity. (This is the
equivalent of 200 3-bar electric fires working 24 hours a day). - With each new tenant, the electrical load increased by 10% between
2008 and 2009. - The carbon dioxide created by the energy use is 1,373 tonnes per annum
(about 70kg CO2 per square metre per annum).
APPROACHOur strategy is to provide comfort conditioning that will be sustained through intelligent energy conservation. These smart proposals could reduce energy consumption to less than 25% of the current energy usage of the Tea Building.
STAGE 1 PASSIVE MEASURES- Window upgrade- Controllable background venti-
lation- Solar control- Insulation
We are replacing all of the existing windows with new double glazing to improve thermal and acoustic performance.
In the summer this will help reduce solar gain, and in the winter it will help keep the building warm. We are also insulating the roof which will improve the building’s efficiency further.
$ �>�
1 WINDOW REPLACEMENTNew Critall-style W20 section windows
2 IMPROVED VENTILATIONOpenable Vents in Windows
3 SOLAR CONTROLSolar Thermal Film to Glazing
Ventilation
Ventilation
INSIDE
OUTSIDE
1 NEW LIGHTINGEncapsulite MT 70 Fittings
2 LIGHTING ZONESSeparately operated by PIR Sensors to prevent energy wastage
Lighting Zone
New Light Fitting
PIR Sensor
PIR Sensors
Surface-mounted Encapsulite MT 70 Fittings
ZONE AZONE B
ZONE C
STAGE 2 ACTIVE MEASURES
1 ROOFTOP MAIN HEAT EXCHANGERFor Complete Energy Sharing across the Entire Building
2 THERMAL LOOPCirculating through All Floors in the Building
LOCAL HEAT EXCHANGERWithin Unit’s Demise for Heating & Cooling Distribution3
CoolingAir-conditioning Unit(Tenant’s Fit-out)
HeatingAir-conditioning Unit(Landlord’s Provision)
Tenant’s Demise
HeatExchanger
Communal
Thermal loop
Tenant’s Demise
Heating & Cooling4 Pipes Fan Coil Unit(Landlord’s Provision)
HeatExchanger
Communal
GREEN TEAHigh-spec fi tout
OPTIONAL
GREEN TEABasic-spec fi tout
Thermal loop
STAGE 2 ACTIVE MEASURES- Lighting systems and control- Night-time purging
We are installing new, high efficiency and low energy office lighting with PIR (motion sensitive) controls.
The PIRs are also sensitive to light so that they will switch off at brighter times of the day, at night, or when no movement is detected. This will go a long way towards reducing the building’s energy consumption.
STAGE 3 COMPREHENSIVE MEASURES- Hybrid cooling / heating
We are installing new high efficiency rooftop plant which will provide a hot and cold water thermal loop (see below) through the building that can be connected to provide heating, cooling (or both) to any unit.
Basic-spec fitout includes a local heat-exchanger and perimeter radiators throughout the unit, tenants can add localised cooling units for high-capacity areas (e.g. meeting rooms, server rooms, etc.) without the need for additional plant.
High-spec fitout supplements the radiators (and cooling units) with high-efficiency combined heating & cooling units.