Tea Building - AHMM 2014-03-19 · 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

TeaBuildingInformationPack

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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E: [email protected]

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

Drawings

Location Plan

$ ��

Typical Plan

Sections

Elevation

Design Development

This is Tea - postcard series

Development sketch series

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.

Tea corner on Shoreditch High Street A522_150 © Rob Parrish

Photographs

�� 7��$ �� A522_116 © Rob Parrish

Elevation A522_118 © Rob Parrish



7��$ � �� A522_149 © Rob Parrish

Elevation detail A522_119© Rob Parrish

Reception lobby A522_075 © Rob Parrish

Reception lobby A522_137 © Rob Parrish

[�� #�� A522_148 © Rob Parrish

Unit post boxes A522_028 © Matt Chisnal

Circulation graphics A522_066 © Rob Parrish

Circulation space A522_077 © Rob Parrish




Unit common area A522_177 © Rob Parrish

��%��=��$�� A522_211 © Rob Parrish

Common art space �+$��}~��P=++

Common art space �+$��}~��P=++

Unit variety A522_094 © Rob Parrish

Unit variety A522_N45 © Rob Parrish

Unit variety A522_094 © Rob Parrish

Mother entrance A564_N28 © Matt Chisnal

Mother staircase A564_N1 © Matt Chisnal

Mother interior A564_N2 © Matt Chisnal

Mother arrival A564_N5 © Matt Chisnal

+�� A564_N12 © Matt Chisnal

+�� A564_N19 © Matt Chisnal

Z�� A522_134 © Rob Parrish




Shoreditch House A522_107 © Rob Parrish






Documents

Tea Building - AHMM 2014-03-19 · 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