Grainhouse
Transforming five heritage buildings into a high-end, six-storey workplace
Once a Victorian brass and iron foundry, Grainhouse on Drury Lane in Covent Garden combines five heritage buildings into a six-storey, high-end workplace for small and medium-sized businesses. The development includes flexible retail and food and beverage space to support the new tenants, including developer client, Hines, which relocated its UK and Europe operations to Grainhouse with a 15-year lease on 36,000 sq ft.
Built within a conservation area, the five buildings were redeveloped sensitively to retain their character and seamlessly integrated into the local context. Our low-carbon design extends, combines and reconfigures the buildings, allowing four buildings to be retained. Our whole life carbon calculation showed the redevelopment emitted 384kgCO2e/m2, well below both the RIBA 2030 target of <750kgCO2e/m2 and the more stringent Greater London Authority (GLA) requirement of ≤600kgCO2e/m2.
- Architect
- Barr Gazetas
- Client
- Hines
- Location
- Covent Garden, London
Impact
The whole life carbon calculation that we led showed the works for the redevelopment will have emitted 384kgCO2e/m2, well below both the RIBA 2030 target of <750kgCO2e/m2 and the more stringent GLA requirement of ≤600kgCO2e/m2.
Bespoke engineering solutions were used on each of the five retained buildings. For two of them, the existing load-bearing cast iron columns could not be strengthened. We designed around them introducing a new internal steel frame to support the additional massing above.
The existing structure of two other retained buildings was justified with minimal strengthening works and by limiting the additional massing weight at the roof level. On the fifth building, the facade and basement were retained and the internal structure was demolished and replaced with a new steel frame. A new central lift and stair core provide further stability to the new structure.
History & Context
In 1861, the first records of the Grainhouse site appeared for a Victorian brass and iron foundry, R. Evered & Co. By 1915, the site had become the headquarters for a seed merchant, Watkins & Simpson Ltd. The 1980s saw the historic site transformed into fashionable boutiques and cafés.
In March 2020, the 91,000 square foot was acquired by the Hines European Value Fund 2 (HEVF 2). After a three-year restoration and refurbishment project designed by architects Barr Gazetas and engineered by Elliott Wood, Grainhouse now offers a top-tier platform for street-level retail and amenities within one of London's liveliest West End communities.
Images Credit: Historic England Archive
Grainhouse
Our Approach
Bespoke solutions for five one-of-a-kind buildings
Bespoke engineering solutions were used on each of the five retained buildings. For two of them, the existing load-bearing cast iron columns could not be strengthened. We designed around them introducing a new internal steel frame to support the additional massing above.
The existing structure of two other retained buildings was justified with minimal strengthening works and by limiting the additional massing weight at the roof level.
On the fifth building, the facade and basement were retained and the internal structure was demolished and replaced with a new steel frame. A new central lift and stair core provide further stability to the new structure.
Bespoke engineering solutions were used on each of the five retained buildings. For two of them, the existing load-bearing cast iron columns could not be strengthened. We designed around them introducing a new internal steel frame to support the additional massing above.
The existing structure of two other retained buildings was justified with minimal strengthening works and by limiting the additional massing weight at the roof level.
On the fifth building, the facade and basement were retained and the internal structure was demolished and replaced with a new steel frame. A new central lift and stair core provide further stability to the new structure.
Reconfiguring an open-plan office space
Our design reconfiguration created an open-plan office space with a new central entrance and circulation space, as well as new connections between buildings. We worked with architects, Barr Gazetas, to identify where doorways and openings could be formed in existing masonry walls while maintaining stability and limiting settlement.
To accommodate the new double-storey extensions on each building, we deployed three solutions. We used a steel frame, reinforced lightweight concrete metal deck slabs for the new floors and localised strengthening works on the existing structure and foundations.
Below ground, our Development Infrastructure team integrated the pre-existing and under-provided drainage systems of the retained buildings. We connected the services in and around existing and proposed foundations, to create one coherent system. The result is a fit-for-purpose infrastructure that meets the demands of a best-in-class commercial development.
Our design reconfiguration created an open-plan office space with a new central entrance and circulation space, as well as new connections between buildings. We worked with architects, Barr Gazetas, to identify where doorways and openings could be formed in existing masonry walls while maintaining stability and limiting settlement.
To accommodate the new double-storey extensions on each building, we deployed three solutions. We used a steel frame, reinforced lightweight concrete metal deck slabs for the new floors and localised strengthening works on the existing structure and foundations.
Below ground, our Development Infrastructure team integrated the pre-existing and under-provided drainage systems of the retained buildings. We connected the services in and around existing and proposed foundations, to create one coherent system. The result is a fit-for-purpose infrastructure that meets the demands of a best-in-class commercial development.
Quote
Five heritage buildings have been stitched together and transformed into a high-end, characterful workplace. Our engineering solutions were tailored to the unique characteristics and conditions of each building, utilising the existing structure where possible to ensure the character of the existing buildings was retained.
Engineering Solutions
For two of the retained buildings, the existing load-bearing cast iron columns could not be strengthened. We designed around them introducing a new internal steel frame to support the additional massing above.
The existing structure of two other retained buildings was justified with minimal strengthening works and by limiting the additional massing weight at the roof level.
On the fifth building, the façade and basement were retained and the internal structure was demolished and replaced with a new steel frame.
A new central lift and stair core provide further stability to the new structure.
Our design reconfiguration created an open-plan office space with a new central entrance and circulation space, as well as new connections between buildings.
We worked with architects, Barr Gazetas, to identify where doorways and openings could be formed in existing masonry walls while maintaining stability and limiting settlement.
To accommodate the new double-storey extensions on each building, we deployed three solutions. We used a steel frame, reinforced lightweight concrete metal deck slabs for the new floors and localised strengthening works on the existing structure and foundations.
Below ground, our Development Infrastructure team connected and improved the pre-existing and under-provided drainage systems of the retained buildings.
We connected the services in and around existing and proposed foundations, to create one coherent system. The result is a fit-for-purpose infrastructure that meets the demands of a best-in-class commercial development.
Construction
The project was delivered in two phases.
Phase one focused on demolition and enabling works. We worked closely with JFHunt in the careful demolition of the existing structure and the installation of the main steelwork frames. Phase two focused on the main works. Knight Harwood were brought on as main contractors, and we worked closely with them in delivering a co-ordinated design.
Grainhouse
Finalisation
