Lendlease Creates One of the UK’s Most Sustainable New HQs at IQL
26/03/2020
Lendlease and LCR’s new building at International Quarter London, 2 Redman Place, has achieved one of the highest ever BREEAM scores in the UK for a commercial building, demonstrating sustainability leadership. The new home of Cancer Research UK and future occupiers British Council and FNZ, 2 Redman Place is also targeting WELL Certification, an international tool for advancing health and wellbeing in buildings. Spaces in the building are adaptable and designed to accommodate agile ways of working, combined with high levels of natural light and fresh air.
94% BREEAM score, well above the Outstanding threshold of 85%
Targeting WELL Certification
Attracting occupiers Cancer Research UK, British Council and FNZ
Situation
Lendlease’s vision is to create the best places: places for people today and for generations to come. The company is committed to leading the way for its industry to be truly sustainable – environmentally, socially and economically. Designing places that maintain occupier and investor appeal over 60 years of use demands intelligent, long-term responses to issues such as rising temperatures, air quality and extreme weather. This was the thinking behind Lendlease targeting BREEAM Outstanding and WELL Certification at 2 Redman Place, setting the standard for projects both within the UK and beyond.
2 Redman Place is a 33,626m2 building designed by architects Rogers Stirk Harbour + Partners. The third commercial building to open at International Quarter London, it was acquired by global real estate investment manager DWS as a forward purchase in 2018. IQL is a joint venture development between Lendlease and developer LCR to create a vibrant new neighbourhood in Stratford.
Action
Health and wellbeing
- Efficiently designed heating and cooling systems that will always keep the temperature within office areas at an optimal 22-24ºC.
- All office floors have natural daylight flowing in, thanks to floor-to-ceiling glass, with automated, integrated blinds for shading.
- Façade and ceilings optimised to minimise indoor ambient noise.
Land use and ecology
- London’s largest ‘living wall’, a 2,000m2 natural habitat along the south wall, planted with native plants, along with bird and bat boxes to encourage biodiversity.
- 1,250m2 of green roof space, further increasing the area’s ecological value, compared to no vegetation on the site pre-development.
Energy
- Triple glazing and solar panels for carbon savings.
- District heating and cooling provided by the Stratford Energy Centre, which includes a renewable energy feed from biomass
- Lifts in the building are Variable Voltage and Frequency (VVF), meaning they return power to the electricity grid.
Transport
- 170 bicycle racks, 45 folding bicycle spaces, two accessible Sheffield stand cycle spaces and 24 showers, along with changing facilities and drying rooms, to encourage active commutes and green travel.
- Bespoke portal for people who work and live in the area, including at 2 Redman Place, where travel information and sustainable transport opportunities can be shared.
- Highest possible score for public transport access.
Water
- Rainwater harvesting system to reduce potable water usage, saving over 18.6m litres of mains water annually, equivalent to 4.5 Olympic-sized pools.
Materials
- Over 77% of all construction materials were A and A+ rated, meaning they were produced and sourced through sustainable methods.
- 100% of timber used in the construction of the building was from guaranteed sustainable sources, as certified by the Forest Stewardship Council (FSC).
Financials
- Lendlease identified the key priority of targeting ambitious sustainability measures to attract occupiers. As such, the emphasis on sustainable design was costed into the initial project proposal and approved by the development team.
Benefits
- Showing leadership in sustainability, achieving one of the highest ever BREEAM scores in the UK for a commercial building (UK New Construction 2014: Post-Construction certificate).
- Enhancing occupier appeal and supporting occupiers’ sustainability goals.
- Contributing to the wellbeing and productivity of people working at 2 Redman Place.
- Reducing environmental impacts, including cutting CO2 emissions and mains water consumption.
- Gaining WELL Certification experience in the UK.
- Shortlisted in the BREEAM Awards 2020.
Challenges & Achievements
CONSTRUCTION
How to progress BREEAM Outstanding during construction?
At 2 Redman Place, BREEAM Outstanding was written into the brief from the outset, and the design team was passionate about it. Lendlease appointed a dedicated Sustainability Manager for the design and construction phases, who participated in kick-off meetings, highlighting what would be required and then maintaining focus and vigour throughout the project. During construction, the Sustainability Manager engaged extensively with trade contractors, asking questions and gathering evidence. Lendlease also provided clear guidance on what materials could be used through its materials list, which is aligned to BRE Green Guide ratings. When BREEAM is always on the agenda and is brought up at a high level in meetings, it is much more likely that credits signed off at design stage will be achieved at post-construction stage. Whilst an active Sustainability Manager is key, it’s also important to recognise that sustainability is not one person’s role but rather up to everyone. At 2 Redman Place, the whole team focused on BREEAM, from design onwards, with package managers aware of what they needed to ask the supply chain. As a result, the project achieved all the credits targeted, scoring 94%, significantly above the BREEAM Outstanding threshold of 85%.
FIT-OUT
How to progress towards BREEAM Outstanding and WELL Certification during fit-out?
Towards the end of a major commercial office development project, there can be well over 100 people from different fit-out contractors working on site. Without someone asking contractors the right questions at the right times, some BREEAM credits can be dropped and WELL Certification missed. At 2 Redman Place, the Sustainability Manager engaged with all the fit-out teams on questions such as:
- Whether all timber coming on site had FSC certificates.
- What waste is being managed and what the recycling rates were.
- Whether materials had low VOC emissions.
- What fuel was being used.
WELL is a newer standard than BREEAM, so more engagement can be needed to ensure people understand the benefits. At 2 Redman Place, occupier Cancer Research UK was highly supportive of both BREEAM and WELL for its new headquarters, making fit-out contractors aware of client requirements and expectations. Other future occupiers are also supportive and the Sustainability Manager regularly hosts tours of the building to highlight sustainability aspects, including wellbeing and efficiency.
Andrew Tobin, Project Director for Lendlease at International Quarter London (IQL)“We are immensely proud to have achieved BREEAM’s Outstanding award for 2 Redman Place, recognising our efforts in setting the highest standards of environmental performance in our buildings. This will have a long-lasting impact not just on the surrounding environment, but also on the wellbeing of those who move around the building; further evidence of IQL putting the health and wellbeing of its community at the top of our agenda.”
