Shaftesbury chose 39 William IV Street to test the feasibility of achieving BREEAM Very Good on domestic refurbishments in older buildings. The completed scheme will deliver 576m2 of modern residential accommodation and 405m2 of restaurant space, all with high operational efficiency. As a result of the project, Shaftesbury now plans to target BREEAM Very Good on more domestic refurbishments, as well as commercial schemes.
On track for BREEAM Very Good
Energy Performance Certificate (EPC) B
Modern space for residents and restaurants
Extending the building’s useful life
Shaftesbury is a listed Real Estate Investment Trust, which invests exclusively in London’s West End. Much of its portfolio comprises older, ‘domestic’ size buildings within Conservation Areas. Through Shaftesbury’s active refurbishment programme, the company is improving the long-term sustainability of historic buildings. Shaftesbury aims to reduce energy consumption by 3% year on year.
Building on the success of the BREEAM Very Good rating that Shaftesbury achieved at 22 Ganton Street for a commercial refurbishment (more here), the team set a corporate target to pilot BREEAM Domestic Refurbishment on a suitable project.
The refurbishment of 39 William IV Street in Covent Garden is a typical example of Shaftesbury’s programme to improve buildings, grow rents, and unlock value. Thought to be a 1940s rebuild following bomb damage, the whole building had been occupied by Spaghetti House since the 1970s. The refurbishment will retain much of the building’s structure and façade, whilst creating two restaurants on the lower levels and seven residential apartments on the upper levels. Works include reinstating the original third floor as residential and introducing an access route to the new apartments via the residential building at 38 William IV Street.
The project team includes architect and project manager Fresson and Tee, structural engineer Franks and Lewin, main contractor Roots Contractors Ltd and BREEAM Assessor RPS. The team started on site in July 2016 and the scheme is due for completion in August 2017.
The scheme achieved BREEAM Very Good at design stage, scoring above 70% for Energy, Water and Management and above 60% for Waste. The project team is now working towards BREEAM Very Good for the completed scheme.
Health and Wellbeing
Benefits for Shaftesbury
Benefits for residents and restaurants
How to achieve high BREEAM Domestic Refurbishment ratings?
It is key to introduce BREEAM requirements at an early stage. At 39 William IV Street, Shaftesbury set the Very Good target before detailed design and before the contractor had been appointed. The BREEAM advisor was then able to work with Shaftesbury and Fresson and Tee to add elements into the design and contracts, gaining extra BREEAM credits. Examples include targeting sound insulation that exceeds Building Regulations, using the BRE Green Guide to Specification for new building materials and targeting a high Considerate Constructors Scheme score. It can be difficult and expensive to add requirements at a later stage. It is also important to gather evidence for BREEAM, something that Fresson and Tee estimates adds around one week of project management time.
How to minimise condensation when insulating older buildings?
At 39 William IV Street, the team specified different insulation and vapour protection systems to suit each wall, with a range of wall types retained across the building. In addition, the installation of a mechanical ventilation system with heat recovery will mitigate the risk of condensation and maintain air quality, whilst minimising heat loss.
How to expand benefits?
Shaftesbury has set a corporate objective for 2017 for all refurbishment projects above a capital value of £1 million to aim for BREEAM Very Good. Project teams will be able to benefit from the 39 William IV Street experience and draw on the Sustainability Checklists that Shaftesbury already implements on all projects. These are updated annually to ensure good practice in design and construction, which means that many BREEAM requirements are already being met or exceeded.
Rob Kirk, Portfolio Executive at Shaftesbury
“Our experience at 39 William IV Street has shown that if you introduce BREEAM early enough on domestic refurbishments, it’s possible to significantly improve long-term energy performance, without significant additional efforts or costs. BREEAM is helpful in maximising sustainability performance and credentials, which brings benefits both for Shaftesbury and for the people and businesses based in our buildings.”