ADAPTIVE REUSE OF CANARY WHARF
Life science companies are moving into Canary Wharf, but the transition from 1990s office buildings to lab spaces presents challenges, such as floor vibrations. The area is being reimagined as a multi-use space, raising the question: Is adaptive reuse truly sustainable, or is it primarily an economic decision?
Canary Wharf, London’s iconic financial district, is undergoing a significant transformation as it seeks to diversify beyond its traditional banking roots. A notable aspect of this evolution is the adaptive reuse of existing office buildings to accommodate life science laboratories. This shift presents both challenges and opportunities, prompting a closer examination of the sustainability and economic implications of such endeavours.
CHALLENDGES IN CONVERTING OFFICE SPACES TO LABORATORIES
Repurposing 1990s-era office buildings into state-of-the-art laboratory spaces is fraught with technical challenges. Laboratories, especially those in the life sciences sector, have stringent requirements that typical office infrastructures may not meet. Key challenges include:
- Structural Considerations: Laboratories often require enhanced structural support to accommodate heavy equipment and specialised installations. Existing office buildings may need significant retrofitting to meet these demands.
- Mechanical and Electrical Systems: Laboratories necessitate advanced HVAC systems, specialised plumbing, and robust electrical setups to ensure precise environmental controls and safety standards. Upgrading existing systems in office buildings can be both complex and costly.
- Floor Vibrations: Laboratory environments are sensitive to vibrations, which can interfere with delicate experiments and equipment. Office buildings not originally design with these considerations may require substantial modifications to mitigate vibration issues.
sustainablITY VS. ECONOMIC MOTIVATIONS
The decision to adaptively reuse buildings in Canary Wharf intersects sustainability goals with economic considerations:
Sustainability Benefits: Adaptive reuse aligns with sustainable development principles by conserving resources and reducing the environmental impact associated with new construction. Retaining and upgrading existing structures minimises demolition waste and the carbon footprint linked to producing new building materials.
Economic Factors: The shift towards life sciences is also economically driven. With traditional financial tenants reducing space due to hybrid working models, vacancy rates in Canary Whard have vastly increased to approximately 17%. Repurposing vacant offices for burgeoning sectors like life sciences offers a viable solution to maintain property values and generate rental income.
CASE STUDIES
17 Columbus Courtyard: Originally an office building, it is being transformed into a 200,000 sq ft facility tailored for life sciences and technology sectors. The project emphasizes sustainability by adhering to the UK Green Building Council's Net Zero Carbon Framework, aiming to retain and upgrade much of the existing structure to minimize raw material usage .
North Quay Development: A joint venture between Canary Wharf Group and Kadans Science Partner is set to deliver a 750,000 sq ft, 22-storey life sciences building by 2026. Designed to the highest sustainability and technological standards, this project aims to establish a world-class health and life sciences cluster in the area.
The adaptive reuse of office buildings in Canary Wharf to accommodate life science laboratories represents a strategic response to evolving market demands and sustainability imperatives. While technical challenges such as structural modifications and vibration mitigation exist, the benefits of repurposing—both environmental and economic—are substantial. This approach not only breathes new life into existing structures but also aligns with broader goals of creating a diversified, resilient, and sustainable urban environment.
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HOW MUCH DOES A COMMERCIAL FIT-OUT COST IN 2024?
In 2024, the overall cost of an office fit out will vary depending on a variety of factors including size and scope, materials used, labour costs and finishes. Companies may also encounter unexpected costs related to site access and regulatory requirements. Planning ahead can help manage the costs of a commercial fit out as this will allow for research into suitable materials and suppliers, meaning it is important to do detailed research before making any decisions.
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