London HQ – Regear of Lease and Fit Out

Client Requirement

Clients of Trilogie occupied the 3rd and 5th floors of a prestigious office building in Millbank, London SW1.

Part of the 4th floor became available to let and our client was keen to consolidate their demise by having adjacent floors.

A further wish was that these floors be connected by an internal staircase rather than having to use the main common core stairs.

Our Role

Trilogie negotiated with the landlord the surrender of the 5th floor office, which included the agreement and settlement of a dilapidations claim, the regearing of the 3rd floor lease and the acquisition of a new lease of the 4th floor, together with the ‘in principle’ agreement to allow the internal staircase to be installed.

The Challenge

This was a unique opportunity for our client because of the relatively short unexpired lease term, to ‘financially engineer’ a result whereby the overall amount of space remained about the same; the rent fell dramatically; and a refit of the accommodation could also be undertaken with minimal disruption to the clients’ occupancy.  By utilizing both ‘new’ and ‘old’ space to provide ‘swing’ space whilst the refurbishment works were undertaken we were able to complete the refit, following which the 5th floor accommodation was handed back to the landlord.

This high profile building on Millbank features lavish internal common parts with sweeping Portland stone staircases hardwood paneled lifts, granite and marble lift lobbies, Portland stone arches and hand painted wall murals. 

The property is used by many major TV companies for studios including BBC, Sky, Virgin, ITN, Japanese and Irish News stations, being a stone’s throw from the Palace of Westminster.

The property is also used by many MPs, has apartments adjacent and features an atrium with a restaurant at basement level.  All in all a sensitive location with restricted access (no HGV access), noise constraints from other occupants during broadcast times, residents at night time and weekends as well as the high class restaurant at lunch times and evenings.

The Brief

Phase 1

Construct an internal glass and stainless steel staircase between the 3rd and 4th floors. Completely refit 4th floor for office accommodation including, partitions, services (data, power telecoms, comfort cooling) carpets, tea points, lighting, as well as work stations. New furniture for 50+ people with meeting rooms; moving staff in from the 5th and 3rd floors thereby releasing space on 3rd floor for refurbishment of part. Formation of new offices and the necessary services changes and also gaining space to accommodate Phase 2.

Phase 2

Enlarge and refit the Café Bar to accommodate 37 people, refit the kitchen/servery for hot meals and snacks, redecorate throughout and provide new offices and meeting rooms.

The Project

Because of the nature of the work, Trilogie commissioned a structural engineer who had previous knowledge of the building for the design of the 5 metre square stairwell opening, and architect for the new layout and conceptual aspects of the design plus a specialist contractor for the staircase design.

Cutting the hole through the floor was perhaps one of the biggest challenges because of the not inconsiderable operational restrictions on noise, vibration, working times, rubbish and debris removal.  The more usual breaking out concrete method of using pneumatic or electric hammers was ruled out as the space remained fully occupied with only lightweight plywood dust and noise screens separating the occupants from the works.

To overcome this, a specialist concrete cutting contractor was employed to use ‘silent’ crushing techniques utilising a modified crushing jaw which whilst effective and still silent, was very slow.  The other fit out works progressed along with the concrete crushing and ultimately the glass and stainless steel staircase was installed.

An additional feature requested by the client was a 2 storey full height self supporting glass display feature running through the stairwell between the two flights of stairs.  Structural laminated glass over 20mm thick was used for this to ensure adequate self supporting strength.

Project Costs and Programme

The work was completed on time, and modestly below budget!

Trilogie CRE – Project Management

Trilogie, as Project Managers, were responsible for recruiting and commissioning the Architect, Structural Engineer and letting a contract to the main contractor as well as procuring the following activities:-

1. Initial design concepts and briefings
2. Provision of cost plan and budget
3. Co-ordinating design team
4. Securing landlord’s licence for works
5. Project Managing the works
6. Cost control and payment certificates
7. Client/contractor liaison
8. Liaison with Building Management team in respect of
1. Working times
2. Access
3. Debris removal
4. Deliveries
5. Method Statements and Risk Assessments
9. CDM compliance
10. Building Regulation compliance

For further information contact Brian Moore – bkm@trilogiecre.com or Peter Boros – pb@trilogiecre.com