LOMA, Lower Marsh

Transforming a 1990s workspace with a focus on minimising embodied carbon and creating a distinct identity for a new generation of occupiers.

Client Capital 38 / Morgan Real Estate
Sector Workplace
Size 6,300m²
Location Lower Marsh, Waterloo

Faced with a 1990s building identified as having a negative impact on the Lower Marsh Conservation Area, Capital 38 and Morgan Real Estate approached us to develop a retrofit which would transform the building into a characterful workspace offering best in class amenities.

Our designs have entirely reimagined and extended the functional but unattractive building to offer a distinctive 6,300m² workplace and retail destination which contributes to the lively market street of Lower Marsh, Waterloo.

With a strong emphasis on environmental responsibility, we retained the entire structural frame – and as much of the existing façade as possible – and thermally upgraded existing facades to minimise embodied carbon and maximise operational efficiency.

Our retrofit offers a refreshed identity to attract a new generation of single or multi-let occupiers looking for sustainable workspaces with a healthy balance of desk-based and collaborative activity.

Existing 1990s building

Reimagining a 90s eyesore

The existing building had a negative presence on the market street, presenting as an extended horizontal volume out of kilter with the traditional pattern of development in terms of both massing and materiality.

Reconfiguring the façade, we have knitted the building back into its context by introducing a variety of materials and textures to the elevation and shop fronts, re-defining traditional vertical plot widths and adding character to the eclectic streetscape of Lower Marsh.

We used a mineral colour-wash system to break up the existing yellow brickwork and remove red horizontal bands. Subtly varied shades of grey define the vertical plot widths, and a new planted wall denotes the entrance passage with a hint of the garden courtyard beyond.

Outdated green reflective windows have been replaced with inset black metal-framed glazing units, giving a more refined aesthetic and offering views to activity within.

At street level, terracotta tiles denote retail use and the workplace entrance, signposted from the street with a pair of curved walls drawing people into the garden courtyard. The use of glazed terracotta references the site’s former use as Baths of Lambeth; a Victorian public swimming pool and washhouse destroyed in World War II.

New upper floors are constructed with a pale biscuit-textured brick with inset lintels topped by a soldier course to add texture and interest.

The refreshed building offers a refined and upscale workplace whilst remaining aligned to the independent, creative spirit of Lower Marsh’s business, resident and market communities.

Mapping a journey

LOMA was designed as a sequence of spaces offering various options for work and relaxation, balancing focused work with social activity and prioritising customer health and experience.

Accessed through a wide terracotta-lined passage is a new 265m² courtyard garden, an unexpected urban oasis with trees, raised beds and seating under a pergola.

The garden is designed to offer various secluded spaces under the dappled light of the pergola. Built-in seating and tables create areas for individual or small group gatherings, and a water feature provides a relaxing visual and audio backdrop.

For customers on foot, entry is through the courtyard directly into a generous reception area with spaces to meet, greet and socialise. The original exposed concrete frame is offset with an earthy interior palette of polished concrete, glazed tiles, timber and greenery. At the centre of the reception, a delicate metal staircase rising to first floor acts as a focal point.

For those arriving by bike, a separate side entrance to the rear of the garden courtyard leads to secure cycle storage, maintenance area, showers and changing rooms in a vibrant palette of green and tomato red.

Within the workspaces, upgrades to existing floors have created attractive and collaborative work environments with an exposed structure to maximise floor to ceiling heights and plenty of natural light.

Private terraces from 2nd to 5th floor enjoy far-reaching views across the River Thames to Westminster and the City as well as close-up views of trains snaking in and out of Waterloo station.

Up on the communal rooftop, a multi-level extension provides a flexible 125m² rooftop clubhouse for day-to-day use or to host evening receptions and events. The clubhouse is organised as a series of indoor and outdoor spaces, garden terraces with informal seating, trees and raised planted beds.

Significantly improving performance

Through existing building upgrades and interventions, we achieved a 41-49% reduction in upfront embodied carbon (507-558kgCO²e/m²) compared with a typical newly constructed office (950kgCO²e/me).

We began by removing a poorly performing south facing curtain wall system which had caused internal overheating, replacing it with new brick facades targeting LETI U and G values. The façade design improves solid to glazing ratios and adds carefully considered shading to reduce energy demand.

An internal atrium connecting the four office floors was removed to negate overheating and add valuable workspace area. Large areas of uninsulated soffit to the entrance undercroft were filled with insulation.

Openable windows provide fresh air and allow the building to operate in a mixed mode as weather conditions fluctuate.

To enhance the arrival experience, we created a new double height space connecting the ground floor coworking lounge and first floor workspace, marked with a feature staircase.

Achieving ambitious targets

From the outset, the retrofit ambition for LOMA was to create a best in class, Grade A workplace targeting BREEAM Outstanding, NABERS 5*, WiredScore Platinum and WELL Platinum.

Our thorough and considered retrofit approach to the reincarnation of LOMA has resulted in a building with an attractive set of credentials for occupiers.

Designed as net zero carbon in operation, the consented building is predicted to achieve a whole building energy reduction of 34% compared to the Better Building Partnership’s (BBP) Real Estate Environmental Benchmark 2020 – 110.5 kWhe/m²NIA in comparison to the BBP target of 167.

To support active commutes, end of trip facilities include 114 secure cycle spaces, showers, lockers and a bike maintenance area.

Reimagined elevation on Lower Marsh

Credits

Architect Fathom Architects
Interior Design Fathom Architects
Planning Consultant Newmark
Agents Savills / USP London
Contractor 8Build
Landscape Kinland
Structure Davies Maguire
Services Sweco
Cost Consultant Equals
Environmental Consultant Sweco
Photography Martina Ferrera and Michele Cadei

Project Information

Credits