The Waterman

The Waterman is one of the largest heritage retrofit projects in Clerkenwell – an ambitious re-imagining of four Victorian industrial warehouses over 70,000 sqft within the Clerkenwell Green Conservation Area.

Client BGO
Sector Workplace
Size 6,500m²
Location Clerkenwell, London

Four office buildings within a converted heritage warehouse had become increasingly hard to let due to narrow spaces dominated by circulation, a confusing array of tenancies and an inefficient envelope delivering EPC ratings of C-E.

BGO tasked Fathom with securing the building’s future by creating a fully accessible single 6,500m² workplace with a drastically improved carbon footprint.

The reinvention of The Waterman took shape in the face of complex planning, design and construction challenges to increase workspace area by 920m² and improve net/gross area from 79 to 85%.

A series of key interventions combined to create a cohesive EPC A rated workspace with heritage character, renewed relevance and unrivalled amenities.

Existing building

Emma Foster, Principal at BGO
‘Fathom’s reimagination created a distinct identity for The Waterman, celebrating its heritage whilst appealing to the workplace demands of today. Through their analytical approach to the existing Victorian structure, Fathom unlocked net area on every level, carved out high-end amenity space and vastly improved the building’s efficiency in operation.’

Improving building performance

Following its transformation, The Waterman achieved BREEAM Excellent, EPC A and LETI B ratings.

The building’s scale – combined with a lack of records – presented significant planning, design and construction challenges which demanded collaboration and ingenuity from the client and design team.

Uncovering the Victorian bones of the structure by delicately peeling back added layers, we analysed opportunities to improve connectivity. Existing brick was stripped and sandblasted to reveal the building’s past as part of an evolving narrative.

As The Waterman’s elevations are predominantly glazed, our most impactful intervention to reduce energy demand was removing 360 original windows and replacing with high specification double glazed units. This alone reduced energy consumption by 3.55kWh/m²/year, paying back the embodied carbon of replacement within 6 years.

Carefully planned new connections created generous, light-filled workplace floors with exposed servicing allowing the Victorian structure to shine through.

Poorly insulated extensions were removed, with new elements designed with high-performance fabric. For structural interventions, we specified local steel with 25% recycled content and low carbon concrete.

Rationalising cores from four to two improved efficiency, means of escape and accessibility across the building. The two retained cores are served by dual sided lifts to overcome level changes between each of the original buildings

New lifts and WCs have a Victorian influenced materials palette including sage green walls, black metal signage and a sustainable black cork floor tile.

A replacement fifth floor takes its design cue from the original brick facades, while a new recessed sixth floor acts as a contemporary celebration of the industrial warehouses.

Efficiency of building services was improved by moving to consolidated fossil-fuel free hot water, heating and cooling systems.

Delivering on experience

Shared areas were carefully planned to meet occupier expectations of social spaces, wellbeing amenity and collaborative working.

Within a new centralised entrance, Alfred’s Club was a collaboration between Fathom Architects and Fettle, offering a coworking lounge as a warm welcome with shared areas for occupiers to meet, greet and socialise.

We established a sequence of connected industrial spaces with oversized openings in the original brick walls, framed in exposed steel. Fettle’s interiors added a terrazzo-topped bar as a focal point alongside flexibly zoned lounge, co-working and meeting areas.

A relaxed, homely atmosphere was achieved with careful selection of bespoke and vintage furniture, artwork and lighting.

As well as 220m² of private terraces, we also created a communal rooftop garden across 270m² with spaces for different types of activity from individual relaxation to larger gatherings.

Local biodiversity was boosted with a 148m² new green roof, extensive planting including a wildflower area, and integrated bird and bat boxes, bee posts and habitat hotels.

Below ground, we re-worked a series of awkward basement spaces to create a clear sequence of spaces for active commuters. Working with limited floor to ceiling heights, we created a separate cycle entrance and lift, cycle racks, drying areas and changing rooms with showers, lockers and a towel exchange.

Committing to a circular economy

Our collaborative approach minimised waste on site, avoided unnecessary specification and reduced cost and carbon. Material re-use was key to our circular economy approach.

2.3 tonnes of structural steelwork used during temporary works was re-installed as permanent structure meaning 23m of steel with 5,635kgC0²e was utilised to its fullest potential on site.

Where new openings were formed in party walls, original bricks were retained for use elsewhere in the building. Approximately 5000 bricks were re-used, equating to 3,125kgCO²e saved.

Recycled brick and steel

Rather than send redundant windows to landfill, 3 tonnes of glass was repurposed as Ecorok – a terrazzo using recycled glass as an aggregate. This material was then specified as countertops saving 1,000kgCO²e and linking The Waterman’s past to its future.

When new lift shaft openings were created, existing timber floorboards were carefully salvaged for re-use in the ground floor reception. By sanding and treating them on site, the team made a carbon saving of 780kgC0²e for 185m² of flooring.

Recycled glass

Embracing & elevating heritage

Rather than erase traces of the past, our design allows the warehouses to celebrate each of its lives through honest expression and considered material choices.

The Waterman breathes life back into a well known and loved heritage building at the heart of Clerkenwell, securing its future by creating a single workspace with distinct character.

This project shows what’s possible when we value existing buildings – however complex – and invest in reducing their carbon footprint and renewed purpose so they can continue to contribute to the life and character of our cities.

Through upgrades to the thermal envelope, demolition of later additions, activating the ground floor and adding sensitive additions, we successfully increased the quantity and quality of floorspace within a Conservation Area context.

The Waterman’s reinvention demanded ingenuity, persistence and a collaborative spirit from everyone involved.

Collaboratively, the design team committed to innovative and painstaking material re-use, engaged with local charities and delivered a building that provides a new generation of occupiers with flexible and uplifting workspaces.

Credits

Architect Fathom Architects
Interior Design Fettle Design (Alfred's Club)
Planning Consultant DP9
Project Manager B&Co
Contractor Ambit
Structure Bridges Pound
Services GDM
Heritage Consultant The Heritage Practice
Cost Consultant RLB
Transport Consultant The Steer Group
Photography Martina Ferrera

Recognition

BCO London Finalist
Mix London Shortlisted
AJ Retrofit Reuse Shortlisted
AJ Architecture Awards Shortlisted
NLA Awards Shortlisted
FX Awards Shortlisted

Project Information

Credits

Recognition