ULI Global Awards for Excellence: Reimagining Victorian Heritage for the Modern Workplace

In the heart of London’s Covent Garden neighborhood, a complex of five Victorian-era structures—previously housing a seed merchant company, a brass and iron foundry, and a Nonconformist chapel, among other uses—have been restored and adapted into a single, cohesive office building with ground-floor retail and dining space. The three-year restoration preserved the property’s industrial heritage and provides flexibility to meet the needs of today’s workforce.

Grainhouse-06_1024.jpg

In the heart of London’s Covent Garden neighborhood, a complex of five Victorian-era structures—previously housing a seed merchant company, a brass and iron foundry, and a Nonconformist chapel, among other uses—have been restored and adapted into a single, cohesive office building with ground-floor retail and dining space.

Phillip Vile

Type: Adaptive Use, Office
Developer: Hines United Kingdom
Owners: Hines European Value Fund 2
Designers: Barr Gazetas
Site Size: 127,455 sq ft (11,841 sq m) (gross external area)
Date Acquired: 3/5/2020
Date Opened: 9/4/2023
Buildings: 127,455 sq ft (11,841 sq m), 100 percent of site
Parking: N/A
Open Space: 4,521 sq ft (420 sq m) terraces

In the heart of London’s Covent Garden neighborhood, a complex of five Victorian-era structures—previously housing a seed merchant company, a brass and iron foundry, and a Nonconformist chapel, among other uses—have been restored and adapted into a single, cohesive office building with ground-floor retail and dining space. The three-year restoration preserved the property’s industrial heritage and provides flexibility to meet the needs of today’s workforce.

The design team restored original exterior features, including stonework, moldings, and exposed brickwork, to retain the buildings’ historic character. The internal floorplates were combined around a new central atrium to create open-plan spaces that support hybrid and activity-based work patterns. Numerous breakout areas and communal landscaped terraces offer places for informal meetings and relaxation.

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A bespoke mobile app allows users to handle everything from booking meeting rooms to granting visitor access. Extensive bicycle storage and shower facilities encourage employees to use alternative forms of transportation. Working with the local council, Hines also contributed to the pedestrianization of Dryden Street, enhancing the public realm.

Phillip Vile

Sustainability was at the core of the development strategy, with a goal of achieving net zero carbon in operations. Retaining the existing structure and materials significantly reduced embodied carbon emissions. Additional green strategies include increasing the building’s thermal performance, installing double-glazed windows, incorporating smart systems for monitoring and optimizing energy and water usage, planting more than 300 native plant species on the roof, and introducing nest boxes for local wildlife.

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Sustainability was at the core of the development strategy, with a goal of achieving net zero carbon in operations. Retaining the existing structure and materials significantly reduced embodied carbon emissions.

Phillip Vile

The market response has been highly positive, with 100 percent of the office space pre-let to high-profile tenants. In addition to serving as Hines’ European headquarters, the complex provides workspace for fashion and fragrance firm PUIG and the tourism company Go-City. The ground-floor retail space has attracted premium tenants, such as Caravan, a casual all-day dining restaurant that chose Grainhouse for its largest London location to date.

A bespoke mobile app allows users to handle everything from booking meeting rooms to granting visitor access. Extensive bicycle storage and shower facilities encourage employees to use alternative forms of transportation. Working with the local council, Hines also contributed to the pedestrianization of Dryden Street, enhancing the public realm. The building is on track to achieving BREEAM Excellent, and WELL Platinum certification.

To learn more about ULI’s Awards for Excellent or to enter your project for consideration:

Information about how to serve as a juror for the ULI Awards for Excellence:

The ULI Awards Jury Experience: Identifying and Elevating Excellence in Real Estate and Land Use

Ron Nyren is a freelance architecture, urban planning, and real estate writer based in the San Francisco Bay area.
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