Case Study: How We Transformed a Century-Old Building into Tomorrow’s Workspace

By Mia Brown
Projects • Thoughts
26th November 23

This November, TSP celebrates the completion of 60 Ironmonger. Over the past 11 months, we have reimagined this 100-year-old central London warehouse into the next generation of office space. 60 Ironmonger is the way we will work.

Traditional commoditised offices – with drab desk farms and monotonous mediocrity – are out. Enter the new era of hotelised workspaces: turnkey, amenity-rich, beautifully designed, expertly managed.

In 2023, occupiers demand more sophistication.

Here are four strategies we have used to transform this Edwardian building into tomorrow’s workspace.

1. Hotelisation: Design an office which doesn’t look like “an office”

We are witnessing the hotelisation of offices. This means value-add, all-inclusive services, flexibility, and amenities to attract and retain customers. Offices must have a luxurious, exclusive feel.

At 60 Ironmonger, departure from the traditional office aesthetic is evident. As you enter, you are greeted by sculptural furniture, hand-woven rugs, hanging drapes made from natural material. Think: homely lounge blended with sophisticated hotel. There is a warm minimalism throughout.

It features luxurious end of journey facilities with showers, secure bike storage, 4 landscaped outdoor terraces, waiting area with cloak storage, flexible meeting rooms, and bespoke kitchenettes. Everything a business needs to make it their home.

Our lead designers, House of Grey, are experts in crafting exceptional spaces that people genuinely love to inhabit. Their use of natural materials and organic colours instils a deep sense of calm. Their exquisite care for detail creates a considered, luxurious feel.

The fact that they are tapping into a growing design trend – for spaces that humans crave – is evident in their 120k Instagram followers.

60 Ironmonger could not have been created by a cookie-cutter approach. By partnering with experts outside of our traditional sector, we have been able to radically reimagine the office product. Meeting the demands of today’s occupants who want high-quality spaces that evoke pride and exclusivity.

Read more about the bespoke features at 60 Ironmonger

2. Sustainability = Environment + occupant health

In today’s commercial real estate landscape, staying relevant requires prioritising both environmental and occupant health.

In the face of the ‘Great Gloom’ with employee happiness at a record low in 2023, this holistic approach is more important than ever for attracting and retaining tenants. It distinguishes between stranded and successful assets.

At 60 Ironmonger, this ethos has guided every decision. Each building element has been painstakingly considered to enhance wellbeing, comfort, and productivity.

It is a WELL Enabled office space designed to improve focus – leaving workers feeling energised and creatively stimulated.

It features a variety of spaces for working, collaborating and connecting. This includes communal dining seating, informal lounge chairs, private meeting rooms, outdoor terraces, and cosy nook corners with natural clay plaster finish for quiet working. A statement brushed stainless steel kitchen and bar area facilitates day to evening transition. This diverse range of spaces cater to the varied needs and preferences of today’s occupants.

We have reduced visual clutter by simplifying ductwork and introducing frameless doors with flush skirting. Biophilia is added through strategically placed planting. Accessibility has been improved by altering the internal structure to create more circulation.

Abundant natural light floods the space – achieved by opening up a partition wall which now reveals a running row of 14 windows.

60 Ironmonger is incredibly sustainable: SKA Gold, BREEAM Excellent, EPC B, whole life carbon below GLA. It is an electric only scheme, featuring smart lighting and state of the art Daikin Heating & Cooling.

We have reused and restored elements where we can, and carefully brought in sustainable, local materials where required. On the ground floor we have restored the original Merbau hardwood boards, while on the lower ground we have hand-installed 18,480 reclaimed terracotta tiles which will last another century.

3. Size matters, location clinches

Demand is outpacing supply for high-quality offices that are well-located and offer smaller floorplates. This is part of the wider “right-sizing” trend where less space is often required – and location the clincher.

60 Ironmonger is a stone’s throw from Old Street underground and 15-minute walk to Moorgate station with access to mainline rail. It is directly opposite the beautiful Grade II Listed Ironmonger Row baths. Built in 1931 as public wash house and laundry, it has been recently upgraded to Victorian-style Turkish bath equipped with steam rooms and massage slabs. Perfect for some post-work zen.

Across the street is leafy Radnor park and St Luke’s Church – an atmospheric music venue where the London Symphony Orchestra play free Friday lunchtime concerts. A short stroll away is the buzzing Whitecross Street food market, lined with independent vendors Monday to Friday.

Nestled in a prime location, 60 Ironmonger is a ‘grow-up’ space where small- and medium-sized businesses can thrive.

It provides 7,632 sq ft over two floors – with the opportunity to split into two separate offices if required. This floorplate adaptability caters to a wider customer base.

4. Managed Space: Make it as simple as possible for the tenant

The flexible managed space model is the future of working. It will dominate as the preferred way of leasing and using office space.

60 Ironmonger benefits from TSP’s management expertise and exceptional service as standard. This translates to a fully furnished, ready-to-go, hassle-free space. With zero downtime from core business.

Our Managed Space service includes utilities, dedicated fibre with support, cleaning and waste management, general maintenance, and 24/7 office support. Occupants have the flexibility to customise their package – including options for tea and coffee, office snacks, faster fibre, AV and conferencing facilities, desk and meeting room booking. All conveniently consolidated into one simple bill.

At TSP, we have 15 years of industry experience managing buildings and tenant experience: we understand the intricacies from core to floor.

We understand that the future of offices is service-led and all-inclusive.

All things considered, 60 Ironmonger is more than a workspace – it is a canvas to craft company culture and nurture business growth.

Stay tuned to see inside the finished product in our upcoming photoshoot.

View Our Portfolio – 60 Ironmonger
View Marketing Brochure – 60 Ironmonger

House of Grey Ltd – Lead Design

Peldon Rose – Contractor

Compton – Leasing & Sales

HK London – Leasing & Sales

Michael Byrne – Building Surveyors

Mathew Byway – Sustainability

Switched On Space – Prop Tech

FTI Consulting – Public Relations

Anagram – Marketing

Two.Names Photography – Photography

Henry Go Park The Car – Videography


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