We recently submitted our planning application for 68-71 Newman Street.

We recently submitted our planning application for 68-71 Newman Street.

We recently submitted our planning application for 68-71 Newman Street.

We recently submitted our planning application for 68-71 Newman Street.

1 Passage Street
2nd Floor, 63 Poland Street, 

Soho, London W1F 7NY

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  1. Overview
  2. Responsibility & Statistics
  3. Learnings
  4. Additional

1 Passage Street South West

Overview
  • Client
    KFIM
  • Size
    106,000 sq ft
  • Role
    Development Manager
  • Project Status
    Planning
  • BREEAM
    Outstanding Targeted
  • NABERS
    5*/5.5* Targeted (Base Build)
  • EPC
    A
  • Wiredscore
    Platinum
  • RESET
    Accredited
A 1980s office building located on Passage Street, with frontage onto Bristol’s Floating Harbour in the centre of Bristol. We have submitted planning to construct a new build, best in class, super green, office building of 106,000 sq ft.

Planning has been challenging, due to its location in a heritage-rich area adjacent to the floating harbour. Our most likely business plan is to secure planning permission for a new, best-in-class Grade A build, with at least 100,000 sq ft of modern office space.

The project will focus on amenity and communal space. A pocket park will open up the public realm and provide access to the harbour, with a cafe overlooking the water. Key goals are to provide a town hall space, create visual impact for commuters and deliver a connection to local cycling lanes.

We’ve enlisted the right partners to work through the planning challenges, and worked extensively with an engaged design review panel to make positive progress on this transformative project.
A remarkable transformation, opening up the public realm to commuters and ultimately providing Grade A workspace for prospective tenants.
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Before
After
Gallery
Responsibility
The existing building is of notably low quality and insufficient for its intended purpose, impeding any possibility of reusing the current structure. Planning poses a significant challenge, given the heritage-rich area and its proximity to the Floating Harbor. Our goal, from project initiation and throughout, is to ensure that the new build is as sustainable as possible.
Statistics
  • Targets
  • Embodied Carbon (A1-A5)
    638kg CO₂em²
  • Projected Operations Energy
    A
  • BREEAM
    Outstanding
  • NABERS (Base Build)
    5*/5.5*
  • EPC
    A
  • Wiredscore
    Platinum
Learnings
Not being able to repurpose any part of the existing building was devastating for us. Whilst the embodied carbon of the new building will be high, we've prioritised minimising operational carbon emissions and projected energy usage to the best of our ability.
Building efficiency Whilst the aesthetic of the building was key, we started the design process focusing on operational efficiency, striving to achieve future energy consumption of less than 30kWh/m2 (GIA).
Planning process Navigating interactions with the local authority has proven to be a significant challenge, emphasising the importance of working with the right professional team and engaging with the right stakeholders and the right time.
Responsible demolition Are the start of every project, we set out to re-use as much of an existing building as possible. Sadly in the case of 1 Passage Street, the existing building was so badly compromised, the team deemed it unusable. This was due to the slab-to-slab height, configuration, strength and asbestos. As such, we will have to demolish but will ensure the waste is recycled where possible.
Additional Information
Next Place

Explore additional projects focused on ESG principles and the enhancement of existing buildings.

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The Buckley Building London
We are extremely excited to work with CBRE IM on the potential refurbishment of this iconic London building.