Polytechnic University of the Philippines

Lopez, Quezon
BS ARCHITECTURE PROGRAM

SWOT ANALYSIS

Ma. Gliceria May A. Molde

gliceriamayy@gmail.com
 CASE STUDY: SWOT ANALYSIS

Original article

SWOT ANALYSIS: WHITE COLLAR FACTORY AT OLD STREET YARD

Ma. Gliceria May A. Molde
Polytechnic University of the Philippines Lopez, Quezon Branch
Bachelor of Science in Architecture

CASE STUDY INFO A B S T R A C T

Keywords: This report details the findings of a climate change adaptation study carried out
on the White Collar Factory at Old Street Yard development in central London.
Climate Change The development consists of a new-build 16 storey office block and a group of
Strengths smaller scale buildings of between 4 and 5 storeys. A typical floor plate in the 16
Weaknesses storey block is approximately 1000 m2 therefore total floor space in the block is
Opportunities approximately 16 000 m2.
Threats
White Collar factory The study focuses on the office block; however, the adaptation strategies identified
and analyzed could also be applied to the smaller scale buildings on the site as
well as other commercial office buildings in London.

INTRODUCTION AHMM drew inspiration for the new build tower from
the work of French designer Jean Prouve, whose design
White collar factory is one of Derwent London’s
ethos was led by logic, balance and purity. Designed to
most ambitious projects to date – the redevelopment of
achieve more with less, the pragmatic, hard-working
a major corner site at Old Street / Silicon Roundabout, in
design of the tower is guided by the principles that
the heart of the London’s Tech City. It is a complex of six
nothing needs to be added, nothing can be taken away,
buildings, which includes offices, studios, incubator
and every element performs one or more function.
space, restaurants and apartments, set around a new
area of public realm, with a sixteen storey-tower topped The architecture of the new tower utilizes
by a 150m rooftop running track. Together, these 27, 200 concrete in several ways. As well as forming the
sqm buildings provide a bold new marker for Old Street structure, the concrete provides the thermal mass,
as well as creating a new, more permeable section of the carries embedded cold water pipes and creates a highly
city that references the alleys and passageways of the expensive finish both inside and out. The building is
historic urban grain. intended to be “loose fit”, allowing for maximum
flexibility, adaptability and longevity. Each floor can
The mix-use development is the culmination of an eight-
accommodate either one or two tenant companies as
year research project led by AHMM director Simon
required. Having previously created and reconfigurable,
Allford and Simon Silver and Paul Wiliams, directors of
mobile furniture system called Jack.
developer Derwent London, working in collaboration
with the engineering firms AKT II and Arup. This research
analysed why 19th Century warehouses and factory
buildings have enjoyed such longevity, and how these
structures could inform and inspire a sustainable
development. It identified five key elements: high
ceilings, deep plans, simple passive façade, concrete
structure, and smart servicing, which were to become
the driving principles behind White Collar Factory.
 STRENGTHS
services in proximity to the site and a number of cycle
routes in the vicinity.
2. Conceived to withstand the likely impacts of
Figure 2.0
1. The site has an ‘excellent’ 6b PTAL rating, which
is the highest achievable. This is due to its close
proximity to Old Street station which is served by
the City Branch of London Underground’s
Northern Line and by a regional rail service. The
site is in walking distance to Liverpool Street and
Moorgate Stations. There is numerous bus
climate change, White Collar Factory maximizes
passive systems with the radiant concrete slab
providing heating and cooling via a bespoke
‘Concrete Core Cooling’ system. Glazing varies in
response to the orientation of the tower with
most to the north, less to the east and west, and
least to the south. Openable windows enable
70% natural ventilation of the floor plate,
allowing the user to be in full control of their own
environment. A two-level cycle hub encourages
sustainable travel with space for nearly 300 bikes
in the basement. The development is rated EPC
A, BREEAM Outstanding and LEED Platinum. The
project has floors of 53m x 41m with a 3.45m
floor-to-ceiling-height – and was between 15-
20% cheaper to build than the equivalent
standard building. Through the intelligent use of
passive servicing, the development is also
expected to provide a 10-33% reduction in
operational energy costs per annum (dependent
on tenant fil-out approach) and 25% reduction in
 operational carbon emissions over a typical
office building.
3. Existing site coverage is a ‘campus’ style
development, The White Collar Factory, now
complete and practically fully let. The
development consists a total of six new and
refurbished buildings at a range of heights (the
tallest being of 16 storeys) that provide a mix of
employment, residential, and
café/retail/restaurant space. The buildings
enclose a hard landscaped courtyard, Old Street
Yard which is accessible to the public. The
development has undergone a number of
iterations since planning permission and
conservation area consent were first granted to
redevelop on the 30th March 2012. (Refs.
P101833 & P101834).

4. The building is intended to be ‘loose-fit’, Figure 3.0

allowing for maximum flexibility, adaptability Basement space impression
and longevity. For the tower interior fit-out,
AHMM designed the space on the principle of
one person per 8sqm in servicing, and one to
6sqm in fire. Each floor can accommodate
either one or two tenant companies as
required. Having previously created an
reconfigurable, mobile furniture system called
Jack, AHMM has adapted it for The Office
Group, which occupies the first three floors.

Figure 4.0
Section
 WEAKNESSES

1. One of the major components of London is
London City, a major hub for
financial services which means that any
impact from climate change will inevitably
affect the UK economy. These impacts
could include supply chain issues and
disruptions to business operations, staff
availability (see part 1 for impact on
transport and people) and building damage
due to extreme weather and flooding.
Beyond climate change in London, the
international risks of climate change are
already affecting UK business. For example,
in recent year’s factory flooding in Asia and
Europe have affected supply chains for
numerous UK businesses, from technology
companies to UK supermarket chains.
3. Other impacts to businesses include loss of
employee productivity due to rising
temperatures – in fact, for small businesses in
buildings without air conditioning, this 2002
report by Ken Livingston during his position as
Mayor of London claimed that by 2050
temperatures in these buildings could be
outside established comfort levels for 23% of
working hours. So the temperature impact on
these types of businesses could be at a larger
risk unless the issue of comfort is effectively
dealt with.
4. Another issue affecting employee productivity
is water scarcity because as we all know we
each need a sensible amount of water daily in
order to stay alert and healthy.

2. The planning stage design curtain walling system

for the White Collar Factory did not have a very
good thermal performance. As summer
temperatures increase and in order to maintain
comfortable temperatures during warm periods,
the cooling energy needed would also increase.
Conversely however, increases in winter
temperatures would reduce the heat load.
 OPPORTUNITIES
1. The White Collar Factory within which the
development will be relocated is a recent
office-led mixed use redevelopment scheme.
First granted planning permission in March
2012 the site has subsequently been granted a
series of permissions with work now complete
and the development almost fully occupied.
The development has frontages on Old Street,
City Road, Mallow Street and Featherstone
Street. Approximately two thirds of the site
lies within the Bunhill Fields/Finsbury Square
Conservation Area. The site also lies within
the Central Activities Zone (CAZ) and City
Fringe Opportunity Area (CFOA) and is within
an Employment Priority Area (General).
2. For the industries in the built environment
sector, the increase in the population and
urbanization offer obvious commercial benefits
such as more housing, commercial properties
and a draw for more businesses to require
larger office premises – in fact it actually means
an increase in construction. But are the existing
buildings equipped to cope with future
climates?
If 70% of buildings that will be in use in 2050
already exist, what can we in the built
environment do now to protect these existing
properties – some hundreds of years old, from
the current and future impacts of climate
change?
We know there can be heritage issues with any
attempt to upgrade older buildings but as the
new extension to the Grade 1 Listed Victoria
and Albert Museum clearly demonstrates,
where architects and building designers work
with English Heritage, we can end up with
beautiful, modern buildings.
3. The good news is that this also opens up
opportunities in innovative technologies like
building materials that absorb less sunlight,
building HVAC solutions with less exhaust
emissions, advanced ventilation systems and
renewable technology like air, water and
ground source heat pumps that use these
elements to heat and cool buildings. Further
considerations like insulation, highly glazed
windows and green infrastructure will also be
beneficial to the end users of new buildings
who will become at a greater risk of
overheating in the coming years. In fact, with
efficient design, future buildings could have the
ability to self-cool, only requiring energy
efficient cooling systems at a lower capacity, or
for mission-critical areas such as IT Server
rooms.
The five principles of the white collar
factory
1. Tall ceilings 3500mm floor-to-ceiling heights
provide space, even distribution of light and a
sense of wellbeing.
2. Smart services a) minimal fresh-air mechanical
ventilation and extract ductwork around core, b)
on-floor plant, c) light fittings included as basic
product, d) power and data in 150mm raised
access floor, e) radiant slab for cooling and heating,
f) perimeter trench heating.
3. Simple, passive facade Passive low-tech facade
with a) opening windows, b) windows that adapt to
suit solar conditions (north and south facing).
4. Deep plan Generous scale provides best
opportunity for greatest market share.
5. Concrete structure with an exposed concrete
soffit.
 THREATS

Possible noise nuisance can also result from The future of the office building is not assured. By the
plant and extract equipment and from service and 2050s or the 2080s the growth of smart cities and ict
delivery vehicles. The applicant has confirmed that the capabilities may mean work no longer happens in an
existing plant and extraction equipment will be utilized office. An office may be a hub, where people can meet,
and no additional provision is required. As already yet day to day roles are carried out remotely. However,
mentioned this plant and extract equipment is subject to even as building functions evolve, it is expected that
an existing, ongoing condition which specifically protects occupant comfort and energy efficiency will remain
nearby residential amenity. Further conditions required priorities especially in the context of climate change.
specific sound insulation and noise control measures to
be installed within the residential units on the
development site to mitigate against any noise from
commercial activity. Servicing and delivery arrangements
will be considered in more detail later in this report
however it can be noted that there is an extant condition
which restricts deliveries to the approved service yard off
Mallow Street outside of late evenings, Sunday mornings
and banks holidays.

One of the biggest challenges on the project

according to Wilson was the fact that the building is
located on one of the most active roundabouts in
London, almost constantly busy and noisy.

Climate change adaptation, risk and resilience are

currently not mandatory in building regulations nor in
planning policy. Without formal, recognizable and
understandable legislation and guidance on how to deal
with climate change risks and develop adaptation
strategies, such as those outlined in this report, it will be
difficult to ensure that they become an essential and
integral part of building design and engineering.

To ensure value is retained in properties it is important

that climate change risks and adaptation strategies are
considered in all refurbishments and new builds.
References
(n.d.).
<https://democracy.islington.gov.uk/document
s/s13134/The%20Long%20Table%20Comm%20
Report>.

(n.d.).
<https://constructionmanagermagazine.com/w
hite-collar-fact6ory-fac5e-intel8ligent-
building/>.

Olcayto, Rory. "The five principles of the ‘white collar

factory’ office." (2011). <
https://www.architectsjournal.co.uk/archive/th
e-five-principles-of-the-white-collar-factory-
office>.