TBC . London: going for green and social impact
- Lee Mallett
- Jul 3
- 4 min read
What is probably the best view of the City core’s cluster, CAF members agreed on their recent tour, is now available from the northern roof terrace of TBC.London – an environmentally and socially impactful remodelling of an unlovely 1980s building at 224-226 Tower Bridge Road, south-east of Tower Bridge that also fronts Shad Thames.
Developed by FORE Partnership and designed by architects Stiff + Trevillion the original building was bought from an owner occupier in 2018 with development starting during the pandemic.
FORE is an interesting developer operating in the UK and Europe, run by Managing Partner Basil Demeroutis. The company is one of a handful of property B-Corps, describing itself as “a purpose-driven, real estate investment firm with a holistic approach to carbon reduction, design, technology, and community”.
These are comprehensively addressed in TBC.London, as the 110,386 sq ft (NIA), eight-storey scheme has been renamed (it was formerly Tower Bridge Court). It is 100%-electric in use, so no fossil fuels are required and will be net zero carbon in operation.
Each of the two million items used in the building’s refurbishment and re-use were measured using a piece of AI-driven tech to obtain accurate carbon measurement, Demeroutis told CAF members.
Much of the existing building’s frame was reused, and where the new double height reception has been created and existing floors extended, 20 tonnes of 1930s steel beams were salvaged from the former House of Fraser store on Oxford Street and re-used in TBC, saving an estimated 48 tonnes of CO2 compared with using new steelwork.
The cost of doing this – salvaging, storing, cleaning, re-engineering, transporting, installing, etc – was roughly equivalent to using new steels. The carbon saving equated to the annual carbon absorbed by 20 acres of trees. Steel re-used made up 10% of the building.
The building achieves NABERS 5.0*, BREEAM Outstanding, WELL and Wired Score Platinum ratings. ‘It will be in the top handful of buildings in Europe,’ boasts the TBC.London website.
TBC.London has been confirmed as operating at 31.5 kWh/m2 EUI, or at least 30% better than the UKGBC (UK Green Building Council) 2025 target, using 71% less energy than a typical office building, and 78% less than Part L regulations require. Fore promise more precise measurements when the building is fully let and operational.
Four floors of office space are already pre-let, prior to the scheme’s recent practical completion, to wealth management advisor Allfunds and accounting software company Sage. There is 40,000 sq ft available to let, across part first, second, fifth and the smaller eighth floor.
Food retailer Blend has taken the 16,000 sq ft food hall space at the lower level, enjoying a corner frontage to Shad Thames. That total project went from 68,000 sq ft to 110,000 sq ft – a substantial 60% uplift on the previous lettable space in the building. And the whole development should make a substantial contribution to boosting activity in Shad Thames and on the Thames waterfront.
Focusing on the ‘S’ for social impact, the building also includes a 3,300 ft ‘urban village hall’, a communal space for local charities and social groups to use for whatever purpose they want. A feature that Fore tries to include in all its schemes, for use also by the occupiers of the building.
There are 159 basement cycle parking spaces, including a bike shower and repair space, and showers/wc’s/lockers for changing. The reception takes up a further 3,012 sq ft and there is an 1,860 sq ft clubroom on the 7th floor which features the spectacular terrace overlooking Tower Bridge and the City across the river.
Stiff and Trevillion’s design is an enhancement to the Tower Bridge Conservation Area, feeling much more in keeping with its environs. The lower brick clad element to the north establishes a successful and very close relationship with the brick engine rooms for the bridge, while the curved corner between Shad Thames and Horseleydown Lane that sits above the foodhall manages to give this junction a feeling of more space.
The ground floor treatment with heavy steel beams and warehouse style columns adds to the Shad Thames feel. The taller office element fronting Tower Bridge Road is set back nicely also adding a more spacious feel to this part of the busy road and helps frame the taller part of the scheme. The elevation treatment provides a much more ordered workspace elevation than its Po-Mo predecessor.
TBC . London has 159 bike spaces, a bike wash and repair space
Thanks to FORE Partnership and the team at Stiff + Trevillion for enabling the tour.
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