469 Bethnal Green Road

Once marked for demolition, the original 1970s warehouse has been retained and reimagined. Set on a narrow, constrained site directly above a Central Line ventilation tunnel, the design doubles the building’s area while keeping its structural frame and foundations intact. A new lightweight addition in galvanised steel and Douglas fir adds three extra storeys above a reactivated ground floor, shifting the proportions of the original and giving the corner building a stronger presence on the street. Internally, the spaces are stripped back, modular, and daylit, designed to flex with changing tenants and fit-outs. Materials are kept honest. Sliding glazed windows, exposed steel, and timber nod to the building’s industrial past without forcing the point.

We delivered building services engineering and energy strategy for the project. The MEP design supports the architect’s low-carbon ambitions with a focus on passive performance, reversible systems, and all-electric services. Targeting BREEAM ‘Excellent’, the building operates in mixed-mode. Natural ventilation is prioritised, but where needed, fresh air is supplied through mechanical systems with heat recovery to minimise energy demand in colder months. CO₂ sensors modulate airflow in line with occupancy. Heating and hot water are delivered via new air source heat pumps feeding a low-temperature system. Photovoltaic panels on the roof further cut operational carbon, while internal insulation, efficient glazing, and deep external fins help reduce the building’s load in use. Set directly over the Central Line, all services were routed to avoid conflict with underground infrastructure, with minimal penetrations and lightweight rooftop plant.

The project gives new purpose to a redundant structure, increasing its capacity and performance without starting from scratch. It shows how small-footprint buildings can be made to work harder through smart reuse and simple, resilient systems.