APPROX. 12,600 TO 16,750 SQ FT OF PERIOD AND MODERN OPEN PLAN OFFICE ACCOMMODATION TIME–HONOURED PROGRESS
APPROX. 12,600 TO 16,750 SQ FT OF PERIOD AND MODERN OPEN PLAN OFFICE ACCOMMODATION
1 300 years of legacy
GRADE I LISTED, 22 BEDFORD SQUARE HAS BEEN CAREFULLY AND METICULOUSLY REFURBISHED
Located on Bedford Square in the heart of Bloomsbury village, the Town House has been sympathetically renovated to retain its period features, whilst the Coach House has been fully remodelling to an exceptional standard throughout providing stunning premium modern office space. Together with a private courtyard and terrace, there is also access to the private Bedford Square Gardens (upon arrangement).
Exterior 22 Bedford Square
22 BEDFORD SQUARE THE BEDFORD ESTATES 3 Modern heritage
22 BEDFORD SQUARE THE BEDFORD ESTATES 5 Exposed beams
22 Bedford Square leads the way in wellness measures in 2021. Importantly Welcoming the air-handling system being designed to help reduce recirculated air. Airlite paint used throughout the wellness Coach House eliminates bacteria, reduces pollutants such as CO2 and lowers surface temperatures. The building has been considered with wellness for both the human and the environment at its core. Touchfree entrance
22 BEDFORD SQUARE THE BEDFORD ESTATES 7 Period splendour
22 BEDFORD SQUARE THE BEDFORD ESTATES 9 Carefully conserved for the future
Original features
The Townhouse
22 BEDFORD SQUARE THE BEDFORD ESTATES 11 Finished to perfection
Fig. 1 Fig. 2 Fig. 3 Fig. 4 Fig. 5 Fig. 6 Ornate cast balustrade Touchless bathroom fittings Carved moulding details Contemporary feature lighting Original window shutters Cantilever stone staircase
22 BEDFORD SQUARE THE BEDFORD ESTATES 13 The Bloomsbury Community
HISTORICALLY AN AREA ASSOCIATED WITH WRITERS, INTELLECTUALS, PHILOSOPHERS AND ARTISTS, IT REMAINS A CLOSE COMMUNITY OF CREATIVES AND INSTITUTIONS TODAY
22 BEDFORD SQUARE THE BEDFORD ESTATES 15 OLIVIA VAN HALLE Fashion Designer “It’s this little oasis of old fashioned London charm”
GEOFFREY WANSELL Writer
“You open up the door and you’re suddenly in this other world”
22 BEDFORD SQUARE THE BEDFORD ESTATES 17 Afternoon Tea in Bedford Square
Bee hives Montague Street Gardens An oasis of calm
With its elegant period buildings and attractive public spaces, independent shops and sought after restaurants, it’s easy to see why so many businesses make Bloomsbury their home. Current occupiers include Bloomsbury Publishing, the Architectural Association and Olivia von Halle and, with the British Museum as your neighbour, you’ll be in good company.
The British Museum Great Russell Street
22 BEDFORD SQUARE THE BEDFORD ESTATES 19 Take a stroll through Bloomsbury and you’ll never be far from a glorious Georgian garden square. There are ten garden squares in all, each nestled among the elegant period properties that line Bloomsbury’s leafy streets. Some, like Russell Square, are open to the public, while others, such as Bedford Square, are private spaces. A number of independent stores and a wealth of cafés and eateries creates a quintessential English feel of traditional and community.
22 BEDFORD SQUARE THE BEDFORD ESTATES 21 e ac e Pl u B g e Malet Square ta d on f Gardens M o Village Life in the City r M d P t s o e n la re ew c t M ta e S r g re e u to ow e S G S tr W e e r e h ua t it Sq B fi d lo e or o ld df m S e sb tr B u e r et y The British S Travel times q u Museum a r B B e Bedford l lo C Square oo o Bloomsbury * h t m m Perfectly located for fast travel from a ee s ELIZABETH LINE / CROSSRAIL r tr B Garden s b Square lo S b u ll e u Gardens tte i d r r surrounding areas. When complete, m f re y S y d o a S S in r qu q tr W d S tr u Tottenham Court Road’s newly designed e S d e a e or e r t q f t e u d B a Be u station will be one of London’s best connected. M r R e r a o e y thbo r u ce P w n la l International rail via Euston, King’s Cross and ve P a n e A rt t c e ll rd e ee e S T S fo ilb r Paddington allow for travel further afield. t ot t d t re r e G S MAIDENHEAD e t e B ell t t e e A ss ee n t u r h d R t a e le S m lin tt n Li he C e p o P te u l S r a B t c l e o SLOUGH R et o o tre m a ll S TOTTENHAM COURT ROAD d se s us b G t R u r rea r HEATHROW es G y 5 minutes walk se S S t tr r e e ford Street e e New Ox t t e ELIZABETH LINE lac P et y tre M wa treet e S Heathrow 30 mins PADDINGTON an ay S g u H w brid s an in e H Ba u N treet m S Reading 50 mins e d S m for wm Ox S a New t r r t G e ’s Paddington 5 mins BOND STREET an e P ra t l a S t p c t E e D e e e a tr y S Canary Wharf 12 mins r S c t n ll o re Street a t TOTTENHAM ford TOTTENHAM s n t e Ox h k S uc t t COURT ROAD a B r COURT ROAD w e rn S e o t lb et o S Ho e h t h tr r ig S o e H S e in C l t t k r h c EUSTON SQUARE FARRINGDON e a a e ri M t n g 13 minutes walk
C St Giles High Street r o et D LIVERPOOL STREET ss ru tre t S r R e y CIRCLE LINE k e o r La a r Soho a m t n d n S Square e e D n t Liverpool Street 15 mins ee to tr p e N E S u n WHITECHAPEL m t e n et n a d o e e Farringdon 10 mins tr o e l e rt S v e C S ll e on A r tr t t t S t ra w y e t e e S re h t e r e B S ee u t tr N h e S b t t tte s e u an e M ft o a An STRATFORD h m EUSTON STATION n n S e o S t M re et CANARY WHARF RUSSELL SQUARE
10 minutes walk ABBEY WOOD Key Artisan Individual Classical Convenient Your neighbours PICCADILLY LINE 1 James Smith & Sons 1 Paul Stolper Gallery 1 Footes 1 The Life Goddess Deli 1 Google King’s Cross 2 Orchidya 2 Treadwell Books 2 The Queen’s Larder 2 Cloud 9 Cycles 2 LinkedIn SHENFIELD 3 Store Street Espresso 3 Cabmen’s Shelter 3 Dalloway Terrace 3 Iris Avenue 3 Mindshare 4 Café Deco 4 Royal Mile Whiskies 4 Russell Square 4 Bloomsbury Square 4 Bauer Media 5 London Cocktail Club 5 McCann Tailoring 5 Kimpton Fitzroy Hotel 5 Russell and Chapel 5 Bloomsbury Publishing
22 BEDFORD SQUARE THE BEDFORD ESTATES 23 22 BEDFORD SQUARE THE BEDFORD ESTATES 25 Linking work & play
The new gallery link space provides flexible touchdown and creative space for breakout and meetings. Where With a private outdoor terrace to the second floor level and contemporary kitchen facilities. old meets new
22 BEDFORD SQUARE THE BEDFORD ESTATES 27 Summary specification
Sustainability Lighting
The design of this building will provide a 26% reduction of CO2 Decorative, bespoke purpose made feature lighting is provided omissions per year over the previous building and will result in to the entrance hall, staircase and principal rooms to the ground a significantly enhanced EPC (EPC Rating C) and first floor
Outdoor space Data cabling The Lower Ground floor courtyard has level threshold access from the Cat 5e data cabling provided throughout with dedicated patch Link Gallery and the Coach House, with bespoke timber screening and panels serving each floor of the Coach House, and a centrally attractive paving. A unique roof terrace to the second floor of the Link located patch panel in the Town House Gallery with composite timber decking to mirror the internal finishes Cooling and handling Entrance The Coach House is served by a combination of concealed fan coil Traditional Portland Stone entrance steps provide access from units above a raft in the central spine of the floor plate within the Bedford Square into the entrance hall of the Grade I listed Georgian basement to 1st floor and floor mounted units to the second floor Town House. Original features have been retained in all the common parts and have been complemented by modern, LED light fittings Ventilation The coach house is ventilated by a high efficiency heat recovery Electrical services air handling unit with a plate heat exchanger, with ventilation rates Main electrical intake and distribution panel is from a 200-amp 3-phase designed in excess of CIBSE guidance supply. Individual distribution boards are in riser cupboards on each floor of the Coach House, and centrally located within the Town House Kitchens A fully fitted premium bespoke kitchen has been provided to the Fire alarms & security second floor, including Zip tap, dishwasher to the second floor level An IP access-controlled system will monitor the movement of personnel in defined spaces within the building and allow the Showers Town House and Coach House to be occupied independently Two showers (one is fully DDA compliant) are located on the ground and second floor of the Coach House Lifts A new lift has been provided to the Town House which serves Cycle Storage the lower ground to third floors. The new Coach House lift serves the lower ground to second floors and affords level access from Secure storage for seven cycles is provided within the basement vault Gower Mews to the rear (emergency and DDA) which is accessed via the lightwell steps from Bedford Square Roof areas The Link Gallery is provided with a wildflower blanket green roof containing UK native wildflower species
22 BEDFORD SQUARE THE BEDFORD ESTATES 29 Coach House
A modern open plan workspace designed for flexible working. High speed fibre connection and well provisioned internal cabling provide connection to those working remotely. Ceiling height, exposed beams and skylights allow for plenty of natural light.
22 BEDFORD SQUARE THE BEDFORD ESTATES 31 Schedule of areas
(SQ FT) THE TOWN GALLERY THE COACH TOTAL STAIRS HOUSE LINK HOUSE
4 495 n/a n/a 495
WC STAIRS
WC WC 3 813 n/a n/a 813
STAIRS
STAIRS
Floor 2 806 248 1,630 2,684
STAIRS
STAIRS
834 291 1,860 2,985 plates WC 1
STAIRS
STAIRS 687 293 1,876 2,856 RECEPTION
WC G
STAIRS
STAIRS LG 799 293 1,682 2,774
TOTAL 4,434 1,125 7,048 12,607
TOTAL INCLUDING 16,750 23 BEDFORD SQUARE (4,143 SQ FT)
22 BEDFORD SQUARE THE BEDFORD ESTATES 33 N
LG 2 LOWER GROUND SECOND FLOOR
G 3 GROUND FLOOR THIRD FLOOR
1 4 FIRST FLOOR FOURTH FLOOR
Plans not to scale. For indicative purposes only. Plans not to scale. For indicative purposes only.
22 BEDFORD SQUARE THE BEDFORD ESTATES 35 Building specification
Sustainability Electrical services Cooling and air handling Showers & WCs
• The design of this building will provide • Main electrical intake and distribution panel • The new Coach House lift serves the lower • Cooling to the Town House is provided • Two showers (one is fully DDA compliant) a 26% reduction of CO2 omissions per year is from a 200-amp 3-phase supply ground to second floors and affords level by new VRV floor mounted units are located on the ground and second floor over the previous building and will result in • Sub-metering is provided on the landlord access from Gower Mews to the rear. The lift • The Coach House is served by a combination of the Coach House a significantly enhanced EPC (EPC Rating C) distribution board for each individual floor exterior is painted black. Internally the lift of concealed fan coil units above a raft in • A total of 16 self-contained WCs are provided • Gas central heating has been replaced with of the Coach House is provided with a full length rear mirror and the central spine of the floor plate within the (including one fully DDA compliant WC) with a highly efficient VRV system, upgraded black side panel. The lift floor is finished with basement to 1st floor and floor mounted unit matt black finished accessories in the Coach • Individual distribution boards are in riser carpet tiles to match the office space thermal insulation to the Coach House and cupboards on each floor of the Coach House, to the second floor House and brushed brass in the Town House. LED lighting throughout and centrally located within the Town House • The Town House is served by floor mounted Finishes include: Office floors • The Building Management System has • Small power is provided from twin socket unit concealed in bespoke furniture to the • Eco Friendly Terrazzo tiles to the a monitoring function and provides time feature rooms Coach House WCs outlets in each floor box and additional wall • Town House and the Gallery Link are of clock control to enhance efficiency and user socket outlets within the Town House suspended timber construction and finished • External chillers are housed within a rear • Domus tiles to the Town House WCs operation. This includes an I-Touch Manager with a combination of broadloom carpet lightwell. The chilling capacity is 22ºC based • Duravit metal console wash hand basin to allow the user to operate and monitor the upon 25 W/m2 small power, 12 W/m2 lighting Fire alarms & security and engineered timber floor coverings VRV system from the centralised plant room. and 1 person per 8 m2 • Touchless wall mounted taps and Office floor A/C units ventilation can be • Premium brushed brass floor boxes have soap dispensers • Two escape routes are provided one fronting controlled locally been provided at regular intervals within • Wall mounted toilet and touchless flush the Town House onto Bedford Square and the trunking Ventilation • Coach House wall and ceiling paint finishes the other to the rear of the property through are provided by Airlite which is a 100% natural the Coach House onto Gower Mews • Coach House floors are of solid construction • The Coach House is mechanically ventilated product and improves internal air quality by provided with a combination of carpet tiles Cycle storage • Analogue L1 addressable fire alarm system via an air handling unit with combined absorbing CO2 and oak plank timber floor coverings in accordance with BS5839 supply / extract system and heat recovery • Secure storage for seven cycles is provided • Trunking is located at regular intervals within the basement vault which is accessed • An IP access-controlled system will monitor • Air is distributed evenly over the floor with Cableduct 700 series stainless steel plate via the VRV units in the Coach House. via the lightwell steps from Bedford Square Outdoor space the movement of personnel in defined floor boxes spaces within the building and allow the Office floors will be supplied 12 litres/second • The Lower Ground floor courtyard has level Town House and Coach House to be accessed of fresh air with an occupancy rate of 2 Roof areas threshold access from the Link Gallery and and occupied independently Lighting 1 occupant per 8m the Coach House, with bespoke timber • Fresh air to the Town House is provided • The Town House roof is covered in natural slate • Internal doors on the main circulation space • Lighting is designed and installed to CIBSE screening and attractive paving with traditional sash window opening onto and has been comprehensively overhauled are contactless, with automatic openers guidance and Part L2 of Building Regulations • A unique roof terrace to the second floor this very peaceful Garden Square • The Link Gallery is provided with a wildflower • Intruder alarm with PIR motion detection of the Link Gallery with composite timber • Emergency lighting is provided throughout blanket green roof containing UK native is provided in all offices space, centralised decking to mirror the internal finishes the building in accordance with BS 5266 wildflower species controls and off-site monitoring Kitchens • Feature lighting is provided to all accessible • Decorative, bespoke purpose made feature • The Coach House roof has been replaced external areas lighting is provided to the entrance hall, • A fully fitted premium bespoke kitchen has with new natural slate, and includes upgraded Lifts and stairwells staircase and principal rooms to the ground been provided to the second floor, including thermal insulation and first floor Zip tap and dishwasher Entrance • The Town House retains the original cantilevered stone staircase with ornate • Feature linear suspended LED light fittings • Capped services have been provided at • Traditional Portland Stone entrance steps cast balustrade and timber handrail are provided to all other office areas each level of the Gallery Link for future kitchenettes, kitchens, or vending machines provides access from Bedford Square into • A new lift has been provided to the Town the entrance hall of the Grade I listed House which serves the lower ground to third Data cabling CAT 5E Georgian Town House floors. The lift has brass finishes externally, • Data cabling provided throughout with • In the entrance hall is a cantilevered internally the lift is provided with a full length dedicated patch panels serving each floor stone staircase rear mirror and painted glass side panel. of the Coach House, and a centrally located The lift floor is finished in timber to match • Original features have been retained in patch panel in the Town House all the common parts and have been the gallery space • Fibre connection provided between each complemented by modern, LED light fittings patch panel
• Each floor box has been provided with four data points
22 BEDFORD SQUARE THE BEDFORD ESTATES 37 22bedfordsquare.com
LUCY DOWLING TONY PARRACK 020 3214 1861 020 7009 2325 [email protected] [email protected]
LUKE FLOWER IAN BRADSHAW 020 3257 6343 020 7009 2314 [email protected] [email protected]
Misrepresentation Act: The joint agents, for themselves and for the vendors or lessors of this property, whose agents they are, give notice that: These particulars are produced in good faith, but are set out as a general guide only, and do not constitute any part of a contract; No person in the employment of the joint agents has any authority to make or give any representation or warranty whatever in relation to this property; Unless otherwise stated all rents or prices quoted are exclusive of VAT which may be payable in addition. April 2021. S012604 siren | +44 (0)20 7478 4300 | sirendesign.co.uk
22 BEDFORD SQUARE BEDFORD ESTATES