Fletcher Priest / Warwick Court, London

It is not always the case that the old must make way for the new. Warwick Court is enhanced to make it work with the modern world we inhabit

Words By Emily Martin
Images By Stale Eriksen


Architect: Fletcher Priest Architects
Developer: Stanhope
Size: 18,580 sq m
Completion: 22 July 2022
Start on site: 2 December 2020
Completion date: 22 July 2022

FLETCHER PRIEST ARCHITECTS has completed a sensitive retrofit of Warwick Court in Paternoster Square, London, which sees the entire building redesigned. Originally designed for a sole tenant by MacCormac Jamieson and Prichard (MJP) in 2002, Fletcher Priest has enhanced the quality of the space to meet the needs of multiple occupiers today, with the preexisting building no longer meeting the demands for modern office requirements. The new design offers an improved cultural offering with integrated retail and communal outdoor space; a significant pull for occupiers in light of the growing trend to return to the office.

Attracting occupiers looking for flexible and high-quality space – such as Global investment firm T Rowe Price, which pre-let 143,000 sq ft of office space last year and commodities trader Mitsui Bussan taking 25,300 sq ft in September 2022 – Fletcher Priest opted to increase floor height space between 2.8m and 3.35m, giving a generous volume and greatly enhancing the scale and atmosphere of the workspace. A partial infill of the atrium on the lower floors has increased available floor space and improved circulation throughout the offices. But the new flexible floor plates are of a generous scale, ranging from 15,000 sq ft to 29,000 sq ft, and will attract tenants with a wide variety of uses in different sectors, from large trading floors to small creative spaces. And with the growing move towards cycling in the city, the bike and changing facilities have been increased to 200 spaces, meeting current and future demand for healthy, sustainable travel.

One of the key interventions is the reconfiguration of the ground floor, redesigning the reception space and opening up a new retail frontage. Spacious terraces added on levels 6 and 8 – paired with existing terraces on levels 4 and 5 – make the most of the uniquely close view of St Paul’s Cathedral, and further views across the City of London and beyond.

The building is EPC rated ‘A’ and is entirely powered by electricity to cut its overall carbon footprint

Sensible and sustainable material use has been key to cutting emissions throughout this project. Working with structural and building services engineer Waterman, Fletcher Priest developed a sustainability strategy based around the principles of a circular economy, including using natural, low-carbon materials alongside extensive re-use of the existing structure. This ultimately saved more than 20,000 tonnes of CO2 equivalent.

The use of natural, low-carbon materials such as timber and extensive re-use of existing building elements meant that 60 tonnes of waste wood were diverted from the site and re-used through Community Wood Recycling, a social enterprise that collects wood waste and gives workplace opportunities to local unemployed or disadvantaged people. Coupled with other onsite initiatives enabled the project to reach a waste rate generation of 1.84 tonnes/100 sq m.

Stone surfaces have been largely retained, with recycled materials marshalled in for any replacement work

Mari Samuelsen, associate and project architect at Fletcher Priest Architects, comments: ‘The extensive re-use of the existing structure and fabric was a key decision to a more sustainable design response. Our architecture and interior teams worked collaboratively to design a series of strategic interventions creating more generous, active and welcoming spaces including new external terraces that take full advantage of the spectacular views this special location offers.’

Stone surfaces in the reception have been substantially retained, with new recycled terrazzo flooring and timber ceilings reducing the embodied carbon. The existing lifts and lobbies have been refurbished rather than replaced, with new controls added to reduce waiting times.

The existing lifts and lobbies have been refurbished rather than replaced

The all electric EPC ‘A’ building uses intelligent LED lighting and air source heat pump technology to cut the operational carbon footprint of the building by up to 45%. Through these changes, as well as the circular economy principles executed throughout design and delivery, Fletcher Priest have extended the life of this building whilst using a third of the carbon compared to an equivalent new build.

‘It was pleasure being part of the team that rejuvenated this landmark building in Paternoster Square,’ comments Samuelsen. ‘The comprehensive yet sensitive retrofit is a prime example of how we can enhance and revitalise the best qualities of existing architecture whilst meeting current and future occupiers’ needs.’





XAL Lighting

Stoane Lighting

LED Linear


Johnstone’s Trade Paint







Grants of Shoreditch

Progressive Media International Limited. Registered Office: 40-42 Hatton Garden, London, EC1N 8EB, UK.Copyright 2024, All rights reserved.