101 St Martins Lane

The details

Location: 101 St Martins Lane
Value: £500,000
Size: 8,000 sqft
Duration: 6 weeks

ODWorks completed the refurbishment of an 8,000 sq. ft. office space for Beadmans, acting on behalf of their client, KGAL Real Investments, the landlord of the third floor at 101 St Martins Lane.

The existing office space was tired, worn and dull and so the ODWorks team was brought in to renovate the entire floor.

Our in-house design team was tasked with crafting a contemporary and inviting aesthetic that would appeal to prospective renters. The challenge was to strike a delicate balance between creating an engaging and modern environment, but without imbuing it with too much personality – the landlord wished to achieve a broad appeal, but not risk alienating potential tenants with strong design elements.

The goal was to refresh and modernise the workspace, ensuring it resonates with its users while offering them the flexibility to personalise the space and make it their own.

The team

Project Manager and Cost Consultant: Beadmans

ODWorks delivered:

Reception refurbishment
Opened space – removed, office/meeting romms
New furniture, including desks and chairs
New flooring, including carpet
Mechanical & Electrical modifications to suit new floor layouts
Underfloor power and data

We were pleased with the result of the works and had a very positive experience with the project team. The project was delivered without delay in the agreed timeframe.

Anaelle Dindorf, Asset Manager at KGAL Investment Management GmbH & Co

ODWorks CAT A+ Commercial Fit Out - 101 St Martins Lane - Refurbishment Desk Space Collaborative Working - ODGroup London

The project

Classified as a CAT A+ fit out, the project involved creating a space that allowed landlords to provide an office that’s essentially ready to go, minus IT equipment.

The reception area was re-designed to be neutral yet inviting, warm colours and soft furnishings create a welcoming aesthetic at the entrance to the offices.

Combinations of high tables, stools, desks and communal seating peppered throughout the workspace offer suitable hybrid working solutions for clients.

To facilitate the open plan design, wall partitions that formed meeting rooms and private offices were removed, immediately reclaiming a large amount of space that could be used for desks, as well as collaborative areas. The old meeting rooms hugged the perimeter wall of glazing and so another benefit to removing these was to allow natural light to reach the entirety of the office, creating preferred working environments for occupiers.

Existing meeting rooms had a light touch up – as a neat cost saving exercise, the team kept the glazing but added sleek grey frames and a Crittall effect to the glass to create a contemporary aesthetic.

A series of small offices were knocked through to create a large boardroom and a small two person meeting booth was added to the floorplan to allow for complete flexibility and to suit a range of tenants needs.

The kitchen was initially shut off with outdated glazing– this partition was removed to open up the space, the original flooring was kept and now acts as a defining boundary, signifying the kitchen, eating area, housing the kitchenette and tall banquet seating.

While the bones of the kitchenette were kept, the cupboard doors and worktops were replaced, giving the area a value engineered, subtle yet effective uplift.

Challenges

The main challenge of this project was the logistics of moving materials in and out of the building. With no goods lift, loading bay, and the building being occupied by other tenants, deliveries had to be scheduled outside regular hours. Additionally, 101 St Martin’s Lane is a busy road with no designated unloading areas, requiring us to reroute pedestrians for safety.

The only viable access point was the newly refurbished reception area, which posed its own challenges. We had to carefully plan the transport of materials through the lobby to avoid any damage. Despite these constraints, careful planning and diligence ensured smooth deliveries without any significant issues, allowing the project to stay on track.

The results

This project is the perfect example of how you don’t need a big budget to achieve an effective, attractive refurbishment. With some neat and thoughtful cost-saving solutions we have successfully altered, elevated and modernised the space.

We’ve proven that even with a short amount of time and with a limited budget, you can reimagine a space, towing the line between great design and a blank canvas for potential tenants, fulfilling the landlords brief – simple, yet effective.