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GOOD FOR BUSINESS HOWEVER YOU VIEW IT
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introduction / 01
Location / 04
Design Features / 08
Architect’s view / 12
investor’s view / 18
Developer’s view / 19
LifesTYLe
introduction / 21
Local Amenities / 22
reading Life / 24
deTAiL
Schedule of Areas / 37
Site Plan / 38
Floor Plans / 40
Specification / 42
Sustainability / 43
Contacts / 44
FroM every PerSPeCtive tHiS LANDMArK DeveLoPMeNt iN reADiNG
towN CeNtre iS tHe outStANDiNG New oFFiCe SPACe iN tHe SoutH eASt.
inTroduCTion
As a statement of intent, it’s as powerful as they come. As a uK headquarters, it’s remarkably well-considered. And as a contemporary office space, it’s at the forefront of the latest design thinking. From whichever angle you look at it, Forbury Place is a development with real status, and one that any high-profile international brand would be proud to call home.
the development offers 370,000 sq ft across two buildings with large and flexible floor plates of up to 26,000 sq ft. it’s almost unheard-of to find so much premium office space in such a central spot within reading, widely regarded as the South east’s pre-eminent business destination.
the prime location offers all the lifestyle benefits you’d expect, with high street retail, restaurants
and bars, local heritage, and the relaxing green spaces of Forbury Gardens all within a short walk. it offers a quality of work/life balance that is rare among corporate headquarters.
Forbury Place’s transport links are equally impressive. with abundant car parking, easy connections to the motorway network, reading Station a five-minute walk away and plenty of public transport nearby, it’s an impeccably well-connected development.
this is the latest project from a highly experienced team led by M&G real estate and Bell Hammer, with a proven track record of success. with a specification featuring market-leading office space, abundant landscaping, a target BreeAM rating of “excellent” and ePC rating of “B”, Forbury Place offers a smarter way to work, however you view it.
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witH itS outStANDiNG ProFiLe AND CeNtrAL LoCAtioN iN A GLoBAL
BuSiNeSS DeStiNAtioN, tHiS iS tHe PerFeCt
CorPorAte HQ.
ALex JeffreY Ceo, M&G reAL eStAte
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LoCAL oCCupiers
01 / Barclays02 / Deloitte03 / ernst & young04 / Hibu05 / Hutchison 3G06 / olswang07 / osborne Clarke08 / Prudential Assurance 09 / PricewaterhouseCoopers10 / Shoosmiths11 / thames water12 / visa
rAiL
London Paddington / 25 mins up to 16 p/hr
Bristol temple Meads / 74 mins up to 4 p/hr
Birmingham / 97 mins up to 3 p/hr
Gatwick Airport / 76 mins up to 4 p/hr
WALking disTAnCes
Forbury Gardens / 30 secs
Carluccio’s / 3 mins
Forbury Hotel / 3 mins
reading Station / 5 mins
river thames / 5 mins
oracle Shopping Centre / 7 mins
roAd
M4 (J10) 10 mins / 5.5 miles
M4(J11) 8 mins / 3.5 miles
M4(J12) 15 mins / 5 miles
M25(J15) 27 mins / 24 miles
M3(J3) 25 mins / 16 miles
Heathrow 34 mins / 28 miles
Gatwick 65 mins / 56 miles
London 48 mins / 40 miles
LoCATion
Forbury Place is perfectly situated to take advantage of the impressive amenities just a short walk away. with its flourishing retail, plentiful restaurants and well-balanced local transport connections, it’s no surprise that reading’s thriving town centre is already home to many of the world’s leading companies.
inTernATionAL ConneCTions
reading is a world-class business location with impeccable transport connections. it’s conveniently close to London, with the recently revamped reading Station offering 200 trains a day to the capital. For international destinations, the town is just 28 miles from Heathrow and the excellent motorway links offer swift connections to Gatwick.
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High Wycombe
PADDINGTON
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TowardsOxford
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ForBury PLACe iS iDeALLy LoCAteD
iN A uNiQue SettiNGoverLooKiNG tHe
reLAXiNG SPACe oF ForBury GArDeNS.
JoeL HAWkins BeLL HAMMer
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iNteLLiGeNtLyDeSiGNeD BuiLDiNGS witHBoLD ArCHiteCture AND
CuttiNG-eDGe oFFiCeDeSiGN, ForBury PLACe
wiLL Be FASCiNAtiNG FroMevery PerSPeCtive.
Luke sCHuberTH AuKett Fitzroy roBiNSoN
design feATures
Forbury Place is no ordinary office development. these landmark buildings combine striking architectural features with the flexible yet efficient use of floorspace that’s the hallmark of today’s most progressive office developments.
the buildings’ ribbon-like vertical fins provide solar shading and create the illusion of movement as you walk past. the design also incorporates a ‘diagrid’, the powerful diagonal form providing unique visual branding.
inside, the stunning double-height reception provides a preview of the high quality finishes that extend throughout the building’s large floor plates. Softening the effect, landscaped green spaces border the building, while green terraces feature on upper floors. the experience is impressively dynamic, and designed to fascinate from every angle.
01 / upper floor plate02 / Double-height reception 03 / Atrium detail04 / vertical fins
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[ 01 ]01 / South entrance 02 / North elevation
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tHiS iS A LANDMArKProJeCt For uS AND For
tHe oFFiCe MArKet iNtHe SoutH eASt.
Luke sCHuberTH MANAGiNG DireCtor
[ 02 ]
[ 03 ]
[ 01 ]
01 / Forbury Place architectural model02 / Luke Schuberth, Aukett Fitzroy robinson03 / Aukett Fitzroy robinson studio 04 / Forbury Place development sketches
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THe ArCHiTeCT’s VieW AuKett Fitzroy roBiNSoN
Forbury Place has stretched our practice to innovate further, to create office space that is market-leading in the South east, and to connect the architecture with the immediate environment. the buildings will become a landmark for reading, both signifying the arrival and completing the enclosure of Forbury Gardens.
the long views north over Caversham Lakes and south over reading have driven building layouts that exploit these views and benefit from the abundance of natural light they provide. the east and west façades are protected from solar gain by vertical blades, which twist across the façades to create a fascinating sense of movement when one passes the building.
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tHiS iS A LANDMArKProJeCt For uS AND For
tHe oFFiCe MArKet iNtHe SoutH eASt.
Luke sCHuberTH MANAGiNG DireCtor
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[ 03 ]
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01 / Forbury Place architectural model02 / Luke Schuberth, Aukett Fitzroy robinson03 / Aukett Fitzroy robinson studio 04 / Forbury Place development sketches
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THe ArCHiTeCT’s VieW AuKett Fitzroy roBiNSoN
Aukett Fitzroy robinson is an international practice of architects and interior design specialists who design and deliver commercial projects throughout europe, the Middle east and russia. the uK studio is based in London and has a portfolio stretching back 60 years, with a particular strength in office design, for which it has won many awards including a 2013 British Council for offices award.
each building the practice designs is unique to its environment and owner, and each one is a progression of the innovation the studio has continued to explore throughout its long history. For the architects it’s important that the users of the buildings – the tenants, neighbours and visitors – should understand the architecture and enjoy the experience.
01 / Double-height reception02 / Atrium view
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tHe LANDSCAPiNG CoNNeCtS witH tHe
HiStoriC CoNteXt oF ForBury GArDeNS By CreAtiNG GrouND
AND rooF LeveL GArDeN terrACeS.
Luke sCHuberTH AuKett Fitzroy roBiNSoNFo
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we DeMAND tHe HiGHeStQuALity AND ForBury
PLACe wiLL Be DeLivereD to MArKetLeADiNG StANDArDS.
ALex JeffreY Ceo, M&G reAL eStAte
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01 / waterhouse Square, London 02 / the Heights, weybridge03 / Bruton Street, London 04 / Apex Plaza, reading [ 05 ]
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01 / tor, Maidenhead02 / Strata, Staines-upon-thames03 / the Stanza Building, uxbridge04 / Abbey Gardens, reading05 / Forbury Place, reading
we Are CreAtiNG GreAtSPACeS to worK iN,MeetiNG tHe NeeDS
AND eXCeeDiNG tHe eXPeCtAtioNS
oF our oCCuPANtS.
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THe inVesTor’s VieWM&G reAL eStAte
Forbury Place is set to become the pre-eminent business destination in the South east. we’ve been investing in reading for two-and-a-half decades, and we look forward to bringing Central London quality to the town, with large floor plates and the quality of space that occupiers will be proud of.
our sector focus specialises in commercial business space, retail and residential market segments. By keeping our sector-specialist teams close to both capital and occupational markets, we are able to build highly effective long-term relationships with occupiers, agents and consultants.
As a specialist in real estate with over 150 years of experience and over 200 people in our London office, we take an active approach to the ownership and management of property using the sector specialist skills, expertise and deep market knowledge of our investment and asset managers. within the uK we invest in business space, retail, leisure, residential and alternative sectors. on behalf of our clients we invest in over 700 properties and we currently have more than 4,000 tenancies under management.
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we DeMAND tHe HiGHeStQuALity AND ForBury
PLACe wiLL Be DeLivereD to MArKetLeADiNG StANDArDS.
ALex JeffreY Ceo, M&G reAL eStAte
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01 / waterhouse Square, London 02 / the Heights, weybridge03 / Bruton Street, London 04 / Apex Plaza, reading [ 05 ]
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01 / tor, Maidenhead02 / Strata, Staines-upon-thames03 / the Stanza Building, uxbridge04 / Abbey Gardens, reading05 / Forbury Place, reading
we Are CreAtiNG GreAtSPACeS to worK iN,MeetiNG tHe NeeDS
AND eXCeeDiNG tHe eXPeCtAtioNS
oF our oCCuPANtS.
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THe deVeLoper’s VieWBeLL HAMMer
Architecturally striking, easy to access and an inspiring place to work, Forbury Place is an exceptional town centre development. Part of the significant regeneration and investment in the town centre, which has been prompted by the recent transformation of reading Station, the development will provide large, flexible accommodation and will be the best of its type in the South east.
Bell Hammer develops high quality office buildings in the South east of england. these buildings are predominantly occupied by businesses as their national or international headquarters. Development finance is provided by a number of the uK’s largest institutional investors, while the consultants appointed to the professional team are all leaders in their respective disciplines. with this dependable high-level support, Bell Hammer provides occupiers with certainty on design and reassurance on delivery.
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LifesTYLe iNtroDuCtioN
the exceptional quality of life is a major reason why so many companies are relocating in reading and its local area. whether living alongside the river, deep in the countryside or in the thriving town centre, residents can choose the lifestyle they want.
reading’s abundance of high quality shopping includes everything from high street retailers to boutiques and street markets, plus large department stores such as John Lewis and House of Fraser.
the town offers a mouth-watering array of restaurants, from well-established local gems to popular franchises such as Carluccio’s and Jamie’s italian, right up to fine dining at the likes of L’otorlan.
the capital of the thames valley, reading is also its cultural and leisure hub, playing host to a thriving artistic scene, a vibrant nightlife and a wealth of sporting attractions. Quite simply it’s a great place to live, however you view it.
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reADiNG’S DeSirABiLity ASA BuSiNeSS DeStiNAtioN
iS MAtCHeD By tHeeXCePtioNAL QuALityoF LiFe, AMeNitieS AND
eXPerieNCeS it oFFerS itSworKiNG PoPuLAtioN.
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FroM FiNe DiNiNG to BuzziNG NiGHtLiFe,
ForBury PLACe’S towN CeNtre LoCAtioN ADDS
A New DiMeNSioN to tHe worK/LiFe BALANCe.
01 / revolution, Station road02 / reiss, the oracle03 / the Forbury Hotel04 / John Lewis, Broad Street
reTAiL & Leisure
19 / Advance Gym20 / Buzz Gym21 / House of Fraser22 / John Lewis23 / Marks & Spencer24 / the oracle25 / vue Cinema
HoTeLs
05 / Forbury Hotel06 / Malmaison07 / Novotel08 / Premier inn
resTAurAnTs
09 / Bill’s 10 / Carluccio’s11 / Côte Brasserie12 / the Forbury13 / Jamie’s italian14 / London St. Brasserie15 / Miller & Carter
Coffee sHops
01 / Costa02 / Caffè Nero03 / Starbucks04 / workhouse Coffee
bArs
16 / zero Degrees17 / Milk18 / revolution
Kennet & Avon Canal
Kennet & Avon Canal
River Thames
Gun Street
South Street
Abbey Square
Chain Street
Simm
onds StreetSwan Place
Fobney Street
London Street
Sidm
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Letcombe Street
Garrad Street
Valpy St.
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Cro
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Un
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Friar Street
King Street Kings Road
Yield Hall Place
Abbot’s Walk
Statio
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Napier Road
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Forbury Road
West Street
Broad Street
Castle Street
St. Mary’s Butts
Bridge Street
Blag
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et Forbury Gardens
King’s Meadow
CASTLE HILL
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VASTERN ROAD
FORBURY ROAD
QUEEN’S ROAD
QUEEN’S ROAD
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READING
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reADiNG StAtioN
01 / reading train station02 / Station platform03 / Commuting by bike04 / walking to work
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tHe trANQuiL AND HiStoriC ForBury
GArDeNS ProviDe tHePerFeCt PLACe to BreAK
out oF tHe oFFiCe At LuNCH tiMe.
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01 / Forbury Gardens02 / Carluccio’s 03 / reading Festival 04 / reading Football Club05 / revolution Bar06 / river thames07 / Broad Street
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wHetHer it’S A QuiCK Bite, A BuSiNeSS LuNCH
or eveNiNG eNtertAiNiNG,reADiNG oFFerS DiNiNGto Suit ANy SituAtioN
AND every tASte.
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01 / Apple Store02 / Debenhams03 / waterstones04 / Hugo Boss05 / the oracle
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01 / Carluccio’s02 / the Forbury03 / Bill’s04 / Jamie’s italian
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no.2 forburY pLACe 185,936 sq fT Ground & 7 upper floors with basement car park.
225 Car parking spaces 145 Cycle spaces 5 Motorbike spaces
no.1 forburY pLACe 185,940 sq fT Ground & 7 upper floors with basement car park.
225 Car parking spaces 145 Cycle spaces 5 Motorbike spaces
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1&2 forburY pLACe sq fT sq M
totAL 371,876 34,547
pArking
Basement car parking spaces 362
Ground level car parking spaces 88
total car parking spaces 450
Cycle spaces 290
Motorbike spaces 10
deTAiL SCHeDuLe oF AreAS
Forbury Place is a unique proposition. Situated on a prime town centre site with unrivalled transport connections, it will provide two new office headquarters totalling 371,876 sq ft, together with 450 parking spaces. it offers double height receptions, central atria and individual floors of up to 26,425 sq ft of Grade A office space, with garden terraces on upper floors overlooking the historic Forbury Gardens.
no.2 forburY pLACe 185,936 sq fT Ground & 7 upper floors with basement car park.
225 Car parking spaces 145 Cycle spaces 5 Motorbike spaces
no.1 forburY pLACe 185,940 sq fT Ground & 7 upper floors with basement car park.
225 Car parking spaces 145 Cycle spaces 5 Motorbike spaces
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No.1 ForBury PLACe AreA sq fT sq M
7th floor 21,932 2,038
6th floor 21,932 2,038
5th floor 26,425 2,455
4th floor 26,425 2,455
3rd floor 26,425 2,455
2nd floor 26,425 2,455
1st floor 21,807 2,026
Ground floor 9,091 845
reception 1,776 165
Atrium 3,702 344
totAL 185,940 17,274
No.2 ForBury PLACe AreA sq fT sq M
7th floor 21,932 2,038
6th floor 21,932 2,038
5th floor 26,424 2,455
4th floor 26,424 2,455
3rd floor 26,424 2,455
2nd floor 26,424 2,455
1st floor 21,807 2,026
Ground floor 9,091 845
reception 1,776 165
Atrium 3,702 344
totAL 185,936 17,273
Approximate net internal areas
reception reception
Main entrance Main entrance
Atrium
Parking Parking
Atrium
Parking
No.2 ForBury PLACe Site PLAN
No.1 ForBury PLACe Site PLAN
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PHASe 1: SeCoND FLoor 26,425 SQ Ft / 2,455 SQ M
PHASe 1: SiXtH FLoor 21,932 SQ Ft / 2,038 SQ M
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the green credentials of any building are extremely important to an occupier, to help maintain efficient running costs. this has been at the forefront of the design for No.1 Forbury Place and the building will achieve the following: design the design of the building exceeds the requirements of Building regulations Part L 2A 2010.
Passive design measures have been incorporated into the development, including a design to achieve good day lighting factors, specifying the u values of the thermal elements and controlled fittings to be improved over the minimum Building regulation requirements.
the building’s specification has been designed to include energy efficiency measures and Low and zero Carbon technologies such as air source heat pumps, Micro CHP (Combined Heat & Power) unit and photovoltaic panels to help minimise Co2 emissions associated with operational energy consumption. breeAM & epC rATing the building is designed to achieve a target BreeAM for offices 2011 rating of “excellent”.
the building is designed to achieve a target ePC rating of “B”.
energY sAVing feATures – Lighting: daylight dimming and Pir control – Air source heat pumps – Micro CHP (Combined Heat & Power) unit – rainwater harvesting – electric car charging points – Photovoltaic panels – Green roof – Low water volume flush wCs – Low water volume taps – energy metering and sub metering – Highly efficient façade – Mechanical ventilation heat recovery – improved specific fan power (SFP’s) – energy efficient luminaires
AddiTionAL benefiTs – excellent public transport connections – Provision of cyclist parking spaces, gym standard
showers and changing facilities – Sustainably sourced timber – Production of a building user guide – extensive public realm and landscaped areas – Landscaped terraces – Considerate Constructors award
FroM AN eNviroNMeNtAL PerSPeCtive, ForBury PLACe iS
tHe MoDeL oF A SuStAiNABLe CoNteMPorAry DeveLoPMeNt.
susTAinAbiLiTY
the key elements of the specification for No.1 Forbury Place are provided here:
fLoors And CeiLings – 150mm (nominal) raised access floor – 2.9m minimum target floor to ceiling
height within the offices – Metal ceiling tiles
LifTs – 4 x 13 person passenger lifts – one lift doubling as a passenger and fire fighting lift – 1 x 2000 kg goods lift
WCs & sHoWers – Ground floor visitors wCs – Male & female wCs on each floor – Shower and changing facilities in a combined
“gym” style block in the basement
MeCHAniCAL serViCes: offiCes perforMAnCe – vrF air conditioning system – internal design conditions 23°C +/- 2°C (summer),
21°C +/- 2°C (winter) – Mechanical ventilation with heat recovery
eLeCTriCAL serViCes – Lighting: offices 350–400 lux (target) – Digital lighting control system – Daylight dimming & Pir Control – Central Building Management System (BMS)
pArking spACes And ACCess – 225 car spaces – 145 bike racks – 5 motorcycle spaces – electric car spaces and charging points
LAndsCAping – Landscaped terrace on 6th floor – extensive public realm and new high
quality estate landscaping – Public art
susTAinAbiLiTY – target BreeAM for offices 2011 “excellent” rating – Target EPC “B” rating
A detailed specification can be provided on request.
ForBury PLACe HAS BeeN DeSiGNeD to Meet tHe DiSCerNiNG
PerForMANCe AND eFFiCieNCy NeeDS oF MoDerN BuSiNeSS.
suMMArY speCifiCATion
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Luke Hacking
t / +44 (0)20 7182 2000 D / +44 (0)20 7182 2169 e / [email protected] Matt Willcock
t / +44 (0)20 7182 2000 D / +44 (0)20 7182 2491 e / [email protected] Website www.cbre.com
Website www.bellhammer.co.uk
keith Wise
t / +44 (0)118 959 7555 M / +44 (0)780 294 6166 e / [email protected] rhiannon gray
t / +44 (0)118 959 7555 M / +44 (0)755 728 0885 e / [email protected] Website www.campbellgordon.co.uk
Website www.mandg.co.uk
ALL enquiries
A deVeLopMenT bY
deLiVerY TeAM
Led by M&G real estate and Bell Hammer, a highly experienced professional team has been engaged to deliver the Forbury Place development, all of whom have first hand experience of working on successful comparable schemes in the South east office market. the delivery team includes the following: Architect Aukett Fitzroy robinson
project Manager total Project integration
structural & Civil engineer AKS ward
Mechanical & electrical engineer urS
quantity surveyors Sweett Group
sustainability urS
Landscape Architect Macgregor-Smith Limited
planning Consultant Barton wilmore
Highways & Travel planning Peter Brett Associates
Misrepresentation Act 1967: whilst all the information in these particulars is believed to be correct, neither the agent nor their client guarantee its accuracy nor is it intended to form part of any contract. All areas quoted are approximate.
design by blastwww.blast.co.uk
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