“The Thames Valley has 16.3 million square feet of empty offices. How should they be repurposed?”
Around the table with iB Architects and Rare 12 October 2023
In the heart of the Thames Valley, a staggering 16.3 million square feet of office space lies vacant, beckoning for a transformation that sparks innovation and addresses the evolving needs of our communities. The debate on the potential reuse of these spaces, ranging from repurposing into residential areas, laboratories, or even contemplating demolition, ignited an enthusiastic discussion at our latest “around the table.” As we delve into this discourse, it becomes apparent that reshaping our perspective is the key to unlocking the potential of these empty buildings.
Contrary to the prevailing sentiment that the traditional office is becoming obsolete, a recent article in the Economist, “How to make hot-desking work,” challenges this assumption. It posits that the allure of hot desking or working from home stems from the inadequacy of office spaces. The study contends that employees would readily return if their workplaces were more inviting, providing individual spaces and fostering face-to-face encounters that are indispensable for creative problem-solving.
A study in Poland sheds light on the motivations behind younger workers preferring remote work. Surprisingly, it is not just about the convenience of working in pyjamas, but also avoiding the office toilets, the quality of the workplace environment, and relationships with senior staff. This challenges us to reconsider the design and functionality of office spaces, and office dynamics, making them not only relevant but desirable.
Some buildings have reached the end of their life cycle, rendering them redundant. They should be sacrificed regardless of their candidacy for reuse, they are situated in aging business parks, failing to attract the next generation of workers who have shaped their preferences during the COVID-19 pandemic. In contrast, London showcases a "flight to quality" along the Elizabeth Line, demonstrating the importance of efficient transportation in shaping work clusters.
The success of Oxford, which revolves around its university could be emulated by Reading, where the university could strategically position itself to generate demand for various spaces, be it offices or laboratories, thereby filling the void left by departing technology giants and offering an innovative environment to excite new graduates.
Adapting redundant buildings into modern, appealing workspaces presents a considerable challenge. The era of low-interest rates, which facilitated investment in people and offices, has given way to financial constraints. Moreover, corporate sustainability is now a primary consideration, with retrofitting competing against redevelopment, judged against the three pillars of sustainable development: social, economic, and environmental. Companies are obligated to set targets for improving environmental performance as part of Corporate Social and Environmental Responsibility (CSER). This compels us to justify the case for reusing or redeveloping buildings, fostering a culture of sustainable practices.
The shortage of care homes in Berkshire, highlighted by a report from the Royal Borough of Windsor & Maidenhead, underscores a potential for repurposing redundant offices. By transforming them into care facilities, we not only address the shortage but also alleviate the strain on the NHS due to bed-blocking. These facilities need not be located in prime, town-centre spots, as high-dependency residents often do not need to drive.
Town centres, meanwhile, should be focal points for commerce and living. Local Development Orders (LDOs) could offer a solution by providing flexibility and swift responses for changing the use of buildings within designated zones. While successful in some areas like Greenham Business Park and Milton Park, the fragmented ownership across town centres poses a significant challenge to their use here.
To enhance decision-making speed, adopting the OODA Loop process, used by fighter pilots—Observe, Orient, Decide, Act—was a suggested strategy. The pace of societal change demands a balance between public sentiment and what is necessary for the greater good, challenging established processes like the planning system.
Other suggested uses for empty office space span a spectrum of possibilities, from university accommodation and co-living to dark kitchens, vertical farms, and ‘smart’ healthcare solutions. Philanthropic real estate endeavours might also offer a ray of hope, positioning socially responsible investments as potential solutions to our vacant office space dilemma.
In the tapestry of the Thames Valley, the story of empty office spaces is one of potential waiting to be unlocked. The journey towards revitalizing these spaces requires a departure from conventional thinking and an embrace of innovative solutions. Whether through sustainability, adaptability, or philanthropy, repurposing these spaces is not just a pragmatic necessity but an opportunity to shape a resilient and vibrant future for our communities. It is time to turn the page on the narrative of empty offices and script a tale of renewal, purpose, and community flourishing.
Around the table with iB Architects & RARE Commercial Property were:
Nigel Horton Baker of Reading Economy & Destination Agency (REDA)
Rebecca McAllister of Savills
Edmund Smith of Reading University
Rupert Holtby of Greenham Business Park
Stephanie Rachmann-Davies of Odyssey
Charles Gardner of Goshawk
Matthew Battle of UK Property Forums
Alan Bunce of UK Property Forums
Lewis Pearson of Rare
Jonathan Mannings of Rare
Penny Dixon of iB Architects
Ian Blake of iB Architects
If you would like to join a future “around the table” event please email us at studio@ib-architects.co.uk to express your interest.