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Things that make it easier to convert from office to residential. The smaller core required for residential so Office Core which has more elevators and ducts and toilets can be downsized. Low population Per square metre and modern phased evacuation systems means that escape staircases are more than adequate. shallower floor plate makes daylight levels in resi conversion satisfactory because maximum depth of floorplate in residential would be about 8 m . residents stay put for long periods, And do not move out when recessions occur. Fewer lifts required for residential. Lift speed is not so essential with residential. Fewer journeys, because most journeys are from lobby to the apartment floor level , Not between floors. Smaller lobby required for residential,
Lower costs for security men and cleaners.. Residents pay for their own cleaning costs, so office cleaners not needed. Residents pay for their own redecoration at intervals so that the building gets freshened up without being a major cost to landlord. Less moving of furniture and refitting.
Keeping tower for luxury means that income is good from service charges. Luxury level avoids the problem of social problems in building that luxury occupants expect higher facilities like club and social space. It sounds elitist, but British housing has excoriating record of social problems in high-rise for lower income groups and migrants.
Less aircon needed because residents open windows, less solar gain because residents operate blinds.
Extra cost: resi occupants expect balconies and office bldg preserving smooth glassy look not to attractive to resi market,, needs more sircon
Compensation to south earl for not having social or affordable housing in south bank .
Re marketing with new name.

Location of offices bureau.
Cost of season ticket London to Brighton 4000 pounds
Find out selling and rental proposed price of flats in south bank tower
Get construction detail of south bank facade

Internet

Resi longer lifespan. Frequent re decoration but refurb less so.
What about barbican flats?
Refurb of Glasgow housing did not save them
Work of urban splash


==Davidnc
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David Nicholson-Cole
07970-059525
Sent from my iPhone
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