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Appreciation towards Make Architects for providing the following description:

Make建筑事务所日前完成了Derwent London有史以来规模最大的项目，共包含32.1万平方英尺的办公空间和4.5万平方英尺的住宅空间。这座混合用途的大楼位于夏洛特街80号，从体量和构成上均与城市和街道环境融为一体。此外，项目还包括了新的小型公共花园和商业空间，进一步增强了该项目的城市特征。

Make Architects has completed Derwent London’s largest-ever project, a mixed-use scheme with 321,000ft² of office space and 45,000ft² of residential accommodation including social housing. Located at 80 Charlotte Street in Fitzrovia, the project is inherently urban in its integration of the city and street context, both in its massing and composition. The inclusion of a small new public garden and retail add to this civic quality.

▼夏洛特街80号，80 Charlotte Street © Jack Hobhouse

项目由三个部分构成：位于大型岛状场地上的主体商业办公楼（夏洛特街80号）、转角处的私人租赁公寓（夏洛特公寓）以及与之相邻的、位于两层办公用房上方的新公寓住宅（Asta住宅）。

▼场地平面，location plan © Make Architects

The scheme comprises a large island site of largely commercial office use (80 Charlotte Street), with a corner of private rental flats (Charlotte Apartments) and an adjacent block of new apartments above two floors of office accommodation (Asta House).

▼项目以显著的尺度融于城市环境 © Jack Hobhouse
the significant scale of 80 Charlotte Street reads in a dense city scale

项目所在的岛状场地最初在1960年代被用作邮局总部的驻地，后来为Saatchi & Saatchi所有。这栋主楼占地90平方米，现已被合并至统一的建筑中。设计团队以富有想象力的方式将既有建筑与新增加的元素进行了结合，变化的立面处理方式、后退的体量和户外露台成为了该项目的主要特征。这样的设计方法从视觉上将建筑分割为几个较小的体块，同时维持了平面布局上的深度和灵活性。

The project’s island site at 80 Charlotte Street was originally built as a 1960s post office headquarters and previously occupied by Saatchi & Saatchi. This main block is 90m square and has been combined into one building. The architecture imaginatively combines the existing fabric with new-build elements, and is characterised by varying facade treatments, setbacks and terraces. This technique fragments the block externally into a seemingly smaller scale while still retaining deep, flexible floorplans.

▼建筑外观，exterior view © Jack Hobhouse

从设计之初，Make建筑团队就决定将既有建筑的核心筒迁移并整合至平面中央，这样就可以在建筑的角落分别设置三个天井，从而引入更多的光线和自然风。随着项目的推进，这一关键性的设计举措也持续地发展为整个方案的驱动因素：天井空间成为了外墙饰面变化的“分界点”，从街道上看时，可以明显地感知到体块的变化。采光井和飘窗构成的景致模仿了周围连排别墅的节奏和尺度，进一步激发出街景的活力。

新建筑比既有建筑高出三个楼层，并在水平方向上后退，以减少体量感并融入环境，同时带来新的露台空间和面向费兹罗维亚区、英国电信塔和更远处的城市与河流的景致。

▼设计示意，diagram © Make Architects

From very early in the design process, Make opted to relocate and consolidate the cores of the existing buildings into the centre of the plan so that three atria could punctuate each corner and draw in light and ventilation. As the project evolved, this key design move remained and has been the essential driver for the scheme. These atria also indicate the point where the cladding is divided on the facades to provide a perceived break in the volume when viewed from the street. Views into the lightwells and framed window bays mimic the rhythm and scale of the surrounding townhouses, helping to animate the streetscape.

The new building is three floors higher than the original, taking it from seven to ten storeys. The new levels are set back to reduce the mass, integrating with the context and providing terraces with unrivalled views over Fitzrovia, the nearby BT Tower, and out towards the City and the river.

▼主入口立面，main entrance facade © Jack Hobhouse

▼后退的体块减少了体量感 © Jack Hobhouse
the new levels are set back to reduce the mass

建筑立面融合了新旧元素，通过肌理、材料和形式的丰富组合与周围环境形成对话。定制的铸模混凝土板覆盖了体量的一半，同时为窗侧赋予了深度。朝向Whitfield大街的既有立面保留了红砖与黄砖元素，与朝向Chitty街和夏洛特街的深灰色Petersen条形砖立面形成相互补充的关系；位于夏洛特街的主入口则通过雕塑般的耐候钢门廊得到突显。

The facades blend old and new, with a rich mix of different textures, materials and forms to reflect the surrounding area. Bespoke shutterboard concrete wraps half the block and frames the setback windows with deep reveals. Retained portions of red and yellow brick on Whitfield Street are complemented with a dark grey long-format Petersen brick from Denmark fronting Chitty Street and Charlotte Street, while a sculptural weathered steel portico marks the main entrance on Charlotte Street.

▼朝向Chitty街的深灰色Petersen条形砖立面
the facade covered by dark grey long-format Petersen brick fronting Chitty Street © Jack Hobhouse

▼朝向Whitfield大街的既有立面保留了红砖与黄砖元素
retained portions of red and yellow brick on Whitfield Street © Jack Hobhouse

▼既有的砖砌立面与新的铸模混凝土立面形成对比
old brickwork with new timber board pressed concrete © Jack Hobhouse

▼位于夏洛特街的主入口立面
the main entrance on Charlotte Street © Jack Hobhouse

▼入口区域细节，entrance area details © Jack Hobhouse

相似的材料搭配亦延续至室内：中庭采用了混凝土模板；入口区域铺设以黑色混凝土地面；接待处采用丹麦橡木地板；裸露的钢结构框架则贯穿了建筑的各个角落。进入建筑的路径将从一开始的单层空间逐次转变为通高的主要接待区域，有助于突显出建筑中的光照和阴影对比。

The material palette flows into the interior too, with shutterboard concrete expressed on the atria, a black concrete floor in the entrance areas, Danish oak timber flooring in reception, and an exposed structural steel frame throughout. The design contrasts light and shadow – for example, the entrance sequence begins as a single-storey space before emerging into the full-height main reception under the atrium.

▼入口门厅，entrance vestibule © Jack Hobhouse

▼办公楼大厅，office lobby © Jack Hobhouse

▼办公楼中庭，office atrium © Jack Hobhouse

▼从通高中庭仰望天窗，full height atrium looking up to the skylight © Jack Hobhouse

朝向Whitfield大街的立面决定了既有建筑的层高仅为3.3米左右，为此，Make建筑团队与Arup进行了密切合作，通过置入短跨结构框架解决了这一问题。该结构与服务区域整合在一起，最大程度地提升了楼层高度，同时按照最开始的设计意图，使服务设施得以保持裸露状态。

首层空间除了用于商业接待之外，还为租户提供了活动和社交的场地。“咖啡岛”同时为租户和公众提供服务，租户和宾客还可以乘坐专用电梯到达屋顶露台，在另一个酒吧欣赏北伦敦和城市周边的壮观景色。

▼首层公共空间，commercial area on the ground floor © Jack Hobhouse

▼办公楼层，office floor plate © Jack Hobhouse

The existing low floor-to-floor height of around 3.3m – as dictated by the retained facades on Whitfield Street – was resolved by a short span structural frame. Make worked closely with Arup to integrate the structure and services zones to maximise the floor heights, with the original design intent for the services to remain exposed.

The ground floor has been designed to act as more than a commercial reception, offering space for tenants to use for events and social activities. An island café-bar will cater for both tenants and the public, while tenants and guests can also take a dedicated lift to the roof terrace, where a second bar benefits from stunning views across North London and the City.

▼屋顶露台，roof terrace © Jack Hobhouse

▼从露台望向英国电信塔，view of BT Tower © Jack Hobhouse

在保留和重新利用既有立面元素的同时，设计还致力于打造全电气化建筑，避免使用化石燃料、热电联合系统或柴油，以适应伦敦未来能源供应的变化。天井空间可以吸收和回收新鲜空气，并与可开启的外部窗户相结合，实现混合模式的通风。

As well as retaining and reusing the significant existing facades, the building has been designed as an all-electric building, using no fossil fuel, CHP or diesel. Instead it uses renewable electricity, or gas once it becomes available, therefore future-proofing for a change in London’s energy supply. The atria also pull in and recycle fresh air, which can be combined with openable external windows for a mixed-mode strategy.

▼可持续设计示意，sustainability diagram © Make Architects

▼从楼梯间望向天井，view to the atria from the stair hall © Jack Hobhouse

以Chitty大街和Whitfield大街为界，建筑的东南拐角设有19套私人租赁公寓（夏洛特公寓），公寓的下方是一间咖啡厅，朝向位于Chitty街的诗人公园――一个占地2580平方英尺的公共绿色空间，从中可以欣赏到Hugo Dalton创作的最新雕塑作品。项目同时还包含了相邻的Asta公寓楼以及楼内11000平方英尺的、经过翻新的工作场所，目前这里是Elliott Wood工程公司及其建房互助协会共享办公区的所在地。

The south-eastern corner of the building, bounded by Chitty Street and Whitfield Street, is occupied by 19 private rented homes known as the Charlotte Apartments. These sit above a café which spills out into Poets’ Park, a new 2580 ft² publicly accessible green space on Chitty Street that picks up on the smaller parks and squares hidden between the streets of Fitzrovia. A new sculpture by Hugo Dalton completes the project. The project also includes the neighbouring Asta House building, which has been converted into residential apartments and includes 11,000ft² of refurbished workplace, now home to engineering firm Elliott Wood and its Building Society co-working initiative.

▼位于Chitty街的诗人公园，Poets’ Park on Chitty Street © Jack Hobhouse

▼轴测图，axon © Make Architects

▼首层平面图，ground floor plan © Make Architects

▼立面图，elevations © Make Architects

▼剖面图，sections © Make Architects

Developer – Derwent London
Architect – Make Architects
Structural and services engineers – Arup
Contractor – Multiplex

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