Grainhouse
Grainhouse
A Historic Transformation into an Outstanding Modern Workplace
In the heart of London's vibrant Covent Garden, Grainhouse exemplifies our integrated real estate investment, development, and management expertise. Originally comprised of five Victorian seed warehouses, the Hines European Value Fund 2 acquired this historic site in early 2020. The vision was clear: transforming these heritage buildings into a contemporary, sustainable headquarters for Hines' European operations. The result is a market-leading office building and social setting that not only preserves the past, but also embodies the pinnacle of modern workspace.
Grainhouse, originally comprised of five distinct buildings on a single city block, presented an opportunity and a challenge. The site, long earmarked for redevelopment, faced numerous planning refusals due to its complex location within the Covent Garden conservation area. Recognizing the scarcity of high-quality office space in central London, Hines saw the potential to create a landmark development that would meet the needs of modern occupiers and investors alike.
Grainhouse Atrium: Before Redevelopment
Our approach drew on the site's former light industrial uses and sensitively restored many of the original features from the 19th century, including stonework, moldings, and brickwork, while introducing contemporary elements. The internal floorplates were aligned around a new central atrium, while the external appearance and unique character of each building were retained so they could continue to relate to their context.
The desire to retain the historic character of the facades externally while combining the interior plans to form a single, flexible, open-plan office space internally was an inherently challenging approach and key to the project's success.
By retaining the fabric and existing structure, Hines achieved a 61% reduction in carbon emissions against baseline Building Regulations Part L 2013, surpassing the Greater London Authority's minimum requirements. Furthermore, an embodied carbon figure of 320kgCO2/m2 was achieved, well below LETI targets.
We embedded sustainability into every aspect of Grainhouse’s operations. Integrated smart technology delivers a thermally and acoustically optimized environment. Green lease clauses were included in tenancy agreements to align sustainability goals with occupiers, and our property management team proactively engages occupiers on items such as waste streams, utility consumption, and energy monitoring to continually improve building performance.
Ensuring the building benefits communities, we have partnered with Social Enterprise UK, enlisting the services of suppliers with a positive social and environmental impact, including:
- The Glasshouse – A social enterprise and plant supplier offering second chances to women prisoners reaching the end of their prison sentence.
- Choose Well – Grainhouse’s soap supplier, which reinvests profits in sanitation for communities in need.
- Hey Girls – The supplier of period products at Grainhouse, which donates 100% of its profits to eradicating period poverty in the UK, improving access to quality products and increasing education around period health.
Additional sustainability measures include new materials that surpasses building regulation requirements by 30%, new double-glazed windows, highly efficient services, and a green roof and roof garden with over 300 plant species to attract various pollinators, birds, and bats.
The transformation of Grainhouse was driven by collaboration and community engagement. Hines worked closely with the Covent Garden Area Trust and local council to ensure the project benefited both the community and future visitors. The pedestrianization of Dryden Street further emphasized the commitment to reducing carbon emissions.
Grainhouse Atrium: After Redevelopment
The entire site was extended by two storeys, and the stunning new atrium connects the different floors, flooding the building with natural light.
The development also includes 15,000 square feet of flexible retail space, catering to small-to-medium-sized enterprises. Hines' Management Services team meticulously mapped out end-user journeys, integrating hospitality, proactive management, and a host of amenities to support hybrid working. Grainhouse now offers diverse workspaces, landscaped terraces, and state-of-the-art facilities, all accessible via a bespoke mobile app.
Grainhouse's success is evident in its pre-leasing achievements, attracting four diverse occupiers, including Hines itself and an international fashion firm. The building's unique character and robust sustainability credentials have made it a sought-after location in the West End. On the retail front, the vibrant F&B space attracted big names like Caravan, which has opened its largest London unit to date.