28 Commercial Street
The scheme involved demolishing the existing three-storey structure to basement level (retaining part of the basement) and constructing a new five-storey reinforced concrete frame building with a full brick façade. The completed facility provides flexible community spaces at lower levels and open-plan, high-quality office accommodation across four upper floors, supported by modern services infrastructure.
This project was delivered on one of East London’s busiest Red Routes, directly fronting Commercial Street, a key bus corridor controlled by TfL. Spatial constraints were heightened by the presence of an operational café, active charity spaces, and a major residential development immediately adjacent, alongside our simultaneous delivery of restoration works at nearby Toynbee Hall for the same client.
Access restrictions, the need to oversail the public highway, and a congested neighbourhood required advanced technical solutions and approvals. We also faced the challenge of working next to another contractor’s live residential build, demanding detailed coordination and joint safety protocols.
Early engagement with stakeholders was critical. We negotiated a Section 278 agreement with TfL to temporarily relocate a bus stop and establish a controlled loading bay on the Red Route. Additional agreements secured crane oversailing rights over the public highway and adjacent residential site, supported by safe shutdown plans and local authority road closure permits for tower crane erection.
Sustainability goals shaped every decision. The project achieved BREEAM Excellent, with maximum credits gained for sustainable transport features such as dedicated cycle storage and staff shower facilities. Innovative aftercare commitments and careful waste/resource management earned further credits, while specifying responsibly sourced materials contributed to high environmental performance.
The result is a landmark office and community facility that embodies robust sustainability standards, including enhanced thermal comfort, improved air quality and accessibility, and landscaped biodiversity enhancements.
By achieving BREEAM Excellent and winning the New London Architecture Award (Mixing Category), the scheme underscores Sinden’s ability to deliver innovative buildings in highly challenging live urban environments, blending technical excellence, environmental responsibility, and collaborative working.
