Pall Mall completed in 2026
All images are courtesy of Deloitte.
Pall Mall
Background
Pall Mall in Manchester has undergone a significant deep retrofit, transforming the Grade II listed 1960s office building into a modern, sustainable hub for innovation, technology, and science sectors. This project, led by Bruntwood SciTech, exemplifies how heritage-led regeneration can achieve architectural integrity alongside high-performance environmental outcomes.
Pall Mall, originally constructed between 1966 and 1968, was designed by Harry Teggin of Brett, Pollen & Teggin. The building features a distinctive Z-shaped layout across three interlinked blocks, with bronze glass windows and mosaic cladding. Initially intended for a single occupier, it quickly became a multi-occupancy building. The recent deep retrofit aimed to revitalise this iconic structure, repositioning it as a leading sustainable workspace in Manchester’s central business district.
Location:
King Street, Manchester, UK
Typology:
Adaptive Reuse – Deep Retrofit of a Grade II listed office building
Time frame:
Acquired by Bruntwood SciTech in October 2021, with construction commencing in early 2024 and completion in early 2026
Challenges
The project faced several complex challenges inherent in retrofitting a Grade II listed building:
- Heritage Conservation vs. Modernisation: Balancing the conservation of the building’s distinctive post-war architecture with the need to meet contemporary workplace and environmental standards was paramount.
- Outdated Building Fabric: The original 53-year-old single-glazed facade was highly inefficient, suffering from poor airtightness, deflecting frames, non-safety glazing, and a non-thermally broken system. It also contained asbestos gaskets, contributing to its poor performance and undervaluation.
Pall Mall in November 2024 prior to retrofit
Pall Mall in 2015 prior to retrofit
- Commercial Viability: Prior to acquisition, the building had been mostly vacant for four years, indicating poor commercial performance. Its existing environmental conditions and floorplate configurations were not conducive to modern multi-occupier needs.
- Complex Planning and Stakeholder Engagement: The Grade II listing necessitated extensive consultation with statutory bodies such as Manchester City Council, Historic England, and The Twentieth Century Society. The proposal to replace 93% of a listed building’s facade like-for-like was unprecedented in the UK, requiring significant evidence and justification to gain planning permission and listed building consent.
Implementation
The retrofit strategy adopted a “Be Lean, Be Mean, Be Green” philosophy, focusing on a fabric-first approach to minimise embodied carbon and enhance operational efficiency.
- Facade Replacement: A key intervention involved the like-for-like replacement of 93% of the original facade. This technically complex process transformed the single-glazed system into a double-glazed, insulated installation, significantly improving thermal performance and airtightness while meticulously replicating the original aesthetic. Extensive prototyping, including 3D printed mock-ups, was used to ensure the replacement faithfully matched the original design.
- Mechanical & Electrical Systems: The project incorporated advanced M&E systems, including air source heat pumps, a hybrid VRF system, high-efficiency Air Handling Units (AHUs) with heat recovery, and LED lighting with motion detection and daylight dimming. An intelligent Building Management System (BMS) was installed to optimise energy use, and the building now features an all-electric heating and cooling system.
- Internal Refurbishment: The interior was completely reimagined to create a hospitality-led experience. This includes a new ground-floor entrance, a food and drink offer, a wellness studio, gym, cycle storage, and high-quality changing facilities. Additional amenities such as a coworking lounge, multi-functional meeting rooms, and a roof terrace were introduced. The fit-out prioritised sustainability through the use of recycled and reclaimed furniture, timber partitions, and linoleum.
- Arrival Experience and Public Realm: The main entrance was relocated to the centre of the development significantly improving the arrival experience. A new public piazza named Pollen Square has been created, which enhances accessibility and activates the surrounding urban space
- Collaborative Project Team: The project was a collaborative effort involving Bruntwood SciTech (Client/Developer), Sheppard Robson (Architect), Deloitte (Planning Consultant), Ramboll (MEP & Sustainability Consultant), Dragonfly (Main Contractor), and Levrant (Heritage Consultant).
Pall Mall under construction in April 2025
Results
The Pall Mall retrofit has delivered significant environmental and commercial outcomes:
- Energy Performance: The project is targeting a 74% reduction in Energy Use Intensity (EUI) and has achieved an EPC A rating, a substantial improvement from its previous EPC G rating. All communal areas will operate as net-zero carbon, with the building powered by 100% renewable energy.
- Sustainability Certifications: Pall Mall is expected to achieve a BREEAM ‘Very Good’ certification, a rare accomplishment for a listed building of its age and scale. It has also been recognised by the UK Green Building Council as a national exemplar of deep retrofit in a listed commercial setting.
- Commercial Success: The redevelopment has transformed a largely vacant asset into a highly desirable workspace, with 90% of its leased offices already let upon completion. The project is expected to deliver a +100% increase in rental value.
- Enhanced Amenity and Wellbeing: The building now offers a comprehensive range of amenities designed to support tenant wellbeing, including a gym, contemplation room, lounge, roof terrace, and an on-site café.
The decision to retain and retrofit the existing structure, rather than demolish and rebuild, saved approximately 7,900 tonnes of embodied carbon.
This is equivalent to the emissions from 16,000 flights between London and New York.
Pall Mall complete in 2026
Lessons learned
The Pall Mall project offers valuable insights for future urban retrofit initiatives:
Value of Adaptive Reuse
The project underscores that adaptive reuse, particularly deep retrofit, is a powerful strategy for unlocking both cultural and environmental value. It demonstrates how retaining embodied carbon and preserving designated heritage assets can significantly reduce construction waste and emissions.
Stakeholder Collaboration is Crucial
Engaging statutory stakeholders early and transparently, providing robust evidence, and taking them on the “journey” of decision-making is essential for complex heritage projects.
Technical Innovation in Heritage
The successful like-for-like facade replacement, achieved through meticulous prototyping and technical innovation, proves that even the most challenging aspects of modern listed buildings can be sensitively upgraded to meet contemporary performance standards.
Long-Term Vision for Sustainability
The project highlights the importance of a long-term investment model that prioritises sustainable outcomes and future-proofs buildings against evolving environmental regulations and market demands.
Setting a New Benchmark
Pall Mall serves as a blueprint for how heritage buildings, particularly modern ones, can realise their full potential in a modern, low-carbon economy, setting a new benchmark for deep retrofit in the UK.
For further information on this case study, please contact Katie Wray, Deloitte, who was the town planner for the scheme from inception to completion.