Located in central London, Uncommon Holborn transforms the existing Templar House into 85,000 square feet of office space distributed across eleven floors. Delivered by Pace Interiors in collaboration with Astudio, this design-build project repositions a commercial asset through structural retention, circular fit-out strategies, and operational efficiency upgrades. The scheme has achieved WiredScore Platinum certification, BREEAM Excellent in Refurbishment and Fit-out, and is targeting Excellent in In-Use.

Rather than pursuing demolition and reconstruction, the project focuses on upgrading and extending the life of the existing building, reducing embodied carbon and enabling flexible future use.

Structural retention and materials

The primary sustainability strategy was the reuse of the existing structural frame and grid. Retaining the concrete structure avoided emissions associated with new-build foundations, frame construction, and material transport. This approach reduces embodied carbon compared to a typical speculative office development of similar size.

Where new materials were introduced, priority was given to responsible sourcing and lifecycle transparency. The project incorporates 240 FSC®-certified bespoke timber doors. Fire-rated and acoustic-rated doors were pre-milled off-site, limiting on-site waste and installation inefficiencies.

Material reuse extends to interior finishes, including the retention of terrazzo stair tiling and the integration of recycled elements such as the reception desk and selected furnishings. Volcanic ash countertops were specified as an alternative to conventional stone-based surfaces. Biogenic carbon stored in timber components contributes to temporary carbon sequestration within the building fabric.

Sustainable strategies

The project reduces carbon emissions through building reuse, material selection, energy efficiency, and carbon offsetting. The use of FSC-certified timber, volcanic ash countertops, Framery phonebooths, and recycled materials reduce the carbon footprint of material sourcing, while local craftsmanship reduces transportation emissions. Energy-efficient systems, including smart technology for lighting, heating, and cooling, reduce operational emissions.

These strategies, combined with operational practices, contributed to the project achieving a BREEAM Excellent rating.

Operational energy 

Operational performance is addressed through upgraded mechanical and electrical systems combined with smart building management technology. Lighting, heating, and cooling are demand-controlled, reducing energy loads during periods of partial occupancy. Zoned services enable flexible tenancy arrangements without conditioning unused areas.

The conversion of the basement, previously used for car parking and plant, into occupiable workspace introduced new light wells and improved environmental quality without expanding the building envelope. This intervention increases usable floor area without incurring the embodied carbon cost of vertical or horizontal extension.

Flexibility and adaptive reuse

The interior fit-out minimizes long-term maintenance emissions through exposed and accessible building services, allowing for upgrades and replacements. Lightweight partitions facilitate tenant-driven reconfigurations with minimal waste.

Bespoke modular furniture enables disassembly and relocation, while durable laminate finishes in high-traffic areas extend service life. Environmental Product Declarations provide lifecycle impact transparency.

The building is arranged in three blocks with two firefighting cores, enabling flexibility in subdivision and circulation. Dual entrances allow separation of uses or phased occupation. Services zoning supports both open-plan and cellular offices, and the structural grid allows future conversion to hospitality, residential, or public uses without fundamental alteration.

Uncommon Holborn spans 85,000 sq ft of award-winning, premium office and retail space where high-end design, wellness, and performance come together. Led by award-winning architects, Astudio, and delivered by fit-out specialists Pace Interiors, the project blends hospitality-inspired interiors with a fully compliant fit-out featuring high-specification finishes and fixtures designed for the future of work. Achieving BREEAM Excellent accreditation and WiredScore Platinum certifications, Uncommon Holborn sets the bar for sustainable, connected, and adaptable workplaces in the capital.

Spread over 11 floors, this £30 million design-build project includes flexible offices, coworking spaces, a wellness studio, members lounge and a host of purpose-built breakout zones. In a location this competitive, design excellence needed to be matched by technical precision, with every detail carefully considered - including 240 bespoke timber doors supplied by Forza Doors.

“In one of London’s most sought-after postcodes, this space needed to reflect the next generation of work,” says Liam Bond, commercial director at Pace Interiors. “Working closely with Astudio and Forza Doors, we've helped bring this vision to life. The design is not only elegant and innovative, but it also meets the high compliance standards expected of a project of this scale.”

Design intent meets compliance

The West Sussex-based manufacturer supplied 240 FSC®-certified bespoke timber doors throughout the building, each tailored to suit the specific needs of the workspace and backed by comprehensive test evidence and IFC third-party certification, meeting both national and industry standards for fire and acoustic performance.

From fire-rated corridor doors to elegant entrances for social areas, every door was specified with performance, holistic design, and sustainability in mind. A consistent Graphite Denver Oak laminate finish was used across the doors, complemented by matching wood-effect laminate on surrounding surfaces to create a cohesive look that delivers durability and aesthetic appeal even in high-traffic areas. Lozenge-shaped vision panels with bespoke Quirk beading add a refined finishing touch that reflects the project’s high-end interior design.

A partnership based on trust

The established partnership between Forza Doors and Pace Interiors paid dividends on this latest large-scale project. Detailed coordination from the early design stages allowed doors to be manufactured and delivered to exact specifications, on time and fully pre-milled for quick installation. Ironmongery samples were provided in advance, enabling Forza Doors to carry out precise pre-milling for hinges, locks, flush bolts, closers and pivots, which in turn minimised on-site work and reduced installation risk.

“We chose Forza Doors because they’re a partner we trust,” says Bond. “The team understand how to deliver on large-scale, design-led projects without compromising performance or service.”

Sustainability and performance built in

Forza Doors’ products played a key role in helping the project achieve BREEAM Excellent certification, not only through their high-quality manufacture but also by supporting the sustainability criteria of the scheme.

Doors were supplied with verified Environmental Product Declarations (EPDs), which provide transparent data on the environmental impact of the products throughout their lifecycle. These EPDs support BREEAM credits for Responsible Sourcing and Life Cycle Impact, demonstrating reduced embodied carbon and responsible material choices, both essential to meeting the client’s strict sustainability targets.  Acoustic performance was also a key requirement. With social and collaborative areas placed alongside quiet work zones, several doors were specified with acoustic ratings between 30-35 dB to ensure a stable, functional environment for various work styles.

Providing peace of mind

Every one of the 240 doors installed at Uncommon Holborn was designed to support the exceptional architectural and interior design quality of the space, whilst also providing reassurance through compliance. Fire ratings ranged from non-fire-rated to FD30 (30 minutes) and FD60s (60 minutes fire and smoke), providing the required level of protection across the building. By working with Forza Doors, the project team could specify with confidence, knowing that every product was tested, certified, and meeting both regulatory standards and the original design vision.