35 Fountain Street
A nine-storey office repositioning including the refurbishment and repositioning of the existing building and addition of two floors and roof gardens.
Commercial Development
Ideally located in the commercial centre of Manchester.
The additional floors will be constructed using mass timber products which assist us in aiming for and exceptionally low embodied carbon design-target of 350kgCO₂e/m² of upfront emissions.
The consented scheme will deliver c. 63,500 sq ft NIA and the building is ideally located to take advantage of the transport and cultural amenity of the commercial centre of Manchester.
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Project Overview: Sustainable Office Repositioning in Manchester
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Location
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Carbon Sensitive
General sustainability
Fountain Street is set to achieve exemplary environmental standards, including BREEAM Outstanding, NABERS 5.5*, WELL Platinum, and EPC A ratings. These ambitious targets are attainable thanks to the project’s commitment to sustainability, notably through the retrofit of the existing building and the addition of a timber extension. This approach keeps embodied carbon exceptionally low, as reflected in the impressive life cycle and upfront carbon figures, ensuring Fountain Street is both environmentally responsible and future-ready.
Carbon savings
The project’s upfront embodied carbon is just 371kgCO₂e/m², dramatically lower than the typical new build average of 1,000kgCO₂e/m². This results in a substantial saving of 629kgCO₂e/m². Such a remarkable reduction is chiefly due to the intelligent reuse of the existing building structure and the incorporation of a low-carbon timber hybrid extension, demonstrating the effectiveness of sustainable construction methods in cutting carbon emissions.
Locking away 618 tonnes of CO₂
The innovative timber hybrid structure at Fountain Street plays a crucial role in sustainability by locking away 618 tonnes of CO₂ equivalent (tCO₂e). This carbon sequestration is a direct result of using responsibly sourced timber, which stores carbon throughout its lifespan. To put this achievement in perspective, the amount of carbon stored is equivalent to the annual carbon absorption of over 600 mature trees, underscoring the substantial positive environmental impact of the project’s design and material choices.
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Current Developments
A six-storey, 63,250 sq ft office building with a timber structure that locks away c. 60 years of tenant operating emissions, setting a new standard for sustainable workspaces.
20,000 sq ft of premium office space over seven bright floors. A shining example of historic architecture, expertly reimagined for the future, including two all-new timber floors.
An exemplar of creative reuse – 30,147 sq ft of newly refurbished, high quality, five-storey office space in the heart of Belfast.
A place for change-makers. An iconic block reimagined for today in a transformative location in the centre of Glasgow.
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Leasing Enquiries
Mark Garner
Matt Shufflebottom
Frequently Asked Questions
Bywater develops and refurbishes best-in-class, low-carbon commercial workspaces that combine architectural excellence with environmental responsibility. We prioritise mass-timber construction, healthy indoor environments and regenerative design so our offices actively contribute to net-zero goals.
Our offices are designed to meet the UK Net Zero Carbon Building Standard and the 1.5°C pathway. They feature low embodied and operational carbon, resilience to climate risks, and adaptable spaces that support evolving ways of working, including the needs of tech and AI-driven occupiers.
We specialise in timber-led repositioning and refurbishment. Projects such as 35 Fountain Street (Manchester), 123 Golden Lane and McLellan Works retain existing structures where possible, add low-carbon timber elements, improve energy performance and create modern, healthy workplaces.
Occupiers enjoy lower running costs, superior indoor air quality, natural materials, excellent daylight, and buildings that support wellbeing and productivity. Many of our schemes also incorporate green lease clauses so landlords and tenants collaborate on ongoing carbon reduction.
We design flexible, high-performance buildings with robust infrastructure for technology, edge computing and smart systems. Combined with our focus on green credentials, this ensures our workspaces remain attractive and relevant for the next generation of businesses.