BEAUTIFUL WAREHOUSE SPACE IN A CAMPUS MADE FOR CREATIVE EXPRESSION

020 7029 3610inglebytrice.co.uk

The Billiard Factory443-449 Holloway Road, N7 6LW

Office

TO LET

608 to 15,439 sq ft

(56.49 to 1,434.33 sq m)

A vibrant, gated community on the Holloway Road

•

Affordable and creative offices•Restored Warehouse with original heritage features

•

Excellent floor to ceiling height•Home to Green Room Cafe - stylish campus reception with integrated cafe

•

Fibre broadband installed•Bike parking and showers•

Cameron Stratton0207 029 3615 | 0799 909 3877

c.stratton@inglebytrice.co.uk

James Heyworth-Dunne0207 029 3626 | 0777 932 7071

jhd@inglebytrice.co.uk

Jake Halstead0207 029 3610 | 0798 948 1012

j.halstead@inglebytrice.co.uk

Ingleby Trice

10 Foster Lane, London EC2V 6HR

inglebytrice.co.uk

+44 (0)20 7029 3610

agency@inglebytrice.co.uk

Viewing & Further Information Viewing / further information

N7 6LW

Summary

Available Size 608 to 15,439 sq ft

Rent £32.50 per sq ft pa exclusive

Business Rates TBC

Service Charge £5.00 per sq ft

pa

EPC Rating C (59)

DescriptionAn eclectic mix of past and future, the Billiard Factory is creativity, community and

affordability all wrapped into one beautiful campus. 600 - 17,200 sq ft of affordable

workspace available in an inspiring campus.

Not only is it a social beacon for the community of N7, the onsite Green Room Cafe

acts as a reception for occupiers within the campus to assist with building and facilities

management for all tenants.

Locate your business alongside world-class organisations. Whether it’s the upcoming

stars of stage and screen at the National Youth Theatre, or the brains behind big-

screen animation at Blink Productions, the Billiard Factory is full of talent.

LocationSituated on Holloway Road and surrounded by London's urban energy, The Billiard

Factory lies within an exclusive private gated estate that will excite any office occupier

searching for a new creative hub.

Where minutes matter, The Billiard Factory provides design led affordable

accommodation for occupiers to work where they live and play. The estate also

provides swift access to Kings Cross, Midtown, The City and the West End, it is a

commuters dream.

AccommodationThe accommodation comprises the following NIA:

Name Sq ft Sq m Tenure Availability

Ground - Link 608 56.49 To let Available

2nd - Warehouse 4,894 454.67 To let Available

1st - Warehouse 5,694 528.99 To let Available

Ground - Warehouse 4,243 394.19 To let Available

Total 15,439 1,434.34

TermsNew flexible FRI leases are available direct from the Landlord for a term by

arrangement.

Micrositehttp://m.search-prop.com/the-billiard-factory-london

The Billiard Factory, 443-449 Holloway Road, London, N7 6LW

Subject to Contract. Important notice relating to the Misrepresentation Act 1967: (i) the particulars are set out as a general outline only for guidance of intending purchasers or lessees and do not constitute, nor constitute part of, an offer or contract (ii) all descriptions, dimensions, references to condition and necessary permission for use and occupation, and other details are given in good faith and are believed to be correct, but any intending purchasers or occupiers should not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to the correctness of each of them. Generated on 14/09/2020

GET AHEAD IN N7

BILLIARD FACTORY

443-449 HOLLOWAY ROAD

AVAILABLE NOW2,500 – 23,000 sq ft (NIA) across three buildings: The Gatehouse, Mews and Warehouse.

A new campus which could become your new creative hub.

Three unique spaces, endless opportunity.

Available as stand alone units or as one campus, a unique customisable office space awaits.

•Warehouse style offices

• A former billiard table factory in an private gated estate on the vibrant Holloway Road

• Affordable and creative offices, comprehensively upscaled

• Exposed brick, wood floors and restored timber beam finishes

•Excellent floor to ceiling heights throughout

•Green Room Cafe on site

• Bike parking, showers and fibre broadband already installed

Make it your self-contained London office headquarters, or easily divisible to be let on a floor by floor basis.

A BUILDING WITH BALLS

GATEHOUSE

Gatehouse - 2nd floor

GATEHOUSE SPEC Prepare to impress.

Walk in and exposed brickwork all around welcomes you with warm, tactile surfaces that perfectly echo the building’s industrial past, all softly lit by generous sash windows.

It’s a look and feel suitable for a law practice, a tech startup or a creative consultancy. A look that is warm and comfortable, and yes a little bit edgy, flowing seamlessly from space to space.

A look that continues all the way outdoors to a special place, a shared terrace and secure courtyard where you can relax and recharge in the sun.

Gatehouse / Mews - 2nd floor terrace Gatehouse - 1st floor

•Exposed brickwork

• LED pendant lighting

• Fibre ready - Plug and play data provision

• Access to a substantial shared roof terrace

• Cast iron Georgian radiators

• Exposed wooden truss

•Sash windows

Mews - 2nd floor

MEWS

MEWS SPECThree floors offering flexible space in a long place.

Stylish bare brick walls and double-glazed sash windows pour in energising light.

Original features like cast-iron Georgian radiators add heat to the coldest day.

Each floor is unique. Choose exposed beams and a shared terrace, or white ceilings and juliette balconies.

Create exciting spaces of your own, whatever your business.

• Exposed and restored original brickwork

• LED linear lighting

• Fibre ready - Plug and play data provision

• Shared roof terrace

• Cast iron Georgian radiators

• Original restored wooden trusses

• Spacious demised toilets

Mews - 1st floor Mews - Ground floor

Warehouse - 2nd floor

WAREHOUSE

WAREHOUSE SPEC Wide open spaces await.

Tucked away, the three storey Warehouse is vibrant industrial space at its very best. Original features and original layouts.

Light is everywhere, bouncing off the bright white floors, illuminating restored wood and brick and snaking around imposing steel columns.

When night falls, LED lighting comes on and kicks in.

You can make the space work for you at any level, whatever your work.

The ground floor is ideal for makers that want to interact, the second floor has exposed steel trusses and headroom to spare. Enough even to create a mezzanine floor.

•Exposed brickwork

• Black LED linear and curved lighting

• Private roof terrace accessible from the 2nd floor

• Fibre ready - Plug and play data provision

• Vibrant toilets and dedicated tea points

• Kitchens fitted on the 1st / 2nd floor

• Large open plan floors

•Cast iron Georgian radiators

Warehouse - Terrace Warehouse - 2nd floor

GETT ING ROUND

BILLIARD FACTORY

HOLLO

WAY RD

HOLLOWAY RD

BENW

ELL RD

SEVEN SISTERS R

D

BLACKSTOCK RD

TOLLINGTON RD

HILLMARTON RD

JUN

CTI

ON

RD

HIGHGATE HILL

DA

RTMO

UTH

PARK H

ILL

FINSBURYPARK

GILLESPIEPARK

EMIRATESSTADIUM

WRAYCRESCENT

TUFNELLPARK

FALCONER WALK

HIGHBURY

BROWNSWOOD PARK

HILLDROP ESTATE

TUFNELL PARK HOLLOWAY

TUFNELL PARK

UPPERHOLLOWAY

ARCHWAYFINSBURY

PARK

ARSENAL

HOLLOWAY ROAD

DRAYTON PARK

8MINS

13MINS

24MINS

19MINS

10MINS

15MINS

Upper Holloway 8 minsArchway 13 minsHolloway Road 10 minsFinsbury 19 minsArsenal 24 mins

Kings Cross 14 minsLiverpool St 19 minsVictoria 20 minsFarringdon 26 minsPaddington 27 mins

Kings Cross 28 minsTottenham Court Rd 33 minsMoorgate 41 minsHolborn 42 mins

WALK ING D ISTANCES

from The Billiard Factory

TRA IN D I STANCE

from Holloway Road Station

BUS D I STANCE

from Holloway Road

THE AREA

WA K E U P A N D

S M E L L T H E C O F F E E

Take time out in The Green Room Cafe a place where community and campus come together.

Freshly made Allpress coffee brewed just the way you like it and served with a smile and a pastry.

The Green Room Cafe, is a social hub not just for the Billiard Factory occupiers, but also for the N7 community at large, as well as nearby businesses.

A great place to socialise and network and even to stay green. The cafe aims to always maintain the smallest carbon footprint possible.

Al fresco is always available. Take it outside to the Mews and sip and snack on picnic benches surrounded by gorgeous green. Your own oasis, just outside.

Right within The Billiard Factory campus sits The National Youth Theatre of Great Britain.

Established in 1956 as the world’s first youth theatre, the NYT over its 60 years has seen hundreds of young actors pass through its doors and go on to become worldwide famous faces.

Alumni such as Dame Helen Mirren, Daniel Craig, Sir Daniel Day-Lewis, Chiwetel Ejiofor, Colin Firth, Rosamund Pike, Orlando Bloom, Catherine Tate and Sir Ben Kingsley.

AC T I O N

N7

An exclusive private gated estate on the Holloway Road, one of the main shopping streets in one of the most vibrant and desirable parts of North London.

Your N7 neighbours are people in the news and in the arts. A community that’s happily at home here.

Like you, they’ll be enjoying some of the best pastries and coffee in London at the on-site cafe The Green Room, drinking in the Nag’s Head and buying brews in The Beer Kat.

Easily accessible from all over town, the Billiard Factory has secure bike storage. Leave it locked up and head into the busy West End, it’s just 20 minutes away.

Finsbury Park Holloway Road Tube station

L I F E S T Y L E

FLOORPLANS

Gatehouse

Spaces Size sq ft

Green Room Cafe - Unit 1 183 sq ft

Ground floor - Retail Unit 2 133 sq ft

First Floor - Unit 3 971 sq ft

Second Floor - Unit 4 1,135 sq ft

Total 2,423 sq ft

Warehouse

Spaces Size sq ft

Ground floor - Unit 10 4,243 sq ft

First Floor - Unit 11 5,694 sq ft

Second Floor - Unit 12 4,989 sq ft

Total 14,926 sq ft

Mews

Spaces Size sq ft

Ground floor - Unit 5 1,572 sq ft

Ground floor - Unit 6 608 sq ft

First Floor - Unit 7 1,482 sq ft

First Floor - Unit 8 574 sq ft

Second Floor - Unit 9 1,492 sq ft

Total 5,728 sq ft

B I L L I A R D FAC TO RY

S PAC E SM A K E R S

T H E AT R E

WA R E H O U S E

M E W S

OUTDOOR SEAT ING

G AT E H O U S E

C A M P U S V I E W

H O L L OWAY ROA D

Available Space Size sqft

Green Room Cafe - Unit 1 183 sq ft

Ground floor - Retail Unit 2 133 sq ft

First floor - Unit 3 972 sq ft

Second floor - Unit 4 1,135 sq ft

Total 2,423 sq ft

G AT E H O U S E

Ó N For indicative purposes only. Not to scale.

RO O F T E R R AC E

U N I T 4

R E TA I L U N I T

2

G R E E NRO O MC A F E

G

U N I T 3

1

2

Available Space Size sqft

Ground floor - Unit 5 1,572 sq ft

Ground floor - Unit 6 608 sq ft

First floor - Unit 7 1,482 sq ft

First floor - Unit 8 574 sq ft

Second floor - Unit 9 1,492 sq ft

Total 5,728 sq ft

U N I T 6

U N I T 8

RO O F T E R R AC E

U N I T 5

U N I T 7

U N I T 9

M E W S

Ó N For indicative purposes only. Not to scale.

G

1

2

FFD

W

FF

DW

Available Space Size sq ft

Ground floor - Unit 10 4,243 sq ft

First floor - Unit 11 5,694 sq ft

Second floor - Unit 12 4,989 sq ft

Total 14,926 sq ft

RO O F T E R R AC E

U N I T 1 1

U N I T 1 2

U N I T 1 0

WA R E H O U S E

Ó N For indicative purposes only. Not to scale.

G

1

2

FA B R I X

We stand out from other landlords because we have a greater understanding of how strong branding and design can elicit emotive decisions from occupiers overriding their standard operational drivers.

We work with our occupiers and understand the importance of the workplace to their wellbeing.

Key considerations:

• Art • Culture • Sustainability • Connection to nature and place • Connection to self and others • Technological Application

Fabrix’s strategy is to purposefully repurpose buildings, not only to preserve buildings but to invigorate them and the area around them, providing them with a revitalised or new purpose.

Many pay lip service to sustainability, however, Fabrix seriously considers its impact on the environment and society, striving for positive change.

We will always aim to work with the existing structure of a building and avoid demolition wherever possible. This approach reduces the CO2 output and landfill waste traditionally associated with development.

Post

e Ita

liane

S.p

.A.

Spe

dizi

one

in A

bbon

amen

to P

osta

le

D.L

.353

/20

03.

(con

v. in

Leg

ge 2

7/0

2/20

04

n.46

),

Art

icol

o 1,

Com

ma

1, D

CB

-Mila

no

A €

25,0

0 /

B €

21,0

0 /

CH

CH

F 20

,00

C

H C

anto

n Ti

cino

CH

F 20

,00

/ D

€19

,90

/

E €

19.9

5 / F

€16

,00

I €

10,0

0 /

J ¥3

,30

0 /

NL

€16

.50

P €

19,0

0 /

UK

£18

.20

/ U

SA

$19

.95

Mag

gio/

May

20

19 €

10.0

0 It

aly

only

peri

odic

o m

ensi

le d

. usc

. 03/

05/

19

N. 1

035

Mag

gio/

May

201

9 €

10

Niente più neveNo more snowDarwin in cittàDarwin in the cityDesign per salvare il pianetaDesign to save the planet

Il gioco è finitoPlaytime’s over

571 570570

In queste pagine: The Binary, una struttura degli anni Sessanta nata come stazione di polizia, è diventato uno spazio a pianta libera per uffici. Con Creative Debuts, piattaforma per artisti emergenti, Fabrix ha realizzato un murales sul fronte ovest dell’edificio

These pages: The Binary, built in the 1960’s as a police station, has been refurbished into open-plan and flexible office floorplates. Working with Creative Debuts, a platform for emerging artists, Fabrix has created a mural on the building’s west facade

Fabrix Capital is one of London’s more alternative developers. Their office, located on the second floor of a Victorian warehouse, is tucked away in an alleyway in central London and feels more like an ad agency, or a boutique design firm. The term “asset management” brings to mind men in suits at the best of times, but the order of the day here is strictly smart casual. And although they’ll soon move to bigger premises elsewhere in Soho, the casual air that pervades the office will likely carry through to the new location.

Clive Nichol, the co-founder of the company, very much embodies this sophisticated, but down-to-earth ethos. “I took a traditional route into the industry through a real estate management degree,” he says. “I worked in some of the most low-risk environments you can imagine, but that gave me a solid grounding.”

Then in November 2016, he founded Fabrix Capital with the backing of young technology entrepreneurs. The collective vision of the firm’s young but experienced team is to “purposefully re-purpose” abandoned buildings –ones that have lost their original function –on the fringes of urban centres. Fabrix aims not just to preserve them, but to invigorate them and the areas around them. One of the company’s first projects involved the acquisition of an abandoned Victorian ware-house on the southernmost tip of the Isle of Dogs in London. “The building stood vacant for seven

years. The previous owner was trying to build a supermarket inside,” Nichol recalls, “but we knew that a really special occupant would fall in love with its history and character.” The Fabrix team swooped in and bought the building in 48 hours and managed to identify an organisation that was looking for new premises –a combination of supreme confidence and a testament to their skills as developers.

Within a few months, the building was refur-bished according to plans drawn up by Emrys Architects and, in a nod to its history, was named “the Forge”. Two two-storey plywood structures now occupy each of the building’s bays, containing a total of 50 workshops for Craft Central, a charity dedicated to offering affordable workspaces to designers and makers throughout London. At one end, the structures dip down to create bleachers

used during community events. Less than a year after acquisition, Fabrix sold the premises to an institutional investor.

“We doubled our initial investment in a very short period,” recalls Nichol. And while Fabrix did make a 100% profit on their equity, before the sale was finalised Craft Central was able to secure a 20-year lease, halving its rent compared to its previous premises. The local area –which is not exactly overflowing with cultural com-munity spaces –gained one in the process. It is this win-win-win approach which the company tries to bring to its other projects. The local area benefits from bringing disused buildings back to life, the new tenants benefit from well-appointed, affordable spaces, and the investors enjoy a good return on their investment.

Putting the focus on refurbishing existing buildings has its advantages. “One of the biggest problems with traditional offices is that you re-furbish them every 15 years. So you take out all the mechanical and electrical systems, you take out all the suspended ceilings and raised floors, you replace them and you throw it all away,” says Nichol, noting that existing structures allow for a more light-touch, sustainable approach. That these come with cool, desirable finishes and flourishes, such as rough brick walls, con-crete floors and the odd gantry crane, is also no coincidence. The members of the Fabrix team,

From derelict buildings to catalysts of urban energy: real estate restored to life by the innovative strategy of a young asset management firm

whose average age hovers just below 30, know exactly what their tenants like, being roughly in the same peer group.

But it’s not just about providing the currently fashionable post-industrial patina, however in-demand that may be. While it is true that the company’s property portfolio includes a number of 19th-century factories and workshops, one of their upcoming projects repurposes an unas-suming post-war structure, formerly used by the UK’s secret service. Working within existing structures also means that securing planning permission is much less onerous.

Neighbours, who don’t have to deal with major demolition works and subsequent construction of outlandish new buildings, are much less likely to oppose the development. Finally, Fabrix prefers working with vacant buildings, so that no-one is displaced or evicted during redevelopment, avoiding lengthy disputes that cost other devel-opers and investment managers so dearly. This way of working has ensured that all its projects – so far –go through to completion.

Fabrix’s success –the company is barely two years old and already manages a portfolio worth some £250 million –is also down to its relatively young and engaged investor base. “There’s a new generation of investors, with a different outlook on life,” says Nichol. Their aims are broadly con-current with those of Fabrix – not only to turn a

profit, but to make a positive impact by revitalis-ing derelict structures, providing creatives with affordable workspaces and generally helping to nurture the cultural life of the cities they love and their inhabitants.

The future of Fabrix looks bright: their latest project, and one of their most architecturally ambitious projects to date, involves redevel-oping one of the oldest large-scale Film Studios in Europe on the edge of the Tempelhofer Feld, Berlin. The renewed Berliner Film Union Atel-iers will be based on a holistic way of working and living in the city, and is to include an urban farm, community spaces, as well as spaces for mindfulness and meditation.

The architects were given a brief centred around a number of themes (soil, society, soul and celebration) and were asked to come up with three different proposals of varying budgets for each, creating a menu of options from which the developer and the designers will then assemble the final design. Collaboration and flexibility, for both the architects and the investor, have been key during the design phase.

Fabrix have proven themselves capable man-agers and through their efforts have helped to create a shift, of which even the larger, more cautious investors are taking note. The team is currently focusing on Fabrix i2, a bespoke fund set up to focus on buildings that can be repur-

posed into design-led workspaces that benefit communities around them. In the future, Fabrix hopes to work with more institutional investors, in order to make an even bigger impact and create developments which include all the components that make the city: housing, commercial offices as well as art studios and workshops for makers. “Normally, a developer would try and avoid com-plex use mixes,” Nichols points out, “but for us it’s that mix of elements that makes cities work” –a development not as an isolated, discrete entity, but as a fully alive, inclusive and sustainable piece of urban fabric that will continue to serve the city’s inhabitants for decades to come. “As young people, we’ll still be working in the next 20 to 30 years,” Nichol concludes. “We at Fabrix want to be responsible about what we do.”

Peter Smisek is a writer, researcher and architect. He lives in London and completed his architectural education at Technical University Delft and the University of Bath. He previously worked at OMA in Rotterdam. His writing has appeared in publications such as Icon, Disegno, Mark, Frame, Architonic and Metal. He is the Editor of Partnered Content at The B1M, a video channel for construction.

Pho

to To

m B

ird

Pho

to To

m B

ird

Ren

deri

ng ©

Dar

c S

tudi

os

Find out more about Fabrix mission and exciting new projects http://www.fabrixcap.com

Fabrix track record recognised in internationally renowned Domus magazine - Win, win, win strategy

The Binary, 27 Copperfield Street, London, SE1 Sofar Sounds event at The Billiard Factory

CONTACT US

Subject to contract. Edward Charles and Ingleby Trice for themselves and the vendor of this property give notice that these particulars do not form, or form part of, any offer or contract.They are intended to give fair description of the property and whilst every effort has been made to ensure their

accuracy this cannot be guaranteed. Any intending purchaser must therefore satisfy themselves by inspection or otherwise. Neither Edward Charles and Ingleby Trice, nor any of its employees, has any authority to make or give any further representations or warranty whatsoever in relation to this property. All

prices and rents quoted are net of VAT. July 2019.

Sean Cunningham SCunningham@edwardcharles.co.uk

Jamie Shuttle JShuttle@edwardcharles.co.uk

Katie Dart KDart@edwardcharles.co.uk

020 7009 2300

James Heyworth-Dunne jhd@inglebytrice.co.uk

Cameron Stratton C.Stratton@inglebytrice.co.uk

Terms: Upon request. Viewings: Through joint-sole letting agents.

020 7029 3610

Unit 3R1-002

Lobby 1R1-001

Lobby 2

R1-003

WC1R1-004

WC2R1-005

BoilerR1-006

Unit 4R1-007

Lobby 3R1-008

WC 3R1-010

WC4R1-011

Unit 5R1-012

Lobby 5R1-013

Level 01The Billiard Factory

Lobby 4

R1-009

90.4 sqm / 973 sqft

53.6 sqm / 576.9 sqft134 sqm / 1,442.3 sqft

drawing no:

iSpace2nd FLOOR 79-89 PENTONVILLE ROADLONDON N1 9LGTelephone: 0845 671 8260Email: info@ispaceinteriors.comWeb: www.ispaceinteriors.com

Corporate Interiors LTD

This drawing and the details contained therein are copyrightand are not to be reproduced without the permission ofiSpace. All dimensions relating to actual site conditions are tobe checked on site prior to any works being commissionedor executed. Contractors are not to scale from this drawingand should refer any query in respect of dimensions to thedesigners.

date

scale

drawn by

revision

client reference

drawing description

project

revision

floor reference

comment date

1st

status

FABR-BILL

The Billiard Factory, 443-449 Holloway Road, London, N7 6LW

Net Lettable Area

31.10.17 MD

NOT TO SCALE -

01-GA_NLA

CONSTRUCTION

-- -

Level 00The Billiard Factory

DDA WC/ShowerR0-006

R0-001R0-04a

Shower

PlantRoom

Concierge

Retail UnitR0-006

Lobby 1R0-007

Lobby 2R0-008

Boiler RoomR0-011

WC 1R0-009

Unit 1R0-012

Unit 2R0-014

Lobby 3R0-013

WC 3R0-015

WC 2R0-010

1500mmcirculation

R0-004

17.1 sqm / 184 sqft

52.8 sqm / 568.3 sqft

142.2 sqm / 1,530.6 sqft

Party Wall to be made good

and external lights removed

9

1

°

862

1780

SC VPRAD

RAD RADRAD RAD RAD RAD RAD RAD

RAD

RAD

RAD

75

15

30

75

15

30

45

20

RAD

18839

12.4 sqm / 133.4 sqft

iSpace2nd FLOOR 79-89 PENTONVILLE ROADLONDON N1 9LGTelephone: 0845 671 8260Email: info@ispaceinteriors.comWeb: www.ispaceinteriors.com

Corporate Interiors LTD

This drawing and the details contained therein are copyrightand are not to be reproduced without the permission ofiSpace. All dimensions relating to actual site conditions are tobe checked on site prior to any works being commissionedor executed. Contractors are not to scale from this drawingand should refer any query in respect of dimensions to thedesigners.

date

scale

drawn by

revision

client reference

drawing description

project

revision

floor reference

comment date

GR

status

drawing no.

FABR-BILL

BILLIARD FACTORY, LONDON

Net Lettable Area

31.10.17 MJD

NOT IN SCALE A

GR_GA NLA

Concierge NLA addedA 18.06.2018

CONSTRUCTION