Headquarters requirements and floorplan

The Institution’s accommodation requirements have been shaped through in-depth analysis and consultation with Council and planning specialists. The core need is for 13,600 sq ft (net)—equating to around 20,000 sq ft (gross) in a modern building with 80% efficiency—formally approved by the Trustee Board and endorsed by Council. This footprint will support hybrid working, member drop-in areas, meeting and lecture rooms, a large conference space, and a bespoke member collaboration zone. Shortlisted options also include a dedicated 2,000 sq ft member area, offering informal, free-to-use facilities.

The existing headquarters comprises three interconnected freehold titles: 1 Birdcage Walk, 3 Birdcage Walk, and 8–12 Old Queen Street, with a highly complex internal layout:

• 1 Birdcage Walk: The Institution’s most iconic façade, incorporating part of Storey’s Gate. It contains the Library, Lecture Theatre, Marble Hall, and “named” meeting rooms.
• 3 Birdcage Walk: Acquired in 1955 and linked to the other buildings in 1960. It features narrow corridors, small rooms, and multiple floor levels, limiting flexibility and suitability for modern use.
• 12 Old Queen Street: Forms the rear of the estate and houses essential utilities. The building is in poor condition, suffering from subsidence, and is likely to require demolition and redevelopment.

The current 80,000 sq ft estate is significantly underutilised, with declining tenancy income due to its deteriorating condition. However, future subletting remains a potential income opportunity and has been considered in all shortlisted options and financial modelling scenarios.

The combined estate spans five storeys with two basement levels. It is located in a Westminster conservation area, opposite St James’s Park (managed by the Royal Parks). While the buildings hold heritage value, they are not listed, meaning listed building consent is not required for alterations.