JLL 20 Water Street

For its 38,000 square foot Docklands office, JLL sought to further improve on the exceptional sustainability and user comfort achieved at its North West office in Manchester. Rype supplied all furniture, creating substantial savings in carbon emissions, waste and costs – while also generating social value. The office represents JLL’s next step on its journey to Net Zero Carbon.

Awarded 2023 Edie Circular Economy Innovation of the Year. Circular design principles minimised materials and prioritised reuse and refurbishment. Embodied carbon drove decision-making throughout the design and fit-out

Circular Economy Furniture

51% of the furniture came from JLL’s office at 40 Bank Street in Canary Wharf and was remanufactured by reupholstering, powder coating and resizing.

24% of the furniture was externally sourced from other office clearances and remanufactured to as-new condition.

New furniture was chosen so that it can be remanufactured for future lives.

Second life furniture typically reduces carbon emissions by 60% to 80% compared to furniture made from virgin materials.

It is also reduced the cost of the fit-out.


Touchdown table frames were formerly in the Marks and Spencer head office in Paddington prior to being remanufactured and reconfigured for 20 Water St

The 26 study pods were formerly in Santander Bank’s offices before being reupholstered and refurbished for 20 Water St.

The white coffee table in reception is made from recycled post-consumer waste yogurt pots. It was manufactured in Wales to a bespoke design created by Tetris and Rype for the project.

The table top in meeting room 3.10 is made from recycled business suits.

Indoor Air Quality

Air quality was enhanced through the furniture selection and refurbishment processes:

  • Second life furniture has offgassed volatile organic compounds (VOCs) by its second life
  • Reupholstery innovation minimised the need for glues and, where necessary, water-based adhesives were used to eliminate VOCs
  • New furniture and materials were selected that do not contain VOCs or other toxic substances
  • Metal items were powder coated, to avoid the use of spray paints with VOC propellants

Social Value Creation

728 hours of at least Real Living Wage employment was created for formerly homeless and at-risk of homelessness youth.

This team was responsible for clearing 40 Bank St and delivering remanufactured furniture into 20 Water St.

JLL 20 Water Street entrance

Entrance area

JLL 20 Water Street alcove

Alcove for team working

JLL 20 Water Street touchdown area

Touchdown table frames from Marks and Spencer’s head office

JLL 20 Water Street table made from business suits

Meeting table top made from recycled business suits

JLL 20 Water Street solo pods

Remanufactured Solo pods from Santander Bank

JLL 20 Water Street recycled plastic coffee table

Coffee table made from recycled post-consumer yoghurt pots