Pioneer Projects

DfP Pioneers have taken a leadership approach in committing to implement the Design for Performance approach on a live office development.

The projects outlined below are the first in the UK to implement this pioneering approach to office design and delivery, stimulating project supply chains and providing the real-life evidence of how the energy performance gap can be closed.

Pioneer Projects

1 Broadgate

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Pioneer: British Land

Project address: 1 Broadgate, London

Description: 1 Broadgate is a landmark mixed-use development that offers flexible accommodation for office, retail, leisure and food & beverage businesses. The building is a diverse, world-class development right in the heart of one of London’s best-connected locations, next to Liverpool Street Station and an important hub on Crossrail.

Lower levels will offer up to 150,000 square feet of retail space, with c. 400,000 square feet of new office space arranged over the upper levels, each with access to private terrace space.

The building prioritises wellbeing and sustainability, with embedded technology to enhance the user experience. 

Target Base Building Energy Rating: Estimated 4.5 to 5.0 Star following Stage 3+ IDR

Target Environmental Certification: BREEAM Outstanding

Planned Completion Date: 2024

Current RIBA Stage: 4

Architect: AHMM

MEP: Hilson Moran

Contractor: Sir Robert McAlpine

Office Floor Area: ~37,000 m2 NIA

Non-office floor area: ~12,500 m2 NIA

No. of Stories: 13 floors (plus LG and 2 basement levels)

Predominant HVAC system: Fan Coil Units with CO2 sensors

Predominant heating fuel: Combination of natural gas and electricity

2 Ruskin Square

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Pioneer: Stanhope plc

Address: 2 Ruskin Square, Croydon

Owner / Partners: Schroders

Project description: Pre-let major office building completed to Cat A.

Target Base Building Energy Rating: TBC

Additional Environmental Certification: BREEAM Excellent

Planned Completion Date: September 2023

Current RIBA Stage: Stage 2

Architect: AHMM

MEP: Arup

Contractor: TBC

Office Floor Area: 30,000 m2 NLA

Non-office Floor Area: 6,500 m2

No. of Storeys: 10

Predominant HVAC System: Fan Coil Units

Predominant Heating Fuel: Electricity powering air source heat pumps

4 Angel Square

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Pioneer: Federated Hermes / MEPC

Project address: 4 Angel Square, Noma, Manchester

Description: Grade A Speculative Commercial Office Development

Target Base Building Energy Rating: DEC C; NABERS UK 5 Star

Target Environmental Certification: EPC A; BREEAM Outstanding

Planned Completion Date: December 2022

Current RIBA Stage: 3/4

Architect: Simpson Haugh

MEP: Buro Happold

Contractor: Bowmer & Kirkland

Office Floor Area: ~18,500 m2

Non-office floor area: 7,500 m2

No. of Storeys: Basement + Ground + 10 upper storeys

Predominant HVAC system: 4 Pipe Fan Coil System

Predominant heating fuel: Electric

11 & 12 Wellington Place

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Pioneer: Federated Hermes / MEPC

Project Address: 11 & 12 Wellington Place, Leeds

Description: Grade A Speculative Commercial Office Development

Target Base Building Energy Rating: DEC C Rating & NABERS 5 Star Target

Environmental Certification: EPC A & BREEAM Outstanding

Planned Completion: November 2022

Current RIBA Stage: 3

Architect: TP Bennett

MEP Consultant: Arup

Contractor: Wates

Office Floor Area: Total – 229,206 sq.ft

Non-Office Floor Area: Total – 15,673 sq.ft

No. of Stories: Basement and 10 stories

Predominant HVAC system: 4 Pipe Fan coil System

Predominant Heating Fuel: Electric

19-35 Baker Street

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Pioneer: Derwent London

Project address: 19-35 Baker Street, W1U 8EQ

Description: 19-35 Baker Street is a mixed-use project consisting of office, retail and residential space, situated in central London.

Target Base Building Energy Rating: TBC

Target Environmental Certification: LEED Gold and BREEAM Excellent for office & retail spaces; Home Quality Mark 4.5 star rating for the residential space.

Planned Completion Date: H2 2025

Current RIBA Stage: Stage 3

Architect: Hopkins Architects

MEP: ARUP

Contractor: TBC

Office Floor Area: ~19,000 m2 NLA

Non-office floor area: ~1,000 m2 NLA retail

No. of Storeys: 9

Predominant HVAC system: FCU options are being reviewed for the scheme.

Predominant heating fuel: Electric air source heat pumps (ASHP)

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21 Moorfields

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Pioneer: Landsec

Project address: 21 Moorfields, EC2, London

Description: Commercial office building for investment bank headquarters 

Target Base Building Energy Rating: TBC

Target Environmental Certification: BREEAM Excellent; LEED Gold

Planned Completion Date: 2022

Current RIBA Stage: Stage 5

Architect: Wilkinson Eyre Architects

MEP: Cundall

Contractor: Sir Robert McAlpine

Office Floor Area: ~48,000 m2 NIA

Non-office floor area: ~4,000 m2 NIA

No. of Storeys: 15

Predominant HVAC system: FCUs

Predominant heating fuel: Gas boilers

International Quarter London – The Turing Building

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Pioneer: Lendlease

Project address: 3 Westfield Ave, London

Description: Ground plus 21 levels of Grade A office with ground floor retail, active lobby and cinema use. The building has 3 separate occupier terraces and will be targeting BREEAM Excellent as a minimum and WELL Building Standard Gold. The building is designed by Arney Fender Katsilidas (AFK) the first office design and evolution post RSHP.  

Target Base Building Energy Rating: TBC

Target Environmental Certification: BREEAM Excellent & WELL Building Standard Gold

Planned Completion Date: 2023

Current RIBA Stage: Stage 5

Architect: Arney Fender Katsalidas

MEP: NDY

Contractor: Lendlease Construction

Office Floor Area: ~33,000 m2 NIA Office

Non-office floor area:  ~9,000 m2 NIA (cinema); ~9,000 m2 NIA (retail use)

No. of Storeys: Basement, Ground floor, plus 21 stories of office

Predominant HVAC system: Fan Coil Units

Predominant heating fuel: District Heating and Cooling via Central Energy Centre

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New City Court

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Pioneer: Great Portland Estates plc

Project address: 8 – 26 St Thomas Street, London SE1

Description: 37 storey tower with Grade A office accommodation with retail at ground and basis. Combined basement linking together with Grade II listed 18th century terraced building (retail and office) and 19th century retained façade “Keats House” (retail and office)

Target Rating: TBC

Planned Completion Date: Q4 2025

Current RIBA Stage: Stage 2

Architect: AHMM

MEP: Chapman BDSP

Contractor: TBC

Office Floor Area: ~31,000 m2 (tower)

Non-office Floor Area: ~16,000 m2 (tower)

No. of Storeys: 37

Predominant HVAC system: Currently FCUs

Predominant heating fuel: Currently gas but being reviewed.

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Ralli Quays

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Pioneer: L&G Real Assets

Project address: Ralli Quays, Salford

Description: A new hotel and office scheme which completes an important piece of the Salford Central Masterplan. The development it targeted as one of Legal & Genera's first Net Zero Carbon Developments.

Target Base Building Energy Rating: TBC

Target Environmental Certification: BREEAM Excellent

Planned Completion Date: 2023

Current RIBA Stage: Stage 2

Architect: EPR Architects

MEP: Hannan Associates

Contractor: TBC

Office Floor Area: 12,500 m2 NIA

Non-office floor area: 14,000 m2 GIA

No. of Storeys: 11-12

Predominant HVAC system: Assessing applicability for active chilled beams

Predominant heating fuel: Air source heat pumps

South Molton Triangle

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Pioneer: Grosvenor Britain & Ireland

Project address: South Molton Triangle, London (bound by Davies, Brook and South Molton Streets).

Description: Mixed used development in the Mayfair Conservation area opposite the new Crossrail station and Bond Street tube station. The scheme will offer retail, restaurants, residential a  hotel and new, Grade A office floor space.

Target Base Building Energy Rating: TBC

Target Environmental Certification: BREEAM Excellent

Planned Completion Date:  TBC – submitted to the City Council in June 2020 – awaiting determination.

Current RIBA Stage: Stage 2

Architect: Hopkins Architects

MEP: Hoare Lea

Energy & Sustainability Consultant: Twin&Earth

Contractor: TBC

Office Floor Area: ~13,500 mNLA

Non-office floor area: ~9,000 mNLA

No. of Stories: Maximum 8 above ground.

Predominant HVAC system: Decentralised ventilation strategy with openable windows where possible.

Predominant heating fuel: Predominantly ASHP – no reliance on gas boilers in main scheme, aim is for a fully electrified system

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St James Market Phase 2

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Pioneer: The Crown Estate

Project address: 3 St James’s Market, London

Description: The Crown Estate and Oxford Properties have brought forward proposals to further enhance St James’s Market, a vibrant development in the heart of London’s West End. The proposed second phase of St James’s Market seeks to continue this transformation by redeveloping the buildings bordered by Norris Street, Haymarket, Charles II Street and St Alban’s Street to deliver new office, retail and restaurant space alongside new public space and improved pedestrian routes within a landscaped setting.

Target Base Building Energy Rating: TBC

Target Environmental Certification: BREEAM Excellent

Architect: Make

MEP: WPP

Contractor: Not yet appointed

Office Floor Area: ~15,000 m2 NIA

Non-office Floor Area: ~2,000 mNIA

No. of Stories: 7

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Statesman House

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Pioneer: Royal London Asset Management

Project address: Maidenhead, SL6

Description: New build office development.

Target Environmental Certification: BREEAM Outstanding

Planned Completion Date: January 2023

Current RIBA Stage: Stage 2

Architect: Aukett Swanke

MEP: Buro Happold

Contractor: TBC

Office Floor Area: ~11,000 m2 NIA

Non-office floor area:   -

No. of Storeys: 8 (LG, G & 6 upper storeys)

Predominant HVAC system: Hybrid VRF system

Predominant heating fuel: Electric

Timber Square

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Pioneer: Landsec

Project address: 25 Lavington Street, London, SE1

Description: Mixed-use development consisting of two office-led buildings with retail and leisure space.

Target Base Building Energy Rating: TBC

Target Environmental Certification: BREEAM Excellent; WELL Building Standard Gold

Planned Completion Date: 2023

Current RIBA Stage: 3

Architect: Bennetts Associates

MEP: Hoare Lea

Contractor: TBC

Office Floor Area: ~32,000 m2 NIA

Non-office floor area: ~2,000 m2 NIA of retail and leisure space

No. of Storeys: 10 (East building, 3 existing, 7 new) and 15 (West building, new)

Predominant HVAC system: designed to accommodate FCUs or chilled beams

Predominant heating fuel: Air Source Heat Pumps