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


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 NABERS 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 Finsbury Avenue


Project Name: 2 Finsbury Avenue (2FA)

Pioneer: British Land

Project address: 2-3 Finsbury Avenue, London, EC2M 2PF

Description: 2 Finsbury Avenue is a revolutionary office led development that offers flexible accommodation for office, retail and food & beverage businesses. The building consist of two towers connected by a podium structure offering c. 650,000 square feet of new office space and c. 6,500 square feet of new retail space  across the development. 2FA represents the next and most exciting step in the transformation of Broadgate, delivering a high-quality, highly-sustainable mixed-use building that responds to the evolving requirements of the modern workplace, as well as contributing to the wider neighbourhood.

Target NABERS Energy Rating: Estimated 5.0 Star following Stage 2

Target Environmental Certification: BREEAM Outstanding

Planned Completion Date: 2027

Current RIBA Stage: 3 (commenced Feb 2021)

Architect: 3XN

MEP: Ramboll

Contractor: Sir Robert McAlpine

Office Floor Area: ~65,000 m2 NIA

Non-office floor area: ~760 m2 NIA

No. of Stories: 35 floors (plus 3 basement levels)

Predominant HVAC system: Fan Coil Units or Chilled Ceilings

Predominant heating fuel: 100% Electricity – air source heat pumps

2 Ruskin Square


Pioneer: Stanhope plc

Address: 2 Ruskin Square, Croydon

Owner / Partners: Schroders

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

Target NABERS 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


Pioneer: Federated Hermes / MEPC

Project address: 4 Angel Square, Noma, Manchester

Description: Grade A Speculative Commercial Office Development

Target NABERS 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


Pioneer: Federated Hermes / MEPC

Project Address: 11 & 12 Wellington Place, Leeds

Description: Grade A Speculative Commercial Office Development

Target NABERS 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 – 22,000 m2

Non-Office Floor Area: Total – 1,500 m2

No. of Stories: Basement and 10 stories

Predominant HVAC system: 4 Pipe Fan coil System

Predominant Heating Fuel: Electric

19-35 Baker Street


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 NABERS 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


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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International Quarter London – The Turing Building


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 NABERS 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


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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Lavington Street


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 NABERS 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

New City Court


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 NABERS Energy 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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Portland House


Pioneer: Landsec

Project address: Portland House, Bressenden Place, London

Description: Portland House is a 1960s brutalist landmark commercial building in the heart of Victoria. With this project, it will undergo an extensive refurbishment, including a new 15 storey extension of office and restaurant, giving it a new lease of life.  

Target NABERS Energy Rating: NABERS Energy 5 Star

Target Environmental Certification: BREEAM Excellent; WELL Gold

Planned Completion Date: 2023

Current RIBA Stage: Stage 4

Architect: Gensler

MEP: Watkins Payne

Contractor: TBC

Office Floor Area: ~30,000 m2 NIA

Non-office floor area: ~5,000 m2 NIA

No. of Storeys: 29

Predominant HVAC system: FCUs

Predominant heating fuel: Air Source Heat Pumps

Ralli Quays


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 NABERS 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


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 NABERS 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


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 NABERS Energy Rating: TBC

Target Environmental Certification: BREEAM Excellent

Architect: Make


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


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