Why work to today’s standards, when we’re designing for tomorrow?

We understand the part we play in shaping the city for the better. Our development strategy looks to challenge and outperform industry standards, working with leading experts to find meaningful ways to create a long-term positive impact on the city, but more importantly, the planet and the people who depend on it.


Monitor, review and improve carbon targets

  • Commitment to life-cycle carbon analysis and embodied carbon assessments to exceed RIBA 2030 targets
  • Identify opportunities for pre-fabrication to minimise vehicle movements and on-site wastage
  • Aim for embodied carbon neutral developments and engage with certified offsetting schemes
  • Partner with pioneering experts to research and identify the latest embodied carbon saving materials, methods and technologies


Highly efficient buildings with the objective of minimizing reliance on fossil fuels and reducing operational carbon

  • New developments to use zero fossil fuels with all-electric heating and cooling systems
  • Use fully renewable energy sources
  • Implement energy saving measures to use less energy
  • Monitor and report operational energy to identify future savings

Circular Economy

Long life, loose fit design to enhance reusability and recyclability

  • Smart material choices, prioritising durable, biodegradable, recycled and reusable materials
  • Incorporate modular elements for flexibility and adaptability
  • Use construction techniques that simplify maintenance and minimise replacement
  • Eliminate waste to landfill and utilise locally sourced materials where possible

Passive design

Using the environment to our advantage

  • Façade optimised to maximise daylight whilst reducing solar gains
  • Mixed mode ventilation systems allowing for natural air flow
  • Harness climatic conditions through thermal energy sharing, heat recovery and free cooling
  • Decentralised plant and on floor air handling, reducing over supply, waste and unnecessary carbon use

Biodiversity and greenery

Connecting people with nature and nature with our buildings

  • Internal and external biophilic design accessible to all
  • Prioritisation of terraces, gardens, green walls and public realm
  • Focus on wellness user experience when creating green spaces to encourage use
  • Look to exceed the Urban Greening Factor with minimum target of 0.3

Water strategy

Reduce, reclaim, reuse

  • Reduce consumption through low flow rate fixtures and fittings
  • Wastewater and storm water tanks for harvesting and re-use
  • Aspire to achieve NetZero water consumption for non-potable uses
  • Sustainable water management plan to monitor and improve technologies and systems

How we’re doing this at 105 Victoria Street

Target Net Zero embodied carbon

  • Commitment to life-cycle carbon analysis and embodied carbon assessments to inform early stages of design
  • Design decisions and innovative product use to minimise the carbon footprint during construction such as modular design elements and pre-fabrication
  • Use of cement and non-recycled steelwork to be replaced with low carbon concrete and ‘fossil-fuel free’ steelwork
  • Embodied Carbon target of 650kgCO2e, to be equivalent to a refurbishment project and 13% ahead of RIBA 2030 targets and 19-28% lower than GLA’s ‘Aspirational Benchmark
  • Strategy for off-set of residual embodied carbon emissions through certified carbon offsetting schemes
  • No ‘CAT A’ fit out to minimize waste during construction and encouraging occupiers to adopt a ‘Green Fit-Out’

Target day 1 Net Zero Operational Carbon

  • Fossil fuel free development with 100% electric energy strategy
  • Committed to be Net Zero operational from the outset by securing accredited renewable energy power purchase agreements
  • Net Zero Carbon operating levels will ensure the new building will be net positive to the environment within 6 years compared to the existing building
  • Regulated carbon dioxide savings of 47.2% achieved relative to current Part L standards
  • Use of mixed mode ventilation and thermal mass cooling meaning no cooling needed for 1/3 of the year.

Long life and loose fit design to enable re-use and recycling

  • 99% of existing building to be recycled including the retention of basement structure
  • Target 50% use of recycled or reusable materials with strategy to minimise use of virgin materials
  • Incorporation of modular design elements for higher level of design flexibility and adaptability
  • Method of construction will facilitate deconstruction and re-use of materials in other developments – design competition will be launched to prove that the materials and products within the Proposed Development can be reused at the end of its life

Innovative systems that utilise natural resources

  • Sustainable and high performance façade design designed with optimal glazing-to-solid ratios
  • Provision of mixed mode ventilation systems with passive natural ventilation
  • Harness climatic conditions through thermal energy sharing, heat recovery systems and free cooling allowing for 182.5 days of self-sufficient cooling and heating per year
  • Estimated reduction in energy consumption of 50% compared to the notional benchmark
  • Sustainable water management plan with green roof for stormwater attenuation as well as grey water treatment and reuse

Connecting people with nature and nature with our building

  • Internal and external biophilic design with provision of 29,000 sq ft of open terrace space, the most of any commercial building within the West End
  • Urban Farm on level 15 allowing those in the building and local community to engage with nature and enjoy produce they’ve cultivated
  • Living green walls and a green roof assists with reducing air pollution and increasing the biodiversity of an urban space
  • Targeting an Urban Greening Factor (UGF) of 0.4, a 33% improvement on planning policy


  • Introducing the energy use intensity target for energy consumption during its “In use” cycle of 47kWh/m2
  • Intensive commissioning and post occupancy evaluation through a digital twin will be carried to bridge the performance gap and ensure energy efficiency is achieved
  • High efficiency lighting and appliances with smart controls and metering to monitor and maintain best practice use and savings
  • A bespoke building app will allow individuals to measure their carbon use within the building, seeing live updates and engaging with the impacts of their own decisions in the day to day