Rendering of 176-178 York Way, London. Credit: Kiasm
Delancey is developing a landmark building, on a brownfield site, which will extend the influence of London’s Knowledge Quarter.
A resolution to grant was passed at committee last night by the London Borough of Islington for a ground up 200,000 sq. ft (18,000m2) GIA life sciences and technology focused commercial building at 176-178 York Way in the London Borough of Islington, designed for Delancey by Kohn Pedersen Fox (KPF). The building will contribute to London’s growing life sciences industry and expand the influence of the London Knowledge Quarter and Innovation District.
The development will provide a high-performance building catering for life-science, technology, and commercial office sectors. Flexible floor plates, including bespoke life-science lab space and traditional offices, can accommodate tenancies of various sizes, from start-ups to established ‘majors’, enabling the diverse mix of specialisms and scales required to build a successful innovation ecosystem. Typical floors have access to an amenity terrace, to enhance occupant well-being and meet the demands for high-quality contemporary workplace.
The proposal includes 130,000 sq. ft (12,000m2) of research and laboratory space, 13,000 sq. ft (1,200m2) affordable workspace, a mixed-use flexible community and events space, flexible makers’ space, and public realm enhancements.
At an urban scale, the design for 176-178 York Way represents a significant improvement to the pedestrian experience, opening a new route through Bingfield Street – previously a blind alley – and widening pavements on Randall’s Road, to provide 20,000 sq. ft (1,845m2) of new and improved public realm. On the ground floor a substantial ‘Urban Room’ is planned, a semi-public space providing access to the community at various times and activating the local area.
An innovative approach to structural design has been adopted in response to the challenging site – there are three Network Rail tunnels and two Piccadilly Line tunnels running as close as 4.5 metres below the surface. The structural strategy, developed with Arup, uses a deck-stiffened arch inspired by the 20th century bridges designed by the Swiss civil engineer Robert Maillart, with long-span arches to distribute the load of the building over underground railway lines.
At street level, the building is characterised by an open façade and visible structural arches which reference the neighbouring York Road station and create a unique identity for the development. The massing of the building incorporates a series of stepped volumes relating to the scale of the adjacent residential buildings and stepping back in sequence to reduce the perceived scale at street level.
The importance of facilitating cutting-edge research in our cities has never been more apparent. Labs represent unique and substantial sustainability challenges, they demand structural stiffness to reduce vibrations that can interfere with sensitive research equipment, and in-use energy demands can be 3-5 times higher than an office building of an equivalent size. 176-178 York Way has been designed to be a highly sustainable building, with inbuilt flexibility for future adaptation.
Passive and active strategies have been taken to reduce the whole life carbon. These include an all-electric MEP strategy, roof mounted PV and optimised external shading to reduce operational energy and with careful material selection and structural efficiencies to reduce embodied carbon. The development is targeting Nabers 4.5+ Stars.
Elie Gamburg, Design Principal, Kohn Pedersen Fox (KPF) said:
“We are delighted by the resolution to grant for 176-178 York Way. Our design approach was to turn the constraints of the site into an architectural opportunity, using innovative deck-stiffened structural arches to create a special new space called the ‘Randall’s Room’. The development promises to extend the Knowledge Quarter and activate York Way to become a major focal point for this part of Islington. The project is also an opportunity to dramatically improve the public realm, provide much needed science and technology, and affordable workspace, and demonstrate what the future of cutting-edge sustainable lab and technology facilities can be – all while supporting the quality of life and social aspirations of the adjacent community.”
Nathan Watt, Development Director at Delancey said:
“Following a process of strategic land assembly and innovative design, we are pleased to secure planning unanimously. Looking forward, it enables the delivery of one of the first purpose-built Science & Technology buildings in the London Knowledge Quarter. The development will have broad appeal, striking the balance of flexibility between either multi-let or a single HQ. We are offering a genuine point of difference in the market, whilst also ensuring we rejuvenate this prominent area of London.”
Global real estate advisor, CBRE, has provided strategic advice on the site.
Delancey expects to start on site next year with construction completed in 2028.
Download the full press release here.