Green light for Oxford North’s next three advanced R&D lab buildings totalling 458k sq ft
20 September 2023
Green light for Oxford North’s next three advanced R&D lab buildings totalling 458k sq ft
Detailed designs for three new, prestigious laboratory and office buildings which total 458,100 sq ft (42,549 sq m) and will be built as phase 2 of Oxford North, the new £700 million life sciences innovation district, have been resolved to be approved by Oxford City Council’s planning committee.
Oxford North will deliver one million sq ft (92,903 sq m) of laboratory and workspaces, 480 new homes, hotel, nursery, cafes, bars, three public parks and infrastructure.
With outline planning permission for Oxford North’s masterplan and detailed planning permission for phase 1a granted in March 2021, Oxford North Ventures, the joint venture company of Thomas White Oxford, the development company of St John’s College, Cadillac Fairview and Stanhope, submitted the applications for phase 2’s reserved matters (RMAs).
Phase 1a will comprise the Red Hall which will deliver 43,500 sq ft (4,041 sq m) of co-working spaces, meeting and workspaces for science and innovation starts-ups and SMEs along with cafe-bar, retail units and community space, and Building 1 and 2 lab buildings which will total 115,000 sq ft (10,683 sq m). The market square and central landscape will form the new district’s community and cultural centre. Phase 1a is to target practical completion in Q1 2025.
Phase 2’s Plots A, B & C RMAs were submitted following pre-application discussions, an Oxford Design Review Panel workshop and a four-week public consultation.
The applications were for the three laboratory buildings’ appearance, layouts and low carbon operation initiatives, alongside enhancements to the central and building-specific landscaping.
Plot A has been designed by Fletcher Priest Architects, the project’s masterplanners, and is a flexible, four floor laboratory and office building with dual frontage to the A40 and central landscaping which will total 117,300 sq ft (10,897 sq m).
Plot B has been designed by Wilkinson Eyre and is a five floor global HQ laboratory and office building and will have its frontage on the A40. The building will total 177,900 sq ft (16,527 sq m).
Plot C has been designed by Gort Scott and is a five storey global HQ laboratory and office building which will sit inside the central area and opposite the Red Hall and market square. It will total 162,900 sq ft (15,133 sq m).
All three buildings will target BREEAM Excellent certification and have 100% electric heating and cooling, efficient lighting, high levels of fabric performance and optimised ventilation to incorporate heat recovery and solar PV technology. This will achieve a minimum 40% reduction in carbon emissions compared with 2021 Building Regulations.
Bicycle parking for phases 1a and 2 will total 668 spaces which will include 134 short-stay spaces.
Oxford North has continued to provide a significant stimulus for the local economy and employment market to create opportunities for local people. Since infrastructure enabling works started in August 2021, 448 jobs have been created of which 22% of people live in Oxfordshire. The project has also enabled eight new apprenticeships.
David Camp, chief executive officer, Stanhope said: “We are creating a life-enhancing setting for workers, residents and visitors which invites discovery, supports community and enhances well-being.
“We have been working hard to ensure that phase 2 provides much-needed advanced R&D lab and office buildings which have been purposefully designed for future life sciences occupiers giving them the opportunity to customise the fit-out to their requirements and providing spaces for everyone to enjoy. We look forward to continuing to create construction jobs and vital new science and innovation space for Oxford.”
Charles Rowton-Lee, head of commercial agency – Oxford, Savills added: “Demand for lab space in Oxfordshire is currently circa 1.2 million sq ft with just 5,000 sq ft of current supply. The delivery of Oxford North’s first five new lab buildings will be a significant boost for both local and global life sciences companies to accelerate their discoveries here in Oxford. We are already in initial discussions with companies looking for such space, and today’s news means these conversations can be advanced.”
Jonathan Kendall, partner, director of urban design, Fletcher Priest Architects said: “Receiving approval for Plot A is another successful milestone in our ongoing role on the project, which we have been working on since the strategic masterplanning stage. These three new laboratory and office buildings further reinforces the global ambitions for Oxford North to be a vibrant place which both enables and boosts discovery. It’s been a pleasure to collaborate with the expanding design team and work together to create a series of buildings which are complementary to one another, and to the first phase buildings, as this new place is delivered.”
Stafford Critchlow, director, WilkinsonEyre, added: “It has been a fascinating process to develop with the team an efficient commercial life sciences building with an appropriate architecture and landscape setting in this significant new place in Oxford.”
Acting on behalf of Oxford North Ventures are Fletcher Priest Architects, WilkinsonEyre, Gort Scott, AKT II, Hoare Lea, Gustafson Porter and Bowman, Alinea Consulting, Stantec, Savills, PFB, Reef Associates, People Friendly Design, BSG Ecology, and EDP.
About Oxford North
Oxford North is a new £700 million global innovation district being built on 64 acres of land within Oxford city’s northern boundary.
The new place starts with people, their ideas and ambitions. It’s being built to celebrate and enable them, providing a place for people who want to make their mark on the world.
Oxford North will connect academia and commerce, invention and investment, providing a sustainable place to work, live, learn and socialise. Oxford North will be a thriving and vibrant new district with innovation and sustainability at its heart.
The project will deliver one million sq ft of new labs and workspaces including a new innovation centre, and 480 new homes. Around 4,500 people will work there alongside 1,500 residents and who, along with the local community and visitors, will enjoy amenities including a hotel, nursery, shops, bars and cafes, three public parks, and significant investment in travelling around sustainably.
The new district will be a unique home and workplace, for scientists, technologists and inventors, transforming lives and enhancing one of the world’s greatest cities.
Setting a new standard for placemaking, Oxford North will blend culture with low carbon innovation, sustainability with leisure, and open spaces with science.
It offers a new model for the future, supporting business, enabling discovery and, above all, improving lives, all in one place.
With access to wide open public spaces and public art throughout, Oxford North is configured to enhance wellbeing. The landscape is designed to enhance biodiversity across the newly-created public parks and facilitate access to nature for residents and visitors.
Woven into the new public parks are spaces for entertainment, events and exercise. Integral to the plans are areas for families and children to enjoy natural play while opening eyes and discovering the future.
Oxford North will contribute circa £150 million per year in GVA to the economy.
Delivering skills, training and employment
Oxford North is a significant and intended stimulant for the local economy and employment market.
Working in collaboration with Oxford City Council and OxLEP, it will stimulate aspiration and create opportunity for local people by identifying skills’ gaps, engaging with local education institutions, working with our supply chain to maximise opportunities for local people by providing apprenticeships for school leavers, graduate positions and up-skilling those who are in the 50+ years old bracket.
Opportunities are not only in construction, but also in landscaping, waste management, green skills and meeting the increased need for digital skills such as augmented and virtual reality.
Oxford North has had a Training, Employment and Skills strategy in place since August 2021, which has been shared by OxLEP with central Government as an example of best practice. The project is proud that to date, more than 250 construction jobs have been created on site, and that is only set to increase as the project continues into delivery of the first phase of commercial and residential development.
ESG at Oxford North
The JV is committed to Oxford North being internationally recognised as an industry leader in delivering on Environmental, Social and Governance charter commitments through the combined expertise and ambition of its partners and suppliers.
As well as delivering carbon-efficient, net-zero-ready buildings, the scheme will provide a minimum biodiversity net gain of 5% through onsite and offsite measures and will target a high degree of social impact through education, skills, training and job opportunities.
In early 2022, Thomas White Oxford appointed Dame Alison Nimmo to its board with a specific focus on sustainability.
In 2021 Cadillac Fairview was ranked Number 1 in their GRESB (Global Real Estate Sustainability Benchmark) peer group, awarded a 5 star rating for the 6th consecutive year.
Stanhope is a UKGBC Gold Leaf member, a NABERS UK Design for Performance pioneer, a signatory to the World Green Building Council Advancing Net Zero initiative and is a registered supporter of the Taskforce for Climate Related Financial Disclosures.
About Oxford North Ventures GP LLP
Oxford North Ventures was established in March 2022 as the 50:50 commercial development joint venture company of Thomas White Oxford, the development company of St John’s College, with Cadillac Fairview and Stanhope to deliver substantial investment into carbon-efficient laboratories and workspace, amenities, public space, power and utilities, in addition to the infrastructure improvements to the A40 and A44 alongside public funding support.
About Thomas White Oxford
Thomas White Oxford (“TWO”) is a company wholly owned by St John’s College, Oxford. The company has been leading the masterplan for Oxford North, and now, with its JV partners, is supported by a professional team of architects, landscape architects, environmental, transport and planning consultants.
TWO has been seeking to realise the vision defined for the site in Oxford City Council’s Area Action Plan of July 2015.
In March 2022, Thomas White Oxford entered into a 50:50 commercial joint venture with Cadillac Fairview and Stanhope via Oxford North Ventures GP LLP.
About Cadillac Fairview
Cadillac Fairview (CF) is a globally focused owner, operator, investor, and developer of best-in-class real estate across office, residential, logistics, life sciences and mixed-use asset classes. As the real estate arm of Ontario Teachers’ Pension Plan, which has $228 bn of AUM, CF currently manages in excess of $35 billion of assets across Europe and the Americas, with further expansion ongoing into Europe and Asia.
Internationally, CF invests in communities with like-minded partners, including Stanhope in the UK, Lincoln Property Company in the U.S., and Multiplan in Brazil. The company’s Canadian portfolio comprises 68 landmark properties, including the Toronto-Dominion Centre, CF Toronto Eaton Centre, Tour Deloitte, CF Carrefour Laval, CF Chinook Centre and CF Pacific Centre.
Continually striving to make a positive impact in communities where it operates by promoting social connection, growth, and a sustainable future, CF’s Purpose is Transforming Communities for a Vibrant Tomorrow.
- $35 billion in assets undermanagement
- 1,500+ employees in operations, corporate, development, and investments
- 38 million square feet of leasable space in Canada
- 23+ strategic partnerships globally through direct and listed investments
https://www.cadillacfairview.com/
About Stanhope PLC
Stanhope PLC is a developer, investor and asset manager with a London office of more than 60 staff including specialist expertise in property, construction, and asset management.
Stanhope has delivered more than 30 million sq ft, and achieved £40 billion of end value, delivered and under construction. The company typically manages around £3 billion of construction value on site and in its pipeline.
Stanhope generates consistent returns for its partners while setting new standards for workplaces, homes and cultural spaces that people love to use.
Its development management model enables the delivery of projects from inception to successful operation, as well as offering clients more targeted support in phases where they need it most.
Combined with its company culture, Stanhope’s approach helps identify better answers, manage risks and navigate complex processes to create lasting value for its partners and the communities they jointly serve.
Current projects include:
The British Library: the development of a 2.8 acre site to the north of the British Library’s existing Grade I Listed building, creating an additional 100,000 sq ft of new space for the British Library for learning, exhibitions and public use, including a new northern entrance and a bespoke headquarters for the Alan Turing Institute, the national centre for data science research.
White City Place: establishing a new creative and life sciences’ quarter in London at the former home of BBC Worldwide, White City Place has both existing buildings that have been adapted for life sciences occupiers as well as planning permission for c.1 million sq ft of new space. The project has included the refurbishment and repositioning of three existing buildings to transform them into modern working environments: WestWorks, MediaWorks and the Garden House. Planning permission has been granted for an additional three new office buildings.
Royal Street, SE1: Stanhope and Baupost are development partners for Guy’s and St Thomas’ Charity to bring forward a development on a 5.5 acre site opposite St Thomas’ Hospital and close to Waterloo Station. Royal Street will provide a new mixed-use neighbourhood, including a MedTech incubator, space for academic researchers and clinicians, and will become an integral and hugely beneficial part of the London economy and local community.
