Real estate developer and manager Oxford Properties Group, and Pioneer Group, one of the UK’s first nationwide companies to combine laboratory development and operation with venture building, have appointed Wates Group as the main contractor for the project converting Victoria House in Bloomsbury Square, central London.

Oxford, Pioneer Group and Wates plan to convert 220,000 sq ft of the building’s 300,000 sq ft internal area into Grade A wet lab-enabled life sciences space. The floor-to-ceiling height, internal infrastructure and scale of the floor plates are said to make the property well suited to conversion to a life sciences facility. The converted unit has been designed to house an ecosystem of occupiers, ranging from start-ups in designated incubator spaces to larger pharmaceutical companies, as well as firms supporting the life sciences industry.

The property will feature 80,000 sq ft of office, amenity, meeting and retail spaces to provide a high-quality workplace experience, highlighted by heritage meeting rooms, a club lounge on the eighth floor, and a roof terrace overlooking central London.

In November, Oxford Properties and Pioneer Group welcomed the BioIndustry Association (BIA) as the property’s first life science ecosystem occupier, at an opening event for the building attended by 200 people in the newly opened Victoria House Lounge. Following the completion of an initial phase to create an office area on the ground floor of the building, the BIA, the trade association for UK life sciences, has taken the space, which will serve as its new headquarters.

As a Grade-II listed building, Victoria House boasts several heritage features behind its neo-classical facade, comprising many examples of Art Deco design details, such as a ballroom, ornamental brasswork, and the original Italian marble entrance lobby. In the conversion, the main fabric of the building, including its heritage finishes and features, will be retained, along with the existing original windows.

The development will focus heavily on customer wellbeing and sustainability, with the project on track to achieve BREEAM Excellent certification. Wates, in partnership with SES Engineering Services, will work to reduce the operational and embodied carbon footprint of the building through renewable technology and implementing modern methods of construction, such as utilising offsite prefabricated modules for mechanical and electrical (M&E) services. The existing M&E infrastructure will be upgraded, including installing energy-efficient LED lighting and heat recovery throughout the air conditioning system. Air source heat pumps will provide the main heating for the finished building.

Prime location

Victoria House sits within London’s Knowledge Quarter in the immediate vicinity of the King’s Cross life sciences hub. It offers close proximity to several world-renowned universities, hospitals and medical research centres, including University College London, GSK and Great Ormond Street Hospital. According to Oxford Properties, this prime London location gives Victoria House a competitive advantage compared with the city’s existing life sciences space and immediate development pipeline, which is predominantly in edge-of-town and fringe locations.

Robin Everall, head of development, Europe, at Oxford Properties, commented: “The location, amenities and historical character of Victoria House make it one of the most unique and complex refurbishments of its kind, differentiated by a mix of modern lab space and heritage design, and our aim is to transform it into a hub that will nurture life sciences ecosystems in close proximity to the city’s Knowledge Quarter.

“Wates is a leading construction company with a highly skilled team, which makes them ideally suited to undertake the refurbishment of the iconic Victoria House into a state-of-the-art lab space. The group’s strong ESG credentials and experience in sustainable construction methods will help us create a one-of-a-kind, cutting-edge life sciences development in the heart of London.” 

Mark Craig, regional director for London at Wates Group, said: “The conversion of Victoria House into a cutting-edge life sciences hub is a testament to Wates’ commitment to delivering innovative and sustainable spaces. We’re proud to play a key role in transforming this Grade-II listed landmark into a state-of-the-art facility at the heart of London, while preserving and celebrating the unique heritage features it has to offer.”

In the UK, Oxford Properties’ initial life sciences focus is on opportunities located within the London-Oxford-Cambridge ‘Golden Triangle’. Oxford made its first investment in the sector in Europe in May 2021, with the acquisition of 310 Cambridge Science Park. Its life sciences portfolio encompasses 8 million square feet of completed properties, conversion projects and ground-up development, and includes research and development labs and good manufacturing practices (GMP) facilities. Since the start of 2021, Oxford has completed around £2.5 billion of life sciences investment and secured a further £4 billion of follow-on development opportunities.

Oxford Properties and Pioneer Group have appointed CBRE and JLL as leasing agents in the Victoria House project.