Railpen, manager of the £34bn railways pension scheme in the UK, has secured consent from Camden Council to refurbish 26 Red Lion Square, its 106,584 sq ft (NIA) speculative office development in Holborn.  Railpen’s plans involve upgrading eight floors of office space to a Grade A standard, enhancing the amenity space on the ground floor, and constructing new roof terraces with panoramic views of St Paul’s and the West End. The completed development will be repositioned as a new HQ targeting major occupiers and fostering a sense of community for future occupiers. Designed by Stiff + Trevillion, Railpen’s proposals include new and improved external façades on Theobolds Road and Red Lion Square to promote high quality design in Holborn, and new retail and F&B units on Theobalds Road.  Railpen is targeting BREEAM “Outstanding” for the project by demonstrating a reduction of on-site energy use and water consumption.  This is in addition to the embodied carbon savings that will be achieved through the refurbishment of an existing building. The consent is timely, given Holborn’s growing appeal as a location among occupiers and investors, driven in part by its equidistant position between Tottenham Court Road and Farringdon Elizabeth Line stations.  Various developments are underway in the area, including the transformation of nearby Sicilian Avenue and the recent purchase by Whitbread of 35 Red Lion Square.  Holborn has also experienced a surge in co-working providers opening in the area, with Runway East and Uncommon joining WeWork in creating flagship sites.  Complementing the growing demand from occupiers and investors, Camden Council is proposing a series of major enhancements to Red Lion Square and the surrounding streets, improving the public realm and enhancing the square as a key green space in Holborn. Emily Atkinson, Asset Manager at Railpen, said: “We welcome the Council’s decision, which facilitates our plans to deliver a high-quality sustainable refurbishment of a significant office building that will help address the growing demand from occupies for Grade A space in Holborn.  This is an exciting time for the area, and 26 Red Lion Square will make an important contribution to its ongoing transformation as a prime choice for office occupiers.” The refurbishment is the latest in a series of office initiatives by Railpen in central London.  The company will shortly complete the refurbishment of 101 Bayham in Camden, and has several office projects proposed and underway in the City, including the redevelopment of 12 Smithfield, plans for which are due to be submitted later this year.  These are in addition to its significant office-led mixed-use portfolio in Cambridge, where Railpen has a pipeline of over 1.5m sq ft of development on-site or in planning. Railpen’s advisory team comprises Savills and Farebrother’s (leasing), Stiff + Trevillion (architect), and Ridgelift (development management). Building, Design & Construction Magazine | The Choice of Industry Professionals

A major new development is set to redefine Leeds’ South Bank, with the first phase of the Florence Square masterplan gaining approval. This ambitious scheme will deliver two striking office buildings, providing more than 220,000 sq ft of premium workspace, alongside extensive landscaped public spaces designed to create a new destination for the city. Developed by Southside Leeds Ltd, a joint venture between Shelborn Asset Management and Stamford Property Holdings, and designed by DLA Architecture, the project places public realm at the heart of its vision. A central public square will form the focal point of the scheme, complemented by a pocket park in the north-east corner, which will act as a welcoming gateway just 500 metres from Leeds train station. The design prioritises pedestrian movement, with a car-free environment and improved connections to both the city centre and the Holbeck Village conservation area. The two office buildings, Block A and Block B, will sit prominently along Water Lane. Block A will rise to nine storeys, with seven floors of office space, while Block B will have 11 storeys, nine of which are dedicated to offices. The ground floors will house a mix of cafés, restaurants, and retail units, encouraging activity throughout the day. Rooftop terraces and business lounges will provide elevated views across the city skyline, creating attractive spaces for work and relaxation. The architectural design has been shaped to integrate seamlessly with the surrounding urban fabric. Building heights step up from the lower-rise conservation area to the west towards the taller Bridgewater Place to the east. The façades reference the site’s industrial past, using red and brown tones and terracotta cladding that nod to the historic flax weaving industry once centred here. Fenestration patterns and materials further reinforce this connection to local heritage. Florence Square’s development also acknowledges the rich history of the site. Once home to Water Lane Mills, later known as Hope Mills, it was a hub for Leeds’ thriving flax industry, producing fine linens and supporting generations of textile workers. Remnants of former residential streets such as Front Row and Back Row remain visible, offering a tangible link to the area’s past. Looking ahead, outline consent is already in place for up to 500,000 sq ft of future development, which could bring further commercial, residential, leisure, or hotel space to the area. The project’s sustainability ambitions are high, with performance standards such as NABERS and ActiveScore embedded from the outset to ensure healthier, lower-impact working environments. As Leeds continues to evolve, Florence Square is poised to become a key part of its transformation – blending history, architecture, and vibrant public space to create a modern workplace destination with lasting community value. Building, Design & Construction Magazine | The Choice of Industry Professionals

Prescient Capital has officially launched construction on the redevelopment of Wellington Plaza, a major office scheme in the heart of Leeds’s premier business district. Main contractor Clegg Construction has been appointed to deliver the transformation, which involves the demolition of the existing 1980s four-storey structure to make way for a striking new eight-storey, 80,000 sq ft Grade A office building. Following planning approval in 2024, secured in partnership with Asset Capital, Prescient Capital subsequently acquired full ownership of the project. The scheme has since been rebranded as 31 Wellington Street, a name chosen to reflect its prominent corner location opposite Wellington Place and within walking distance of Leeds train station. Designed to meet the evolving needs of modern occupiers, the development will offer excellent ESG credentials, targeting EPC A, BREEAM Outstanding, Fitwel 3 Star, NABERS 5 Star and WiredScore Platinum ratings. The internal layout is crafted to support flexible, hybrid working patterns, with floor plates ranging from 3,000 to 9,500 sq ft. Features will include a large entrance lobby and reception, co-working space, a sky lounge for events, a fitness suite, luxury changing facilities, and secure cycle storage. Doug Friend, CEO of Prescient Capital, said: “We’re delighted to now get this project underway. Leeds currently has a significant shortfall of prime workspace and this elevated ESG credential property is perfectly located and designed to assist in relieving some of that pressure. “This also marks a return to the commercial office sector for me and Rob Randall, Prescient Chairman, having previously funded and managed over two million sq ft of Grade A office space across the UK.” The building’s architectural design has been led by award-winning firm DLA Architects, with support from a multidisciplinary team including Roscoe (civil/structural engineering), Thornley & Lumb (services), BB7 (fire engineering), Hydrock (BREEAM and Fitwel), Ridge (NABERS) and AH Connections (WiredScore). Prescient Capital has appointed Knight Frank, Fox Lloyd Jones, and Cushman & Wakefield as joint agents for the scheme. Nick Salkeld, Partner at Fox Lloyd Jones, commented: “Fox Lloyd Jones is proud to be a part of the team bringing forward this exemplar development designed to the highest standards and current day ESG benchmarks. It is a truly unique landmark scheme for the Leeds office market offering boutique, high-end workspace in a prime West End location.” Site preparation works are already underway, with demolition scheduled to begin in September. The project is expected to complete by July 2027. Building, Design & Construction Magazine | The Choice of Industry Professionals

The Royal National Lifeboat Institution (RNLI) has instructed CBRE Southampton to market the Sir William Hillary building located at the RNLI’s Poole Campus on West Quay Road. The building is named after the charity’s founder, who established the charity in 1824. The building was closed to staff in 2020 as part of the charity’s programme to streamline resources and become more sustainable. The circa 44,400 sq ft, five-storey building sits on a c.1.45-acre site and is close to both the town centre and Poole Quay. Ryan Harris, Director at CBRE Southampton, said: “We are pleased to be working with the RNLI to market this site, which is an opportunity to reimagine part of the gateway to Poole Quay. The site could suit a variety of different uses, subject to planning, and makes it an attractive prospect for investors and developers.” The sale is part of the RNLI’s wider efforts to modernise and simplify their estate and infrastructure, ensuring they are prepared to meet changing needs in the future. Brian Dewey, RNLI Programme Manager for Poole Campus, said: “Our use of the Poole Campus has changed in recent years, resulting in several of our buildings becoming obsolete, while still incurring expensive maintenance costs. “We aim to reduce costs and carbon emissions, adapt to changing work habits and create a well-designed campus that better suits the RNLI’s needs.” The lifesaving charity’s Poole Campus will still retain the RNLI College, which is used as a hotel for guests and to train their frontline lifesavers, as well as their All-weather lifeboat centre which builds and maintains the RNLI’s all-weather lifeboat fleet, the Sea Survival Centre used for training and the RNLI Support Centre.” Building, Design & Construction Magazine | The Choice of Industry Professionals

A future defining office building set to lead on design, sustainability and occupier experience in Leeds Town Centre Securities PLC (TCS) has unveiled Z – a bold, future-focused 111,000 sq ft office development at Whitehall Riverside which is set to redefine workplace standards in Leeds. Positioned on a prime riverside site, the 11-storey building will deliver a next-generation workspace that blends intelligent building systems, exceptional sustainability credentials, and distinctive architecture.  Designed for ambitious, connected businesses, it will offer the most technologically advanced and experience-led office space in the city. Z is intentionally distinctive – a bold, single-letter name inspired by its spiritual, astrological and mathematical associations of knowledge, wisdom, understanding, beauty, harmony and completeness.  It symbolises ambition, modernity, and a new era of workspace thinking: where performance, design, and wellbeing converge. More than a name, Z reflects a progressive shift in how we work, connect, and care for our environment. A New Brand with Creative at Its Core To support the launch, TCS has introduced a striking new visual identity and brand for Z, now live at zleeds.com. The campaign includes a series of unique, AI-generated images that blend people with elements of nature – symbolising Z’s connection to its immediate natural surroundings.  A fully interactive virtual tour is also now available on the website, giving prospective occupiers a dynamic preview of the spaces and amenities on offer. Craig Burrow, Group Property Director at TCS said “As workspace continues to evolve, Z has been designed to be more than just a building.  Set within an unrivalled riverside location, it provides best-in-class, smart, energy-efficient office spaces, with the highest level of amenity. We are excited to be setting new standards with a new breed of workspace”.  A Smart, Sustainable, Future-Ready Workplace Z will be equipped with cutting-edge technologies that monitor air quality, occupancy, and energy usage in real time – empowering occupiers to make data-driven decisions. Flexible floorplates and a variety of workspace formats are supported by a communal rooftop terrace, lounge areas, multipurpose spaces, and high-spec meeting and event facilities. TCS is currently in advanced discussions with potential occupiers and plans to bring forward Z as a key component of the wider Whitehall Riverside masterplan. This includes a new flagship CitiPark multi-storey car park and travel hub, offering 478 EV-enabled spaces to support sustainable commuting and future mobility. A Riverside Destination for Business and Community Set within a reimagined public realm, Z connects directly to the River Aire via landscaped walkways, rain gardens, and biodiverse planting. The animated ground floor will act as a vibrant hub of activity, featuring a riverside terrace, on-site café, and social spaces designed to support both work and leisure. Z represents a major investment in the future of Leeds – a dynamic new destination that reflects how people want to work, live, and connect. Building, Design & Construction Magazine | The Choice of Industry Professionals

Construction is officially underway on The Republic, the first commercial building to rise within the evolving Mayfield Park district in central Manchester. The project marks a major milestone for the £1.4 billion regeneration of the former industrial zone, located beside Piccadilly Station. The Republic will be a 13-storey, 233,000 sq ft office building designed by architects Morris & Company. Once complete, the space will accommodate approximately 2,000 workers, bringing a significant new business community to the heart of this revitalised neighbourhood. It is set to become the first office in Manchester situated within a public park – a rare concept in UK cities. Developer Landsec, alongside main contractor Bowmer & Kirkland, has broken ground on the scheme, ushering in a new chapter in the wider transformation of the 24-acre site. As the first office development in the northwest to commence construction in 2025, The Republic symbolises the region’s continued demand for high-quality, sustainable workspace. The project is part of a broader mixed-use vision that includes residential development and a major green space expansion. The first phase of construction will also see Mayfield Park grow by 40 per cent, extending it to over 10 acres and firmly establishing it as the city’s greenest public space. Plans include the delivery of 879 new homes, which are set to follow the commercial element of the scheme. Henrietta Nowne, development director at Landsec, said: “The Republic kickstarts the next phase of growth at Mayfield with the delivery of quality workspaces that the city needs, and gets us closer to delivering much-needed new homes. It sets the tone for what the wider district aims to become – a balanced mix of city living, green space and next-generation workplaces.” The Republic is also one of the first projects to reflect Manchester’s commitment to a more people-centric urban core, where public realm, sustainability, and accessibility are woven into large-scale development. Leader of Manchester City Council, Bev Craig, welcomed the start of construction: “Mayfield is facilitating transformational change at the eastern gateway of Manchester’s city centre. The start on site of The Republic marks an exciting new chapter in Mayfield’s transformation. This project highlights what strong collaboration between public and private partners can achieve in delivering new jobs, homes, and community infrastructure.” The Republic and its surrounding district are being brought to life by the Mayfield Partnership – a public-private collaboration involving Manchester City Council, Transport for Greater Manchester, London & Continental Railways (LCR), and Landsec. Work is expected to be completed in 2028, with The Republic poised to become a flagship component in Manchester’s next-generation commercial landscape. Building, Design & Construction Magazine | The Choice of Industry Professionals

Bouygues UK joined Swansea Council representatives to officially open 71/72 Kingsway, a striking five-storey office development in the heart of the city designed to operate at net zero. Bouygues UK was the lead contractor for the project, located at the former Oceana nightclub site. The building, worth £32.6million a year to Swansea’s economy, will house 600 workers, including TUI, IWG and Futures First. It includes 114,000 square feet of commercial floor space with flexible co-working and office opportunities for businesses in sectors like tech, digital and the creative industries. The standout features of this innovative development include a lush roof terrace, beautifully landscaped with trees, shrubs, and other greenery, complemented by tree planters on all balconies. The building also boasts a versatile ground floor retail space and a dynamic basement event space, poised to become a hive of activity. A new pedestrian link connects The Kingsway with Oxford Street, while balconies offer impressive views of the city centre and Swansea Bay. Stephen Davies, Operations Director of Bouygues UK in Wales and the West, said: “It’s fantastic to attend the offical opening of Kingsway as this development marks a significant milestone for Swansea in setting a new benchmark for sustainable building in the region. Delivering a building that operates at net zero aligns perfectly with our wider goal of making all our projects carbon neutral.” Sustainability was at the forefront of this project. The building has solar panels on top of the building, as well as heat recovery systems to minimise energy use and a rainwater capture feature to help with water supply to plants and trees in and around the development. It also includes 69 bike spaces and electric bike charging as well as extensive shower and changing facilities. Social value has been another key factor during the build. Throughout the project, Bouygues UK delivered almost 2,000 weeks of employment for apprentices, trainees, graduates, and previously unemployed people. Additionally, 84% of the sub-contracts were procured from within Wales, with the aim of supporting local businesses and the Welsh economy. Cllr Rob Stewart, Swansea Council Leader, said : ‘’The 71/72 Kingsway development will help tackle a lack of high-quality office space in Swansea while also creating more footfall for the benefit of other city centre businesses. “The construction of the scheme, led by our contractor Bouygues UK, has created a Grade A office complex that will combine with other schemes either complete, under construction or planned to deliver a thriving city centre for working, living, enjoying, visiting and studying.  A number of tenants have already been announced for the scheme and more will be announced in the near future. We anticipate the scheme being 100% let.” Building, Design & Construction Magazine | The Choice of Industry Professionals

Mace has been appointed by Pegasi Management Company to lead the extensive refurbishment of 3 Lower Thames Street in the City of London. The project will see Fresh Wharf – a prominent 120,000 sq ft office building constructed in the 1980s and located adjacent to London Bridge – undergo a major transformation to meet contemporary sustainability and performance standards. Originally designed by renowned architect Richard Seifert, the 11-storey building is being reimagined with ambitious environmental targets, including BREEAM Outstanding, WELL Platinum, NABERS 4.5 Stars, and WiredScore Platinum certifications. The refurbishment, led by architectural practice Buckley Gray Yeoman, exemplifies a growing shift towards retrofitting existing structures to enhance their environmental performance and market appeal. Sustainability is central to the project. Around 50% of the building’s raised access flooring panels will be retained and reused. In newly refurbished areas, low-carbon panels made from 86% recycled content will be installed, each supported by an Environmental Product Declaration and a material passport to ensure traceability and future reuse. In the early stages of the retrofit, 30 tonnes of glazing from the original structure have already been removed and sent for recycling via Saint-Gobain’s closed-loop glass system. Upon completion in 2026, the rebranded Fresh Wharf – formerly known as St Magnus House – will offer 25,150 sq ft of outdoor space, alongside a new riverside café and restaurant, creating a vibrant destination for occupiers and visitors alike. Stewart Ward, Managing Director for Fit Out & Retrofit at Mace Construct, commented: “This project is about more than refurbishment; it’s about redefining what’s possible with existing buildings. At Fresh Wharf, we’re proving that a 1980s structure can be transformed into a workplace that meets today’s highest sustainability standards, while delivering on design, modern occupier demands and creating long-term value.” Building, Design & Construction Magazine | The Choice of Industry Professionals

Mace has been appointed by Pegasi to deliver the major transformation of Fresh Wharf, a prominent 1980s building located on the banks of the River Thames, into a cutting-edge, sustainability-driven workplace. Situated just minutes from Tower Bridge, the 11-storey structure will be transformed to offer 120,000 sq ft of premium office space. The redevelopment will also include 25,150 sq ft of outdoor areas, a new riverside café, an enhanced public realm, and a destination restaurant. The project has been designed by renowned architecture firm Buckley Gray Yeoman, aligning with a growing industry shift towards retrofitting existing buildings for a net-zero future while elevating tenant experience. Fresh Wharf is targeting some of the highest sustainability and performance accreditations available, including BREEAM Outstanding, WELL Platinum, NABERS 4.5 Stars, and WiredScore Platinum. The scheme aims for a whole-life embodied carbon footprint of just 933 kgCO₂/m², setting a new benchmark in low-impact redevelopment. As part of its circular economy approach, the project will retain and reuse approximately 50% of the building’s raised access flooring panels—an initiative expected to save up to 100 tonnes of CO₂. Newly installed panels will be made from 86% recycled content, each with an Environmental Product Declaration and material passport to ensure traceability and future reuse. Sustainable progress is already underway, with 30 tonnes of glazing from the original structure recycled through Saint-Gobain’s closed-loop glass system, preventing 21.3 tonnes of CO₂ emissions. Stewart Ward, Managing Director of Fit Out & Retrofit at Mace Construct, said: “This project is about more than refurbishment; it’s about redefining what’s possible with existing buildings. At Fresh Wharf we’re proving that a 1980s structure can be transformed into a workplace that meets today’s highest sustainability standards, while delivering on design, modern occupier demands and creating long-term value.” Scheduled for completion in 2026, Fresh Wharf is expected to become a landmark example of sustainable workplace redevelopment in central London. Building, Design & Construction Magazine | The Choice of Industry Professionals