Mayor of London, Sadiq Khan, published the draft London Plan on 16 July 2026. It is nearly half the length of the current (2021) London Plan and has been  deliberately streamlined and more closely aligned with the National Planning Policy Framework, with the mayor retaining a distinct London-specific approach only in a small number of areas.

Consultation on the Draft Plan is now open and runs for 13 weeks, closing 15 October 2026, ahead of an independent Examination in Public in 2027 and expected adoption in early 2028.

The BCO is keen to collect member insight on the plan with a view to delivering a response to the consultation on behalf of members and the wider office sector and some clear messaging around core issues for members to utilise in their own responses.

To make sure the BCO response reflects the practical, on-the-ground experience of our members we are inviting views on any or all of the below, or anything else in the Draft London Plan that impacts the design, development, delivery and operation of commercial offices.

Please send comments, evidence or case studies to BCO research director Eric.chong@bco.org.uk or chief executive Samantha.mcclary@bco.org.uk by COB on Friday 25 September, allowing us time to draft before 15 October.

While the below is not exhaustive, the BCO team has identified a number of priorities in the draft plan that could impact how office buildings are designed, engineered, developed, delivered and operated.

These include:

• Cycle space provision: the draft London Plan proposes a significant relaxation of cycling parking restrictions compared with the adopted 2021 Plan. Under the current plan office developments much provide cycle parking based on floor space, the new draft plans moves away from floorspace towards a figure based on percentage of full-time staff. The draft assumes 1 employee per 15sq m NIA, which would mean reduction in provision by around 25%. The plan also allows for reduced provision where full compliance would require additional basement construction, would materially affect viability, where the building has a small footprint relevant to its overall floorspace and where the density or scale of the development generates a very large requirement that has a disproportionate effect on requiring what could otherwise be lettable floorspace.

• Reducing duplication with Building Regulations: A consistent theme of the draft plan is an intent to strip out London-specific requirements that duplicate national regulation, while preserving a small number of areas where the Mayor considers a distinct London approach still justified

• Energy efficiency: the plan sets a more consistent approach across London, with earlier consultation options ranging from retaining current London-specific targets to aligning fully with the national Future Homes and Buildings Standards

• Overheating: options considered in the run-up to the draft included removing bespoke London overheating policy in favour of reliance on Part O of the Building Regulations, retaining the cooling hierarchy, or continuing to require full modelling. Developers will be encouraged to use shading, natural ventilation and building orientation to keep buildings cool without relying solely on mechanical cooling. Air conditioning is not banned and can still be specified alongside passive measures.

• Whole life carbon and retention-vs-demolition: expect continued (and possibly strengthened) London-specific requirements here, including streamlined reporting formats

• Tall buildings: The new draft London Plan has a more strategic and prescriptive approach to tall buildings than the current London Plan and explicitly states that tall buildings will play a role in delivering growth. It calls for more mid-rise intensification.

• Central Activities Zone strengthened: the plan aims to strengthen the CAZ and support new strategic economic clusters, signalling continued protection of core commercial office locations.

• Space for AI and life sciences clusters: the plan seeks to ensure sufficient land for modern, efficient industries, including AI and life sciences.

• Affordable workspace protections: provisions aim to secure affordable workspace so businesses have room to start up, grow and succeed.

• West End and 24-hour economy protections: the plan supports the Oxford Street transformation and protects music venues, theatres, pubs and cultural spaces, which is relevant to amenity-led office schemes and CAZ placemaking.

• Fire safety kept as a London-specific exception: the Mayor has chosen to retain a targeted London approach on fire safety rather than defer entirely to national Building Regulations

You can read the new draft London Plan in full here.

We’re on the hunt for a new dedicated member of the BCO to join our presidential team to help guide, support, govern and advocate for and on behalf of the BCO. Could it be you?

As JVP your biggest task will be focused on creating and curating the BCO’s 2028 Annual Conference, a major event in the BCO’s calendar that you’ll chair as senior vice president.

Over the course of your four-year presidential term, you’ll take on a strategic, ambassadorial, leadership-focused position within the BCO, helping us deliver on our mission to enable excellence in workspace and ensuring that the BCO remains relevant and valuable to its members.

You’ll also play a key role in helping shape our guidance, research and events to ensure that the BCO continues to deliver for those designing, developing and operating workspace and workplaces across the UK…and beyond.

As a member of the presidential team, you’ll serve as a director of the BCO helping guide the future direction and financial stability of the business alongside the CEO.

This voluntary position offers the opportunity to play a key and valuable role within the BCO. If you’re passionate about the office sector and how your BCO serves it, then this could be just the opportunity for you.

If you’d like to put yourself forward – or would like to nominate someone you think would make an excellent JVP – please email Samantha.mcclary@bco.org.uk by 31 July with a short paragraph about why you (or your nominee) should be considered for the position.

The new BCO JVP will be announced at this year’s AGM on 3 September.

BCO Presidential Team member: Attributes & Responsibilities 

Key attributes:

• Deep knowledge of the UK office sector
• High level of professionalism and integrity
• Strength of credibility and recognition across the UK office sector
• Positive and forward looking perspective
• Strong communication skills
• Ability to guide, motivate and influence teams to achieve common goals
• Ability to unite key stakeholders
• Be self-directed
• Composed in pressured situations demonstrating personal resilience

Strategic leadership:

• Set priorities for BCO in collaboration with the Presidential Team
• Ensure the BCO remains relevant in a forever changing world
• Provide leadership in the supply of development, research, policy and guidance
• Together with the CEO ensure the BCO remains a financially viable entity

Industry representation:

• Represent the BCO when required, with other organisations
• Promote the value of the BCO and UK office sector

Stakeholder and member engagement:

• Engage with members
• Support the CEO in strengthening relationships across the membership,
• Support membership growth and retention

Governance:

• Chair quarterly management executive meetings
• Work closely and provide support, guidance to the CEO and management executive team
• Ensure strong governance is maintained throughout the term

Events:

• Curate and chair the BCO annual conference,
• Present, promote and support the BCO Awards programme  
• Host the President’s Party
• Promote and support all events throughout the year

Time Commitment:

• This is a fixed term role across four years
•  1 x 2 hour Presidential team meeting per month
• 1x management executive meeting per quarter
• 1 x AGM
• Conference year – as required for the preparation of the conference
• Regional Awards lunches/dinners

By Phumzile Mbatha, associate director, Gleeds

For much of the past decade, the office market has been locked in an amenity arms race. Features such as roof terraces, gyms, cycle facilities, wellness suites and coffee bars, which were once differentiators, are now expected. However, as these changes shape the office market a fundamental question is emerging: are we focusing too much on what buildings contain and not enough on how people experience them?

This question sat at the heart of a recent BCO NextGen London panel discussion hosted by Gleeds. Chaired by Meryn Baker, associate at Opera, the panel brought together:

• Sara Eggers, workplace strategy lead, Fletcher Priest Architects
• Lewis Barker, director of workplace services, ServiceNow
• Beth Wootton, senior leasing manager, Derwent London
• Richard Golding, associate director, Gleeds

With combined perspectives from workplace strategy, occupier operations and project delivery, the discussion quickly moved beyond amenities to a broader question: what do people truly value from the workplace?

Great workplaces don’t demand the commute, they justify it

Barker repeatedly returned to how dramatically workplace expectations have changed in the wake of hybrid working. The office is no longer the default setting for work; it is one option among many. The office now competes with home, local co-working spaces and, perhaps most importantly, people’s personal time.

An office needs to provide real added value, otherwise it loses its purpose. For Eggers, that ‘something’ is rarely a standalone amenity. The spaces drawing people back into the workplace are those that enable collaboration and connection. The challenge for developers is no longer simply provide facilities; it is to create environments that justify the effort and time versus the commute.

The fundamentals have become the differentiators

What is striking is that many of today’s most valued workplace features are remarkably unglamorous. They have reliable connectivity, excellent air quality, comfortable temperature, strong security and responsive building management. Few feature prominently in leasing brochures, yet they consistently influence occupier satisfaction and decision making.

During the panel discussion, Barker emphasised that when assessing potential workplaces, operational detail often matters more than headline features. The quality of hospitality, the ease of arrival and the integration of technology and community activation all shape how a building is experienced in practice.

Gleeds’ Golding argued that the industry’s focus on headline amenities can sometimes obscure what matters most. More often, occupiers judge workplaces by the experience of using them every day. When technology works, arrivals feel effortless and services are delivered seamlessly these moments build trust in the same way strong brands do. Few organisations would tolerate a poor customer experience from the external-facing brand. However, many still tolerate friction-filled experiences inside the buildings where their people spend most of their working lives.

From amenities to experience

One of the most interesting tensions discussed during the session was disconnect between how developers and occupiers define amenity. Eggers noted that developers often think about amenity in terms of provision, such as how much lettable space has been sacrificed to create communal facilities. Whereas occupiers tend to measure by considering if it improves the experience of their working day. That distinction has significant implications. An end-of-trip facility accessed through multiple heavy doors, a coffee bar positioned on the opposite side of the building from the event space it serves, or visitor seating hidden around a corner from reception may all tick the box on paper, but fail to deliver a positive user experience in practice.

This is where the industry may need to move beyond the language of amenity altogether. What occupiers appreciate is the overall experience of a building. Every touchpoint contributes to perception, and in that sense, the workplace functions much like a brand. The experience is shaped not just by a single feature, but by the cumulative effect of hundreds of interactions. Gleeds’ move into its Fitzrovia headquarters reflected much of this in practice. Going from a more fragmented space across several floors into a workplace with shared breakout, kitchen and arrival has noticeably improved interaction between teams.

Experience as competitive advantage

Wootton argued that amenity has become inseparable from a building’s identity and market positioning. In a competitive leasing environment, particularly where several buildings may offer similar specifications, experience can become a genuine source of competitive advantage.

Progressively, experience influences not only attraction, but retention, helping buildings remain relevant long after the initial leasing decision has been made. This is particularly important as organisations use the workplace as a tool for attracting and retaining talent. Buildings that create a strong sense of place and community can often compete on something more meaningful than location, specification or rental level alone. Increasingly, the quality of the experience matters as much as the physical product itself.

Rethinking value

The discussion also challenged some long-held assumptions about value. The property industry has become highly sophisticated at measuring cost. Capital expenditure, operational expenditure, leasing performance and energy consumption can all be modelled with amassed precision. Still, we remain far less sophisticated at measuring what makes people choose one workplace over another. Culture, belonging, collaboration and pride in place all create qualitative value, but they rarely sit neatly within traditional investment metrics.

Golding challenged the industry’s tendency to focus too heavily on upfront cost. Workplace investments continue to influence operational performance, adaptability, carbon outcomes and asset resilience long after practical completion, but those benefits are often harder to capture in traditional appraisals. Eggers reinforced that there is no universal formula. Every project requires a different balance of priorities, commercial objectives and user needs. The challenge is identifying which decisions preserve the strongest value proposition over the long term, rather than simply reducing cost in the short term.

Adaptability as the ultimate key for success

If there was one theme that united the panel, it was adaptability. Many of the buildings due to complete towards the end of this decade are already being planned, designed or delivered today. Yet workplace expectations continue to evolve faster than traditional development cycles. The next decade may be defined by something more nuanced: creating workplaces that can evolve as quickly as the people who use them. In a market where nobody can predict exactly what occupiers will want in 2030, adaptability may prove to be the most valuable amenity of all.

Next year’s BCO Annual Conference will take place in Paris, it has been revealed.

Between 28 and 30 June 2027, the UK’s best and brightest from across the world of workspace will descend on the city of light for what the BCO intends to be its most sustainable conference yet.

With a theme of Urban Alchemy, we’ll be looking beyond what the workspace is as a physical entity and examining what it means for place.

Building on our conversations in Edinburgh at this year’s conference, we’ll be seeking to have even more challenging conversations, debates and workshops that push our sector to continually improve the space and places we design, develop and operate.

While Edinburgh delivered a Festival of Enlightenment, in Paris we’ll be unlocking the power of change and positive transformation.

John Wright, junior vice president and director at Stride Treglown, who will be chair of the 2027 conference, said: “I am excited to be bringing together a conference that will blend inspiring speakers, enlightening tours, challenging workshops and debates, and memorable networking events – creating ‘Urban Alchemy’ and change, and set in one of the world’s great cities.”

Register your interest for the Paris conference here and get early access to our special hotel rates. Further details will follow soon.

If you’re interested in partnership opportunities for next year’s conference please drop us a line at partnerships@bco.org.uk and if you’ve got an idea for a tour, workshop or debate don’t hesitate to contact BCO chief executive Sam McClary an email at samantha.mcclary@bco.org.uk or conference chair John Wright at johnwright@stridetreglown.com

Over the last 30 years, expectations around office design have evolved beyond recognition, writes John Robertson,  founder of John Robertson Architects.

Within an ever-competitive leasing market, amenity provision and employee wellbeing have become a key determinant in rental prices with occupier demands ranging from the quality and detail of the interiors to the extent of amenity space (such as roof top terraces and end of trip facilities). From the developer side, the raising of capital – and often planning – is predicated upon strong sustainability credentials and strict operational & embodied carbon reduction strategies.

Neither of these issues were at the forefront of the market in the early 1990s. In addition, the standards that buildings are judged against have evolved to reflect these changing expectations. However, the lifecycle of One Great St Helen’s (OGSH) indicates that the BCO Specification, first published in 1994, was not just about technical guidance; instead, it produced a market-changing framework for creating offices capable of standing the test of time.

Complex planning journey

Commissioned by Greycoat in 1995, OGSH was one of JRA’s early projects and a pioneering speculative 70,000 sq ft office scheme for London. Located away from the historic City core around Bank, OGSH dominated a townscape very different to the dense commercial district that exists today. We had a complex planning journey with the City of London Corporation due to the building’s intricate urban context, nestling between the neo-Georgian parish church of St Helen’s to the north, the winding contour of the Undershaft to the east and Crosby Square to the south – long before developments such as 30 St Mary Axe or The Leadenhall Building appeared across the Eastern Cluster.

The consented scheme was one of the first offices developed to meet the 1997 edition of the Guide to Specification and went on to receive a BCO Award for Best Commercial Office, South and South-East Region in 2000. Its recent retrofit was also a finalist in the 2026 BCO London Awards in the Recycled Workplace category.

JRA’s design sought to respond sensitively to its neighbours through a distinctive curved façade and efficient floorplates which reflected the then emerging priorities of the BCO Specification. The original guidance placed significant emphasis on flexibility, natural light, servicing, circulation, and occupational efficiency – principles now taken for granted within office design, but still relatively new to speculative development at the time.

Greycoat, which was closely involved in the development of the first BCO Specification, recognised the opportunity to demonstrate how these standards could be successfully delivered within London. Importantly, OGSH was not considered a prime site, allowing us to test emerging best practice in a commercially realistic context without excessive risk.

Change reaction

Its leasing success was equally significant. The building was let to commercial insurer Hiscox within weeks of completion, with the insurer remaining in occupation for the next 25 years – a strong endorsement of the enduring quality of our original vision.

In 2021, JRA was reappointed by Rafer Investments to comprehensively refurbish and reposition OGSH to meet contemporary leasing, ESG and occupier requirements. By then, the surrounding context had already undergone dramatic change, with the Eastern Cluster emerging as London’s most recognisable commercial skylines and occupiers placing far greater emphasis on amenity provision and wellbeing, particularly in a post-Covid environment.

What became immediately apparent during the refurbishment process was just how well the original building had stood up against the BCO’s 2019 updated specification. Encouragingly, many of the fundamentals established nearly 30 years earlier remained entirely relevant and, as a result, the project became less about correcting obsolescence and more about giving OGSH a new lease of life.

The refurbishment, completed earlier last year, introduced a new level 10 amenity floor incorporating a winter garden and roof terrace with sweeping views across some of London’s tallest buildings. At basement level, the former car park was reconfigured to provide cycling and changing facilities, reflecting changing patterns of workplace use and a greater emphasis on active travel. And at lower ground level, we have formed a new light well creating new workspace in what was previously secondary accommodation. But the core ideas of OGSH’s design – and the 1997 Specification that informed them – have remained.

OGSH shows us that offices designed and built to the highest industry standards not only have tremendous staying power but can also provide demonstrable and significant returns on initial investment.

Imagery: © Jack Hobhouse

Arup, Standard Life and Fieldfisher. Three major corporate occupiers united by a shared focus: relocation to premium office space in Birmingham city centre.

To find out more about this ‘great office migration’ and what’s behind the increasing focus on Birmingham city centre, the BCO’s Midlands committee teamed up with the West Midlands Combined Authority, West Midlands Growth Company and CBRE Investment Management. Together they held a seminar, hosted by Insider Media deputy editor Ian Griffin, at 10 Brindleyplace.

Why Birmingham? Why now?

According to Theo Holmes, BCO Midlands committee member and CBRE’s head of office agency for the Midlands, this is not a new trend, but it is one that has accelerated in recent years.

The movement towards Birmingham city centre gathered pace post-Covid as the role of the office changed significantly, said Holmes. Businesses today increasingly want to locate where their customers, competitors and talent are, and the city centre provides that ecosystem.

Historically, there was a perception that graduates would leave Birmingham. Today, more and more are choosing to build their careers in the city. And with more than 200,000 students and graduates across the region’s universities, businesses are increasingly recognising that the talent they need is already here.

For Chris Lawes, sector lead of business, professional and financial services at West Midlands Growth Company, Birmingham’s appeal comes down to three factors: scale, skills and connectivity.

The West Midlands is the largest regional economy outside London, with  a substantial professional and financial services workforce and a strong graduate pipeline. Businesses can also access London, Europe and international markets through Birmingham’s transport infrastructure.

Relocation, relocation, relocation 

Lucy Thompson, head of property and workspace at Standard Life, Ranjit Dhindsa, Birmingham office leader at Fieldfisher and Alison Kilby, associate director at Arup, all played key roles in shaping where their organisations’ new Birmingham offices would be located. All chose the city centre.

Standard Life relocated to 10 Brindleyplace from its campus-style office in Wythall, reducing its footprint by 90% to 25,000 sq ft.

The decision was not simply about reducing space. When organisations are making location decisions, access to talent is often the deciding factor and for Standard Life, attraction, retention and future skills requirements all influenced the move.

“Birmingham’s future talent pipeline is one of its biggest strengths,” said Thompson. “That’s a powerful argument when making long-term investment decisions.”

Future skills requirements are becoming increasingly important. AI, digital skills and technology capabilities are reshaping workforce needs and Birmingham is positioning itself at the centre of those growth sectors.

Following the business

Fieldfisher was formerly based at Blythe Valley Park, near the M42. While geographically close to Birmingham, Dhindsa described it as a location that could feel disconnected when meeting clients and professional advisers.

The law firm recently relocated to 2 Chamberlain Square, placing it at the heart of the city’s professional services community.

While Birmingham is a global player, it also has a local feel too – the kind of place where you can see a lawyer, banker and surveyor on the same short stroll through Colmore Row. For professional services firms that proximity matters.

“We want to be close to all our intermediaries,” said Dhindsa. “We’re just following the business.”

Getting connected

Arup previously occupied a campus-style location in Solihull and spent around £80,000 a year transporting staff to and from the site.

“When we originally moved, we were promised transport links and infrastructure improvements that never really materialised,” said Kilby. The city centre offered significantly better accessibility.

Having made an early decision to relocate to One Centenary Way, Arup gave employees the opportunity to help shape their future workplace. What emerged was a consistent desire for better amenities, stronger connectivity, improved workplace experience and more sustainable offices.

Ultimately, Kilby said, the only place those ambitions could realistically be achieved was within Grade A city-centre office space.

Electric dreams

ESG considerations were central to decision-making across the panel.

Standard Life relocated into an EPC A-rated, all-electric building, with carbon reduction, sustainable design and public transport access all influencing the project.

At Arup, ESG shaped both the building and fit out strategy. The company challenged developers to remove gas systems, prioritised all-electric solutions and focused on reducing embodied carbon through reused materials and low-carbon products.

Arup estimates the move will reduce commuting related carbon emissions by around 80% and business travel emissions by approximately 20%.

Birmingham’s story

The panel agreed that Birmingham’s wider growth story remains an important factor when competing for investment.

Boards often sit in London and assess opportunities across the UK and Europe. Making the case for Birmingham requires a compelling narrative around talent, innovation and future growth.

It’s why the city’s mic-drop moment at UKREiiF where Richard Parker, Mayor of the West Midlands launched Britain’s biggest and most powerful mayoral development corporation, speeding up £11bn of regeneration, was so important.

As the city continues to promote major regeneration opportunities, investment districts and growth sectors, it strengthens the case for businesses choosing Birmingham as a long-term base.

Why Birmingham city centre works: 10 key takeaways

1. Talent wins
   When organisations make location decisions, access to talent is often the deciding factor. Birmingham’s graduate population and growing professional workforce are major draws.
2. The office has changed
   Modern workplaces are no longer just places to work. They are increasingly designed to support collaboration, culture, innovation and employee engagement.
3. Accessibility matters
   Access to rail, tram and wider transport networks makes Birmingham city centre significantly easier for employees, clients and visitors to reach.
4. Follow the business
   Professional services firms increasingly want to be where their clients, advisers and industry partners already are, creating a powerful city-centre cluster effect.
5. Smaller offices can support bigger ambitions
   Standard Life reduced its footprint by around 90%, while Fieldfisher took additional space with growth in mind. The focus is less on square footage and more on what the workplace enables.
6. Change is cultural
   Successful relocations require more than a property transaction. Employee engagement, communication and early involvement are critical to bringing people with you.
7. ESG is fundamental
   Sustainability is now embedded within workplace decision-making, influencing everything from building selection to fit-out materials and commuting patterns.
8. Grade A space is part of the attraction
   Modern occupiers increasingly expect high-quality buildings with strong amenities, sustainability credentials and a better overall workplace experience.
9. What happens outside work matters
   Restaurants, cultural venues, events and social opportunities all contribute to recruitment, retention and stronger workplace culture.
10. A compelling growth story
    Competing for investment means competing with cities across the UK and Europe. A clear narrative around talent, innovation and future growth remains essential.

If you’d like to find out more about the BCO’s events, check out our calendar here: https://www.bco.org.uk/events

Good landscape design – in and outside of your workspace – is social infrastructure. Getting it right can support mental health, reduce stress, improve navigation, encourage civic life and unlock wider investment.

This was the topic of discussion at a recently hosted BCO Scotland event that brought together Greg Meikle, regional director at OOBE, Gordon Yeaman, director at MLA and Cameron Kerr’s Bernie Carr, to argue that biophilic design is so much more than just the introduction of plants into buildings.

A recurring theme was that landscape and external environment should not be treated as an afterthought, with the panel arguing that public realm, planting, views, daylight, thermal comfort and access to nature all influence how people experience buildings and cities.

The speakers challenged the idea that indoor planting alone delivered biophilic outcomes.

Plants can help, but only when the underlying environmental “canvas” is right. However, offices are often highly artificial environments: fixed temperatures, fixed lighting levels and controlled airflow.

Proper biophilic design requires more dynamic, naturalistic conditions, including daylight variation, air movement, material texture, views, seasonal change and opportunities to move between different environments.

The debate also connected biophilic design with trauma-informed design, with the panel highlighting how external routes, thresholds, wayfinding, colour, material changes and safe arrival sequences can materially affect whether people feel able to access a building. In healthcare and education contexts, better-designed environments were said to contribute to fewer missed appointments and reduced pressure on services.

 Another strong thread throughout the conversation was measurement. The panel acknowledged that the sector was good at measuring isolated components such as canopy cover, light levels or floor area, but much less effective at measuring lived experience. Post-occupancy evaluation was identified as essential, particularly if designers want to prove that early investment in landscape, public realm and environmental quality creates real value.

The discussion concluded with a focus on Glasgow and Scotland more generally. The panel suggested that Scotland was still behind parts of England and Europe in treating landscape and public realm as a primary driver of development quality. Projects such as George Square, the Avenues and the Clyde were discussed as opportunities to use landscape, water, biodiversity and “meanwhile” interventions to make the city centre healthier, more attractive and more investable.

Top ten takeaways

1. Biophilic design is not just plants
   It includes daylight, air movement, thermal variation, natural materials, views, smell, sound, texture, seasonality and people’s emotional experience of space.
2. Landscape must be involved from day one
   Leaving external space until the end usually reduces it to “green sauce” rather than a meaningful part of the development strategy.
3. The base environment matters before decoration
   A rigid, sealed, artificially lit office cannot become genuinely biophilic simply by adding planting.
4. Real plants outperform artificial ones
   Their value is not only visual. They change, grow, support air quality, create moments of attention and give people a sense of living connection.
5. Experience is harder to measure than cost, but no less important
   The panel called for better post-occupancy evaluation to understand how spaces are actually used and felt.
6. Biophilic design can support trauma recovery and accessibility
   Safe routes, clear thresholds, intuitive wayfinding and softer sensory environments can reduce anxiety and help people feel able to enter and use buildings.
7. Choice is critical
   People need different types of space: light and dark, open and sheltered, social and quiet, warm and cool.
8. Thermal variation can be positive
   The panel discussed “thermal alliesthesia”: the pleasure and stimulation people can feel from moving between different thermal conditions rather than sitting in one fixed temperature all day
9. Public realm investment can unlock wider value
   Good streets, squares, green spaces and riverfronts can improve wellbeing while also encouraging commercial and civic investment
10. Scotland needs to treat landscape as social infrastructure
    The strongest closing point was that biophilic and landscape-led design should be outcome-based, strategic and embedded early, not treated as optional aesthetic enhancement.

If you’d like to find out more about the BCO’s events, check out our calendar here: https://www.bco.org.uk/events

From Pixel in Penzance to Arlington Square in Bracknell, workspaces across the South of England and South Wales are leading the way in design, sustainability and occupier experience.

Six incredible buildings were crowned winners at the BCO awards, held at We The Curious in Bristol last night.

Swansea Council’s 71-72 The Kingsway picked up two awards for Commercial Workplace and Innovation. Judges said that the building stood out for its “seamless integration of architectural quality, sustainability, and user-focused innovation”.

The scheme was described as an “enabler for future regeneration” in Swansea that was “pushing boundaries, delivering creative solutions in design, construction, and environmental performance that elevate both occupier experience and long-term asset value”.

The BCO award winners for the South of England and South Wales are:

• Commercial Workplace: 71-72 The Kingsway, Swansea
• Corporate Workplace: Pixel Penzance, Causewayhead, Penzance
• Fit Out of Workplace: Christopher Ward HQ, 14-18 Bell Street, Maidenhead
• Projects up to 2,500 sq m: 3 Arlington Square, Bracknell
• Refurbished / Recycled Workplace: The Works, Farleigh Bridge, East Farleigh
• Innovation: 71-72 The Kingsway, Swansea
• ESG: Welcome Building, Avon Street, Bristol

Harry Allen, chair of the South of England & South Wales judging panel and director, South West Office Agency at Savills, said: “What stands out across this year’s projects is their impact beyond the workplace itself. From revitalising town centres and supporting local economies to redefining the role of the modern office, each scheme demonstrates how far the sector has evolved. Collectively, they reflect a growing emphasis on sustainability, wellbeing and creating workplaces with a strong sense of place.”

Samantha McClary, BCO chief executive, added: “Vibrant, impactful, enablers, drivers of economic growth. This is exactly what our workspaces are and this has been powerfully underscored by not just this year’s winners at the South of England & South Wales BCO Awards, but through every project shortlist. Innovation is clearly strong in the region and the depth and breadth of projects from Cornwall to Berkshire is not just inspiring to see but is clear further evidence that the idea that the office is dead, is most definitely fake news.”

South of England & South Wales winners will compete to be the best of the best at the BCO National Awards on Tuesday 6 October 2026 at London’s Grosvenor House hotel. Tickets go on sale on 3 June.

This year’s Gold sponsors are AET Flexible Space and Troup Bywaters + Anders. Overbury is Silver sponsor and MCS is Bronze sponsor. Estates Gazette is media partner for the awards.

THE WINNERS:

Commercial Workplace and Innovation Award: 71-72 The Kingsway, Swansea

What is it? A standout commercial scheme that sets a new benchmark for workplace design, combining high-performance building systems with flexible, future-ready spaces.

The judges said: “71-72 The Kingsway stood out for its seamless integration of architectural quality, sustainability, and user-focused innovation. It is an enabler for future regeneration of Swansea city centre, with multiple active frontages, new routes, and a bold architectural approach. It is innovative in both its sustainable and visual design, material use and procurement strategy in a challenging rental market. This scheme pushes boundaries, delivering creative solutions in design, construction, and environmental performance that elevate both occupier experience and long-term asset value.”

 Corporate Workplace: Pixel Penzance, Causewayhead, Penzance

What is it? A design-led response to high street decline, creating a landmark creative hub that blends innovation with heritage.

The judges said: “Pixel’s flexible, future-proofed studio leasing model actively supports Penzance’s creative sector, driving economic regeneration and community engagement. The project  demonstrates long-term value and showcases robust environmental credentials: BREEAM Excellent, lifecycle carbon assessment and passive design. Pixel shows how corporate investment can revive communities, champion sustainability and nurture business ecosystems.”

Fit Out of Workplace: Christopher Ward HQ, 14-18 Bell Street, Maidenhead

What is it? A 10,079 sq ft fit out integrating administration, design studios, logistics, repair facilities, and customer experience showrooms under one roof.

The judges said: “This holistic approach optimises the flow of components and is designed to accommodate future growth and flexible working. The “pickable” showroom walls are original and give customers direct physical interaction, enhancing brand experience and reinforcing Christopher Ward’s identity as a maker of high-quality mechanical watches. The fit out excels by consolidating operations. It successfully supports hybrid working while providing high quality customer engagement through interactive showrooms. The scheme also demonstrates value and sustainability, with 92% of construction waste being recycled or reused.”

Projects up to 2,500m²: 3 Arlington Square, Bracknell

What is it? A vibrant workplace transformation that blends wellness, connectivity, and outdoor amenities in a campus-style setting.

The judges said: “Aligned with the principles championed by BCO, this project illustrates how targeted design interventions, even at a relatively small scale, can have a big impact and transform underutilised common areas within an existing building. The amenities significantly improve the tenant experience while fostering community and promoting wellbeing within the workplace. What made this a compelling entry is the sense of community this creates, achieved within a modest footprint.”

Refurbished / Recycled Workplace: The Works, Farleigh Bridge, East Farleigh

What is it? A small but impactful and well-crafted refurbishment that exemplifies the value of reuse and reinvention.

The judges said: “Sensitive yet transformative, this project has breathed new life into the structure of a Victorian pump house with great visual appeal. The project strikes an effective balance between retaining character and introducing contemporary interventions, demonstrating strong sustainability credentials through material reuse and reduced embodied carbon. A thoughtful and well executed scheme that highlights the potential of refurbishment as a viable and responsible alternative to new build.”

ESG Award: Welcome Building, Bristol

What is it? A best-in-class commercial development that has helped redefine Grade A office provision in Bristol.

The judges said: “It delivers exceptional sustainability, wellbeing and amenity standards, achieving BREEAM Outstanding, EPC A and targeting a NABERS 5 Star rating. Its striking design, with large flexible floorplates and an amenity-rich internal “Street”, creates a vibrant, hospitality-led environment of exceptional quality. The project also delivered meaningful social value through local employment, community initiatives and public art. With its landmark presence, market-leading specification and curated interiors, Welcome Building represents a significant step forward for commercial workspace in the region.”

BCO South of England and South Wales media contact: Georgie Butler at Barques on 0121 230 2080

A focus on people, place and protecting the planet came through powerfully in this year’s winners of the BCO’s Midlands & Central England Awards.

On Friday 8 May 2026 at the Eastside Rooms, Birmingham, the BCO’s annual awards lunch celebrated five incredible workplaces, ranging from transformative refurbishments to an exemplary, double-award-winning office development.

The BCO regional award winners for the Midlands & Central England are:

• Commercial Workplace: Three Chamberlain Square, Birmingham
• Fit Out of Workplace: Standard Life, 10 Brindleyplace, Birmingham
• Projects up to 2,500 sq m: NESO The Energy Lab, Warwick
• Refurbished / Recycled Workplace: 19 Cornwall Street, Birmingham
• Innovation:1 BHIC, Birmingham
• ESG: Three Chamberlain Square, Birmingham

Double winner Three Chamberlain Square stood out for judges for placing sustainability, wellbeing and operational carbon at the core of its design and development and for “redefining what is possible in a heritage setting”.

Emma Cochrane, chair of the Midlands & Central England judging panel and director at Weedon Architects said: “The BCO Awards continue to recognise the teams creating exceptional workplaces. This year’s entries demonstrate the ongoing evolution of office design, with a strong focus on high-quality spaces that foster collaboration and prioritise people’s wellbeing. Sustainability and carbon-conscious design continue to drive innovation in re-use, material selection, and experimentation. Congratulations to all the regional winners, and best of luck in the National Awards.”

Rob van Zyl, chair of the BCO Midlands Committee and partner at Cundall said: “The BCO Awards recognise offices that push the boundaries of what great workplaces can be. This year’s winning projects highlight how intelligent design, low‑carbon thinking and a human‑centred approach can come together to create buildings that are resilient, flexible and inspiring.

“They reflect the Midlands and Central England’s growing reputation for delivering high‑quality, sustainable workplaces — offices that not only perform well technically, but support wellbeing, productivity and positive social impact.”

Samantha McClary, BCO chief executive, added: “BCO award winning workspaces continue to define what good looks like and it is incredibly inspiring to see, not just through the winners, but through every entry, how our sector is creating places with purpose. Places that put people and the planet at the heart of what they deliver. This sector is leading the way and it is a great privilege for the BCO to be able to celebrate best-in-class and to showcase the excellence that our designers, developers and operators of workspaces are creating. Congratulations to all our winners and shortlisted entries.”

Midlands and Central England winners will compete for the BCO National Awards on Tuesday 6 October 2026 at London’s Grosvenor House hotel. Tickets go on sale next month.

This year’s Gold sponsors are AET Flexible Space and Troup and Bywaters + Anders. Overbury and Quantem are Silver sponsors. Estates Gazette is media partner for the awards.

THE WINNERS:

Commercial Workplace and ESG Award: Three Chamberlain Square, Birmingham

What is it? A commercial workplace distinguished by its terracotta façade, forming part of the 1.8m sq ft Paradise masterplan.

The judges said: “Sustainability, wellbeing and operational carbon were at the core of the design and construction process, resulting in a fully electric and fossil fuel free development. The scheme demonstrates exemplary environmental credentials and material innovation, achieving BREEAM Outstanding and targeting a NABERS 5* rating – firsts for the West Midlands – alongside an EPC A rating, WiredScore and ActiveScore Platinum. Responding sensitively to its historic context, the project draws inspiration from its surroundings while redefining what is possible in a heritage setting.”

Fit Out of Workplace: 10 Brindleyplace, Birmingham

What is it? A sixth-floor transformation for Phoenix Group, marking a pivotal move under the Standard Life brand from its expansive former Wythall campus to a compact city-centre hub.

The judges said: “The new workplace delivers a dynamic, people-focused environment centred on collaboration, flexibility and wellbeing. Adaptable workstations, biophilic design and the extensive reuse of materials significantly reduce embodied carbon, while smart utilisation technology enhances operational efficiency. The project is recognised as a forward-looking workplace that successfully balances flexibility, performance and employee experience, reflecting a renewed sense of culture and identity.”

Projects up to 2,500m²: NESO The Energy Lab, Warwick

What is it? A pilot scheme representing a workplace solution that facilitated the transition away from National Grid into an independent organisation.

The judges said: “Achieved through a collaborative approach which included an extensive 90-strong staff-led design process, this project places its people at the centre of its vision. The judges were particularly impressed by the circular economy principles adopted, with the reuse of existing materials and remanufactured furniture forming a core part of the delivery. The notable achievement of zero waste to landfill further distinguished the scheme.”

Refurbished / Recycled Workplace: 19 Cornwall Street, Birmingham

What is it? A back-to-frame refurbishment retaining and reusing much of the existing fabric while fundamentally repurposing the asset into a modern workplace with a focus on ESG and occupier wellbeing. 

The judges said: “Recycled materials are integral to the design, supporting an operational net zero carbon approach. Material use was minimised, with a focus on low-carbon, locally sourced, and high-recycled-content options. The building has embraced Smart Pass technology, offering seamless connectivity and user experience, alongside sophisticated building system control with data capture for monitoring and reporting. This refurbishment is an excellent example of carefully measured sympathetic intervention to deliver a modern, future-ready workplace.”

Innovation: No.1 BHIC, Birmingham

What is it? No.1 BHIC represents the first phase of a health and innovation campus near the University of Birmingham and Queen Elizabeth Hospital.

The judges said: “From the impressive double-height event space and communal café to a diverse mix of laboratory, flexible office and training environments, this project sets a new UK benchmark for integrated commercial, clinical and academic workplaces. Strong occupancy success at the time of visit reflects its market appeal. Underpinned by a robust approach to sustainability and future-proofing, No.1 BHIC combines all the key ingredients needed to create a nationally significant destination for the life sciences sector.”

AET Flexible Space, Troup Bywaters + Anders, Quantem and Overbury are proud sponsors of the BCO Midlands Awards.

Media partner: Estates Gazette.

BCO North media contact:

For more information please contact Paul King, PR director at Barques on 0121 230 2080.

The North’s most outstanding workplaces have been named, with BCO Awards presented to six landmark office buildings across the region. On Wednesday 6 May 2026 at Manchester’s Kimpton Clocktower, the BCO’s annual Northern Awards recognised projects that demonstrate best practice in office design, fit-out, operation and sustainability, setting the standard for excellence across the sector.

Adam Tillis, chair of the BCO Northern Awards 2026 judging panel and operations director at Dragonfly Contracts, said: “What struck the judging panel most this year was the outstanding quality of the projects and the rigorous consistency of thinking underpinning them. This year’s categories were exceptionally competitive, particularly among the Fit Out and Refurbished/Recycled projects. The sheer volume of submissions, coupled with a consistently high standard of excellence across the board, made the selection process more difficult than ever.

“There is a definitive, positive shift occurring within our industry. Sustainability is no longer a ‘tick-box’ exercise but a core driver of commercial success, while ‘retrofit first’ creativity is now leading the way in building reuse. With people at the heart of every design, from neuroinclusive environments to wellbeing focused hubs, the office has officially evolved into a destination where people genuinely want to spend time.”

No.1 St Michael’s, the Manchester development brought forward by Gary Neville’s Relentless, picked up two awards at the ceremony – Commercial Workplace and ESG.

Judges said the building, which is fully electric, has a BREEAM Outstanding rating and NABERS 5* design certification, had been a catalyst for regeneration in Manchester.

“By activating a long-underused site with vibrant public squares and destination F&B, No.1 St Michael’s has created a new cultural and business quarter that truly “lifts the spirits” of the city.”

Capital + Centric’s refurbishment of a 1960’s former civic centre in Wigan into 33,000 sq ft of aspirational workspace also captivated judges this year, who described the work as a masterclass in the “replicable power of conservation-led retrofit”.

The judges said: “Ultimately, Civic stands as a symbol of optimism for Wigan, proving that intelligent commercial design can catalyse economic renewal, secure a sustainable future, and truly “lift a town’s spirits” without erasing its history. It is a gold standard for the adaptive reuse of 20th-century landmarks”’

The BCO Regional Award winners in each category for the North were:

• Projects up to 2,500 sqm: Chancery Place, Manchester
• Refurbished/Recycled Workplace: Civic, Wigan
• Fit out of Workplace: DLA Piper, Leeds
• Corporate Workplace: Lloyds Banking Group, Trinity Road, Halifax
• Commercial Workplace: 1 St Michael’s, Manchester
• ESG: 1 St Michael’s, Manchester
• Innovation: Renold Building, Manchester

Highly Commended workplaces were:

• 12 Wellington Place (JLL), Leeds (Projects up to 2,500 sqm)
• Renold Building, Manchester (Refurbished/Recycled Workplace)
• Lloyds Banking Group, Trinity Road, Halifax (Refurbished/Recycled Workplace)
• Hill Dickinson, No.1 St Michael’s, Manchester (Fit out of Workplace)

Alex Stork, chair of the BCO Northern committee, said: “These workspaces represent the very best of contemporary office design, demonstrating how innovation in wellbeing, sustainability and community engagement can combine to create high‑quality commercial environments and employee satisfaction.

“The North continues to deliver an outstanding breadth of office development, underpinned by strong collaboration between forward‑thinking businesses, local authorities, and highly skilled design and construction teams.”

Samantha McClary, BCO chief executive, added: “As we continue the BCO’s journey across the UK celebrating best-in-class offices, when it comes to excellence, the UK has it in spades. What is clear from all the winners so far – and especially in the North – is a commitment to delivering workspaces that don’t just deliver for the companies that occupy them, but that cater to the human beings that use them and that positively add to the communities in which they sit.”

The Northern region winners will now compete for the BCO National Awards on Tuesday 6 October 2026. More details will be announced soon.

The BCO Awards are supported by Gold sponsors, AET Flexible Space, and Troup, Bywaters + Anders. Estates Gazette is media partner.

The winners:

Projects up to 2,500 sqm

Overbury’s Manchester office at Chancery Place was hailed by the judges a standout example of how a compact 634m² floorplate can be transformed into a high-functioning, client-facing workplace.

They were particularly impressed by the “retrofit-first” strategy, which achieved a value-driven Cat B fit out, while retaining major base build infrastructure and over 60% of existing furniture. The design’s strength lies in its zoning, which successfully balances high energy collaboration areas with restorative spaces like the “quiet library,” wellness suite, and a parent/prayer room with wudu wash.

Judges noted: “Sustainability is deeply integrated rather than performative, evidenced by SKA accreditation, the use of UK sourced materials, and a commitment to future disassembly. Ultimately, the project’s success is validated by its users; with an 88% post occupancy satisfaction rate confirms that this is a workplace where people truly want to succeed. It serves as a powerful working showroom that perfectly embodies the professional standards of its occupants.”

Refurbished/Recycled Workplace of the Year

Judges were captivated by Capital+Centric’s Civic development in Wigan, describing it as a masterclass in the “replicable power of conservation led retrofit.”

By transforming a neglected 1960s Brutalist civic centre into 33,000 sq ft of aspirational workspace, they noted how the project successfully fills a major void in the town centre while celebrating its architectural heritage. 

The project’s environmental credentials are exemplary, achieving both BREEAM Excellent and an EPC A rating. Beyond technical performance, Civic acts as a vital “interface between commercial and civic life.” The inclusion of a public facing café, gym, mini cinema, and roof terrace coupled with enhanced green space reconnects the site to the community.

The judges said: “Ultimately, Civic stands as a symbol of optimism for Wigan, proving that intelligent commercial design can catalyse economic renewal, secure a sustainable future, and truly “lift a town’s spirits” without erasing its history. It is a gold standard for the adaptive reuse of 20th-century landmarks”’

Fit Out of Workplace

Judges were highly impressed by DLA Piper’s new Leeds headquarters at City Square House, describing it as a “physical manifesto” of the firm’s values.

By merging two offices into an 83,000 sq ft workspace, this project sets new standards for law firm design. Judges noted features such as link staircases, higher ceilings, and added bike and shower facilities developed from DLA Piper’s requirements. The “One Vision, One Space” approach creates a transparent, collaborative workplace, with spaces like the Client Suite and rooftop terrace easily shifting from business to events with city views.

The design incorporates inclusivity and neurodiversity through colour-blocked wayfinding, quiet tech-free zones, and varied sensory areas. Sustainability is addressed by using recycled suit fibres and British wool, reflecting Leeds’ heritage and achieving BREEAM Excellent certification.

Judges said: “Ultimately, the project sets a new benchmark for the sector. By balancing operational excellence with an authentic sense of place, DLA Piper has created an exceptional environment that truly “lifts the spirits” and fosters a genuine sense of pride for its people.”

Corporate Workplace

Lloyds Banking Group’s Trinity Road offices in Halifax received the Corporate Workplace award for its landmark achievement in heritage led transformation, proving that a Grade II listed, 1970s concrete frame structure can be reimagined as a high-performance, future-ready campus.

The judges were particularly impressed by the sensitive restoration of its iconic façade and the conservation of original timber paneling alongside major technical upgrades.

A “retrofit-first” strategy earned an EPC A rating by using fully recycled metal and glass for curtain walling and improving thermal stability. Replacing gas boilers with ground source heat pumps powered by renewable electricity cuts 1,300 tonnes of CO₂ annually.

Judges said: “This modernisation supports 3,500 hybrid workers through inclusive, neurodiversity friendly zones, varied collaboration settings, and premium wellbeing facilities. With 66% furniture reuse and a £20m social return on investment, Trinity Road serves as a “gold standard” for sustainable, civic-minded corporate workplaces.”

Commercial Workplace and ESG

No.1 St Michael’s earned the double at the BCO Northern Awards, winning both Commercial Workplace and the ESG awards.

The judges were particularly impressed by its status as the first office building in Manchester to achieve full pre-let status prior to completion in over 15 years, praising the remarkable feat in a challenging post pandemic market.

The building is fully electric, with a BREEAM “Outstanding” rating, NABERS 5* Design Certification, and a “fabric first” strategy that achieved an upfront carbon intensity of 578 kgCO2e/m². The design combines the historic Portland stone façade with a modern structure featuring honeycomb glazing and biophilic terraces.

Judges said: “Socially, the development has been a catalyst for regeneration, generating more than £27m in local economic and social value. By activating a long-underused site with vibrant public squares and destination F&B, No.1 St Michael’s has created a new cultural and business quarter that truly “lifts the spirits” of the city.”

Innovation

Judges described the reinvention of Manchester’s historic Renold Building as a masterclass in the circular economy and a “bold awakening” for a 1960s university landmark.

By transforming this Brutalist icon into a dynamic, multi-tenant innovation hub, the project demonstrates how neglected educational infrastructure can be repurposed to drive Manchester’s modern Sister innovation district.

The panel praised the project’s strong focus on sustainability, highlighted by a 71% reduction in embodied carbon through refurbishment, creative reuse of salvaged furniture, and recycled materials. Its “fabric-first” strategy and targeted MEP upgrades preserve architectural character while meeting modern standards.

The Renold Building is also an active community hub, featuring public amenities like a gallery with Victor Pasmore’s mural, a plant nursery, and a community kitchen. With £1.84 million in verified social value and neurodivergent-friendly, adaptable spaces, judges recognised it as a resilient, inclusive model for sustainable urban renewal.

Thanks to sponsors: AET Flexible Space and Troup Bywaters + Anders 

Media partners: Estates Gazette 

BCO North media contact:

Inform Communications

aaron.eastwood@informcomms.co.uk

T: 07791653149