A Distinctive Office Building Expands the Nova Masterplan in London's Victoria
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Ellis Woodman Photos: Valentin Lynch, Rory Gaylor, Andy Stagg
Two decades after being commissioned to design a significant commercial building for a flagship scheme in west London, Lynch Architects has finally completed n2. Part of the Nova project led by the developer Landsec, the $415 million redevelopment scheme also includes offices, retail, and housing with the aim of enhancing London's Victoria's urban environment.
By 2005, Lynch Architects had established itself as an innovator in low-cost residential projects. Their largest building to date was a community center for the East London Black Women's Organization in Newham. When they won the Young Architect of the Year Award that year, it was clear that they were on their way to greater projects. However, even its directors, Patrick and Claudia Lynch, must have been startled when within months, Landsec invited them to design their first multi-million-dollar building.
The site in question lay in Victoria, an area where Landsec had acquired numerous properties since the post-war years. Its redevelopment plan, in partnership with Transport for London, aimed to incorporate, among other things, an improved underground station entrance, a wholly redesigned bus station, and a large residential complex.
A masterplan commissioned from Kohn Pedersen Fox proposed the construction of two 40-story towers on the far side of the reconfigured station forecourt. While KPF was responsible for the towers' detailed design, the lower-rise buildings at either end of the site demanded a different architectural sensibility. Lynch Architects was assigned the east end, an office and library project they named Nova Place. Comprising NO2, the building that n2 replaces, the two structures were to share a uniform architectural language. Unfortunately, NO2 was eventually scrapped without being built.
The Lynch project, designed to complete its urban block with facades in load-bearing stone, will finally be completed in 2027, after a long delay. During this time, Lynch Architects has collaborated with Landsec on several other projects in the Victoria estate, such as the Zig Zag building and Kingsgate, both completed in 2015 on adjacent sites a couple of hundred meters east of NO2's future location.
Most recently, Landsec invited the firm to design a 17-story office building on the site now occupied by NO2. Rising behind Frank Matcham's Victoria Palace Theatre, n2 is a notable feature in the cityscape that meets the eyes of people leaving Victoria Station.
On a bright winter morning, the building's south-facing anodized aluminum facade creates a vivid dialogue with the white faience elevation of the theater in front. Once NO2 is completed, the two buildings will form a harmonious urban ensemble, each offering a unique take on the area's rich architectural history.
The location of n2 within the Nova masterplan has been marked by changes over the years. In 2007, a government white paper promising buffer zones around world heritage sites halted KPF's original masterplan, which included two 40-story towers. After a revised plan was submitted the following year, the towers were removed, but so were key transport and public realm improvements.
Disappointingly, the original library component has been removed from NO2, leaving only offices. Despite this setback, n2 contains significant architectural features, particularly in its entrance foyer, which incorporates a cafe, and the anodized aluminum facade that echoes the striated language of the Zig Zag office building. Its steel-truss support structure, faced in cast-in-situ concrete, adds an elegant civic touch to an otherwise complex technical solution.
The north-west entrance to n2 boasts a colonnade that provides a friendly and inviting access route. A winding ramp and stair system, designed to accommodate disabled access, offers an enjoyable experience for all pedestrians, ascending through lush greenery and providing ample seating. This unique feature, one of the few sunny spots in the often narrow public realm within the Nova development, serves as a welcome oasis.
In an effort to revitalize the area, Transport for London agreed to reroute buses away from Allington Street, allowing for a more pedestrian-friendly environment. As a result, the east-west stretch of the L-shaped street now aligns perfectly with the passageway through KPF's buildings, creating a seamless pedestrian axis across the site.
The n2 colonnade transforms into a more protected area as it moves alongside Bressenden Place. Muf Architects/Art and landscape architect J&L Gibbons have carefully designed this covered space, addressing the challenges posed by the tower on the opposing side of the road and the complex ground conditions beneath the building. Thames Water's requirement for a break-in area with eight meters of clearance has led to the creation of a distinctive oculus, which functions as an air intake for the building's mechanical systems.
n2's upper floors step back, forming a terrace for tenants with an impressive view of Westminster Cathedral. David Evans, who joined Lynch Architects in 2010 as a third director and brought extensive office sector experience, played a crucial role in the building's conception. his expertise is evident in the building's technical and commercial sophistication. Evans and Patrick Lynch collaborated closely, ensuring that artistic and practical demands were integrated harmoniously in the building's design.
n2's adaptive approach to natural ventilation and its innovative structural solutions have made it an attractive choice for numerous companies with offices in neighboring KPF buildings. The building exemplifies the potential of merging artistic and functional considerations, demonstrating that setbacks and delays can pave the way for unique and sustainable developments in the heart of London's Victoria.
- The innovative design of n2, featuring an anodized aluminum facade and a steel-truss support structure, presents a unique opportunity for investors in the real-estate sector, given its location within the Nova masterplan and its appeal to companies in the office sector.
- Simultaneously, the completion of n2 and its harmonious ensemble with the Victoria Palace Theatre will enrich the music scene in London's Victoria, offering a captivating architectural backdrop for performances and strengthening the area's cultural identity.
