Service Type
Commissioning Consultancy
Client
Third London Wall
Value
£17m
Completed
2026
Trinity by Breakthrough is a landmark 214,000 sq ft life sciences development located at Oxford Business Park, designed to deliver highly flexible laboratory, office and amenity space for the UK’s rapidly growing life sciences sector.
The building has been developed to provide adaptable CL2 laboratory environments that support a range of research organisations, whilst achieving exceptional standards of sustainability, resilience and operational performance. The project targeted BREEAM Outstanding certification and was designed to provide future occupiers with a high-performance, science-ready facility from day one.
Banyards was appointed by Third London Wall, on behalf of Breakthrough Properties, as the independent Client Commissioning Verification Engineers.
Our appointment commenced during RIBA Stage 3 and continued throughout the design, construction, and commissioning phases, providing technical assurance that building services were fully commissionable, installed correctly, tested thoroughly, and capable of delivering the performance required by the Employer’s Requirements and design intent.
Our brief extended beyond witnessing commissioning activities. We undertook detailed commissionability reviews during design, challenged the commissioning strategy, programmes and method statements, and independently witnessed pre-commissioning, commissioning and integrated systems testing. This included critical building systems such as HVAC, electrical infrastructure, BMS, and life safety systems, ensuring every system was ready to support safe, reliable, and efficient building operation.
Our ultimate objective was providing Breakthrough Properties with complete assurance that one of the UK’s most technically advanced speculative laboratory developments would be delivered as a fully operational, resilient asset. By providing Commissioning Verification from design to handover, Banyards helped reduce risk and ensure readiness for pioneering research.
As a result, the completed development, Trinity by Breakthrough, achieved BREEAM Outstanding and Net Zero in Construction, proving that its building services perform in line with ambitious sustainability goals. The project was also named Best New Building at the 2026 Life Sciences & Research Cluster Awards.
The success of Trinity by Breakthrough demonstrates the value of embedding Commissioning Verification from the earliest stages of design, ensuring that complex, high-performance buildings are not only designed to meet their objectives, but are independently proven to do so.
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