Planning Approved for 99 City Road, a Landmark Transformation Project on Old Street Junction

London – 12 September 2023: Endurance Land secured a resolution to grant planning permission by London Borough of Islington for the retrofit and extension of an outdated 1990s office building near London’s Old Street Junction.

Designed by Kohn Pedersen Fox Associates (KPF), 99 City Road will provide 64,873m2 of adaptable, high-quality workspace within a distinctive 35-storey building. Upon completion, the building will act as an innovation hub – designed to attract knowledge tenants to rejuvenate Tech City.

The main objectives of the scheme’s design include transforming the existing building, upgrading how the building interacts with its neighbours, and greatly enhancing the building’s sustainability credentials.

The majority of the existing building’s structure will be retained, including the foundations and basement. A retain-first approach provides an adaptable workplace while reducing embodied carbon and construction traffic. A new core will be inserted and additional floors added to create a hybrid old/new structure.

The updated building at 99 City Road will greatly transform the relationship the building has with its surroundings and provide tremendous public benefits to the area. The plans significantly improve the public realm through the provision of a generous new public square and widening of pedestrian pinch points. The compositional design of folded planes responds to context and the materiality of nearby Victorian architecture inspired the serrated facades.

A publicly accessible, permeable ground floor has been designed for public benefit, including a community makerspace, exhibition space, and a triple-height ceiling great room for curated events. Additionally, 4,320sqm of the building’s office space will be dedicated affordable workspace – effectively doubling the current provision across the London Borough of Islington.

Alongside public benefit, the design places a strong emphasis on sustainability credentials by targeting some of the highest industry standards for a tower redevelopment. Distributed plantrooms allow maximum space for roof gardens and terraces. The compositional design of folded planes responds to context and mitigates environmental impacts. Targeted building credentials include BREEAM Outstanding, WELL Core Platinum, and embodied carbon <600kg/CO2/m2.

Jonathan Fletcher, CEO, Endurance Land:

“The redevelopment will deliver a landmark, Net Zero scheme that’s tailored to Islington and Old Street, drastically improve the building’s sustainability credentials, offer generous community benefits, and unlock the potential of the site. It’s an incredible achievement to design a tower of this calibre. We are delighted to have been granted a resolution for planning approval. Our congratulations to the entire project team. We would also like to thank Islington Council and the planning officers for their close collaboration throughout the entire planning process.”

John Bushell, Principal, Kohn Pedersen Fox Associates:
“From the earliest stages of the design process we were looking for the best way to retain as much of the existing structure as possible, to improve the public realm, and to create a landmark building for London’s Tech City on this important site. The project delivers much-needed office space to suit different occupiers’ budgets, alongside many benefits to the wider community. The committee’s decision reflects the collaborative achievement of the whole team and we’re incredibly pleased with the outcome.”

Elie Gamburg, Principal, Kohn Pedersen Fox Associates:
“The design for 99 City Road transforms an unattractive building, and almost triples the public realm at a key London location. Our design’s innovative approach to ‘folding’ as a formal concept responds to the site’s diverse contexts at multiple scales, and elegant structural solutions achieve ambitious embodied carbon targets. A careful emphasis has been placed on detail and material craft to create a building that is sensitively-scaled with an appearance that changes with peoples viewing position.”

Project Manager: Avison Young
Planning Consultant: DP9
Public Realm Consultant: Publica
Structural Engineer: AKTII
MEP Consultant: Atelier Ten
Community Engagement: Kanda
Sustainability Consultant: Twin & Earth
Transport Consultant: Steer
Heritage and Townscape Consultant: Montagu Evans
Cost Consultant: Arcadis
Facade Consultant: FMDC


About Endurance Land
Endurance Land is a commercial property company that specialises in the active management of buildings that require refurbishment or development, primarily within Central London. The company’s mission, through its experienced management team, is to be an industry leader in sustainable and technology driven development and property investment in the UK market.

About Kohn Pedersen Fox Associates
Kohn Pedersen Fox Associates (KPF) is one of the world’s preeminent architecture firms, providing architecture, interior, programming and master planning services for clients that include some of the most forward-thinking developers, corporations, entrepreneurs, and institutions around the world. The firm’s extensive portfolio spans more than 40 countries and includes a wide range of projects from office and residential buildings to educational projects, civic buildings and cultural spaces to educational facilities. Driven by individual design solutions, rather than a predetermined style, KPF’s mission is to create buildings and places of the utmost quality and contextual sensitivity, providing a valuable impact on the cities they inhabit. Notable KPF adaptive reuse projects include Unilever Headquarters, South Bank Tower and 81 Newgate Street in London; Hudson Commons and One Madison Avenue in New York. As a global practice with a far-reaching impact, KPF endeavours to design lasting architectural solutions that mitigate their lifecycle impact on environmental resources and that protect and enhance the wellbeing of the communities they serve. For that reason, the firm has joined AIA, RIBA, and many of its peers in a joint effort to develop the capabilities to design and deliver carbon-neutral buildings by 2030.

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Endurance Land Submits Planning Application for Landmark Transformation Project on Old Street Junction

London – 18 April, 2023 – Property developer Endurance Land has submitted a planning application to London Borough of Islington for the transformation of an outdated 1990’s office at 99 City Road. Designed by Kohn Pedersen Fox Associates (KPF), the scheme will provide high-quality workplace, significant improvements to the public realm and a landmark building […]

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