Trinity by Breakthrough, a life science building set within the ARC Oxford campus. Video by Jack Hobhouse.
Trinity by Breakthrough
Client
Breakthrough Properties
Location
Oxford, UK
Status
Completed Jan 2026
Credit
Photography by Jack Hobhouse
Website
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Trinity by Breakthrough is a new generation life science building set within the ARC Oxford campus formerly known as the Oxford Business Park in Oxford. Located adjacent to the renowned Morris Monument round-about where the Morris Motor cars were manufactured during the early 1900’s. Trinity by Breakthrough symbolises the evolution of this industrial estate to form a new science and research campus, one that embraces new cutting-edge science and technology.
Reimagining the Brief as Architecture
The project brief sought a flexible, high quality speculative life sciences building capable of attracting a broad range of occupiers while establishing a clear gateway presence within the ARC campus. Trinity by Breakthrough translates these requirements into an architecture shaped by adaptability, longevity and identity. Highly flexible laboratory and write up space supports early stage research companies through to established life science organisations. Generous floor to ceiling heights, coordinated servicing zones and efficient central cores enable long term reconfiguration as scientific needs evolve. Shared amenities and visible social spaces extend the brief beyond functional provision, positioning the building as an integral part of the wider ARC research ecosystem.
Flexible, Future Ready Research Space
Trinity delivers approximately 214,000 sq ft of highly efficient accommodation across six storeys and a basement, with flexible floorplates of up to 40,000 sq ft. Typical layouts achieve an optimised 60% laboratory and support space to 40% write‑up and office space, enabling adaptation from early‑stage research through to established occupiers.
Facilities include CL2 laboratories, research and office accommodation, and a curated range of shared amenities such as a café, wellness spaces, gym, and extensive cycle storage. The basement provides 135 car parking spaces, with 50% EV charging available from day one.
Flexible, Future Ready Research Space
Trinity delivers approximately 214,000 sq ft of highly efficient accommodation across six storeys and a basement, with flexible floorplates of up to 40,000 sq ft. Typical layouts achieve an optimised 60% laboratory and support space to 40% write‑up and office space, enabling adaptation from early‑stage research through to established occupiers.
Facilities include CL2 laboratories, research and office accommodation, and a curated range of shared amenities such as a café, wellness spaces, gym, and extensive cycle storage. The basement provides 135 car parking spaces, with 50% EV charging available from day one.
Architecture, Identity and Place-Making
The architecture balances functional efficiency with a strong sense of identity. Rational rectilinear massing to the rear supports highly efficient lab planning, while a distinctive sinuous curved façade addresses the Morris roundabout, establishing a clear gateway building for the campus. The arrival sequence and internal campus experience emphasise the curved frontage, leading the mind to read the building as fluid throughout, softening the form, while rational, high-performance lab spaces operate behind.
A sculptural green façade with cascading terraces creates “science on display,” celebrating the site’s industrial heritage while presenting a contemporary life‑sciences identity. The building is articulated in three horizontal layers: a living green wall at lower levels, glazed green terracotta at mid‑levels, and lightweight aluminium cladding screening rooftop plant. Active ground‑floor uses animate the public realm, while new pedestrian routes improve permeability and align with future Cowley Station connections.
A sculptural green façade with cascading terraces creates “science on display,” celebrating the site’s industrial heritage while presenting a contemporary life‑sciences identity. The building is articulated in three horizontal layers: a living green wall at lower levels, glazed green terracotta at mid‑levels, and lightweight aluminium cladding screening rooftop plant. Active ground‑floor uses animate the public realm, while new pedestrian routes improve permeability and align with future Cowley Station connections.
Sustainability and Environmental Performance
Environmental ambition is embedded from the outset through a performance‑led design approach. The building is aligned with LETI environmental guidance, delivering a 45% improvement over Part L and an upfront embodied carbon figure of approximately 765 kgCO₂e/m² (A1–A5).
Key sustainability outcomes include:
- BREEAM Outstanding
- WELL Platinum
- EPC A rating
- 16% Net Biodiversity Gain
- Approximately 10,000 sq ft of living green walls
- 8,000 sq ft of roof terraces and extensive blue‑green roofs
- 17,000 sq ft of photovoltaic panels
- Rainwater harvesting and sustainable drainage to support landscape and living walls
Together, these measures deliver strong environmental performance while enhancing microclimate, biodiversity, and occupier wellbeing.
Key sustainability outcomes include:
- BREEAM Outstanding
- WELL Platinum
- EPC A rating
- 16% Net Biodiversity Gain
- Approximately 10,000 sq ft of living green walls
- 8,000 sq ft of roof terraces and extensive blue‑green roofs
- 17,000 sq ft of photovoltaic panels
- Rainwater harvesting and sustainable drainage to support landscape and living walls
Together, these measures deliver strong environmental performance while enhancing microclimate, biodiversity, and occupier wellbeing.
Ground Floor Amenities
The ground floor at Trinity by Breakthrough delivers a strong first impression, combining a welcoming lobby, café, and flexible event space with clear sightlines that promote connection and community (Image: Ground floor layout showing lobby, café, and service areas.
Purpose‑designed for life‑science use, it integrates loading docks, goods lifts, specialist storage, waste facilities, essential plant, and secure car and cycle parking. Natural light, biophilic elements, and comfortable seating underpin a boutique, hospitality‑driven reception—stylish, informal, and welcoming.
Delivered by Niazi Roden with client design advisor Dekar Design (New York), the ground floor includes the reception, boardroom, café, lounge, breakout spaces, and supporting focus, parenting, and multi‑purpose rooms. The café—run by Missing Bean—is a busy, successful hub for building occupants, park staff, and local residents, while an on‑site fitness centre further supports occupant wellbeing. Together, these amenities position Trinity as a lively destination for tenants, the wider park community, and the local neighbourhood, authentic to its research‑driven environment.
Purpose‑designed for life‑science use, it integrates loading docks, goods lifts, specialist storage, waste facilities, essential plant, and secure car and cycle parking. Natural light, biophilic elements, and comfortable seating underpin a boutique, hospitality‑driven reception—stylish, informal, and welcoming.
Delivered by Niazi Roden with client design advisor Dekar Design (New York), the ground floor includes the reception, boardroom, café, lounge, breakout spaces, and supporting focus, parenting, and multi‑purpose rooms. The café—run by Missing Bean—is a busy, successful hub for building occupants, park staff, and local residents, while an on‑site fitness centre further supports occupant wellbeing. Together, these amenities position Trinity as a lively destination for tenants, the wider park community, and the local neighbourhood, authentic to its research‑driven environment.
Studio Labs by Breakthrough
First Floor laboratory fitout is conceived as a flexible, high‑performance life‑science environment that supports early‑stage and scaling research teams. The design balances open, adaptable wet lab space with integrated office, collaboration, and shared support areas, allowing tenants to evolve quickly without compromising functionality.
A calm, contemporary aesthetic—defined by warm, earthy tones, biophilic elements, and clear visual connections between lab and office spaces—creates a productive and welcoming working environment. Shared amenities, including a welcome centre, meeting rooms, tea points, wellness space, and centralised lab support, promote collaboration, efficiency, and wellbeing across the tenant community.
The Studio Labs fit‑out was delivered by Niazi Roden with client design advisor Gensler, aligning Breakthrough’s global standards with local context to create a robust, future‑ready scientific workspace.
A calm, contemporary aesthetic—defined by warm, earthy tones, biophilic elements, and clear visual connections between lab and office spaces—creates a productive and welcoming working environment. Shared amenities, including a welcome centre, meeting rooms, tea points, wellness space, and centralised lab support, promote collaboration, efficiency, and wellbeing across the tenant community.
The Studio Labs fit‑out was delivered by Niazi Roden with client design advisor Gensler, aligning Breakthrough’s global standards with local context to create a robust, future‑ready scientific workspace.
Typical Floor Test Fits for flexible lab / office uses
The Typical Floor Test Fit demonstrates a flexible floorplate designed to suit a wide range of life‑science tenants. Each level is planned around a balanced lab‑to‑office layout, with clear lab‑office adjacencies, efficient circulation, and direct access to goods lifts to support day‑to‑day operations.
The layout allows for multiple tenants per floor from day one, with inherent flexibility to subdivide further as needs evolve. Modular CL2/BSL‑2 laboratories, adaptable office space, and coordinated base‑build services create a future‑ready test fit that maximises efficiency, transparency, and long‑term leasing flexibility.
Key Design Basis:
o Laboratory Areas - 1 Person/15M sq. net area
o Office/Write up - 1 Person/8M sq. net
o Toilet Provisions - 1:10 Occupancy
o Ratio of 60:40 labs to office space split as per tenancy per level
o Labs: Typical Containment Level 2
o Floor Heights: 4.5m average to allow for high volume of M&E services.
o Two dedicated goods lift(s) accessed from the loading zone
o Structural Grid 6.6m x 9.9m
o General Ventilation Min. 8 ACH to lab areas
o Vibration response R≤2 in laboratory dedicated spaces
The layout allows for multiple tenants per floor from day one, with inherent flexibility to subdivide further as needs evolve. Modular CL2/BSL‑2 laboratories, adaptable office space, and coordinated base‑build services create a future‑ready test fit that maximises efficiency, transparency, and long‑term leasing flexibility.
Key Design Basis:
o Laboratory Areas - 1 Person/15M sq. net area
o Office/Write up - 1 Person/8M sq. net
o Toilet Provisions - 1:10 Occupancy
o Ratio of 60:40 labs to office space split as per tenancy per level
o Labs: Typical Containment Level 2
o Floor Heights: 4.5m average to allow for high volume of M&E services.
o Two dedicated goods lift(s) accessed from the loading zone
o Structural Grid 6.6m x 9.9m
o General Ventilation Min. 8 ACH to lab areas
o Vibration response R≤2 in laboratory dedicated spaces
