Railpen selects Kier as preferred contractor for 100,000 sq ft Holborn office refurbishment

With over three million sq ft of space under construction or consented, Railpen is one of the most active investor-developers in the property sector. The selection of Kier reflects Railpen’s approach to all its development projects, which focuses on working with top-tier construction partners that share its ambition and values. Five companies were competing on The Fenner, all of whom met Railpen’s baseline criteria, with Kier ultimately successful because of it having a first-class team with a recent track record of delivering best-in-class office buildings in central London.

Designed by Stiff + Trevillion, The Fenner will be transformed into a world-class headquarters building that sets a new benchmark for Holborn’s rapidly evolving office market. The scheme will deliver exceptional Grade A workspace across eight floors, supported by significantly enhanced ground-floor amenities and 9,000 sq ft of outstanding roof terraces offering panoramic views towards St Paul’s and the West End. With new façades to Theobolds Road and Red Lion Square, alongside new F&B units on Theobalds Road, The Fenner will create a distinctive, high-quality destination for occupiers seeking a modern, sustainable and highly amenitised central London workplace.

Sustainability is a key element of the building’s transformation, with Railpen targeting BREEAM “Outstanding”, EPC A, and Nabers 5* for the project. Railpen’s commitment to sustainability is further reflected throughout the development, with the project carbon net zero in the construction phase and making significant reuse of building materials, leading to an upfront embodied carbon of just 429 kg/CO2/m2.

Parminder Singh, Development Director at Railpen, said: “Railpen is one of the most active investor-developers in the UK and, while every project is different, we have a common approach to how we most effectively deliver long-term value to our members as a pension fund. In construction, we have a carefully considered approach when it comes to selecting our partners, with regards to things like sustainability and quality of build. For The Fenner, Kier stood out during a very competitive tender process because they share our ethos, have a collaborative approach and have the skills and experience required to deliver the best buildings for our occupiers.”

Graham Potts, regional director, Kier Construction London & Thames Valley, at Kier, added: “Railpen is a new and significant client for Kier, one whose ambitious pipeline and progressive agenda aligns perfectly with our own values and approach. While developing in London is always complex, Railpen’s vision is clear and unifying, and we’re excited to be selected under a Preconstruction Services Agreement to deliver the effective, efficient and sustainable redevelopment of The Fenner as a new West End landmark. This agreement marks another milestone in our growing retrofit and repurpose offer in the commercial sector.”

Railpen is underway with a major refurbishment and development program of its 600,000 sq ft of commercial space in London and Birmingham, focused on repositioning existing assets to meet the flight-to-quality demand from occupiers. The company has recently completed the refurbishment of 101 Bayham in Camden, 4 Coleman Street in the City, with several more office projects in the pipeline, including the redevelopment of 12 Smithfield, which received consent this summer. These are in addition to its Cambridge Innovation Cluster, which comprises 11 assets totalling 1.9m sq ft, including Mill Yard, its unique 180,000 sq ft mixed-use campus that completes in Q1 2027, Botanic Place, its 325,000 sq ft global standard head quarters development that completes in Q1 2028, and the consented one million sq ft Beehive innovation hub.

Railpen’s advisory team on The Fenner comprises Savills and Farebrother’s (leasing), Stiff + Trevillion (architect), and Ridgelift (development management).