Location >> Date：2026-04-28
Abstract: The Xylo project, a nine-story all-timber commercial office building located in Clerkenwell, London, is steadily advancing. Upon completion, it will become the UK's largest approved all-timber office building. The project utilizes a composite structure of Glued Laminated Timber (Glulam) beams and Cross-Laminated Timber (CLT) floor slabs, forming a 9m × 7m structural grid. The timber structure is projected to store over 2,400 tons of carbon dioxide, with embodied carbon emissions approximately 50% lower than a typical London office building and a targeted reduction in operational carbon emissions of up to 82%. This marks a significant step forward in the large-scale adoption of timber construction in major commercial developments.
Xylo, a nine-story commercial office building project situated in Clerkenwell, London, is making steady progress. Once completed, it will stand as the UK's largest approved all-timber office building, signifying a major milestone in the large-scale integration of mass timber construction within major commercial developments.
The project is being developed by Global Holdings Management Group, with McLaren Construction appointed as the main contractor. The architectural design is led by Piercy&Company, while the structural engineering is managed by Heyne Tillett Steel. The new development will replace a former 1960s town hall building.
Covering an area of approximately 9,300 square meters, the project will provide open-plan office spaces tailored to modern workplace demands. Additionally, several supporting facilities are planned, including a vaulted entrance lobby, a roof garden, landscaped terraces, and a flexible town hall space. The design carefully balances practicality with environmental performance.
At the core of the scheme is a fully exposed engineered timber structure. The nine-story building is constructed using a combination of Glulam beams and Cross-Laminated Timber (CLT) floor slabs. Together, these components form a unified 9m × 7m structural grid. This grid framework enables highly flexible office layouts and perfectly supports an open-plan office environment. The structural system has been meticulously optimized, with material efficiency prioritized throughout the design process, ultimately resulting in a clear architectural language.
Close collaboration between the engineering and design teams led to the development of a streamlined structural solution that utilizes shallow foundations and minimizes material usage across the entire building. The timber structural framework is supplied by Hybrid Structures. Specializing in off-site prefabrication, the company employs precision manufacturing techniques to create components that are subsequently assembled on-site. This approach offers multiple advantages: reduced construction time, minimized waste generation, and enhanced quality control. This method is particularly advantageous for spatially constrained urban plots like Clerkenwell. Furthermore, it simplifies logistics and significantly boosts installation efficiency.
Sustainability is a primary driver for this project. The timber structure is projected to store over 2,400 tons of carbon dioxide, delivering significant carbon sequestration benefits. The building's embodied carbon emissions are expected to be approximately 50% lower than those of a typical London office building, while operational emissions are anticipated to see a substantial drop, targeting a reduction of up to 82%. Energy-efficient systems will be integrated throughout the entire building, and low volatile organic compound (VOC) materials have been selected. Furthermore, natural finishes will be extensively used, making indoor environmental quality a top priority.
Flexibility is inherently woven into the design. The modular timber structural system facilitates future modifications, allowing spaces to be reconfigured with relative ease. This ensures long-term usability and accommodates the evolving needs of occupants. Aimed at long-term utilization, adaptability is a core feature of the building, reducing the necessity for future structural alterations and thereby improving the building's life-cycle performance.
As construction progresses, the Xylo project is steadily emerging as a benchmark development. It demonstrates the viable application of mass timber, proves its commercial feasibility, and elevates environmental performance standards. The project reflects a paradigm shift in construction practices, where timber is gaining broader application in urban development, setting a new benchmark for future office building design.
(Source: Wood & Panel Europe)
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