"The space is fantastic and the advantages Victoria House offers the UK Life Sciences industry is going to be incredibly attractive to start-ups and established companies alike."
Steve Bates CEO, UK BioIndustry Association
(occupier at Victoria House since 2023)

Laboratory Space

From fitted and managed incubator space to CAT-A laboratory space, Victoria House’s flexible floorplans allow for bespoke fit-outs and flexible operations. Start-ups and more established pharmaceutical tenants alike will all benefit from six air changes per hour and up to 65% CL2 laboratories.

The Incubator

  • Specialist lab facilities – Open-Access Lab, Utility Room, Cell Culture Suite, Innovation Suite.
  • Essential lab infrastructure – Piped gases (compressed air, oxygen, nitrogen, CO₂), under-bench storage, co-working write-up spaces, breakout areas, biosafety cabinets, and fume hoods.
  • Comprehensive lab support – Liquid nitrogen supply, media sterilisation, general and clinical waste management, de-ionised water provision, lab coat laundry, and glassware cleaning.
  • Cutting-edge equipment – Specialist tools in the Innovation Suite, plus access to serviced general equipment.
  • Exclusive member benefits – Discounts on equipment, essential service plans, and partner services.
  • Operational and safety support – Health & safety training, fire warden services, gas handling expertise, and biohazardous material management.
  • On-site conveniences – A hotel-style lobby, shared kitchen and lounge, event spaces, bike storage, showers, and high-speed Wi-Fi.

The seventh-floor Incubator is designed for biotech innovators, offering flexible lab and office space without long-term commitments. Businesses can start with a single bench in the Open-Access Lab and scale into private Flexi Labs or office suites. Equipped with state-of-the-art facilities, a dedicated lab manager, and essential lab resources, companies can focus on breakthrough discoveries while we handle the operational details. Members benefit from access to:

The Incubator removes operational barriers so biotech businesses can test, develop, and scale faster—without the usual overheads.

Write-up spaces

Our dedicated write-up spaces provide the perfect environment for researchers and teams to plan, collaborate, and document their work. Designed for both focus and flexibility, these spaces are equipped with high-speed Wi-Fi, breakout areas, and easy access to coffee stations—ensuring you have everything you need to stay productive and refreshed throughout the day.

Indicative floorplans

Floor 2 |33,300 sq ft*
Floor 2 |From 5,000 sq ft*
* All areas subject to final measurement

Download Space Plans

Summary Specification

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Floor to ceiling heights 

of up to 4.0m
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Up to 65 : 35 CL2 lab 

to workspace ratio
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Fume hood capacity designed 

at 1 per 4,500 sq ft
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Minimum of 6 air 

changes per hour
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EPC A and BREEAM 

Excellent targeted
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Piped gases to each floor
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Secure loading bay with centralised chemical waste, liquid nitrogen and gas bottle stores
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Fully fitted and 

managed incubator
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Central 765 KVA back-up generator 

and dedicated tenant plant areas
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8 x 12 passenger lift plus 1 x 2,000kg 

and 2 x 630kg goods lifts
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196 cycling spaces and premium 

end-of-trip facilities
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Over 19,000 sq ft of amenity including 
Members’ Club, Roof Terrace and Heritage Meeting Rooms

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the details