The British Council for Offices (BCO) has piloted its proposed new office grading system in Leeds, using the Wellington Place estate as a case study of how standards have evolved.
The new scoring-based framework, authored by JLL, was tested on schemes including 10 Wellington Place and 11/12 Wellington Place.
Leeds’ inclusion demonstrates the importance of regional markets in setting new benchmarks, with City Square House and The Majestic also cited as examples of schemes competing at super prime level.
The report also emphasises the strength of high-quality retrofits in regional markets, ensuring occupiers have access to sustainable, amenity-rich workplaces.
Key findings include widespread dissatisfaction with current grading, with 89% of survey respondents agreeing that a more robust framework would provide greater clarity and consistency.
Sustainability, meanwhile, is now central, with 96.5% of respondents rating sustainability certifications (e.g. EPC, BREEAM, NABERS) as essential to office quality – more than any other factor.
New priorities are also emerging. Health and well-being, smart technology, and tenant amenities are now seen as critical components of office quality, yet are often overlooked in current classifications.
In addition a new tier of quality has been found. The concept of “Super Prime” office space is gaining traction, defined by superior environmental performance, advanced technology and premium amenities.
The research draws on input from 89 representatives across 41 organisations, including developers, agents, investors and occupiers, as well as data from more than 180 survey responses and multiple stakeholder workshops.
The proposed new BCO grading system would use a scoring-based approach that allows for more nuanced differentiation between buildings. This includes a flexible matrix adaptable to both new-builds and retrofits, taking the form of a four-tier classification: Prime (≥80 points), Grade A (50–79 points), Grade B (30–49 points) and Grade C (<30 points).
The criteria used cover natural light, floor-to-ceiling heights, building management systems, WiredScore rating, WELL certification, energy source, air quality and tenant amenities.
The framework has been tested on office schemes in London, Leeds, Manchester, Reading and Gloucester.
The proposed BCO grading aims to support better decision-making, improve transparency and align the industry with modern standards of performance and user experience.
Samantha McClary, BCO chief executive, said: “As demand for high-performing, sustainable and amenity-rich workplaces continues to grow, the industry needs a shared language to distinguish truly exceptional space. The proposed framework supports the market’s flight to quality and provides clarity for investors, developers and tenants alike. It’s about creating offices that deliver long-term value – for people, for performance and for the planet.”
Sam Jamieson, head of office agency for Leeds at JLL, said: “Leeds has been central to this research, and Wellington Place shows just how far building standards have moved in less than a decade. Occupiers in the city are now prioritising sustainability, wellbeing and amenities as much as location, and the new framework will help make those differences clearer.”
Alex Stork, business development manager at Overbury & BCO Northern committee chair, said: “Leeds has seen a rapid evolution in office standards over the past decade. The transformation at Wellington Place, for example, shows how energy performance, digital connectivity and wellness features are now embedded into new schemes.
“Tenants in Yorkshire are asking sharper questions about how buildings perform – from EPC ratings to NABERS targets – and the framework gives us a transparent way to benchmark that quality. It ensures regional markets like Leeds can clearly demonstrate the progress they’ve made and the value they offer to occupiers.”
