The Crown Estate acquires Harwell East site, with potential for 4.5 million sq ft of science space

The Crown Estate has today announced it is significantly expanding its science, innovation and technology portfolio with the acquisition of Harwell East, a 221-acre site next to the Harwell Science and Innovation Campus in Oxfordshire. The acquisition forms part of The Crown Estate’s commitment to invest up to £1.5bn in the sector over the next 15 years.  

Delivering on The Crown Estate’s objective to create world-class lab space for the benefit of the UK, Harwell East is projected to have a Gross Development Value of £4.5bn. It could feature up to 4.5 million sq ft of office, laboratory and advanced manufacturing space and up to 400 homes, increasing national GDP by an estimated £2.5bn and generating 30,000 jobs nationally.  

The Harwell site is of global significance and a cornerstone of the UK research industry. The site sits within the Oxford-Cambridge (OxCam) Arc – the area of economic priority that is a global hub for science, innovation and research, driving national prosperity and economic growth.  

Despite the UK’s position as the third-largest tech ecosystem globally¹ and Oxford University being the world’s leading university for spinouts², there is a key barrier to achieving growth – a lack of lab space, mid-tech and advanced manufacturing accommodation. This is especially the case for early-stage businesses in supply-constrained locations such as Oxford, making it harder for promising companies to scale and stay in the UK. When developed, Harwell East can provide these businesses with space to grow in the future on a long-term basis, while also helping to meet growing occupier demand for the Harwell Campus, where over 50 organisations have joined in just the past two years.  

Dan Labbad, Chief Executive at The Crown Estate said: “The UK’s science, innovation and technology community is pushing the boundaries of progress in areas from AI to advanced manufacturing. But they need the specialised lab facilities and housing to realise potential.  

“The ambition of Harwell East is to create the space for great science to flourish, and to fuel growth and success not just in the region but for the benefit of the whole country.  

“This acquisition marks the latest step on our journey to support the UK’s fast-growing sectors. At a time when delivering world-class science, innovation and technology space is so important to the future prosperity of the country, our role to act in the long-term national interest makes us perfectly placed to unlock the potential of Harwell East and ensure that the UK stays at the forefront of global innovation.” 

Science Minister and Oxford-Cambridge Innovation Champion Lord Vallance said: "Harwell has been a byword for world-class science and innovation for well over half a century. There are very few places on the planet where you can find such a concentration of talent, infrastructure, and entrepreneurship, which together are fuelling breakthroughs in everything from life sciences and clean energy, to space and particle physics. 

"Opening up Harwell East could help the brilliant businesses and innovators based here to expand and tackle the great challenges of our era, with access to the labs, facilities, and homes they need to do their work. The vast economic potential of this site underlines precisely why we are determined to fully unlock the Oxford-Cambridge Growth Corridor, as an engine for nationwide growth." 

Crucible is actively working with The Crown Estate to secure planning permission for Harwell East, to unlock the site and ecosystem’s full potential. It was originally conceived by Angus Horner of Crucible – former Campus Director at Harwell Science and Innovation Campus. 

Today’s announcement follows the news in May that The Crown Estate had entered into a conditional agreement with Lendlease to create a new joint venture partnership focused on Lendlease’s undeveloped UK land and management portfolio, with the potential to deliver 11 million sq ft of science, innovation and technology workspace. This includes 60 acres above and around Euston Station in London, containing over 4.8m sq ft of potential space for life sciences research and enterprises.  

The Crown Estate is also developing over 1 million sq ft of commercial office and lab space at Cambridge Business Park and acquired the former Debenhams unit in Oxford city centre as part of its partnership with Oxford Science Enterprises and Pioneer Group to deliver 100,000 sq ft of lab space. 

Ed Bussey, CEO at Oxford Sciences Enterprises said: “Harwell has long been a cornerstone of the Oxford ecosystem, and this expansion will help unlock much-needed lab and mid-tech space to support scaling science and technology companies. The Oxford spinouts we build need the right kind of space at every stage of their journey – from startup labs to scale-up manufacturing. The Crown Estate’s acquisition of Harwell strengthens the UK’s ability to grow and retain world-class innovation-led businesses. 

“Oxford Science Enterprises is also proud to be working with The Crown Estate and Pioneer Group on the redevelopment of the former Debenhams building in Oxford city centre, creating expansion potential over and above the ambition for Harwell East. Together, these initiatives will ensure Oxford continues to nurture world-class research and enterprise, and that the UK remains a global leader in science and innovation.” 

Angus Horner commented: “This is an exciting commitment by The Crown Estate, doubling down on the multi-generational success and world leading science and innovation at Harwell.    

“This type of project is crucial now, if we are to fully leverage our skills and capabilities to supercharge UK plc and deliver improved social, health and economic wellbeing.” 

¹Dealroom.co, HSBC Innovation Banking, UK innovation 2024 forward look

²Beauhurst, Spotlight on Spinouts, UK academic spinout trends, April 2024