A 7,000 m2 office development of five storeys over double basement. The building achieved nZEB, BER A3, LEED Platinum and WELL accreditations. The project was an early forerunner for nZEB compliance before this was either mandatory or usual. The scheme uses many significant innovative design approaches including night time ice generation and the reuse of waste heat to provide a highly efficient building. The consultant used extensive dynamic system simulation to achieve a 26% energy saving through various innovative measures. The project was Highly Commended in the RIAI 2021 Sustainability Awards.