Planning & Development

The Challenge

We were asked to provide development management consultancy in the form of a Senior Development Manager (“Snr DM”) at TfL, at a critical pre-application point for TfL’s planned 200,000 sq. ft. (net) office-led over site development above Southwark Underground Station (“Southwark OSD”).

The Solution

Our Snr DM led various sub-teams in relation to land assembly; public relations with neighbouring affordable tenants and their representing Tenant Management Organisation (“TMO”); public relations with key political and local stakeholders; ongoing design development through RIBA Stages 1, 2, and part 3; co-ordinating the submission of the planning application; dealing with contract and procurement issues for all consultants; dealing with consultants invoices; internal (TfL) reporting; dealing with planned LU Station interventions using LU’s “Pathway” programme tool; navigating through a basic asset protection agreement (“BAPA”) with Network Rail who run the South Eastern rail line on the viaduct to the north of the site; a number of title regularisation matters; and the ongoing development strategy.

The Result

The office scheme is currently enabled for BREEAM Outstanding, Platinum Well Building accreditation, Wiredscore Platinum, and meets TfL’s highest key sustainability performance indicators (“KPI’s). The proposed office-led scheme is to be constructed using a hybrid steel and cross laminated timber (“CLT”) decked frame. Design and construction strategies are ongoing to deal with the use of CLT during construction and in an operational context, whilst being built above a fully functioning Zone 1 tube station.

The Challenge

Bringing forward a viable development on this site which has lain vacant for many years following a previous permission for a BTR-led scheme which was never built out. Issues include re-providing the drive-thru McDonalds which previously occupied the site and is a legal requirement of any future development. Also finding a solution to access and pedestrian permeability, given this is an island site bound by busy roads on all sides. Situated in a gateway location to the north of Canary Wharf, landmark architecture was required to justify the proposal for very tall buildings.

The Solution

Working with Apt Architects, we have been leading consultation with Tower Hamlets Council officers and the Greater London Authority to bring forward a studenthousing led development on this site. The scheme, comprising distinctive towers, acts as a mediator between the clusters of Canary Wharf and Blackwall / New Providence Wharf. In partnership with UCL, 35% of the student rooms will meet the London Plan policies in relation to provision of affordable student accommodation.

The development also includes new office space and incubator units, as well as ground floor retail uses (including the re-provided McDonalds drive-thru) to activate the newly created public realm. The scheme design includes major upgrades to the pedestrian permeability across Trafalgar Way with ‘table-topping’ and two pedestrian crossings. With the ambition to deliver the most sustainable large-scale student housing scheme in the world with ultra-low carbon operational performance, Urbanest has adopted the Passivhaus approach to building design.

The Results

The scheme will bring forward a world class, highly sustainable development within three landmark buildings of 46, 36 and 28 storeys providing almost 1,700 student bedrooms, 68 new homes proposed for university staff and their families, workspace, retail and significant public realm improvements.