daily menu » rate the banner | guess the city | one on oneforums map | privacy policy | DMCA | news magazine | posting guidelines

Go Back   SkyscraperCity > European Forums > UK & Ireland Architecture Forums > Projects and Construction > London Metro Area

London Metro Area London Calling...



Global Announcement

As a general reminder, please respect others and respect copyrights. Go here to familiarize yourself with our posting policy.


Reply

 
Thread Tools Rating: Thread Rating: 21 votes, 4.86 average.
Old June 29th, 2007, 11:43 AM   #1
jef
Registered User
 
Join Date: Jan 2005
Location: Brussels/London
Posts: 3,349
Likes (Received): 5

Elizabeth House Redevelopment | Waterloo | 123m/53m | 29/10 fl | Approved

P&O Estates and Morgan Stanley have today submit planning applications for three skyscrapers for a site next to Waterloo Station at Elizabeth House.

The two office buildings are 28 and 22 floors and are due to be built speculatively. There is a 33-storey residential tower on the site. The scheme would habve 1.4 m sq ft of space in total.

Here is the story in the FT. Pictures are available in this week's Property Week.


http://www.ft.com/cms/s/d456ff9e-25d...b5df10621.html
Three skyscrapers planned for site next to Waterloo station
By Jim Pickard,Property Correspondent

Published: June 29 2007 03:00 | Last updated: June 29 2007 03:00

Plans for a £1bn scheme featuring three skyscrapers will today be unveiled for a site next to Waterloo station currently occupied by a 1960s eyesore.

Elizabeth House, just to the edge of Waterloo, is a multi-let 1960s office block that vies with the likes of Centerpoint as London's least charming modern building.


ADVERTISEMENT
It was built to house government workers by architect John Poulson, whowas later jailed for corruption relating to the building of council housing in the north of England.

P&O Estates and Morgan Stanley, the owners, have submitted plans to Lambeth council for two speculative office blocks of 28 and 22 floors apiece and a 33-storey residential tower on the site. The scheme would have 1.4m sq ft of space in total - the equivalent of nearly three Gherkins.

The project is one of a series of schemes that are set to breathe new life into the area. Shell is expectedto embark on a revamp ofits South Bank complex this summer by inviting developers to build around its landmark tower. Meanwhile,Network Rail is poised to carry out a redevelopmentof Waterloo station.

The new plan for Elizabeth House is the third proposal from its owners in only a few years. At first P&O hired RHWL, the architects, to build a 33-storey, sail-shaped structure that proved controversial and was dropped.

The group then wonplanning permission three years ago for a "three sisters" scheme that would have included a 460ft tower with 32 stories.

However, it subsequently dropped this plan and asked Allies & Morrison, the architects, to come up with a new plan. The new trio of towers are significantly shorter at 295ft, 350ft and 383ft.

The ports company, which agreed a takeover bid byDP World more than a year ago, sold a 90 per centstake in Elizabeth Houseto Morgan Stanley Real Estate Funds in February last year.
jef no está en línea   Reply With Quote

Sponsored Links
 
Old June 29th, 2007, 11:56 AM   #2
Newcastle Guy
Registered User
 
Newcastle Guy's Avatar
 
Join Date: Jul 2005
Location: Vancouver
Posts: 9,033
Likes (Received): 174

The tallest is 117m then.

The other two are 90m and 107m.

Can we expect renders today?

Last edited by Newcastle Guy; June 29th, 2007 at 12:02 PM.
Newcastle Guy no está en línea   Reply With Quote
Old June 29th, 2007, 12:31 PM   #3
Manuel
Registered User
 
Manuel's Avatar
 
Join Date: Sep 2002
Posts: 9,952
Likes (Received): 15

Good height for such location! Allies and Morrisson are known for their very sleek glass design. Cant wait for the renderings!
Thanks for posting jef!
Manuel no está en línea   Reply With Quote
Old June 29th, 2007, 01:13 PM   #4
london lad
Registered User
 
london lad's Avatar
 
Join Date: Feb 2003
Location: London
Posts: 8,765
Likes (Received): 486

propertyweek has a tiny pic if u can make it out.

It lloks like a wall of towers ala bank st now as they are all similar in height to the shell centre. So EH have struck again & got a scheme reduced in height to stumpy 100m towers.
london lad no está en línea   Reply With Quote
Old June 29th, 2007, 01:34 PM   #5
gothicform
Bossman
 
gothicform's Avatar
 
Join Date: Jul 2002
Location: s****horpe
Posts: 30,786
Likes (Received): 3046

yeah and the morons who took over p+o have changed ALL the email addreses, the old ones simply dont work. seems no one thought of this when the company took over, i wonder how many emails theyve simply lost.
gothicform no está en línea   Reply With Quote
Old June 29th, 2007, 01:34 PM   #6
wjfox
Futurist
 
wjfox's Avatar
 
Join Date: Nov 2002
Location: L O N D O N
Posts: 37,492
Likes (Received): 6172

http://www.elizabethhouseredevelopme...me_design.html
__________________
FutureTimeline.net...
wjfox no está en línea   Reply With Quote
Old June 29th, 2007, 01:39 PM   #7
jef
Registered User
 
Join Date: Jan 2005
Location: Brussels/London
Posts: 3,349
Likes (Received): 5

I am not sure it is the new design.
I agree with Andy on this. It kooks like a wall as far as I can see.
Seems a bit disappointing at least as seen from some distance. But it is down to EH after all as they made it clear they would call in the development if too tall.

These guys at EH have far too much power in England. Fortunately it is now too late for them to stop the Shard and Bishopsgate.

Last edited by jef; June 29th, 2007 at 01:51 PM.
jef no está en línea   Reply With Quote
Old June 29th, 2007, 01:49 PM   #8
london lad
Registered User
 
london lad's Avatar
 
Join Date: Feb 2003
Location: London
Posts: 8,765
Likes (Received): 486

P&O Estates and Morgan Stanley unveil ambitious plans for London’s South Bank

By Claer Barrett

Two of the world’s biggest investors have revealed their plans for a £1bn mixed-use scheme on London’s South Bank.

P&O Estates and Morgan Stanley Real Estate were today due to submit a planning application totalling 1.4m sq ft of space.

The Allies & Morrison-designed scheme will stand on the site of Elizabeth House, the 1960s building that runs alongside Waterloo station.

The scheme comprises two office blocks, one of 28 storeys and one of 12 storeys, totalling 845,000 sq ft. In addition, there will be a 33-storey residential tower comprising 280 flats.

P&O Estates director David Hudson told Property Week: ‘We are absolutely confident that Waterloo is a great place to be, and we have to create critical mass for major occupiers to take the area seriously. We have contact with a number of them and they are waiting to see if we get planning permission.’
london lad no está en línea   Reply With Quote
Old June 29th, 2007, 01:51 PM   #9
london lad
Registered User
 
london lad's Avatar
 
Join Date: Feb 2003
Location: London
Posts: 8,765
Likes (Received): 486

resh Waterloo

29.06.07

P&O and Morgan Stanley today submit plans for a £1bn scheme on London’s South Bank.

By Claer Barrett

Advertisement


P&O Estates and Morgan Stanley Real Estate are today due to submit a planning application for a £1bn mixed-use scheme in Waterloo.

Totalling 1.4m sq ft across three buildings, the scheme will stand on the site of Elizabeth House, a dilapidated 1960s office building that runs the length of Waterloo station.

The Allies & Morrison design features two office blocks, one of 28 storeys and one of 22 storeys, totalling 845,000 sq ft, and one 33-storey residential building with 280 flats. The project takes a more subtle approach than a previous scheme withdrawn by the developers in 2005.

The central office building will have a ‘wooded grove’ planted on its roof (see box, overleaf). Speaking exclusively to Property Week, the developers say that, if planning is granted, they would seriously consider speculatively developing the entire scheme without a prelet.

P&O Estates director David Hudson concedes that 10 years ago big companies would baulk at the thought of locating south of the Thames. However, the success of the South Bank has been proven by developments such as More London, Land Securities’ Bankside, and a swathe of schemes planned along Blackfriars Road in Southwark.

Waterloo is the third-busiest station in London, after Liverpool Street in the City and Victoria, but has never been a key office hub.

Hudson describes the scheme as ‘the first phase of the Waterloo station redevelopment, and hopes that, when Network Rail launches a competition for development partners next year, P&O and Morgan Stanley Real Estate will be in prime position to win it.

Coupled with emerging plans for the adjacent Shell Centre, and nearby schemes being worked up by rival developers, Waterloo could win the battle for corporate occupiers.

‘Whether we prelet a portion of the space or have firm expressions of interest, we will go ahead,’ says Hudson. ‘Once we have pressed the button on demolition, we will build the whole thing. We are absolutely confident that Waterloo is a great place to be, and we have to create critical mass for major occupiers to take the area seriously. We have contact with a number of them and they are waiting to see if we get planning permission.’

Although both office buildings could be subdivided, Hudson says: ‘There is a realistic chance we will get a single occupier for one building. That is certainly what we will be aiming for and people are expressing interest.’

The design of the new buildings will make it easier for pedestrians to find their way around. ‘Come out of the station today and people get lost among dustbins, service roads and taxi routes,’ says Hudson.

This problem will be solved by dropping the level of the site’s north end by 2.5 metres and creating a traffic-free central square between the buildings, which opens an entrance to Waterloo Underground, and has escalators feeding into the bases of all three buildings.

‘The buildings will not have a front or a back, and will be serviced from underground,’ Hudson explains. Crucially, this allows for there to be more than one ‘front door’ to each office building, which rival developers concur is a requirement for many users.

‘Reception could be split so one occupier has one side of the core and “ownership” of a specific entrance,’ says Hudson.

No comparison

A planning decision is expected by end of this year, but it will then take a year to mobilise contracts and three years to build out, indicating completion in 2011. The dearth of grade A office development in Waterloo means there are no rental comparables.

In the wider London context, prime rents in other fringe locations are holding up well. Victoria has surpassed £60/sq ft, Paddington hopes to pass the £50 mark, King’s Cross has hopes of £47, and the most recent deals on the South Bank are into the £40s.

‘The agents’ advice we are getting suggests rents of £50-plus,’ says Hudson. ‘We certainly don’t see Waterloo as a budget location. These are very high-quality, expensive buildings. This will already be a discounted figure to the West End and the City.’

Once developed, the assets will be held for the long term.

Funding for the scheme, projected to be worth £1bn, should not cause worry because the two developers are huge and powerful.

‘There is the availability of substantial funds through Morgan Stanley Real Estate and our new owner, DP World,’ says Hudson, adding that details will be thrashed out when planning consent is granted. Then, joint agents Jones Lang LaSalle and BH2 will begin seeking prelets.

‘There is a trend for larger office buildings on the riverbank,’ says Neal Scambler, partner at BH2. ‘Bankside has attracted two big tenants in the Royal Bank of Scotland and IPC, and Waterloo could see the continuation of this.

‘The Jubilee Line is a real attribute. As there is hardly anything available at Canary Wharf, you could see several organisations taking expansion space here as it’s only a few stops away. The Waterloo and City Line means the City is one stop away.’

There’s the hub

Jones Lang Lasalle director Philip Howells adds: ‘If you look at a map, we are actually on the east bank of the Thames, not the south bank.

‘Of all the non-core markets Waterloo is closer to the West End than people realise you are literally on top of a transport hub and you have access to all the cultural attractions of the South Bank. The only thing the area hasn’t had going for it is quality office space until now.’

Savills is advising on the residential aspects of the scheme.

‘This is a fantastic regeneration opportunity, but the big question is whether the relocation of the Eurostar terminal in November will negatively affect the market,’ says Daniel Van Gelder, director of Exemplar Properties.

P&O maintains that the conversion of the international terminal to domestic services will increase the number of peak-time passenger journeys by 30,000 a day.

Delancey will demolish York House on Lambeth Palace Road by the end of the summer, and has planning consent for a 243,000 sq ft office scheme in a joint venture with Invista.

‘It is about time something happened in Waterloo,’ says office portfolio director Stafford Lancaster. ‘We will proceed on a prelet basis, but have not ruled out a speculative start.’

Branded Westminster Place, Lancaster warns of the two-year negotiation period with Lambeth Council over a section 106 agreement.

Rival developers note that P&O and Morgan Stanley Real Estate’s long track record with Network Rail puts the consortium in prime position to be selected as development partner for the whole of Waterloo station.

This would involve the creation of an office tower on top of the station and 200,000 sq ft of retail space.

‘We would be very keen and Network Rail knows we are interested,’ is all Hudson will say.

Whether the application will prompt Shell to make a decision about the future of its adjacent Shell Centre remains to be seen. The largest office building in the area is undergoing a £80m refurbishment and developers await news of surplus land surrounding the tower coming to the market. Shell and its adviser, CB Richard Ellis, are maintaining a clam-like silence, but P&O believes Shell will continue to occupy its tower and is additionally seeking 250,000 sq ft of expansion space.

‘Shell is keen on our scheme happening as it will set the precedent of commercial development at Waterloo,’ says Hudson.

CBRE West End agency head Simon Tann is confident about Waterloo’s letting prospects.

‘There is massive pressure to find lower-cost alternatives to the West End and rents are pushing higher in the fringes,’ he says. ‘This scheme will deliver a lot of space in one place, but it is no different to Victoria a couple of years ago when Cardinal, Belgrave and Victoria Central delivered nearly 1m sq ft. It was an “Oh my god” situation, but now it has all gone, and the vacancy rate is less than 2.5% overall.’
The grand design
-

Creating a ‘wooded grove’ on top of a South Bank office building will no doubt delight visitors to the London Eye, who will have a bird’s eye view as they rotate past. But aside from this feature which is a private space, and therefore can only be enjoyed by the eventual occupier of the building the design of the redevelopment of Elizabeth House is rather conservative.


Its white tones were chosen deliberately to emulate County Hall and the Shell Centre. Architect Allies & Morrison has broken up the rectangular office blocks by gently twisting each floorplate a few degrees to create a stacked effect, and the two-tone fins on the exterior cladding are distinctive. But by choosing to frame the dominant Shell Centre rather than opting for a radical tower to challenge it, P&O and Morgan Stanley believe planning will move more swiftly.


The views of the development from other parts of London have already been approved by English Heritage, the Commission for Architecture and the Built Environment, Lambeth Council and the Greater London Authority. Importantly, for a development on top of a key central London station, Network Rail is also firmly on board, and Shell looks unlikely to lodge any objections.


Previously, a sail-shaped 32-storey tower on a podium with office and residential uses was proposed (pictured left). However, the RHWL-designed scheme was withdrawn in 2005 after Transport for London opposed plans to realign York Road.


P&O has owned Elizabeth House since the 1960s, but only acquired the freehold from the Department of Transport last year. In February 2006, it sold 90% of its interest in the site to Morgan Stanley for £61m.


The existing building is let on a variety of short-term leases, at top rents of £23/sq ft. None of the tenants has more than 12 months left on their lease, pending demolition.


In the partnership arrangement, P&O Estates is in charge of overseeing the development. It hopes the three and a half-year consultation period with Lambeth, English Heritage, Network Rail, the GLA, CABE and other stakeholders will pay off. P&O Estates’ portfolio also includes Regent Quarter at King’s Cross, the London Gateway, a new proposal for a huge container port in the Thames Gateway and a portfolio of business parks.
london lad no está en línea   Reply With Quote
Old June 29th, 2007, 02:04 PM   #10
DarJoLe
Registered User
 
DarJoLe's Avatar
 
Join Date: Sep 2002
Location: London
Posts: 17,071
Likes (Received): 1739

Allies & Morrison, whilst high quality, are probably one of the most boring architectural practices around today.
DarJoLe no está en línea   Reply With Quote
Old June 29th, 2007, 02:27 PM   #11
jimmyay
Registered User
 
jimmyay's Avatar
 
Join Date: May 2007
Posts: 190
Likes (Received): 0

just read property week and these towers look crap, actually. like a 60s throwback , very dull walls, drab drab , drab - almost like the old department of the environment buildings at Marsham Street!

love the way they "nod" to the current trend for all things "eco" by plonking a shitty forest on the roof in a vain attempt to make the building "now" "cool" and "interesting" How utterly pointless.
jimmyay no está en línea   Reply With Quote
Old June 29th, 2007, 02:34 PM   #12
wjfox
Futurist
 
wjfox's Avatar
 
Join Date: Nov 2002
Location: L O N D O N
Posts: 37,492
Likes (Received): 6172

Why is it so difficult to get renderings of certain projects? For ****'s sake, I want big glossy renderings... now!!!

*sigh*
__________________
FutureTimeline.net...
wjfox no está en línea   Reply With Quote
Old June 29th, 2007, 02:44 PM   #13
gothicform
Bossman
 
gothicform's Avatar
 
Join Date: Jul 2002
Location: s****horpe
Posts: 30,786
Likes (Received): 3046

wouldnt be a problem at all if p+o hadnt been taken over by dubai ports. all the phone numbers and email addresses for their guys on this project have changed.
gothicform no está en línea   Reply With Quote
Old June 29th, 2007, 03:00 PM   #14
gunners
Registered User
 
gunners's Avatar
 
Join Date: Dec 2005
Location: London
Posts: 155
Likes (Received): 0

i think that is the first time i have seen will swear!
gunners no está en línea   Reply With Quote
Old June 29th, 2007, 03:45 PM   #15
gothicform
Bossman
 
gothicform's Avatar
 
Join Date: Jul 2002
Location: s****horpe
Posts: 30,786
Likes (Received): 3046

dont worry will, i should get images soon enough. not least as i have a magazine deadline for monday! took six damn emails before i could get in touch with the right people...
gothicform no está en línea   Reply With Quote
Old June 29th, 2007, 04:06 PM   #16
london lad
Registered User
 
london lad's Avatar
 
Join Date: Feb 2003
Location: London
Posts: 8,765
Likes (Received): 486

Theres about 4 images with the article but I wont be able to post until tomorrow, although TBH they don look that much different to what is on the old elizabethhouse development website- quite nice cladding but dull dull dull squatish boxes.
london lad no está en línea   Reply With Quote
Old June 29th, 2007, 04:29 PM   #17
potto
Registered User
 
potto's Avatar
 
Join Date: Sep 2002
Location: London
Posts: 14,937
Likes (Received): 1942

ugh what a waste. What is wrong with this city?!?!
potto no está en línea   Reply With Quote
Old June 29th, 2007, 04:36 PM   #18
DarJoLe
Registered User
 
DarJoLe's Avatar
 
Join Date: Sep 2002
Location: London
Posts: 17,071
Likes (Received): 1739

Just imagine three taller but dumpier Bankside 123 buildings. That's all they seem to be able to design.
DarJoLe no está en línea   Reply With Quote
Old June 29th, 2007, 04:46 PM   #19
gothicform
Bossman
 
gothicform's Avatar
 
Join Date: Jul 2002
Location: s****horpe
Posts: 30,786
Likes (Received): 3046



here we are... more detailed high res images to follow once they come through. im told they are VERY big.
gothicform no está en línea   Reply With Quote
Old June 29th, 2007, 05:13 PM   #20
DarJoLe
Registered User
 
DarJoLe's Avatar
 
Join Date: Sep 2002
Location: London
Posts: 17,071
Likes (Received): 1739

They do absolutely nothing for me.
DarJoLe no está en línea   Reply With Quote


Reply

Thread Tools
Rate This Thread
Rate This Thread:

Posting Rules
You may not post new threads
You may not post replies
You may not post attachments
You may not edit your posts

BB code is On
Smilies are On
[IMG] code is On
HTML code is Off



All times are GMT +2. The time now is 03:12 AM.


Powered by vBulletin® Version 3.8.8 Beta 1
Copyright ©2000 - 2014, vBulletin Solutions, Inc.
Feedback Buttons provided by Advanced Post Thanks / Like v3.2.5 (Pro) - vBulletin Mods & Addons Copyright © 2014 DragonByte Technologies Ltd.

vBulletin Optimisation provided by vB Optimise (Pro) - vBulletin Mods & Addons Copyright © 2014 DragonByte Technologies Ltd.

SkyscraperCity ☆ In Urbanity We trust ☆ about us | privacy policy | DMCA policy

Hosted by Blacksun, dedicated to this site too!
Forum server management by DaiTengu