The government plans to create a new fund as a way for developers to meet their environmental obligations in a bid to boost housebuilding.Currently, developers often have to establish mitigation measures for environmental harm on individual schemes before they are granted planning permission.Source: ShutterstockNutrient neutrality rules have held up tens of thousands of homesHousebuilders have long said such environmental rules add costs and delay delivery, but environmental advocates say it is essential to prevent species decline and the degradation of natural habitats.The government hopes its new Natural Restoration Fund will allow development to continue at pace while providing funds for natural recovery.Rather than paying for individual site level assessments and delivering mitigation measures themselves, developers will pay into a fund, overseen by a delivery body such as Natural England, which will be responsible for securing positive environmental outcomes, for instance delivering a reduction in nutrient pollutants.In opposition, Labour blocked Michael Goves attempt at nutrient neutrality reforms, but after being elected in July the environment secretary Steve Reed and housing secretary Angela Rayner acknowledged thatthe status quo is not working.TheHome Builders Federationhas previously estimated that the policy has held up building nearly 100,000 homes.In November, the governmentnamed seven councils set to benefit from 47m in funding to unblock around 28,000 homes stalled due to nutrient neutrality rules.For years, vital housing and infrastructure projects have been tied up in red tape leaving communities without the homes, infrastructure and jobs they need, said Angela Rayner, housing secretary, describing the plans as a win-win for development and the environment.Under the new system, the government will lead a single strategic assessment and delivery plan for an area, rather than taking a site-by-site approach.>>See also:Housebuilders hail very welcome shake up of nutrient neutrality rulesThe proposals have been set out in a working paper and the government is seeking views from stakeholders in order to develop the policy.Tony Juniper, chair of Natural England, said: It is evident that we need to take urgent action to address the worsening decline of nature, and we must also lean into the challenges posed by housing shortages.We will continue to work with the Government to help deliver their plans but the two key issues of today, nature and economic recovery, should not be pitted against one another, as we step up efforts to avoid losing what protected remnants of nature remain while also restoring some of what has gone.Instead, we should consider the huge opportunities which can be unlocked through better strategic planning which considers environmental improvements, economic development and green spaces for public enjoyment on a landscape scale.

Worries grow decision will slip into January despite being promised for end of last monthMakes proposals for the ITV Studios siteThe project team on the redevelopment of ITVs former London headquarters on the South Bank is bracing itself for a decision on whether it goes ahead or not to be made in the new year.A ruling on a legal challenge against former communities secretary Michael Goves decision to give the job, designed by Make, the green light earlier this year had been due by the end of last month.A two-day hearing into the scheme finished at the High Court in the middle of October and Mr Justice Mould said he would issue his verdict by the end of November.But worries are growing the decision will now slip into January if it is not made by the end of this week.A local campaign group called Save Our South Bank has argued the former ITV tower could be refurbished to provide 200 homes and 500,000 sq ft of offices while saving a huge amount of embodied carbon compared to Makes full redevelopment approach.Source: ShutterstockThe ITV building has already been wrapped in scaffolding ahead of its possible demolition by McGeeThe job has been mired in a series of planning wrangles for close to three years and the hold-up has seen original contractor Lendlease replaced by Multiplex with the value of the job now worth around 500m.Development manager on the scheme is CO-RE while the funder is Mitsubishi Estate. Others working on the job include including QS T&T Alinea, landscape architect Grant Associates and engineer Arup.McGee is slated to start demolition work if the scheme finally gets the green light ahead of project completion in early 2029.

US practice working with Lipton Rogers on plans to replace current head office of law firm LinklatersEarly sketch of SOM's plans for the 1 Silk Street site1/3show captionLipton Rogers is working up plans with US practice SOM to replace a 1980s office complex next to the Barbican with two new build towers.The firm is acting as development manager for investment manager La Salle on the 21-storey scheme at 1 Silk Street, the current base of magic circle law firm Linklaters.The project team for the 100,000 sq m development also includes Spice Architects, the practice set up two years ago by Karen Cook, one of the co-founders of PLP and the lead architect on Lipton Rogers 22 Bishopsgate, currently the Citys tallest tower.Other firms working on the scheme include engineer Arup and planning consultant DP9.The 1 Silk Street site is currently occupied by two linked buildings of 13 and 17 storeys, Milton House and Shire House, which were built in 1982 and extensively remodelled in 1996.Lipton Rogers said the two blocks will soon be made unlettable due to requirements for commercial buildings to have a minimum EPC rating of C set to come into force next year.The firm is planning to demolish them down to their foundations and build two new linked blocks on the site featuring several greenery-covered terraces, according to an early document submitted to the City by environmental consultant Trium.A full planning application is expected to be submitted next year, with demolition of the site expected to take around 12 months and construction of the new scheme taking three and a half years. The completed building is scheduled to open in 2032.The existing building at 1 Silk StreetLipton Rogers said it had looked at refurbishment options for the site but concluded this would only deliver a compromised solution which would not resolve the existing buildings poor quality office space.It said a new build option would provide a more energy efficient building with flexible and more daylight-filled workspace, and more space on the ground floor for retail.Linklaters, the current sites main occupier, is set to move into new headquarters next year at 20 Ropemaker, the 25-storey building in the east of the City designed by Make and built by Skanska which was being fitted out by ISG before the contractors collapse, with the interior work subsequently being taken on by Structure Tone.The 1 Silk Street site neighbours another major office development designed by Make,the refurbishment of the 1980s building at 48 Chiswell Street for Berkeley Estate Asset Management.

Workload expectations fall in all regions as hopes of recovery fade, RIBA survey findsLast months RIBA Future Trends survey found confidence in the architecture sector plummeted to the lowest level in a yearOptimism in the architecture profession has taken a sharp downturn with practices now expecting workloads to slump over the next few months, according to RIBA.The institutes latest Future Trends survey found the index for future workload expectations plummeted by 11 points last month to -9, the lowest since December 2023 and the steepest fall for more than 18 months.Any index figure below zero indicates practices which responded to the survey, when taken as a whole, expect their workloads to fall over the following three months.The survey found just 17% of practices expect more work to come in over the winter, with 26% expecting workloads to dwindle.The findings come after eight months of relatively stable optimism levels in the sector with the index hovering just above zero since March.But RIBA said the outlook had deteriorated across the country in November, with all but one region reporting falling confidence and none reporting overall optimism about future work.Wales and the West, the least optimistic region, has seen its workload index plunge by 32 points, while the North of England, previously the most positive region, has fallen by 24 points to zero.Workload confidence in all four monitored work sectors has also fallen back, with private housing slumping six points to -11, the commercial sector falling four points to -2, the public sector slipping four points to -8 and the community sector worsening by four points to -8.> Also read:Is an oversupply of architects driving down fees?> Also read:Labour must deliver on its promised planning reforms to drive economic growthThe survey comes in the wake of the governments tax-raising autumn Budget, which resulted in the Office for Budget Responsibility downgrading its growth forecast for most of the rest of this Parliament.RIBA head of economic research and analysis Adrian Malleson said the growing optimism of the second half of the year has now dissipated.The recent budget has not brought market confidence. Commentary received from practices in November describes a tough market. Planning delays continue to hinder project progress, fee competition remains intense, and some clients are paying late for services. These combined challenges weigh down on practice profitability.Some practices report concerns that, following the budget, inflation and interest rates will be higher than was expected. Nevertheless, some practices strike a more positive note, describing an increase in enquiries and expectation of new work secured for 2025, as interest rates further fall.Current workloads for practices are now an average of 11% lower than they were 12 months ago, although RIBA said the pessimism is mostly contained within smaller practices, with practices employing more than 11 staff remaining largely positive.

More than 36,000 military homes were sold in 1996 by MoDThe government is planning major redevelopment of military homes after a 6bn repurchase of stock from a private owner, the chief of the Defence Infrastructure Organisation has said.The Ministry of Defence (MoD) announced this morning that it had bought back the 36,347 military homes which comprise the married quarters estate, reversing a sale undertaken by the government in 1996.Source: ShutterstockThe purchase by the MoD, supported by UK Government Investments, will bring to an end a legal dispute between the government and the estates previous owner Annington.Billionaire Guy Hands, whose private equity company Terra Firma owns Annington, had taken the government to court over its leasehold reforms earlier this year.Around 55,000 houses were sold in 1996 to Annington for an average of just 27,000 each, with the government renting them back at a discount.Despite this, the government has estimated that taxpayers are 8bn worse off as a result of the 1996 deal.It said that, when not subject to leases, the estate is now valued at 10.1bn.The deal that had passed ownership to Annington also prevented the MoD from being able to demolish properties or build additional homes for service families.The announcement comes in advance of a new military housing strategy, which will be published next year.Mike Green, chief executive at the Defence Infrastructure Organisation, told Building Designs sister title Housing Today it is the intention to invest significant amounts of money in the estate.Its not because we want to be a developer. Its because we want great houses for armed forces families, he said.Green described the 1996 sale as a very bad deal and said its reversal brought numerous opportunities.First off, we can hopefully turn military housing from tolerable to aspirational, he said, citing damp and mould as persistent issues.He said around two-third of the estate needed rebuilding and said the existing lack of density meant there could be room for up to 150,000 additional houses.There isnt one solution. MoD may want to sell some land to generate some money to develop other bit, he added.We may want to use private finance. We may want to work with builders to build houses. We may be doing swaps.It will be a whole mixture of how we get this done. We may well sell some sites, we may well do some partnerships. We may well develop some ourselves.The government already has plans to submit applications for 265 new houses and apartments at RAF Brize Norton in Oxforshire and further plans, to be submitted in the spring, for around 300 new houses at Catterick Garrison in North Yorkshire.

Bury House decision pleases Historic England but heritage group attacks 1 Undershaft green light given at same hearingStreet level view of the proposals for the Bury House siteThe City of London has refused plans by Stiff & Trevillion for a highly controversial 43-storey office tower due to concerns over the impact it would have on Britains oldest synagogue.Councillors voted 14 against and eight in favour of the Bury House scheme at a planning committee meeting on Friday despite a recommendation for approval from planning officers.It comes three weeks after communities secretary Angela Rayner intervened in the decision by issuing an Article 31 order preventing councillors from granting permission while the communities secretary considered whether or not to call in the application.The Citys refusal now means Rayner will not need to call in the scheme, although its developer Welput could launch an appeal.Welput said it was surprised and very disappointed by the decision and is currently considering all our options.We believe this project would address the increasing demand for sustainably-designed, high quality business accommodation and would play a crucial role in enhancing the Citys attractiveness and ensuring sustained growth and prosperity for its diverse business community, aspokesperson for the developer said.Stiff & Trevillions plans for Bury HouseFridays vote was the second time the tower has been turned down following an initial refusal in 2021, which prompted a series of design revisions including a height reduction of five storeys unveiled in March.The site neighbours the grade I-listed Bevis Marks Synagogue, built in 1701 and the oldest synagogue in Britain in continuous use and the only non-Christian place of worship in the City.The proposals have sparked a row at the City over the balance between promoting new development and protecting heritage sites and provoked 1,300 objections from members of the public.Planning officers argued in a 574-page report last week that the scheme would preserve the setting of the synagogue and the Creechurch conservation area within which the site is located.But this was challenged in the meeting by several planning committee members and former lord mayor of the City of London Michael Bear, who described claims that the scheme would enhance the conservation area as Orwellian doublethink.Bear, who led the City of London Corporation between 2010 and 2011, said: It is quite unprecedented for a pro-growth former lord mayor of the City of London to address you as an objector but this audacious application leaves me with no choice.He said the synagogue was a living centre of an important minority community and something to be celebrated in our multicultural city, adding: It sounds like the officers recommendation completely disregards the City traditions I have mentioned as well as the importance of multiculturalism and religious tolerance.Bear also said the height reduction of the proposals made no significance change on its impact on the synagogue compared to the previous refused application.Much of the controversy stemmed from concerns the tower would obscure the passage of the moon through the sky when viewed from the synagogue grounds, which would impact the ability of the Sephardi community to practice the Kiddush Levana ritualCouncillor Natasha Lloyd-Owen said that the chipping away at this access to sunlight for this important and valuable grade I-listed building does not justify the continued chipping away.For me it is a beautiful example of why all of those really stringent St Pauls requirements that sometimes feel a bit heavy handed are the only way we can prevent this taking place.The grade I-listed Bevis Marks Synagogue is located just 40m from the Bury House siteBut councillor Tom Sleigh, who voted in favour of the proposals, said: This is a part of town that does need a revamp. This is a part of town where we do need to see development, we do need to yield the economic benefit that this site would bring, so recognising that public benefit, I think that trading that off against what I think is indeed a concern from a very valuable minority community here in the City who we desperately want to protect and look after, in my view, this is an application that I will support because I think officers have made a very difficult and correct decision.Historic England praised the committees refusal, which it said would have also harmed the setting of the Tower of London and of the grade II*-listed Holland House, a 1910s building on the site which would be refurbished and extended under Welputs plans.But the governments heritage advisor criticised the Citys vote to approve 1 Undershaft, which was taken at the same committee meeting, saying the people of London deserve better.The 74-storey tower, designed by Eric Parry for developers Stanhope and Aroland, is set to be the apex of the Citys main cluster of towers and the joint tallest in the UK with the Shard.A Historic England spokesperson said: We are disappointed that this scheme has been approved because the people of London deserve better.The proposed building will have a harmful impact on precious public space, as well as on the important listed buildings beside the development site and the Tower of London World Heritage Site.We asked for minor amendments to the revised scheme which, if implemented, would still have allowed significant commercial development while also keeping what makes the City of London so special.

Developer Ballymore hopes to start on two Newham schemes next yearSource: BallymoreBallymores proposed Knights Road schemeBallymore has submitted two hybrid planning applications for riverside schemes in east London which together would deliver 3,684 homes.Proposals for schemes at Thames Road, designed by Howells, and Knights Road, designed by Allies & Morrison, have both been submitted for approval to Newham Council.Proposals for the former scheme were first submitted to the council in September 2021 but were stalled when the Greater London Authority raised concerns about the level of affordability in the scheme.The original proposals, which included an affordable housing share of 17%, never went to planning committee and the developer went back to the drawing board, with Howells also asked to add second staircases to the scheme.Both applications flank the developers completed 40-acre Royal Wharf project and have been designed to blend into the neighbourhood.Thames Road, which is adjacent to Thames Barrier Park and Pontoon Dock DLR, would see 1,658 new homes delivered, of which 281 are for affordable tenures.The project would also include 359 co-living suites, a new primary school, light industrial workspace, new parkland, plus ground floor retail and community spaces.Meanwhile, the Knights Road scheme lies a short walk from West Silvertown DLR, and would include 1,667 new homes, 334 of which are affordable.It would also deliver 4,000 sq m of light industrial and flexible workspace, along with improvements to the 4.5-acre Lyle Park.> Also read:Bishopsgate Goodsyard resurfaces as developers eye 2025 construction startJohn Mulryan, managing director at Ballymore, said: Weve been deeply committed to this part of London for several decades, and its a gift to be able to expand upon the success of Royal Wharf so that we can continue to support the neighbourhoods growth and build upon its character.Royal Wharf has become a blueprint for successful brownfield development completed back in 2020 yet to this day delegations from around the world visit to study the project.Subject to planning progress, the developer hopes to begin construction next year.OCSC is structural engineer on the Knights Road scheme with Hoare Lea working on MEP.Hoare Lea is also responsible for MEP on the Thames Road scheme, with Walsh as structural engineer on this job.

The government has rowed back on proposals to require all residential projects on grey belt sites to deliver 50% affordable housing as it published the final version of its long-awaited revisions to national planning policy.In a significant victory for the development sector, the government said that it would instead require speculative applications approved on the newly defined grey belt sites on former green belt land to deliver 15% more affordable homes than in the local housing policy up to a cap of 50%.Housing secretary Angela Rayner has promised to deliver the biggest boost in social and affordable housebuilding in a generationThe change in tack came as the government set out its finalised plans to speed up the planning system in an effort to reach its target of building 1.5 million homes during the course of this parliament.The publication of the formal response to its National Planning Policy Framework consultation at noon today also revealed the extent of the opposition to most of its pro-housing measures with ministers pushing ahead despite the majority of respondents opposing much of the reform package.The change to the previously proposed golden rules will apply to applications seeking to build on so-called grey belt land sites in the green belt which do little to contribute to the green belts core purposes, which relate to keeping the countryside open.The government had said that all sites would have to deliver at least 50% affordable homes or be subject to a viability test on the basis of a stringent benchmark land value which housebuilders had argued would make many, if not most, green belt sites unviable.The Home Builders Federation (HBF) and the Land, Planning and Development Federation (LPDF) had both lobbied to replace the 50% flat rate for affordable housing on grey belt sites promised by Labour as a condition for releasing green belt land prior to the election to be replaced with a 10% affordable housing premium on local policies.The governments change instead requires developers to deliver a 15% premium above local policies. It also states that, at the point at which local authorities have new plans in place, the government will let those authorities set the affordability requirement on grey blt sites themselves.The changes to the National Planning Policy Framework (NPPF), published in draft form in July, confirmed increases in housing targets, which will once again be mandatory, with local councils now expected to demonstrate how they will meet a combined annual target of 370,000 homes. The previous housing targets, which were advisory, had a combined total of just 305,000.Under the finalised NPPF, areas with the highest unaffordability and greatest potential for growth will see targets increase, according to the government, while stronger action is planned to ensure councils adopt new plans.The target has increased by 7,300 in London, compared to the summer, and has also risen slightly in the South-east and East of England regions.The target has fallen in all other areas compared to the consulted version, with the biggest drop in Yorkshire and the Humber.The NPPF will also require councils to review greenbelt boundaries to meet their targets, by identifying lower quality land, on which development will be subject to a set of requirements related to infrastructure and affordable housing provision.> Also read:Planning more clearly is the way to delegate decision-makingIn a statement this morning, housing secretary Angela Rayner said: Todays landmark overhaul will sweep away last years damaging changes and shake up a broken planning system which caves into the blockers and obstructs the builders.I will not hesitate to do what it takes to build 1.5 million new homes over five years and deliver the biggest boost in social and affordable housebuilding in a generation.The final version of the NPPF came after a consultation which saw more than 10,000 responses.The draft NPPF was widely supported across the industry, though there were nevertheless calls for greater support for small and medium-sized businesses, as well as clearer and more precise language to ensure the NPPF is easily interpreted in planning decisions.However, a number of local authorities have come out against Labours attempt to increase targets for their areas, suggesting they are being set up to fail.Addressing the House of Commons in a ministerial statement today, housing minister Matthew Pennycook, said: The views shared with us have been invaluable in helping refine our initial proposals so that we are able to introduce an effective package of reforms today.Changes to the NPPFPennycook told parliamentthere were four areas of significant change to their initial proposals:Housing targetsPennycook told MPs: We fully intend to maintain the level of ambition outlined in July, but we heard through the consultation a clear view that we should do more to target housing growth on those places where affordability pressures are most acute.We have therefore made the method more responsive to demand, redistributing housing targets towards those places where housing is least affordable, while maintaining the overall target envelope.Grey belt definitionThis approach received broad support through the consultation, but a strong desire was expressed to limit the room for subjectivity. We have therefore set out a clearer description of how to assess where the land meets the definition of grey belt and we will be providing further guidance to local authorities in the new year.Housingminister Matthew Pennycook said the final plans showed the government had listened to the consultationThe proposals had come in for criticism from witnesses at the House of Lords built environment committees short inquiry into the matter.It had been suggested that the definition of grey belt lacked clarity and would lead to confusion among planners and a surge in legal challenges.Golden rulesGolden rules proposed a flat 50% affordable housing target with limited use of viability assessments to adjust this.Pennycook said: Through the consultation, we have recognised that this approach risked uncertainty.Rather than a single 50% target, we are introducing a 15 percentage point premium on top of targets set in local plans up to a maximum of 50%. And because that means the target itself will be responsive to local circumstances, we will be restricting the ability for site-specific viability assessments until such time as we have amended viability guidance in the spring of next year.Presumption in favour and transitionPennycook also announced changes to ensure that, where the presumption in favour of sustainable development applies, it will be consistent with the clear requirements in national policy relating to sustainability, density design and the provision of affordable homes.He said the government was also softening transitional arrangements for local authorities at an advanced stage of planmaking.Local authorities will be given two more months to progress their plans. The transitional arrangement will apply where the draft housing requirement in the plan meets at least 80% of local housing need, rather than numerical 200 homes threshold originally proposed.

The 156-unit energy efficient scheme forms part of the councils wider efforts to increase affordable housing supplySwansea Councils application for 156 affordable homes designed by BDP in the Bonymaen community has been given the green light.Source: BDPCGI image of the housing scheme on Brokesby Road, SwanseaThe housing scheme is set to be developed in four phases along Brokesby Road, providing a mix of one-bedroom flats, two-bedroom bungalows and three and four-bedroom houses. All units are designed to lifetime homes standard, meaning they are adaptable as the needs of residents change, such as for wheelchair use.The energy efficient timber frame homes will be highly insulated, solar-powered and heated by ground source heat pumps.Meanwhile, public green spaces, play areas for children and active travel routes form part of the wider proposal. As required in Wales, sustainable urban drainage systems (SuDS) also feature in the plans, aiming to manage rainwater and promote biodiversity.Andrea Lewis, deputy leader and cabinet member for service transformation, said: This is major step forward in our aims of creating more affordable housing in the city, adding to our existing housing stock.We have thousands of people on our waiting lists, some of whom are at risk of being homeless and we are committed to doing all we can to prevent this from happening.This is part of a significant investment by the Council - more than 55 million has been pledged towards housing for 2024/25 and we have committed to spending 250 million during the next five years.The council is currently repurposing a council-owned former community youth centre inBlaenymaes into four council residences and has completed similar transformation schemes at the formerPenlan and Eastside District Housing Offices.

Plans for Square Miles tallest tower backed for the second time almost a decade after scheme was first proposedSource: DBOXThe building will form the apex of the Citys main tower clusterThe City of London has approved Eric Parrys plans for the building that will form the apex of the Square Miles main cluster of towers.Councillors voted 16 in favour and seven against the 74-storey 1 Undershaft scheme, which will be the tallest building in the City and joint tallest in the UK with The Shard, at a planning committee meeting this morning.The Citys approval comes five months after a decision on the scheme, designed for development manager Stanhope and developer Aroland, was deferred by councillors due to concerns over loss of public realm at St Helens Square, a plaza at the foot of the proposed tower.Councillors decided this morning that a series of revisions to the proposals including a reduction in the buildings footprint aiming to save more public space had addressed concerns raised at the previous hearing in July.A strongly worded objection by the chairman of neighbouring occupier Lloyds of London, which had been posted the day before the previous hearing, was also withdrawn ahead of this mornings meeting.It is a major step forward for a scheme which has been in play for nearly a decade, with early plans for a replacement first emerging in January 2015 before receiving planning approval the following year. This scheme was never started and a heavily revised proposal by Eric Parry was submitted last year.The tower will replace the existing 28-storey 1960s St Helens building with the latest plans containing 154,000 sq m of office space, a 2,500 sq m public garden cantilevered out of the 11th storey and a viewing gallery for the Museum of London on the top two storeys.Design changes since July have also introduced a controversial 12.5 metre-wide and seven metre-high digital screen at the base of the tower which would show a rolling programme of sporting and cultural events from 7am to 10.30pm.Source: DBOX1 Undershafts neighbours include the Lloyds Building and the CheesegraterShravan Joshi, chairman of the Citys planning and transportation committee, described 1 Undershaft as a truly remarkable building that will contribute to the Square Miles targets for 1.2 million sq m of new office space by 2040 and its ambition to become a cultural and tourist destination.As another, much needed office development gets approved in the City of London, it speaks to the confidence that global investors have in the London real estate market and the UK economy more widely, he said.Im particularly pleased that we will be able to work with the London Museum to open the uppermost floors of 1 Undershaft to schoolchildren and local communities, a classroom in the sky, developing another inclusive, unique visitor destination that makes the Square Mile the best place to live, work, play and invest.Stanhope chief executive David Camp said:With our track record of delivering some of Londons most notable buildings, were hugely excited as we move into the next phase of redevelopment.The application had been recommended for approval ahead of this mornings meeting despite a series of objections from neighbouring occupiers and heritage groups including Historic England.The governments heritage advisor has maintained strong opposition to the plans due to their impact on nearby grade I-listed assets including the Lloyds building and the loss of open space at St Helens Square.It said in comments published last week that the most recent design changes made the scheme arguably worse than the proposals tabled in July because of the introduction of the digital screen, which it said would dominate the square and considerably change its character and function.The Universities Superannuation Scheme, a 90bn pension scheme which occupies several adjacent buildings, also said last month that the screen would create an environment of surveillance in the square due to the increased security measures it would require to prevent vandalism.But it was confirmed this morning that Lloyds of London chairman Bruce Carnegie Brown, who said in July that the scheme would rob the City of a really important convening space, has withdrawn his objection following meetings with the project team.Now the City has approved the latest version of the plans they will head to the Greater London Authority for further assessment and finally to secretary of state Angela Rayner for final sign off.The consultant team for the project includes WSP as multi-disciplinary engineer, Aecom on costs, DP9 on planning, FMDC on facades, David Bonnett Associates on accessibility, Tavernor Consultancy on townscape and Space Syntax on urban design.

The built environment has broadly welcomed the governments revisions to the National Planning Policy Framework (NPPF) despite some experts warning there may still be some issues for viability of schemes.Angela Rayner unveiled the governments finalised plans to speed up the planning system yesterday in its formal response to its NPPF consultation, which sought views on proposals to enable the construction of 1.5 million homes by 2029.The final document included requirements for new developments to be visually attractive, sympathetic to local character and history, and create a strong sense of place while ensuring inclusivity, accessibility and wellbeing.> Also read:NPPF: Government drops 50% affordable housing requirement for grey belt sitesRIBA president Muyiwa Oki said yesterdays revisions offer a promising path forward but called for greater involvement of architects and more resources for planning authorities.Enhanced emphasis on design quality and sustainability reflects a clear understanding of what constitutes good design, paving the way to create places where people truly want to live, he said.He added that moves to define the meaning of grey belt were significant and signal a willingness to tackle some of the most pressing barriers to large-scale development.But he said: Most importantly, this cannot become a solely numbers-driven exercise. In our cities, towns and countryside people deserve high-quality, well-designed homes that meet their needs and stand the test of time.Planning consultants have mostly welcomed Rayners decision to reduce affordable housing requirements on grey belt land, which had been criticised by developers as too onerous and threatening viability.Changes in the final document included a significant watering down of a previous requirement for schemes on the grey belt, a new land class defined as areas of the green belt which do little to protect the countryside, to contain 50% affordable housing.These schemes will now only need to include 15% affordable housing above local housing policies, up to a cap of 50%.Jason Lowes, planning partner at Rapleys, said it has to be recognised that 50% of nothing is nothing and we need viable development to come forward.But Lowes said concerns remained, including the need to do more to target development where housing is the least affordable and the lack of detail in the NPPF about the shortages of skills needed to get schemes built.There has been little said by the Government about the mechanics of actual delivery, or about the talent needed to build these homes, he said.We have known about the increase in planners to get through casework for some time but this does not solve the very real problem of building them.This could be the missing piece of the puzzle because 1.5m homes in five years when we are at fewer than 200,000 this year will require the construction industry to expand quite dramatically, and very quickly.Craig Pettit, planning director at planning consultancy Marrons, said youd be forgiven for being a little disappointed by the final document compared to the consultation draft but said there were still some fundamental positives.These included changes to the planning committee process, which would allow applications which align with local planning policies to be decided using delegated powers rather than needing to face a vote at a planning committee.For too long politics has been the driving force behind planning decisions, and while it should always have its place, trained professionals should be trusted to deliver housing and infrastructure in a sustainable, considered and strategic way. We can see that Labour is starting to tackle this issue, he said.Committees refuse planning applications for a variety of reasons, some of which are motivated by a fear of change rather than the rationale behind whether a development is necessary or will be beneficial. Seldom are applications that are recommended for approval by officers, rejected at planning committee for sound planning reasons.Pettit said the changes would allow planning professionals to do their job and help to relieve pressure on the system at a local level.Emelye Kenyon, director and head of environmental services at multi-disciplinary consultancy Pick Everard, welcomed the governments clarification of the meaning of grey belt but said some issues remain.Developers will need to demonstrate that their site does not fundamentally undermine the purposes of the remaining green belt, which Kenyon said could prove difficult to overcome.There is still therefore a priority to be given to previously developed land in the first instance where brownfield land isnt an option for the scheme in question, she said.It does appear that this has been designed to ensure the protection of the wider green belt, but it is important to recognise it marks a significant step towards development being possible within the green belt.The hope remains that moving into the future, this planning reform meets that overall aim of progressing development forward in a way that creates positive transformation for communities, without impacting the natural spaces and biodiversity within the countrys green belt.Meanwhile, the UK Green Building Council said the updated NPPF had only made a small step towards achieving greener and healthier communities and proposed linking the framework with climate change policies.The groups co-head of policy and places Anna Hollyman said: Attention on high-quality, sustainable buildings is welcome, but this needs to be complemented by a Future Homes Standard which is fit for purpose and supports ambitious local authorities that want to deliver homes that are energy efficient and comfortable both now and in the future.The planning system should work with nature, not against it. Protecting and integrating biodiversity and providing access to nature is essential to achieving the goal of creating climate safe, healthy and thriving communities. This means conducting biodiversity assessments on all sites, rather than assuming a greenlight for all brownfield development.The changes to the NPPF, published in draft form in July, also confirmed increases in housing targets, which will once again be mandatory, with local councils now expected to demonstrate how they will meet a combined annual target of 370,000 homes. The previous housing targets, which were advisory, had a combined total of just 305,000.Under the finalised NPPF, areas with the highest unaffordability and greatest potential for growth will see targets increase, according to the government, while stronger action is planned to ensure councils adopt new plans.The target has increased by 7,300 in London, compared to the summer, and has also risen slightly in the South-east and East of England regions. The target has fallen in all other areas compared to the consulted version, with the biggest drop in Yorkshire and the Humber.

AHR-designed Hemel Hempstead scheme refused despite being recommended for approvalAHR Architects plans for the gasworks siteBerkeley has said a decision by a council in Hemel Hempstead to block plans to turn a former gasworks into nearly 500 homes shows what the government is up against at local level in its attempts to overhaul planning regulations.Dacorum Borough Council yesterday refused an application to build 476 private and affordable homes designed by AHR and LDA Design on the derelict Hemel Hempstead Gasworks.Berkeley said the site has been largely derelict for over 60 years and has been allocated for housing development in the councils Local Plan since 2013.But the scheme was turned down despite a recommendation to approve the plan from the councils planning department.Berkeley added: Dacorum has a severe housing shortage and delivered an average of around 680 homes over the last three years against an annual target of over 1,000.It said it plans to appeal the decision to the Planning Inspectorate in a process that will take many months and incur significant costs.The housebuilders chief executive Rob Perrins added: The government has made a hugely positive start to fixing our dysfunctional planning system and decisions like this shows what they are up against at local level.> Also read:AHR submits updated plans for 600-home Reading redevelopmentCouncils with severe housing shortages can block new homes on sustainable brownfield sites they have allocated for housing in their own local plans. It makes no sense and we encourage the government to keep up the pressure and continue doing everything it can to break down the barriers and get homes built.Berkeley said it had been working with the council for three years on the scheme which would have also included parkland, childrens play space and a mix of new natural habitats.The project team on the scheme also included ground investigation consultant Ramboll, daylight consultant GIA and structural engineer Patrick Parsons.Dacorum council has been contacted for comment.

Street-level view of the proposals for the Bury House schemePlans for a 43-storey office tower in the City of London which have been put on ice by Angela Rayner have been recommended for approval.City planning officers have advised councillors to grant symbolic approval for the Bury House scheme tomorrow (Friday) at the same meeting which will see a vote on Eric Parrys 74-storey 1 Undershaft, the tallest proposed building in the Square Mile.The communities secretary issued an Article 31 order, which prevents councillors from granting permission, for the Bury House scheme last month after it amassed more than 1,300 objections from members of the public.The planned tower will be 43 storeys tallThe proposed tower, designed by Stiff & Trevillion for developer Welput, would be located in the Creechurch Conservation Area and neighbours the grade I-listed Bevis Marks synagogue, Britains oldest synagogue in continuous use.In a statement, a spokesperson for the developer said: We welcome the City of London Corporation planning officers recommendation that planning permission should be granted for Welputs Bury Street Project.The application, located within the Eastern Cluster a key area designated for significant growth in the office sector will address the increasing demand for sustainably-designed, high quality business accommodation.By creating new jobs and driving economic development, the project will play a crucial role in enhancing the Citys attractiveness and ensuring sustained growth and prosperity for its diverse business community.The schemes perceived impact on the synagogue has been the focus of many of the objections, with one member of the public writing: It is very unlikely that such a building would be allowed next to St Pauls Cathedral, so why is the synagogue not afforded the same protection?The Bevis Marks Synagogue has the same significance for the Jewish community as St Pauls Cathedral or Westminster Abbey have for the wider community.The Citys planning officers admitted the tower would cause a low level of harm to the grade II*-listed Holland House, an unusual pre-Art Deco building on the site which would be incorporated into the new scheme.But the officers report argued the proposals would preserve the setting and significance of Bevis Marks Synagogue and the special interest, character and appearance of the Creechurch Conservation Area.It said any harm caused to heritage assets would be outweighed by the benefits of the scheme, which would include its sophisticated design and its contribution of 1.5% towards the Citys goal to build `1.2 million sq ft of new office space by 2040.

Opportunity described asone of the most significant design projects in recent British historyThe memorial to Queen Victoria, the UKs second longest-reigning monarch, outside Buckingham PalaceThe government has launched the competition to design a 46m memorial for Queen Elizabeth II and given practices a deadline of 20 January to express interest.The Cabinet Office described the permanent memorial, which will be located in St Jamess Park, as one of the most significant design projects in recent British history.The chosen site covers land surrounding the pathway down to the grade I-listed parks lake, across the 1950s Blue Bridge and to Birdcage Walk.Specific elements set out in a competition brief today include the replacement of the Blue Bridge, a statue of the late Queen designed by a sculptor appointed by the winning team, new landscaping, artistic installations and a series of spaces for reflection and celebration.The Queen Elizabeth Memorial Committee, chaired by the Queens former private secretary Robin Janvrin, is working with Malcolm Reading Consultants to find a team of inspired and dedicated artists, architects, engineers, landscape architects and other specialists for the project masterplan.Janvrin said: The memorial must be - simply - a beautiful place, somewhere to visit with family and friends, to enjoy and to reflect on an extraordinary life.The Blue Bridge, built in 1957, will be replaced as part of the memorial projectHe said the committee was looking for teams who thoroughly understand and connect with our ambitions for the project.Interested teams will need to submit a 12-page expression of interest form by 2pm on the day of the deadline for the first stage of the competition and will not be required to submit any design work until the second stage.A shortlist of five finalists will be announced in spring next year, followed by a 10-week design stage before a winning bid is unveiled in early summer.Queen Elizabeth opening the Elizabeth Line in 2022Janvrin, a British naval officer who was the Queens private secretary from 1999 to 2007, said tams would be challenged in the second stage to evoke memories of Queen Elizabeth IIs outstanding contribution to national life and to tell the story of Her Majestys long reign through an original masterplan that is sensitive to the unique setting.Chancellor of the Duchy of Lancaster Pat McFadden added: Queen Elizabeth II was our longest reigning Monarch and Her Majesty dedicated her life to serving the people of the United Kingdom.This National Memorial will provide a permanent tribute to the late Queens legacy, offering space for reflection as well as celebration. We want the very best architects and designers to come forward with their ideas for how this historic project should look.The final design will be announced to coincide with what would have been the Queens 100th birthday in 2026, following approval from the prime minister and King Charles III.The launch of the competition follows extensive engagement by the committee with the four nations of the United Kingdom to inform its scope and brief.The memorial will be located in St Jamess Park on land either side of its lake

Source: Marcus QuigleySource: Marcus QuigleySource: Marcus QuigleySource: Marcus QuigleySource: Marcus QuigleySource: Marcus QuigleySource: Leo CinicoloSource: Leo CinicoloSource: Leo CinicoloSource: Leo Cinicolo1/10show captionThe first phase of the Ebury Bridge Estate regeneration in Belgravia, led by London-based architectural practice astudio, has been completed. The project, commissioned by Westminster council, seeks to set new benchmarks for sustainable and socially inclusive estate renewal. It delivers 226 homes, including 100 council homes for social rent, in one of central Londons most exclusive postcodes.Located in Knightsbridge and Belgravia, the scheme is part of Westminsters wider strategy to address housing needs through community-centred redevelopment. The regeneration of the 1930s estate is intended to create a mixed-tenure neighbourhood while prioritising environmental performance.Astudios founding director, Richard Hyams, commented:This is a once-in-a-generation opportunity to build a whole new estate of this scale in the centre of London. From the outset, our client was dedicated to creating a national exemplar to demonstrate how affordable homes can be provided with design quality and environmental performance at its heart. It has been a privilege to work on such a transformative project.> Also read:Westminster council orders redesign of controversial Ebury Estate to add second staircases> Also read:Westminster green lights controversial Ebury Estate redevelopmentThe first phase introduces four new public squares, 100 council homes for social rent, and additional homes for private sale and leasehold returnees. The overall masterplan will deliver 781 homes across three phases, with more than half designated as affordable housing.The development has achieved BREEAM Communities Outstanding certification and integrates sustainable features such as a ground source heat pump system, greywater recycling, and blue roofs designed to manage stormwater across the site.Visualisation of how the completed scheme will lookSource: astudioTypical floorSource: astudioTypical lower level floor planSource: astudioTypical upper level floor planSource: astudio1/4show captionThe masterplan employed daylight modelling and wind studies to optimise building form and orientation, reducing energy demand and enhancing the usability of outdoor spaces. The design team used parametric modelling to adapt to evolving requirements during the projects development, ensuring flexibility within the overall massing.A council spokesperson highlighted the focus on community engagement, noting that original residents were closely involved in shaping the proposals through workshops and events. Returning residents will be supported in moving into their new homes, with officers assisting 90 families over the coming weeks.Councillor Matt Noble, cabinet member for regeneration and renters at Westminster council, said:This is the start of a new chapter for Ebury Bridge. The completion of the first phase of this scheme, which sees over 200 homes built, half of which are new council homes, showcases our commitment to building more truly affordable homes that are high-quality and fit for purpose in our community and demonstrates that were delivering on our Fairer Housing commitments for the residents of Westminster.The scheme also includes community facilities such as a nursery, fitness centre, and retail spaces, alongside an expanded high street. Construction of the second phase, delivering 334 additional homes, is set to begin in 2025.Project teamWestminster City Council (Client)Bouygues (Main Contractor)astudio (Architect)ARUP (Fire, Sustainability, Underground Drainage, Civils, Facades, Landscape, Structures)Garner and Theobold Project Manager, Quantity SurveyorEnergist (Energy Consultant)Maynard (Wayfinding)Pace Consult (Acoustics)Playle & Partners (CDM consultancy)Shockledge (Temporary Works Design)

Eight-day public inquiry into transformation of former Royal Mint to start in FebruarySource: David Chipperfield ArchitectsDavid Chipperfield Architects proposals to transform Royal Mint Court into Chinas new London embassyTower Hamlets council has refused David Chipperfields plans to transform the former Royal Mint into Chinas UK embassy in a symbolic move following Angela Rayners decision to call in the scheme.Councillors voted unanimously to refuse the scheme in a special meeting of the councils strategic development committee on Monday despite the plans being recommended for approval by planning officers.Rayner called in the 600,000 sq ft scheme in October and notified the council of her intention to hold a public inquiry with the planning inspectorate, which will start on 11 February and run for an initial period of eight days.The secretary of states intervention came three months after Chipperfield resubmitted the application for the scheme, which had been rejected by Tower Hamlets in 2022 due to security and heritage concerns. The new application contains no major changes.The purpose of the councils vote to approve was to demonstrate how it would have determined the scheme if it had the opportunity to do so. The decision will form the basis for the councils case at the upcoming inquiry.Overview of the embassy proposalsRayner did not give specific reasons why she took charge of the scheme but was said in a letter sent to the council by the Ministry of Housing, Communities and Local Government to want to look into the extent to which the proposed development is consistent with the development plan for the area.The letter also listed the extent to which the scheme is consistent with government policies for Conserving and Enhancing the Historic Environment in the National Planning Policy Framework as among issues the secretary of state particularly wishes to be informed about.Under Chipperfields plans for the site, the grade II*- listed Johnson Smirke Building would be refurbished as the main embassy building to host formal reception spaces and offices.The grade II-listed Seamans Registry would also be refurbished under the scheme with various additions to both buildings, which were carried out as part of the mints redevelopment in the 1980s, due to be replaced.Two linked blocks constructed as part of the 1980s redevelopment, Dexter House and Murray House, would be separated and reconfigured, with Murray House stripped back to its frame to create a new ceramic-clad cultural centre.

Bridge in Worcestor designed to remain open during seasonal floodingAerial view of the completed bridge showing its unusual 'hockey stick' shape1/8show captionMoxon Architects and Jacobs have completed a pedestrian and cycle bridge crossing the River Severn in Worcester.The two firms were appointed by Worcestor county council to design the 145m-long Kepax bridge, which links the city centre with a residential north-western suburb.It is named after the Kepax Ferry, a 19th century ferry crossing that operated close to the site of the new bridge, and is the citys third bridge built solely for active travel.From the east, the cable-stayed bridge rises from a high point on the edge of the citys historic Gheluvelt Park, running parallel to the river before curving 90 degrees over the water and landing on an open field that was previously a landfill.The 4m-wide deck is supported by a 29m-tall pylon at the corner of the bridges span and flanked by a series of inward leaning stainless steel rods that alternate between supporting a handrail and cycle railing.Its unusual hockey stick shape was designed to pass over existing riverside paths and parkland without causing any obstructions, while providing a bold, yet elegant form, Moxon said.It is also aligned with high points on the riverbanks, allowing the bridge to remain accessible during seasonal flooding.The bridge was opened on 5 December by Paralympic gold medallist Rebecca RedfernMoxon Architects director Ezra Groskin said the crossing was an important, climate-change resilient addition to Worcesters civic infrastructure, forming a much-needed crossing over the River Severn.While we hope the new bridge will become a landmark that local people are proud of, combining functionality with delight has been our primary concern throughout the project, he added.The bridge was officially opened to the public by Paralympic gold medallist Rebecca Redfern on 5 December.Mark Bayliss, Worcester council cabinet member for highways and transport, said he was thrilled to see this incredible bridge open.He said: The response at the opening event was fantastic, and Im confident this bridge will make a real difference for those who walk, wheel, and cycle around the city.Improving active travel routes is a key priority for us, and this bridge is a game-changer for both Worcester and the wider county.

Wilkinson Eyres designs for the scheme, published ahead of a first round of consultation starting tomorrowLondon developer CO-RE has revealed its plans for a new 31-storey office tower in the City of London designed by Wilkinson Eyre.CO-RE, working for Aviva Investors, has published the first images of the 130 Fenchurch Street scheme ahead of an initial round of public consultation starting tomorrow.The site, located on the southern border of the Citys main cluster of towers, is occupied by a 16-storey 1950s building, Fountain House, which currently lies vacant.This will be demolished to make way for the new tower, which will contain office space on upper levels, a cultural space with public terraces at mid-height and retail units at street level.It is Avivas second proposal for the site following a previous plan for a 17-storey tower drawn up by Farshid Moussavi Architecture which was mothballed four years ago.> Also read:WilkinsonEyre drawing up plans for 150m tower on site of scrapped Farshid Moussavi schemeA spokesperson for the project said Wilkinson Eyres rethink of the scheme, which is nearly double the height and floorspace of the previous proposals, would improve the sites streetscape and public amenities.How the tower would look from street levelIt is also aiming to contribute to the Square Miles target to build 1.2 million sq m of office space by 2040 and its Destination City ambition, which aims to boost the Citys leisure offering.Aviva Investors head of development and real estate Ben Littman said the tower would be a showpiece in a part of the City undergoing rapid development.Fenchurch Street is such a dynamic area in the City of London and arguably the epicentre of development activity in the capital, he said.Our proposals for 130 Fenchurch Street are designed to breathe new life into what is a tired, inefficient and outdated asset, and create a scheme which we think will be a showpiece in this exciting part of the City.The first round of consultation begins at midday tomorrow and will be open to submissions from members of the public until 3 January. A second round will be held in early 2025, with demolition of the sites existing building set to start in early 2026 if the plans are approved.Aviva appointed Wilkinson Eyre on the project more than four years ago but it was stalled until last July, when it brought in CO-RE, which is still waiting to find out if its ITV Studios redevelopment can go ahead, to mastermind the new scheme.Avivas portfolio of schemes in the City include One Liverpool Street, designed by Eric Parry and being built by Mace, and 101 Moorgate, also being built by Mace, and designed by John Robertson Architects.The sites existing 1950s building, Fountain House

Capella, the final residential building in the Kings Cross masterplan, provides 176 homesView from Lewis Cubitt ParkSource: Billy BoltonView from Lewis Cubitt Park.Source: Allies and MorrisonLewis Cubitt Park elevation detailSource: Allies and MorrisonView from Lewis Cubitt Park.Source: Allies and MorrisonSouth-east corner.Source: Allies and MorrisonView from Jellicoe Gardens.Source: Billy BoltonSouth facade, Keskidee Way.Source: Allies and MorrisonWest facade.Source: Allies and MorrisonBuilding entrance on Lewis Cubitt ParkSource: Credit Allies and MorrisonResidents roof terrace.Source: Billy Bolton1/10show captionCapella, the final residential building in the Kings Cross masterplan, has been completed by Allies and Morrison.The 14-storey mixed-tenure apartment block is located on the northern edge of Lewis Cubitt Park and provides 176 homes, comprising 120 market-rate apartments and 56 socially rented units. It also includes retail spaces and shared tenant amenities.The building is faced in cream-coloured brick, with white precast balconies and light green wave-like concrete panels, which aim to reference the lighter tones of nearby buildings such as Luma by Squire and Partners, while contrasting with the predominantly darker material palette around the park.The L-shaped structure hosts a range of apartment types, including studios, four-bedroom homes, duplexes, and split-level units. On the 12th floor, five two-storey maisonettes with private rooftop gardens cap the building, aiming to articulate the skyline.Graham Morrison, Partner at Allies and Morrison, said: As the Google building completes Kings Boulevard to the south of Kings Cross, Capella completes Lewis Cubitt Park in the north. It follows the masterplans design principles to make a space, support the context and fulfil its brief in a straightforward and efficient manner.Its terrace of towers defines the edge of Lewis Cubitt Square and its tenure-blind form adjusts to and completes Keskidee and Chilton Squares. It has been fulfilling to start the masterplan with a sketch and to finish it with one of our buildings.The southern facade is staggered to maximise views towards Lewis Cubitt Park, while the northern side features a balconied elevation bookended by framed facades on Keskidee Square and Chilton Square.Ground floor tenant amenity space. Interior design by Johnson Naylor.Source: Billy BoltonGround floor tenant amenity space. Interior design by Johnson Naylor.Source: Billy BoltonGround floor tenant amenity space. Interior design by Johnson Naylor.Source: Billy BoltonGround floor tenant amenity space. Interior design by Johnson Naylor.Source: Billy BoltonApartment interiorSource: Billy BoltonApartment interior. Interior design by Johnson Naylor.Source: Billy Bolton1/6show captionInternally, apartments are accessed via double-loaded corridors from two daylit lobbies. The layouts, designed by interior architecture and design practice Johnson Naylor, aim to balance efficiency with liveability, providing clear routes from lobbies to residences. All units have either a balcony or terrace. Both market and socially rented apartments share access to a 260m roof garden.The buildings overall form and facade composition were developed to align with the Kings Cross masterplans principles, which guide massing, orientation, and frontages without dictating stylistic uniformity.Fiona Naylor, founding partner at Johnson Naylor, emphasised the importance of collaboration, stating: True collaboration with the design and construction team is critical to achieving excellence and maintaining the integrity of the design. Collaborating with Allies and Morrison holistically from the original masterplan massing has allowed the integration of our thinking on the internal space to link seamlessly with the vision for the buildings exterior.Anthony Peter, development director at Related Argent, added: Capella is the final residential building to complete at Kings Cross, bringing us another step closer to the overall completion of the estate. It has been wonderful to watch this beautifully designed building go from a wire-framed block within a masterplan to a living, breathing building that people can now call home.The Kings Cross masterplan, a 67-acre redevelopment co-masterplanned by Allies and Morrison and Porphyrios Associates, has transformed the former industrial site into a vibrant mixed-use neighbourhood. Encompassing residential, commercial, cultural, and public spaces, the masterplan prioritises connectivity, sustainability, and placemaking. The overall development was shortlisted for the 2024 Stirling Prize.Ground Floor PlanPDF, Size 0.5 mbTypical Floor PlanPDF, Size 1.23 mbSection CCPDF, Size 0.14 mbDownload

Network Rail Property will reveal its redevelopment plans for Victoria Station next yearNetwork Rail has appointed Hawkins Brown and Acme to design a major office-led redevelopment of Londons Victoria station.The two practices are working up a transformational rethink of the central London terminus which is comparable to the overhauls currently proposed by Network Rail for Liverpool Street and Waterloo stations, according to the transport operators property arm.Robin Dobson, group property director at Network Rail Property, said the scheme would enable infrastructure improvements at the station, currently the sixth busiest in the capital, and better integrate its rail, underground and bus services.He told Building Design: We have ambitious plans for Victoria centered around an all transportation hub in a vision across all transportation modes, unlocking lands that we own, commercial opportunitiesand then reinvesting back into infrastructure.The construction cost of the scheme, which will be split into five phases, is currently unknown but Dobson said it had the potential to deliver up to 3bn for Network Rail Property through commercial and retail space.Network Rail is working with Westminster council and Transport for Londons development arm Places for London on the proposals, which are expected to be revealed in a first round of consultation next year.> Also read:We hope to be a good neighbour: how the new Liverpool Street station team is rethinking Londons most controversial projectA full planning application will then be submitted either late next year or in 2026.Network Rail is currently leading the project and is not expected to bring in private sector investment or appoint a development partner until it has complete confidence around planning and the model for delivery, according to Dobson.The transport operator has been taking a much more active role on major projects over the past year, recently replacing plans for a 1.5bn redevelopment of Liverpool Street station, drawn up with Sellar and Swiss architect Herzog & de Meuron, with its own scaled back scheme designed by Acme.Dobson said one of the changes to Network Rails strategy was making sure that we bring private sector capital in at the optimum time, optimum in the sense that weve managed to balance the risk and the return for both Network Rail Property, but also for the private sector [and] also to bring them in when actually you have a real project, and its real in terms of its delivery.> Also read:Network Rail to appoint new development partner for Liverpool Street station only after it gets planningAnd thats why things like what we are trying to do on Liverpool Street, what were trying to do on Victoria, is so important because were positioning it in terms of bringing forward private sector partners when its capable of being delivered.The proposals for Victoria station follow a masterplan for the grade II-listed site drawn up by Allies & Morrison and WW&P, which were appointed in 2019 to identify opportunities for development and potential public realm improvements.Victoria is one of three major station redevelopment projects in the capital which Network Rail is currently working up alongside Liverpool Street and the Grimshaw-designed overhaul of Waterloo, both of which will include substantial overstation office elements.Hawkins Brown and Acme have been contacted for comment.

But PM waters down target to decarbonise the UK grid by 2030, saying only 95% will be powered by clean energyKeir Starmer has promised to fast-track decisions on at least 150 major infrastructure projects by the end of this Parliament but has watered down a government target on decarbonising the UK grid.The prime minister outlined six milestones for the Labour governments first five years in power in a set piece speech at Pinewood Studios this morning, which the party has billed as the most ambitious yet honest programme for government in a generation.Starmer giving the Plan for Change speech at Pinewood Studios this morningIt included a commitment to triple the number of approvals for major infrastructure schemes compared to the last Conservative parliament by streamlining the approval process in the forthcoming Planning and Infrastructure bill.Starmer described the current planning system as a blockage in our economy that is so big it obscures an entire future, adding that it was preventing the construction of projects including roads, grid connections, laboratories, rail lines, power stations and wind farms.Giving examples of delays and cost increases on major projects, including 100m spent on a bat shelter for HS2, he said I tell you now this government will not accept this nonsense anymore.We will send a very clear message to the nimbies, the regulators, the blockers, the bureaucrats, the alliance of naysayers, the people who say Britain cant do this, we cant get things done in our country, he said. Well we say to them you no longer have the upper hand. Britain says yes.But Starmer also scaled back plans to decarbonise the UK electricity grid by 2030, admitting the government was now aiming for 95% clean energy by the end of the decade.The former 100% target had been criticised as mad, bad and dangerous by shadow energy minister Claire Countinho and has been described by the National Grid as incredibly stretching due to the amount of work required over the next five years.Energy secretary Ed Miliband insisted the new target, which had been recommended by the National Energy System Operator, was consistent with Labours pre-election pledge to decarbonise the UK as it had included a strategic gas reserve.Starmers speech also re-committed the governments promise to build 1.5 million homes by the end of this Parliament, although The Times political editor Steven Swinford has reported housebuilding will not significantly increase until 2027.>> Also read:Pennycook convinced 1.5 million homes are deliverable but wont commit to annual targetsOther milestones included ending hospital backlogs, hiring an extra 13,000 police officers, improving education for pre-school children and raising living standards for every region of the country.He admitted he faced an almighty challenge to hit his six milestones by the end of the Parliament and that setting the targets was potentially risky for the government.Some people may have said thats pretty brave, youve seen the books now, you know how hard that NHS milestone is. Building 1.5 million homes is ambitious, perhaps a little too ambitious. And Ill be honest, theyre right, he said.But he added: Given our inheritance on housing starts, clearly if we dont turbocharge housebuilding with reform, we wont meet that milestone. And if that level of candour surprises you, then, honestly, it shouldnt. After all, what is the point of setting a target that you can deliver without bold action? Thats not public service, that is political cynicism.

Farrells has now reduced the height of the 1 Battersea Bridge Road tower by ten storeys since it was submitted for planning at the beginning of this yearFarrells has cut a further five storeys from its controversial mixed-use tower in Battersea amid a flood of more than 1,500 objections from members of the public.The practice has now taken a total of 10 storeys and 60 homes off its original proposals for a 39-storey tower at 1 Battersea Bridge Road after first lopping off five storeys in June.The scheme, which is next to the head office of Foster & Partners, would be the sole high rise building in a predominantly mid-rise location at the southern end of Battersea Bridge.Its second height reduction comes following a storm of protest from locals since it was first submitted for developer Rockwell at the beginning of this year.The application has now amassed a total of 1,567 objections, mostly focusing on the height of the proposed building and its impact on views from the neighbouring grade II*-listed Battersea Park.It has also been criticised by Historic England, which called for the tower to be reduced in height in a letter to Wandsworth council in June warning the scheme would be a harmful and incongruous addition to the London skyline.Historic England sent a second letter to the council last month following the schemes second height reduction, saying it remains concerned and the harm caused would be broadly similar to the previous proposals.While the reduction in height is welcome in principle, the tall building would remain a visually intrusive and incongruous addition to the townscape with wide reaching harmful impacts on the historic environment, the heritage advisor said.The tower would be located on a riverside spot in a mostly low and mid-rise neighbourhoodWe therefore rest on our advice set out in our original consultation response.Promontoria Battersea Limited, which is the applicant for the scheme, notified Wandsworth last month that it was revising the scheme again due to feedback received from key stakeholders since submission of the application.The company said it would also increase the amount of affordable housing in the building from 35% to 50% and change all of the affordable tenures to social rent.The scheme would now provide a total of 110 new homes, down from 160 proposed in June and 170 in the original application, along with 7,000 sq ft of office space and a 2,000 sq ft restaurant.More than 120 people attended the projects most recent consultation event in October, with views said by Farrells to be broadly in favour of redeveloping the sites existing six-storey office block, which was built in the early 1980s.Attendees were also said to have welcomed the provision of new housing and public realm improvements on the site, but were strongly critical of the buildings height in relation to the surrounding townscape.Objections continue to flood in, with one local saying yesterday the tower would be completely out of scale with the site context and dominate its surroundings with an overwhelmingly negative impact in regard to views, massing, daylight and heritage.Another objection, posted on Wednesday, described the cut-down scheme as an absolute eyesore that would be completely out of place, as was the previous proposal of only a few more storeys.The application was originally due to be presented to Wandsworth councils planning committee in the third quarter of this year and start construction in 2025.The tower would neighbour the Foster & Partners-designed Albion Riverside building, an 11-storey luxury apartment block completed in 2003. Fosters head office is on the other side of this building at 22 Hester Road.The project team for 1 Battersea Bridge Road includes DP9 on planning, Montagu Evans on townscape and heritage, Exterior Architecture as landscape architect, Velocity on transport, GIA on daylight, Ashton Fire as fire consultant and EOC as structural and civil engineer.Drawings showing how the scheme has changed

The sites existing 1930s building would be torn down under the redevelopment plans and replaced with a 10-storey office and retail blockSave Britains Heritage are calling for urgent reform to national planning policy following Angela Rayners short-sighted decision to approve Marks & Spencers plans to redevelop its flagship Oxford Street store.The campaign group which led the fight against the Pilbrow & Partners-designed proposals in a 2022 public inquiry said the high-profile case had revealed gaping holes in the UKs national planning policy on embodied carbon emissions.The proposals, which were first approved by Westminster council in 2021 before becoming embroiled in a three-year planning battle, will see the sites existing 1930s building torn down and replaced with a 10-storey office scheme.Save had objected to the plans on heritage grounds but also on their carbon impact and the precedent this would set for future demolish and rebuild projects.> Also read:Heritage, sustainability, and dysfunction: the lessons of the M&S decision> Also read:Rayner backs M&Ss Oxford Street plan to demolish flagship storeThe group said: Its time policy caught up with widespread public and industry opinion. There is still no national policy on embodied carbon emissions from buildings, despite the built environment accounting for a quarter of the UKs total greenhouse gas emissions and the UKs legal commitment to reducing emissions.We need clear rules and a level playing field so that building owners or developers think twice before demolishing reusable buildings. Many developers see the potential of re-using buildings, but want clear guidelines and parameters not a policy vacuum.Aerial view of Pilbrow & Partners plans for the redevelopment of the Marble Arch branch of Marks & SpencerThe charity is calling for reforms to national planning policy which would strongly prioritise reusing historic buildings, end permitted development rights that allow speedy demolition permits and require projects to count carbon emitted during the construction of buildings.Save Britains Heritage director Henrietta BillingsEmbodied emissions from the demolition and construction of buildings equates to 40 to 50 million tonnes of carbon each year, which is more than emissions from aviation and shipping combined.Save director Henrietta Billings said: These are big numbers that can be tackled. Rethinking our wasteful knock-it-down-and-start-again approach to development and reusing and updating existing buildings like M&S Oxford Street is a win-win. Its good for the planet and its good for our towns and communities.She added: No-one is suggesting these buildings are pickled in aspic its a pro-growth approach. Restored and transformed buildings have turbo-charged regeneration all over the country, everywhere from Tate Modern in London to former department stores in Bournemouth, Bristol, Edinburgh and Gloucester.Meanwhile, Tyler Goodwin, founder and chief executive of developer Seaforth Land, said he saw clear commercial benefits in reusing historic buildings.Saves M&S campaign has been a defining case for the property industry at a critical moment in history, he said. Tenants are relying on their office space to win the war for talent and to earn their commute back to the office, and we are seeing a material shift in demand for best-in-class buildings that can offer a unique, authentic, and sustainable office experience that a generic glass box just cant provide.Pilbrow & Partners proposals for the Marble Arch branch of Marks & SpencerRayners decision, announced yesterday, was welcomed by M&S chief executive Stuart Machin who said it came after three years of unnecessary delays, obfuscation and political posturing at its worst.Pilbrow & Partners founder Fred Pilbrow added: Naturally, Im delighted by a decision which is manifestly long overdue. As Stuart Machin commented, we can now get on with the job of helping to rejuvenate the UKs premier shopping street. This is a positive result for M&S, for regeneration and for environmental sustainability.Former communities secretary Michael Gove called in the scheme in June 2022 and finally rejected it in July the following year. This was appealed by M&S and the application went to the High Court, which quashed Goves refusal in March this year, when it was sent back to the office of secretary of state now held by Rayner.

The tower will feature a line of balconies slanting up its western faadeThe public roof gardenThe 'undercroft' public realm space beneath the towerThe 'Sanctuary' space on the 35th floorA new image of the scheme released by the City showing the tower in front of the Walkie Talkie1/7show captionThe City of London has approved 3XNs plans for a 36-storey office tower at 60 Gracechurch Street.Councillors voted to back the planning officers recommendation to approve the proposals at a committee meeting this morning despite concerns from heritage groups over the schemes impact on a neighbouring grade I-listed church.Designed for developers Sellar and Obayashi, the tower will contain around 52,000 sq m of office space and sit above a sheltered undercroft public realm area leading off the street.It will also contain a free to access evening destination on the 35th storey called the Sanctuary and a public roof garden offering views to the west over the City.The new tower will replace the sites existing nine-storey Allianz House, a mid-1990s building containing 13,300 sq m of office space.A new image of the scheme released by the City showing the tower in front of the Walkie TalkieThe City has praised the sustainability of the scheme, which has sought to minimise carbon emissions by avoiding basement excavation and committing the new building to 100% operational energy.Shravan Joshi, chairman of the councils planning and transportation committee, said the proposals align perfectly with the Citys climate strategy and its Destination City programme, which aims to boost the Square Miles retail and leisure offering.> Also read:City set to approve 3XNs 36-storey office tower next weekHe also talked up the schemes approval as an example of how the City remained an active part of Londons commercial development market after the latest Deloitte crane survey showed a decline in office starts over the past six months.It is no coincidence that the City is bucking the global trend of rising office vacancy and stalling construction activity, Joshi said.With a dedicated, solution focussed planning department, combined with clear policy and strategy, we are creating an environment in which developers and investors can help us create a vibrant, thriving Square Mile, for all to enjoy.The application was opposed by Historic England, Historic Royal Palaces, St Pauls Cathedral and the London Borough of Tower Hamlets due to the schemes proximity to heritage assets including the grade I-listed St Mary Woolnoth church.The Department for Culture, Media and Sport has also notified the application to Unesco and is set to submit a report in the coming days to the United Nations World Heritage Centre on the impact which the Citys tower is cluster is having on the Tower of London world heritage site.The project team includes executive architect Adamson Associates, cost consultant Turner & Townsend Alinea, project manager Gardiner & Theobald, structural engineer Arup, planning consultant DP9 and transport consultant Velocity.Meanwhile, the City has approved a 191m funding package to support critical repairs and upgrades at the Barbican Centre.The package will fund phase one of the Barbican Renewal Programme, a five-year project of works at the grade-II listed site.Work will include upgrades to the Barbicans brutalist foyers, lakeside terrace and conservatory as well as making major sustainability improvements to ensure net-zero commitments are met.The 191m represents around 80% of the amount needed for the phase of work with the remainder, around 48m, due to be raised under a major fundraising campaign to be launched by the Barbican Centre next year.The Barbican Renewal Programme design process is being masterminded by Allies and Morrison, Asif Khan Studio and Buro Happold. Construction is slated to begin in 2027 with the first phase of work due to be completed in time for the Barbicans 50th anniversary in 2032.

Guidance on meeting regulations to be simplifiedThe housing secretary has asked the Building Safety Regulator to undertake a fundamental review of guidance on building regulations.Source: MHCLG/ FlickrDeputy prime minister and housing secretary Angela Rayner holds a meeting with stakeholders following a residential fire in Dagenham over the summerIn her opening speech during the House of Commons debate on the Grenfell Inquiry Phase 2 report, Angela Rayner announced the investigation into the Approved Documents.The Approved Documents provide detailed guidance for built environment professionals on how to meet the requirements of building regulations but there have been criticisms that it is too complicated and difficult to use.Both the 2018 Hackitt review and this years Grenfell Inquiry report highlighted these problems, with the former calling theApproved Documents complex, ambiguous and not user-friendly.The review, which will be led by the regulator with the support of external experts, will explore how to make the guidance easier to understand and use, more regularly updated to keep up with new developments and more accessible for smaller firms.TheBuilding Safety Regulator will establish a review panel and appoint a chair to lead its activities in early 2025.

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Source: ECF / Feilden Clegg Bradley StudiosECFs new Salford community will feature 90 affordable homesSalford City Council has green-lit a proposal for a new community in Salford, Greater Manchester.Feilden Clegg Bradley Studios plans feature 90 affordable homes built on brownfield land. The scheme is set to transform the partly-disused industrial Regent Trading Estate in Oldfield Basin.The new development will be delivered by the English Cities Fund (ECF), a partnership between Homes England, Legal & General and placemaking firm Muse. It will be formed around 63 one and two-bedroom apartments and 27 townhouses designed to Passivhaus standards alongside public spaces.The development will be sited next to Islington Mill, the location of the Islington Mill Arts Club (IMAC), a well-known regional base for artists and independent creative businesses.On completion, the housing units will be managed by Derive RP, a registered provider created by Salford Council in 2017 to deliver affordable and social homes across the city.Paul Dennett, mayor of Salford, said: The homes will be built to the highest energy standards which use much less energy to stay warm in winter and cool in the summer. This helps to reduce the energy bills of the people who live there and a smaller environmental impact on the planet.>>See also:The ins and outs of Labours new National Planning Policy FrameworkThe designs have been developed in consultation with Islington Mill Arts Club (IMAC). The project team includes Re-form advising on landscape design and DPP as planning consultant.Source: ECF / Feilden Clegg Bradley StudiosECFs new Salford community will feature 90 affordable homesThe site falls within the Salford Central regeneration area, which ECF is leading on for the city council. As part of the masterplan, ECF has already delivered Greenhaus, 96 affordable homes build to Passivhaus standards on nearby Chapel Street, and is currently on site with their second, Willohaus (100 Passivhaus homes) off Peru Street.Work on site is expected to begin in January 2025, with the main works starting in March 2025.

Engineering firms have launched The Engineers Reuse Collective to drive carbon reduction in construction through material and building reuseSource: Andy MatthewsFrom left to right: Ben Tapley, Whitby Wood; Anna Batty; Heyne Tillett Steel, Andy Yates; Anna Beckett, Buro Happold; James Morgan, Heyne Tillett Steel; Harriet Browning, Civic Engineers; Tom Webster, Webb Yates; Gareth Atkinson, Civic Engineers and Tom Hesslenberg, Elliott WoodSix leading UK engineering practices have come together to establish The Engineers Reuse Collective (tERC), a not-for-profit group aimed at advancing reuse in the built environment as part of efforts to transition the construction sector towards Net Zero Carbon.According to the UK Green Building Council, the built environment is responsible for approximately 25% of the UKs carbon emissions, with embodied carbon accounting for about one-third of this total. The group seeks to address these issues by promoting reuse as a critical component of reducing carbon emissions.The founding firms Buro Happold, Civic Engineers, Elliott Wood, Heyne Tillett Steel, Webb Yates Engineers, and Whitby Wood have formed the collective with support from The Institution of Structural Engineers.Andy Yates, former director of Webb Yates Engineers, is leading the initiative, which aims to align engineering practice with circular economy principles and reduce the carbon footprint of construction projects.The groups stated objectives include promoting and implementing reuse in the built environment through collaboration and engagement with stakeholders, sharing knowledge on effective solutions and lessons learned, encouraging clients and collaborators to maximise asset reuse, and advocating for policy changes to remove barriers and accelerate industry-wide adoption of reuse practices.As part of its approach, tERC plans to host cross-practice meetings, technical forums, and develop industry resources, including roadmaps and standards, to facilitate reuse.Andy Yates commented: The climate crisis is here and as engineers we need to accelerate our actions to transition our built environment to zero carbon. Part of this is having open conversations to share our successes and challenges, as well as the more granular nuts and bolts of how we reuse our existing assets.Gareth Atkinson, director at Civic Engineers, remarked: Some of the most rewarding work Ive been engaged in has been collaborating with fellow sustainably-minded professionals in the built environment to move the dial on issues like material reuse, circularity and net zero carbon. Im really energised to be working with six brilliant engineering firms to progress this important agenda.The Engineers Reuse Collective intends to position itself as a central advocate for accelerating reuse in the built environment and contributing to industry-wide progress on sustainability.PostscriptEngineers interested in joining the group can contact Andy Yates atandy.yates@terc.org.uk.

Source: Ivan JonesSource: Ivan JonesSource: Ivan JonesSource: Ivan JonesSource: Ivan Jones1/5show captionBakerBrown Studio has completed a new house in Plumpton, East Sussex. The project replaces a bungalow that was destroyed by fire in 2017.Located on a high point on the South Downs, the new home is designed to integrate into its surroundings, utilising the south-facing slope and offering long-range views of the Seven Sisters on the south coast and Brighton & Hoves football stadium.The South Downs National Park Authority stipulated that the replacement house could not simply replicate the previous bungalow. In response, BakerBrowns design embeds much of the house into the landscape, reducing its visible footprint.The above-ground elements have been designed to resemble agricultural barns, clad in Sweet Chestnut, while the subterranean sections are accessed via open-air courtyards and lightwells. These features are intended to provide natural light and ventilation, with views extending as far as Newhaven.The design consists of two chestnut-clad, single-storey barn-like structures sitting above a meadow, with much of the house built into the slope.BakerBrown, working with Local Works Studio and Braden Timber, undertook a local resource mapping exercise to source materials from the site, the surrounding area, and the region.The house incorporates materials such as plaster made from chalk and clay spoil, windowsills crafted from salvaged bricks, and glulam structures created from timber affected by ash dieback,sourced from the nearby Glyndebourne Estate.The same timber was originally intended for a pavilion at Glyndebourne Opera designed by BakerBrown but remained unused after that project was paused due to COVID-19. The salvaged material has been used for structural elements and a three-storey staircase.Source: Ivan JonesSource: Ivan JonesSource: Ivan JonesSource: Ivan JonesSource: Ivan JonesSource: Ivan JonesSource: Ivan JonesSource: Ivan JonesSource: Ivan JonesSource: Ivan JonesSource: Ivan JonesSource: Ivan JonesSource: Ivan JonesSource: Ivan Jones1/15show captionTom Cuthbert, project architect for BakerBrown Studio, said: We are extremely excited to have delivered one of the only construction projects in the UK to utilise a wide range of so-called waste material (most of it found on site or nearby), whether that is beautiful ash dieback for the glulam structural and main staircase or chalk and clay from site for the interior finishes.The accommodation is divided into five distinct zones, including a largely earth-sheltered area to the north and a south-facing living space with extensive glazing. Other features include a bedroom suite above the central area and a single-storey annex acting as a gatehouse. External cladding materials, including bricks from a local brickyard, were chosen for their potential for future reuse.Landscape designer Andy Sturgeon collaborated on creating a series of layered outdoor spaces, including downland meadows and semi-sheltered gardens designed to mitigate wind exposure. Roofs have been planted with grasses native to the Downs, using a lightweight green roofing system.The design also incorporates ha-hastraditional landscape features that prevent livestock access while preserving uninterrupted views.Design TeamBakerBrown Studio: Architect, Project Manager & Principal DesignerAndy Sturgeon Garden Design: Landscape ArchitectsEleni Shiarlis Lighting: Lighting DesignElliott Wood Partnership: Structural & Civil EngineerF.T.Allen: Quantity SurveyorMax Fordham: Environmental EngineerBuilding Contractor: Chalmers & Co.Specialist SuppliersBraden Timber StructuresBuckland TimberLocal Works Studio

Housebuilder planning to double number of homes on scheme and triple height of buildings to 26 storeysVisuals of Pollard Thomas Edwards new designs for the site published as part of a consultationLondon housebuilder Mount Anvil is planning to almost double the size of an estate regeneration scheme in Camden and has replaced lead architect Karakusevic Carson with Pollard Thomas Edwards.New plans currently being developed for the Bacton Low Rise site could boost an existing consent for 247 homes to 460 homes and more than triple the maximum height of the schemes buildings.A fresh application expected to be submitted in the first half of next year will propose a pair of linked towers up to 26 storeys in height and four further buildings between six and 12 storeys. The existing 2016 consent had proposed buildings with a maximum height of eight storeys.The new plans would constitute the second phase of the estate regeneration, which was originally approved in 2013 under plans by Karakusevic Carson.Drawing of Mount Anvils expanded proposals for the site in Gospel OakThe first phase, consisting of 67 homes including 46 for social rent, was completed in 2017 and the rest of the site has been vacant and hoarded since 2019, when the demolition of the last former estate building was completed.Mount Anvil has now appointed Pollard Thomas Edwards to redraw the second phase of the scheme in what the developer says is a bid to maximise the potential of the site and help Camden council reach its housing targets.The 0.93ha site, bordered by Wellesley Road and Haverstock Road, is just 30 metres from the grade I-listed St Martins Church.The unusual church, completed in 1866, was described by architectural historian Nikolaus Pevsner described it as the craziest of Londons Victorian churches.Locals raised concerns about the schemes height in relation to the church in a second consultation round in October. Mount Anvil said it had reduced the height of the buildings nearest the church to six storeys and added a a new square and pedestrian route through the site.The project team also includes planning consultant Quod, transport consultant Stantec, heritage consultant Montagu Evans and wind consultant RWDI.The site is also close to the Cloud House, a private home currently under construction on Vicars Road which is set to be featured on an upcoming episode of Grand Designs.Mount Anvil, Karakusevic Carson and Pollard Thomas Edwards have been contacted for comment.Buildings in the scheme could be more then tripled in height compared to the existing consent

The building will be topped with a sloping green sedum roof sloping three storeys to the groundScott Brownriggs plans for a research and development building for the University of Southampton Science Park have been given the green light.The firms latest foray into the life sciences market will provide 3,400sq m of laboratory space at the entrance to the park, which is located north of Southampton off the M27 motorway.Plans approved by Test Valley borough council will see the construction of a three-storey scheme topped with a sloping green sedum roof designed to integrate with the parks natural setting and enhance the sites biodiversity.The building has also been designed with several low-carbon features including high-performance glazing, efficient heating, cooling and water systems and onsite renewable energy generation.Southampton Science Park chief executive Robin Chave said the scheme would cater to the regions growing life sciences market.The building will mark the entrance to the University of Southampton Science ParkImpressive research conducted by our local universities and entrepreneurial innovators has led to life science expertise becoming a real regional asset, he said.This is ripe for commercialisation but, for this to happen, dedicated laboratory facilities are required.Construction on the scheme is due to start on site in the first quarter of next year and is expected to complete in 2026.The project team includes Currie & Brown on costs, Pegasus Group on planning, Arup as structural and civil engineer, Hoare Lea on MEP and Macfarlane & Associates as landscape architect.Scott Brownriggs other recent life sciences approvals include a four-block campus at Eastpoint Business Park in Oxford and a retrofit of an office block in Canary Wharf.

A new report calls on Labour to address the built environments critical role in raising the healthiest generation in historyA new report by the Town and Country Planning Association (TCPA) claims that the governments commitment to raise the healthiest generation in history cannot succeed without significant changes to the built environment.The report,Raising the healthiest generation in history, argues that housing, urban design, and public spaces play a critical role in childrens health and wellbeing and calls for urgent policy reforms to address longstanding gaps.The report is based on evidence collected by the Levelling Up, Housing and Communities (now Housing, Communities and Local Government) select committee during its inquiry into children, young people, and the built environment.The inquiry received contributions from over 130 organisations and individuals, including Playing Out, Fields in Trust, childhood expert Tim Gill, and architect Dinah Bornat. However, it was interrupted by the July 2024 general election, leaving its recommendations unpublished until now.The report describes a concerning decline in childrens physical and mental health, with poverty and inequality cited as key factors.By age 15, children in the UK report the lowest average life satisfaction compared to their peers across 26 European countries. According to the report, the built and natural environment where children live is a major determinant of their development and health outcomes.Despite this, the report notes that children are scarcely mentioned in national planning policies. The National Planning Policy Framework for England references children only once, while the terms youth and young are entirely absent.The TCPA report seeks to address this gap by advocating for changes at both national and local levels to prioritise childrens needs.We hope the government sees this report for the game-changing opportunity it is to do things differentlyThe report outlines a series of proposals aimed at creating healthier environments for children and young people. Key recommendations include:Developing a national play strategy for England and integrating child-friendly design principles into housing and public spaces.Establishing national leadership for childrens wellbeing, such as appointing a cross-departmental minister for children and adopting the UN Convention on the Rights of the Child into UK law.Updating the Equality Act 2010 to better protect children and young peoples rights in public spaces.Enhancing access to nature through a Green Infrastructure Standard, ensuring every child has access to green and blue spaces within a 15-minute walk of their home.Promoting a spatial justice approach to transport and mobility that considers the needs of children and young people.Gemma Hyde, projects and policy manager at the TCPA, highlighted the lack of child-focused policymaking in the built environment: Where children and young people live has a profound impact on their healthy development and life chances Yet, children are rarely considered, or their input accepted, in policymaking and decision taking at the national and local government level.Source: ShutterstockA spokesperson for Playing Out emphasised the urgency of reversing the decline in childrens outdoor activity: Creating safe, child-friendly streets, estates, and neighbourhoods is a huge part of this. We hope the government sees this report for the game-changing opportunity it is to do things differently.Helen Griffiths, CEO of Fields in Trust, pointed to the lack of play spaces as a systemic issue: Over 2 million children dont have access to places to play close to where they live This is an opportunity that must not be missed.The report seeks to ensure that the evidence gathered during the dissolved parliamentary inquiry can still be used to influence policymaking. It summarises evidence across seven themes and includes case studies demonstrating best practices. With housing and urban design identified as critical to health outcomes, the report calls on the government to take urgent action to address these challenges.The full report is available on the TCPAs website.

Block being developed by founder of Phones 4u prices has homes with prices starting at 35mAerial view of the 1 Mayfair site, which has celebrated a topping out ceremonyThe building's 'crystal hall'The building's proposed entrance hallHand painted frescos on the ceiling of the main entrance rotundaHow the building will look when finished1/7show captionHousing developer Caudwell has topped out a 2bn scheme in Mayfair designed by Robert Stern that is being billed as the most luxurious residential development in the world.The 1 Mayfair scheme takes up half a city block in the prime central London neighbourhood but will contain just 24 homes, with prices starting at 35m.Construction of the schemes superstructure and 27 metre-deep basement has now been completed by Careys, with full completion expected for spring 2026.Once complete, it will offer residents five-star hotel-style services including a concierge, valet parking, 24-hour security, a health spa and a 20 metre swimming pool.Its homes are a mix of townhouses, penthouses and apartments set around a central garden, with the building containing numerous entertainment spaces, lounges and an entrance rotunda with a hand-painted fresco ceiling.Residents will also have use of a crystal gallery containing more than a thousand cast-glass pieces which is intended as a contemporary take on the Hall of Mirrors at the Palace of Versailles.John Caudwell, the founder of Caudwell Group, said the schemes topping out marked the advanced stage of construction for a project which will be timeless in terms of its architecture, design and build quality, setting a benchmark for London living and luxury design for centuries to come.Caudwell, who founded phone retailer Phones 4u and is now estimated to be worth around 1.6bn, gave the Conservative party 500,000 before the 2019 general election but switched his support to Labour this year, saying that he saw a party under Keir Starmer that was committed to GDP growth.Sterns practiceRobert A. M. Stern Architects is based in New York and has completed numerous large towers in the city designed in the New Classical style, including the 35-storey 15 Central Park West and the 54-storey 520 Park Avenue.John Caudwell, third from left, pictured with members of the 1 Mayfair project team

Centre for Cities estimates private housebuilding unlikely to get beyond three-quarters of targetThe governments planned reforms to the National Planning Policy Framework (NPPF) will not be sufficient to meet its housebuilding targets, according to the Centre for Cities.According to the think tank, Labour will fall short of its aim to build 1.5m homes by the end of this parliament in 2029 by at least 388,000 homes.Source: ShutterstockCentre for Cities predicts that, through changes to the NPPF, the government could raise private sector housebuilding to deliver a total of 1.12 million new homes over the period.Its analysis was based on historical analysis of the last 80 years of housebuilding.The think tank said it was unlikely that the shortfall could be bridged by the public sector within the next five years.> Also read:Pennycook convinced 1.5 million homes are deliverable but wont commit to annual targetsRightly, the government has set a bold housebuilding target, said Andrew Carter, chief executive of Centre for Cities.For the country to achieve it, parts of England would have to reach an 80-year high in housebuilding.This would be a huge positive for the country but the approach has to be much more ambitious.In order to achieve this, Centre for Cities, which describes itself as non-partisan, said the government was faced with a choice between scrapping the green belt entirely or removing the discretionary element of planning with a switch to a zonal system.The think tank made the case for the latter, supplemented with selected release of land in the green belt, with a focus on sites within walking distance of railway stations with connections to the UKs most expensive cities.It also advocated an expanded role for the public sector in assembling land and preparing brownfield for development and a substantial increase in grant-funded public housebuilding, particularly in cities.Previous research by the organisation showed that UK housebuilding had underperformed relative to comparable European countries since 1947, when the current planning system was introduced, resulting in a backlog of 4.3 million missing homes.Carter added: By removing the discretionary element of the planning system, the UK would bring its planning system in line with most developed economies, remove a big block on housebuilding and enable places to better respond to future rises in demand for homes.We have done wholesale planning reform before and we can do it again.What we cant do is raise national economic growth and reduce the strain high housing costs place on peoples spending power if we dont address the backlog of missing homes.

Premier League club left historic base of 115 years for new ground in 2020The plans include new homes and parklandHTA Design has submitted plans to build mixed-use housing at the former home of Premier League side Brentford.The Bees left their Griffin Park ground after 115 years in 2020 to move into their new home called the Brentford Community Stadium which was built by now collapsed contractor Buckingham.Developer EcoWorld was behind the new stadium and its plans for Griffin Park include 149 mixed-tenure homes and new landscaping.The plans were first submitted in 2021 and included proposals for 75 private homes.But these were amended to include more affordable homes and the fresh plans, which was validated by Hounslow council last month, now feature 30 homes available at a discounted market rate.Source: ShutterstockGriffin Park pictured in 2019. Brentford moved into its new home the following yearAs well as the new housing, work will include 1,770 sq m of public green space and improve connectivity in the area.Others working on the deal include civil and structural engineer IESIS, M&E consultant Designbrook and landscape architect Exterior.

MP oversaw implementation of Londons Ultra Low Emissions Zone during stint at City Hall as Sadiq Khans deputy mayor for transportThe MP who oversaw the implementation of Londons Ultra Low Emissions Zone (ULEZ) has been appointed as the new transport secretary.Heidi Alexander has replaced former transport secretary Louise Haigh, who resigned last Friday after admitting she pleaded guilty to a fraud offence.Alexander served as deputy mayor for transport under Sadiq Khan between 2018 and 2021, overseeing the introduction of ULEZ, the management of Transport for London through the covid pandemic and the troubled last years of the Crossrail project.Heidi Alexander served as Sadiq Khans deputy mayor for transport between 2018 and 2021First elected as MP for Lewisham East in 2010, she left to join City Hall in 2018 and was re-elected to Parliament as MP for Swindon South in this years general election.Since July, she had been serving as minister of state for courts and legal services in the Ministry of Justice.Haighs resignation came after it emerged she had pleaded guilty to making a false report to the police following a mugging.The MP had told police she had lost her phone during the mugging but later discovered it in her home, later triggering the attention of the police when the device was switched on.She said her guilty plea had been made on the advice of her solicitor, a decision which Haigh said she regretted as the false report had been a genuine mistake.Haigh, who was the youngest woman ever appointed to a Cabinet when she was handed the transport brief in July, had unveiled her vision for the UKs public transport only the day before her resignation.She said the new Integrated National Transport Strategy would set out a people first approach to getting people around the country and empower local leaders.The government plans to recruit a new Integrated Transport Commissioner to help deliver its plans.

Source: Foster & PartnersFoster & Partners proposals for the Ellison Institute of Technology in OxfordThe countrys biggest architect saw turnover break the 400m barrier for the first time last year and staff numbers edge up to the 2,000 mark.Latest accounts filed by Foster & Partners at Companies House show that income was up 29% to 422m with staff numbers up 11% to 1,900.The firm, whose UK schemes include the Ellison Institute of Technologys research and development facility in Oxfordand a masterplan job as part of the redevelopment of Manchester Uniteds Old Trafford stadium, said pre-tax profit doubled to 2.3m in the year to April.Fosters earnings before amortisation, depreciation and a partnership payment of almost 20m to its 100-plus partners was 44m down from 55m last time.> Also read:Fosters serves up completed Spanish winery projectThe 19.8m partnership payment is shared between all partners and is in addition to an annual bonus, the firm said.The architects biggest business is the Middle East where it posted an income of 177m, up by half on last time and around 42% of its entire group workload. Income from its UK business stayed flat at 38m.> Also read:Fosters 750m London datacentre gets green lightFosters, whose largest shareholder is the Canadian private equity firm Hennick & Company which over the summer bought a stake in Gardiner & Theobald, said it would pay a 24m dividend, up from 14.6m last time.The accounts also reveal it spent 900,000 on restructuring costs.Fosters winery building in Spain for Rioja producer Bodegas Faustino, completed this year

Nearly 30 developers commit to doubling speed of remediationThe government says it will fix dangerous cladding on all high-rise buildings included in publicly-funded schemes by the end of the decade.The new target was announced this morning as part of the publication of a new Remediation Acceleration Plan.Source: MHCLG / FlickrThe housing secretary will address the House of Commons later todayBuildings taller than 11m but below the 18m high-rise threshold will be expected to have a target date for completion by the end of 2029, or the landlords will be held liable for penalties.There will be new investment in enforcement for local councils, fire and rescue authorities and the Building Safety Regulator as part of the acceleration plan.According to the Ministry for Housing, Communities and Local Government (MHCLG), developers will also be required to double the rate at which they fix the buildings they are responsible for under a new joint action plan.At least 29 developers have committed to this goal, which would mean work on all their buildings would have started by summer 2027.> Also read:We will deliver a generational shift Why the Grenfell Inquiry report means another building safety shake-upMHCLG says these developers cover more than 95% of buildings that are being remediated privately.The drive to remediate tall buildings in England came as a result of the Grenfell Tower fire of 2017, in which 72 people lost their lives.Earlier this year, an inquiry into the fire highlighted catastrophic failures in government and private industry, which it said resulted in the deaths.The government is considering its response to the report and has committed to providing an update on its progress by next March.The Labour government has stuck with the previous administrations commitment to invest a total of 5.1bn into removing unsafe cladding.As of August this year, MHCLG had spent 2.3bn on remediation and in the recent budget it committed to spending a further 1bn in the 2025/26 financial year.Deputy prime minister and housing secretary Angela Rayner said: More than seven years on from the Grenfell tragedy, thousands of people have been left living in homes across this country with dangerous cladding.The pace of remediation has been far too slow for far too long. We are taking decisive action to right this wrong and make homes safe.Our Remediation Acceleration Plan will ensure those responsible for making buildings safe deliver the change residents need and deserve.Rayner is set to address the House of Commons this afternoon, where she will commit to bringing forward a long-term social housing remediation strategy next spring.Heather Kidd, chair of the Local Government Associations safer and stronger communities board, said: Councils are committed to keeping tenants and residents safe, and are keen to work with Government to drive the pace of remediation.However, for local government to carry out enforcement and addressing cladding issues as effectively and quickly as possible, multi-year funding arrangements are needed.Councils are keen to remediate the buildings they own that have dangerous cladding, but they need access to the necessary funding to do so on the same basis they had to remediate ACM cladding.Benjamin Ralph, head of building safety and fire service at Hollis Global, said: After years of continuing uncertainty since the fire at Grenfell Tower, its good to see another proactive step forward regarding cladding remediation.But residents should not have to wait another five years to get this work done. The government also needs to step in with further skills and funding support to ensure the industry can meet the new 2029 deadline.

RIBA said the house blended in with surrounding homes while expressing its own individual characterSource: Building NarrativesSource: Building NarrativesSource: Building NarrativesSource: Building NarrativesSource: Building NarrativesSource: Building NarrativesSource: Building NarrativesSource: Building NarrativesSource: Building NarrativesSource: Building Narratives1/10show captionA home designed by the director of small London practice 31/44 Architects for his family has been chosen by RIBA as its 2024 House of the Year.Six Columns, a two-storey house in Crystal Palace, was designed by Will Burges for himself, his wife and his two children.The four-bedroom home, which is named after the six columns that form the main structure of the building, occupies a restricted wedge-shaped plot in the south London suburb.Burges was inspired by a broad range of influences including the Barcelona Pavilion by Mies van der Rohe and the Case Study houses in California.But RIBA said the carefully balanced house is still discrete and considerate in its surroundings, echoing the proportions and materials of neighbouring terrace houses while retaining its own individual character.While the building features a brick facade and terracotta tile roof which blend with the rest of the street, RIBA praised touches of bespoke grandeur including concrete beams and a statement veined marble panel by the front door.Inside, a central hall leads on one side into a light and airy kitchen with a distinct raw aesthetic, featuring unpainted pine cupboards, and on the other side into a living room characterised by exposed pine walls.Source: Building NarrativesThe main living room is characterised by exposed pine wallsOutside, there are three separate garden spaces, including a low-maintenance, west-facing rainwater garden that channels water from all the roofs that tumble out of a huge spout and into a steel tank to prevent overflow and promote reuse.RIBA president Muyiwa Oki described the house as a beautifully crafted family home that cleverly incorporates Brutalist references and creative flourishes while retaining a strong sense of suburban belonging.> Also read:The Elizabeth Line wins 2024 Stirling PrizeIt shows what can be achieved when working with even the tightest of suburban sites, and its flexible, unfinished aesthetic offers a solution to futureproofed design: this is a home that can evolve with its occupants changing needs overtime, Oki said.The generosity of space belies the limitations of this small garden plot. As we look for creative and practical solutions to the housing crisis, Six Columns offers a blueprint for bespoke urban infill development.Source: Building NarrativesRIBA said the kitchen had a distinct raw aestheticJury chair Je Ahn added: What makes a great home? Building your own home is a hugely intensive endeavour; if you are lucky enough to do it at all, you will probably only ever do it once in your life.One-off houses are as unique and varied as we are as individuals, so often producing them needs a closer understanding between the client and architect.This philosophy of the home as a lifelong process might be a tricky concept in this fast-paced contractual world, however, Six Columns demonstrates an important message that we should all remember; your home is not a static slice of time, but continuously evolves with you.The house beat a shortlist of five other finalists to win the prize, including Surman Weston, Town Dowdall Architects, Hugh Strange Architects, Taylor Hare Architects and Studio Brassica Architects.

RCKas scheme for a 144-home retirement village in Chigwell, Essex, has been granted planning permission. The client is ASA-owned Retirement Villages Group.Source: Retirement Villages GroupA CGI of what the Retirement Villages Groups development in Chigwell, Epping Forest will look like.A previous application to develop an assisted living scheme on the site, submitted by a different developer, was rejected in 2022 due to insufficient Section 106 contributions and concerns that it would constitute inappropriate development of the green belt.Epping Forest District Councils report on the Retirement Villages Groups application notes that the site is designated in the Local Plan for specialist residential accommodation, with the only remaining area within the green belt being the access road.Retirement Villages Group has said the development, which will be part of its Thrive Living collection, will be net zero carbon and powered by renewable energy, and include a 20% increase in local biodiversity.According to the report, the financial viability assessment concluded that providing an affordable housing contribution would not be financially feasible for the developer. However, the developer has agreed to contribute 1m in Section 106 contributions.The council said it considers the development to be of high quality, with the design shaped by feedback from the Quality Review Panel. It also said it is a significant improvement compared to previously rejected proposals, particularly in terms of site layout and elevations.Source: RCKaSite planSource: RCKa1/2show captionRCKa achieved a 37% increase on the allocation outlined in the local plan. The project represents the third collaboration between RCKa and Retirement Villages Group (RVG), following previous schemes in Chester and West Malling.Duncan Matthews, development director at Retirement Villages Group, said, I would like to thank everyone involved in this approval. The outcome is testament to months of constructive consultation with Epping Forest officers, local stakeholders, and the dedication of our consultant team.Were thrilled to bring a vibrant, sustainable village to Chigwell, offering older people a community where they can live happier and healthier later lives. Our plans also include new jobs and amenities that will benefit and be accessible to the entire community.