One Waterloo, Lambeth - HB Reavis

Where is the project located 
Elizabeth House, 39 York Road, London, SE1 7NQ
 
Who is the developer/client of the project?
HB Reavis
 
Who is on the project team? 
HB Reavis, Allford Hall Monaghan Morris, Robert Bird Group, SWECO

Describe the context of this project, its neighbourhood and people?

Waterloo is associated with a bustling transport hub. Hoards of commuters pass through, while millions of visitors use it to get to the South Bank and Bankside, which are home to world-renowned cultural institutions. A cluster of disparate neighbourhoods and lacking its own identity, Waterloo has needed the final piece of the jigsaw puzzle to connect everything together into one vibrant place. 

One Waterloo is one of central London’s most significant schemes in the past 10 years (1.3 million sq ft) and will transform the area. Waterloo will no longer be considered ‘just’ a station but an iconic and vibrant multi-purpose destination, replacing the outdated Elizabeth House building with state-of-the-art, sustainable workspace and transforming the user experience in and around one of the UK’s busiest rail stations.

Two new squares, a pedestrianised shopping and dining street and a green 200m promenade will increase dwell, leisure and relaxation time – things not currently associated with the immediate area outside Waterloo Station. These curated spaces will offer more permeable, accessible and enjoyable routes to connect the station to the South Bank, Leake Street and York Road.

This ambitious One Waterloo development will help shape Waterloo as a beacon of commercial and cultural significance in the capital, future-proofed to support the 30% passenger growth expected in the next five years. It will drive increased investment and economic growth, cementing Waterloo’s reputation as a vibrant and desirable place to live, work and visit.
 
Please describe your approach to this future place and its mix of uses. How will it function as a vibrant place? How does it knit into, and serve the needs of, the wider area?

One Waterloo will transform the everyday user experience and reasons to visit, creating a place that draws people in; attracts visitors and tourists, and encourages workers to stay and explore the area, making better use of spaces to avoid pedestrian congestion, eliminating inconvenient routes. 

Central to the new destination is the covered Waterloo Square, which will transform overall permeability and provide a stage for London’s talent. Alive with the energy of the workforce by day and filled with dance and music by night, people will discover a hive of activity, from sports screenings to inspiring art installations. The new Victory Arch Square outside the station’s main entrance, will provide step-free station access, and a natural meeting point for people, with seating sheltered by trees and open space to linger.

Close consultation with the community showed 80% wanted more places to eat and shop close to Waterloo Station. As a result, The Curve, a pedestrianised street bustling with shops, cafés and restaurants, will be created. An elevated 200-metre-long garden, The Promenade, will reveal a tranquil oasis in the beating heart of the city.

With space for 11,000 workers, One Waterloo will boost economic spend locally and be a catalyst for further investment, aiming to attract an anchor tenant and occupiers who will continue to shape the area. With such a high-profile location, One Waterloo will play an important role, ensuring the place remains cohesive and connected, reflecting the priorities and character of Waterloo’s existing community – creating a destination for all.
 
What is the environmental impact of the project? How will the carbon use and material impact of the development be mitigated? What is the sustainability strategy?

Sustainability is built into One Waterloo’s DNA – targeting net zero carbon in operation, BREEAM Outstanding and NABERS 5.5*.The project implements low carbon solutions in all stages, achieved through HB Reavis’ integrated model, managing the entire process from acquisition and development to construction and asset management.

Base building operational energy aims to meet UKGBC 2030-2035 target by being 25% lower than the 2025-2030 target.

To be achieved by:

• Total energy use intensity target of 52kWh/m2/year (base-building, NIA)

• On-floor plant rooms house AHUs with integrated ASHPs reduce operational energy by 15%

• High-performance façade with brise soleil reduces solar gain and cooling load.

Located on a site with a subterranean network of rail and tube tunnels, only now with modern innovative engineering can we explore the much-needed redevelopment of one of London’s best-connected sites. Despite the inherent carbon-intensive challenges, One Waterloo is targeting a 20% upfront carbon reduction compared with LETI’s baseline by:

• Driving efficient use of materials:

-Highly efficient structural grid adopted to minimise carbon

-Low carbon steel and concrete application

• Designing out waste:

-Demolition material is used to weigh the existing basement against floatation and provide a working piling surface, minimising material import

-Designed for longevity, minimising replacement, and extending the end-of-life, reducing future emissions

• Integrated model:

-Measuring emissions at every stage to understand and seek ways to reduce carbon

-The model creates a bias for action for our supply chain to reach NZC and provides control over embodied carbon associated with materials
 
Describe the social impact of the project: How will this future place contribute to the economic, environmental and social wellbeing of its citizens?  

One Waterloo will reinvigorate this vital part of London with increased investment, enabling the creation of spaces that will benefit the community. It will connect Waterloo with its surrounding neighbourhoods to foster a sense of collective belonging - something previously lacking. 

Its economic benefits will shape the ongoing improvement of the area, increasing local spending by c.£13million a year and generating c.£15million in business rates annually for Lambeth Council. It will help attract office occupiers into its 1.2million sqft workspace, supporting recruitment and retention and ensuring Waterloo becomes synonymous with business excellence.

Designed to support business growth, One Waterloo will attract different-sized companies and foster an inclusive community, from start-ups to large corporates. HB Reavis has developed a bespoke app to connect this community and encourage engagement.

Health and wellbeing is at its heart. An urban farm will encourage users to grow produce and will filter air pollution. On-site vehicle movements will be reduced by 77%, with hybrid vehicles being used to improve air quality.

Before HB Reavis acquired the site, it had been owned by several developers, creating uncertainty. HB Reavis’ commitment to the area as a long-term steward brings stability to the community - a positive relationship that will continue into the future.

Cementing this commitment from the outset, HB Reavis has already launched partnerships with the Southbank Centre and Morley College and is supporting the Waterloo Festival. It will work with local creatives to ensure that Waterloo’s spirit is stitched into the site’s identity from the start.