New London Architecture

Southwark Over Station Development (OSD)

Planning Granted

A 17-storey high development, comprising of commercial office space, retail, food and beverage uses, affordable workspace, and public realm improvements.
Zero Carbon London

Zero Carbon London

→ Aiming for BREEAM Outstanding
→ Aiming for Well Building (WELL) WELL Core Platinum
→ 45% on-site CO2 savings through use of 100kW of waste heat from the Underground Station and use of Air Source Heat Pumps (ASHPs) and photovoltaic (PV) panel array
→ 97% of the non-hazardous demolition material can be either reused or recycled
→ 60% less deliveries during construction using CLT structure compared to a steel/composite deck structure

This project is for a mixed use over station development at Southwark Station on The Cut. TfL is a client with a track record of innovative development dating from their iconic headquarters at 55 Broadway and progressive commissions including the architecture of the Jubilee Line Extension, of which Southwark was one of the stations.

Richard McCormac’s Southwark station design is an ‘episodic journey’ from the subterranean platform to the daylight cavern above. The over station development seeks to extend this journey above ground to a new vibrant, low carbon development on The Cut.

Low carbon innovations include the use of a hybrid superstructure incorporating Cross Laminated Timber (CLT) slabs on a steel structure.

Integrated transport and landscape strategies promote active and low carbon travel in line with the Mayor’s Transport Strategy and Healthy Streets for a Healthy City initiative. This includes cycle storage and a public realm providing places to stop and rest, things to see and do, a feeling of safety and shade and shelter. The office environment will provide healthy controllable space, promoting wellbeing. Internal systems will minimise energy consumption and carbon emissions, giving occupants control over their internal environment.

The development takes a long term view of the investment and partnership between the development and local community by providing a curated mix of retailers in the context of the local needs, facilities for office workers and the cultural context of the building.

The use of CLT slabs significantly reduces construction traffic, lowering pollution and creating safer streets. The lighter weight allows a larger building to be built on existing foundations, meaning greater resources available for community projects at ground level and lowering embodied carbon emissions. Removable floor cassettes and re-use of materials through dismountable detailing allow for easier adaptation in the future for both climate adaptation and functional change.

Carefully configured facade bays reduce solar gains allowing for prolonged natural ventilation and maximise daylight. Extensive green amenities are provided through terraces for each floor of the building for contributions to wellbeing, biodiversity and urban greening. Additional attention to occupant wellbeing include natural light and ventilation and occupant controls.

Project information


Planning Granted




30681 sq m

Estimated completion

July 2025


The Ring, 72 Blackfriars Rd, London SE1 8HA, UK

Team Credits

Acoustic Consultant


Approved Inspector

MLM Building Control


Allford Hall Monaghan Morris


Places for London

Cost Consultant

Gardiner & Theobald LLP

Ecology Consultant


Facade Engineer


Fire Consultant

OFR Consultants

Heritage Consultant

KM Heritage

Landscape Architect

Exterior Architecture

M&E / Sustainability Engineer


Planning Consultant


Services Engineer


Structural Engineer

Atkins Ltd

Transport Consultant


Community Consultation Consultant

Portland Communications

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