Mace Returns to Transform Former London City Hall in £150m Retrofit

Mace Returns to Transform Former London City Hall in £150m Retrofit

Mace has begun work on a landmark £150 million redevelopment of London’s former City Hall, returning to one of the capital’s most recognisable buildings more than two decades after originally constructing it. Appointed by St Martins Property Investments, the Kuwaiti-owned real estate investor, Mace will deliver the extensive transformation of the former Greater London Authority headquarters at More London into a modern, sustainable office and retail destination designed to meet the evolving demands of today’s commercial property market. The ambitious retrofit project will increase the building’s floorspace from 18,000 sq m to 22,000 sq m through carefully designed extensions around the existing 10-storey structure. Designed by Gensler, with Waterman providing structural, mechanical and electrical engineering services, the redevelopment will modernise the landmark while preserving its prominent position on the South Bank. One of the most significant aspects of the scheme will see the building’s distinctive leaning profile refined through the extension of its floorplates, creating larger and more flexible office accommodation for future occupiers. The existing glass façade will be removed and replaced with a high-performance cladding system, while landscaped terraces will be introduced to enhance both occupier wellbeing and environmental performance. The redevelopment also includes the infilling of the central atrium, installation of new mechanical, electrical and public health (MEP) systems, shell and core office fit-out, roof terraces and modern end-of-trip facilities, reflecting growing demand for premium workplace amenities within central London office developments. At ground level, new retail space will be incorporated alongside improvements to the surrounding public realm. Works will enhance The Scoop amphitheatre, Queen’s Walk and the wider landscape, creating a more attractive and accessible riverside environment for office users, visitors and the local community. Originally designed by Foster + Partners, the iconic building was officially opened by Queen Elizabeth II in 2002 and served as London’s City Hall until the Greater London Authority relocated to the Royal Docks in 2021. For the construction industry, the project highlights the continued importance of deep retrofit and adaptive reuse as developers seek to extend the lifespan of existing commercial buildings while significantly improving their sustainability credentials. Rather than demolishing and rebuilding, the scheme demonstrates how complex structural remodelling and modern engineering solutions can deliver future-ready workplaces with a substantially reduced environmental impact. Ged Simmonds, Managing Director for Private Sector at Mace Construct, said returning to More London presented a unique opportunity to build upon the legacy of a landmark development. He added that the focus would be on delivering a high-performing, sustainable workplace while enhancing the surrounding public realm and creating long-term value for occupiers and the wider community. With construction now underway, the redevelopment is set to breathe new life into one of London’s best-known commercial buildings, reinforcing the growing role of retrofit in shaping the future of the UK’s office property sector. Building, Design & Construction Magazine | The Choice of Industry Professionals

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Firethorn tops out at Folk Dublin development

Firethorn tops out at Folk Dublin development

Real estate investor, developer and asset manager, Firethorn, has reached a key construction milestone at its Folk Dublin development in the city centre, with a topping out ceremony marking completion of the site’s structural framework. Located off O’Connell Street in the heart of the city, the site will operate as a ‘hybrid hotel’, providing 138 rooms with capacity for up to 716 guests.  Designed to help address the city’s shortage of affordable tourist accommodation, the development will include a vibrant bar, café and lounge open to both guests and the wider public. Work commenced last summer, following Firethorn’s purchase of the site in 2024, marking its debut development outside of the UK. Upon completion, Firethorn will work in partnership with real estate investment managers SW3 Capital, who will be operational managers of the property. With the structural frame now complete, Folk Dublin is on track for completion in March 2027, with Stewart Construction appointed to deliver the project. Folk Dublin forms part of Firethorn’s growing portfolio, which includes purpose-built student accommodation sites in Hackney Wick and Stratford, and the office-to-hotel conversion of 5 Lloyd’s Avenue in the City of London. Paul Martin, Head of Development at Firethorn, said: “Topping out at Folk Dublin is a significant milestone for Firethorn and demonstrates our ability to deliver high-quality buildings efficiently and at scale. “Dublin has a growing demand for affordable tourist accommodation, and Folk Dublin will meet this need by providing a modern, design-led stay in a well-connected central location. Offering exceptional hospitality without the premium price tag, the site will make a positive contribution to the local neighbourhood, with a community-led approach that celebrates the city’s rich heritage. “Stewart Construction has a strong track record of delivering hospitality assets on time and in budget, and we look forward to continuing this momentum and bringing the project to completion.” Paul Stewart, Managing Director at Stewart Construction, said: “Watching Folk Dublin rise to become part of the Dublin skyline is a proud moment for everyone involved. The topping out ceremony is a testament to the hard work, collaboration, and shared vision that have brought us to this milestone.” For more information, visit www.firethorntrust.com Building, Design & Construction Magazine | The Choice of Industry Professionals

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Planning Permission Achieved for Pilot Key Worker Housing Scheme

Planning Permission Achieved for Pilot Key Worker Housing Scheme

Planning permission has been secured for 152 much-needed affordable homes for key workers alongside a flexible community centre, delivering on Southwark Council’s commitment to support the essential workforce in a prime SE1 location. Under the partnership between landowner Southwark Council and developer Bouygues UK, the project will provide affordable homes for key workers including social workers, teachers, fire-fighters, police and NHS staff, enabling them to live closer to the communities they serve, reducing travel times and offering an improved work-life balance. It will also support recruitment and retention for the services that residents rely on. Landmark affordable housing development Located, at the junction of Abbey Street and Druid Street, with close proximity to London Bridge and Bermondsey stations, the site represents a significant opportunity to deliver new affordable housing in one of London’s most sought-after locations. The development will be the first delivered under Southwark Council’s emerging Affordable Housing Supplementary Planning Guidance, and the first under the Key Worker Living Rent GLA policy. This scheme sets a blueprint for future affordable housing delivery in the borough and London more widely. The homes will be at Key Worker Living Rent and will be available to key workers with a combined household annual salary of between £26,000–£75,000 per year. Community first The development includes the delivery of a new community centre, featuring a large flexible double-height space and a number of smaller support spaces. The centre will be available for all members of the community for a range of events, activities and for hire. Southwark Council and the local community will work to secure an independent operator to manage the space closer to the time of opening. Beyond homes, residents and the wider community will benefit from new landscaping, improved public spaces, a restored Neckinger Street, and a car-free neighbourhood built for sustainability – powered by solar energy and engineered to cut water and energy waste. Next steps With planning permission now secured, Bouygues UK is positioned to commence construction next year, with completion targeted for 2030. This approval accelerates the delivery of affordable housing and reinforces Bouygues UK’s commitment to supporting the communities in which it operates across London. Cllr Alexandra Austin, Executive Member for Public Works and New Homes said: “Keyworkers are the backbone of any community and often go under the radar. Ensuring that their work is recognised and their lives made easier is the least we can do to repay the efforts they make. “We are excited to be working with Bouygues UK to bring these homes to fruition as well as new council homes at Tustin Estate. I’ve no doubt this project will be important for the local community to ensure that people providing vital services have their lives made easier and have good homes to go back to after the efforts they make every day. “The crisis of affordability often makes it difficult for people to live in the places they work, which is why this scheme is important. Tackling the housing crisis in London and creating accessible affordable housing is a big challenge but we’re dedicated to meeting it head-on, shaping a positive future for the borough and making lives better.”   Oliver Campbell, Managing Director of Bouygues UK’s Development arm said: “We are delighted to have achieved planning permission for this landmark scheme in SE1. Building on our successful collaboration with Southwark on several major projects, we value our strong partnership with the council. Providing affordable housing for keyworkers is a vital step in supporting those who are indispensable to the wellbeing of the community. This planning approval represents a crucial milestone and demonstrates the viability and importance of this scheme. We are now in a strong position to progress funding and begin construction to deliver these much-needed homes to the highest standards. Construction will progress at pace, ensuring that this vision becomes reality for Southwark’s key workers and making a lasting contribution to the future of the borough.” Craig Sheach, Partner, PRP, Architect on the Project commented “We are very proud to have collaborated with Bouygues UK and Southwark Council on this exciting pilot scheme that will provide desperately needed high quality homes for the borough’s keyworkers. The striking tall building will help improve the safety of the area and mark the re-provided community centre at its base.” The Development team at Bouygues UK has a strong existing relationship with Southwark Council, currently delivering the transformative Tustin Estate regeneration scheme. Their agile partnership model and deep community regeneration expertise make them the development partner of choice for inclusive, community-led schemes. They are are a specialist development and regeneration team operating in London, South East and South West focusing on delivering developments in partnership with the public sector. Building, Design & Construction Magazine | The Choice of Industry Professionals

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Property management becoming a specialist discipline as letting agents face growing regulatory pressures

Property management becoming a specialist discipline as letting agents face growing regulatory pressures

The latest research by property management specialist, Rushbrook & Rathbone, has found that whilst the vast majority of letting agents believe the demands of managing rental properties have increased significantly in recent years, most continue to manage the function entirely in-house despite recognising that property management and winning new business now require fundamentally different skill sets. The survey of UK letting agents, commissioned by Rushbrook & Rathbone* looked to understand how the role of property management has evolved in recent years, the operational challenges agencies are facing, and whether they have changed their approach to delivering management services. The research found that 81% of letting agents believe the regulatory burden involved in managing rental properties has increased in recent years, with 44% of those stating it has increased significantly. When asked what has driven this increased workload, compliance and legislation ranked as the single biggest factor, followed by administration and paperwork and the growing complexity of possession processes. Recruitment is also proving increasingly difficult, with property management identified as the hardest specialist role to fill. More than half of agents (56%) said recruiting property managers has been their biggest staffing challenge over the last year, well ahead of lettings negotiators (22%), business development managers (14%) and compliance specialists (10%). The findings also suggest that the industry increasingly views property management as a specialist discipline in its own right. More than three quarters of respondents (77%) agree that winning new landlord instructions and managing rental properties now require fundamentally different skill sets. This changing landscape is also reflected in the day-to-day pressures faced by agencies. Winning new business ranks as the single greatest operational challenge (22%), closely followed by property management (19%) and compliance (16%), highlighting the competing demands agencies are balancing across both growth and service delivery. Despite this, the overwhelming majority continue to deliver property management internally. Almost two thirds (63%) manage the function entirely in-house, whilst a further 19% do so predominantly in-house with only limited outsourced support. Despite this, just 10% of respondents say they have considered outsourcing more elements of their property management operation, suggesting that whilst many agencies recognise the increasing complexity of the role, relatively few have yet explored alternative delivery models. Roma Sharma, Managing Director of Rushbrook & Rathbone, commented: “The findings reflect what we’ve been seeing across the industry for some time. Property management has evolved into a highly specialised discipline that demands a very different skill set to winning instructions or growing a lettings business. Twenty years ago, property management was often viewed as an administrative function focused on rent collection and organising repairs. Today, it encompasses compliance, health and safety, contractor management, maintenance coordination, tenant communication, financial administration and an ever-growing body of legislation. None of that diminishes the importance of winning new business, but the reality is that asking the same people within a business to excel at both disciplines is becoming increasingly challenging. This isn’t about suggesting that every letting agent should outsource their property management. Many agencies deliver an excellent in-house service. However, every business should regularly assess whether it has the capacity, expertise and systems required to meet the increasing expectations placed upon property managers. For some agencies, partnering with a specialist management company can be a highly effective way of strengthening their overall proposition. It allows negotiators and valuers to focus on growing the business, whilst ensuring landlords continue to benefit from experienced property managers whose sole focus is protecting their investment, maintaining compliance and delivering an excellent tenant experience.” Data tables and sources Building, Design & Construction Magazine | The Choice of Industry Professionals

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Embodied carbon moves centre stage: Why EPDs are becoming essential for construction products

Embodied carbon moves centre stage: Why EPDs are becoming essential for construction products

A recent joint webinar between FIS and Recolight looked at the drive to reduce carbon emissions in the built environment is rapidly shifting beyond operational energy performance and towards the carbon embodied within the products and materials used to create buildings. EPDs: The foundation of carbon measurement Historically, the construction industry has focused on operational carbon, emissions from heating, cooling, lighting and powering buildings. However, as buildings become more efficient and the UK’s electricity grid continues to decarbonise, embodied carbon is becoming an increasingly significant part of a building’s total impact. Flavie Lowres who has a dual role of Sustainability Champion for FIS and Recolight explained: “As buildings become more energy efficient, the grid decarbonises, and buildings become less dependent on gas, the proportion of operational and embodied carbon will change. Therefore, it is important that we start to look at embodied carbon emissions as well.” Embodied carbon covers emissions generated throughout a product’s lifecycle, from raw material extraction and manufacturing through transport, installation, maintenance and end-of-life disposal. Central to this transition is the Environmental Product Declaration (EPD).  Flavie described an EPD as: “An independently verified and registered document, based on a Life Cycle Assessment that provides transparent and comparable information on the environmental impact across a product lifecycle assessment.” While creating an EPD requires investment, manufacturers do not necessarily need an EPD for every individual product. As Flavie noted: “You don’t have to worry about doing one EPD for every single permutation of your products.”   Using product families and scaling methodologies can often provide a practical route to delivering meaningful environmental data without excessive cost. Carbon budgets are becoming standard practice One of the most striking messages from the webinar was how quickly embodied carbon is becoming embedded in mainstream design processes. Rachel Hoolahan, from architectural practice Orms, explained that carbon budgets are now increasingly being set at the earliest design stages and used throughout project development. “When we start with carbon, we’re thinking about it from the very start of any project.”  She described how carbon is now treated much like project finances: “We have a base budget set and then a developing budget, where we’re looking to reduce carbon in key areas.” Later in the discussion, she confirmed how widespread the practice has become within her practice: “All of our projects, no matter how big or small, have a carbon budget at this point.” From sustainability claims to evidence For contractors, the demand for reliable environmental data is growing rapidly. James Upstill-Goddard  from Willmott Dixon explaines that the sector is moving beyond sustainability marketing claims. “There’s been a shift from claims to evidence.” He highlighted how EPDs help provide confidence in the environmental performance being reported to clients: “It enables us to move more from making generic assumptions about how a product or building will perform to using product-specific data.” The value of EPDs, he explained, extends beyond measurement: “EPDs help us move from just reporting carbon to carbon reduction – actually being able to do something with it.” Frameworks are driving market demand James also highlighted the growing influence of public sector procurement frameworks in accelerating embodied carbon measurement.  He noted that the Department for Education’s latest framework represents a significant step change. “The DfE expect that 85% by mass of all materials and products in that school will have an EPD available.” He described this as: “A huge undertaking … but that’s clearly where the industry is going.” As more frameworks and clients adopt similar requirements, manufacturers able to provide verified environmental data will be better positioned to compete. What does this mean for FIS members? The Q&A helped underpin why this is important for FIS members, particularly those supplying fit-out and interiors products, the importance of embodied carbon is only increasing. Ian McIlwee highlighted how fit-out’s relatively short replacement cycles make the issue particularly relevant: “We fit out such a fast cycle. Every five, every seven years, we’re stripping stuff out. We’ve got to be thinking longer term about the decisions that we’re making.” At the same time, speakers stressed that EPDs should not become a barrier to innovation. Rachel cautioned against excluding products solely because they lack an EPD: “The EPD is not the be all and end all.”   Whilst it provides the best framework, she added: “I certainly don’t want to stifle innovation.”  James reminded agreed, whilst recognising the benefit of consistency, he reflected, the goal is to understand real impacts and support better decisions in the most consistent way possible. Looking beyond carbon The discussion also touched on the next stage of environmental assessment. Rachel suggested that future attention will increasingly focus on wider ecological impacts beyond carbon alone: “We’ve been in a carbon-blinkered world for the past couple of years.” She highlighted growing interest in embodied ecological impact, including factors such as water consumption, pollution and biodiversity. Circularity was another recurring theme. Encouraging manufacturers to think beyond product sales, Rachel urged businesses to consider reuse and refurbishment models: “Circularity is a huge growing piece.” The direction of travel is clear The overall message from the webinar was that embodied carbon is rapidly becoming a key metric alongside cost, programme and quality.  Public sector frameworks, client requirements and emerging standards are all pushing the industry towards greater transparency. For manufacturers and suppliers, environmental data is increasingly becoming part of market access. For designers and contractors, it is becoming essential for informed decision-making. As James concluded: “The real value in EPDs is when the important decisions are made.” For FIS members, now is the time to engage with embodied carbon, understand the role of EPDs and prepare for a market where verified environmental performance is no longer optional, but expected.

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West Fraser quantifies the climate benefits of choosing timber in building design

West Fraser quantifies the climate benefits of choosing timber in building design

West Fraser’s 2025 Sustainability Report is bringing new clarity to the role timber can play in reducing the climate impact of buildings, revealing that the use of wood products helped avoid an estimated 19.8 million tonnes of CO₂ equivalent emissions in 2025. The figure comes from the company’s latest analysis of “displacement”, the measurable emissions avoided when timber is used instead of more carbon-intensive materials such as steel and concrete. This growing body of evidence arrives at a crucial moment for the construction sector, where attention is increasingly shifting beyond operational energy use to the full lifecycle impact of buildings. Scope 3 emissions, which include those generated across the supply chain, from material production through to end-of-life, often account for a significant share of a building’s total carbon footprint. By quantifying the emissions avoided through material substitution, West Fraser is helping to illustrate how early design decisions can shape these outcomes. The 19.8 million tonnes of CO₂e figure highlights the scale of opportunity. Rather than focusing solely on reducing emissions within manufacturing processes, the report points to the broader system-level benefit of choosing lower-carbon materials in the first place. Timber, as a renewable material that requires less energy to produce than traditional construction materials, offers a practical pathway to reduce embodied carbon while maintaining performance and structural integrity. For architects, engineers and other specifiers, the findings provide a stronger, evidence-based foundation for selecting timber as part of a low-carbon design strategy. As whole-life carbon assessments become more widely adopted across the built environment, the ability to demonstrate reduced Scope 3 emissions is becoming increasingly important, not only for meeting regulatory requirements, but also for satisfying client expectations and aligning with net-zero commitments. The report also reinforces a shift in thinking across the industry, that decarbonisation will depend as much on smarter material choices as on technological innovation. By capturing and communicating the impact of displacement, West Fraser’s analysis moves the conversation forward, helping stakeholders better understand how the materials specified today will influence emissions over decades to come. As pressure mounts on the construction sector to deliver meaningful carbon reductions, timber is emerging as a credible and scalable solution. West Fraser’s latest findings contribute to a growing consensus that, when sourced responsibly and used effectively, wood products can play a critical role in reducing the climate impact of buildings, particularly in addressing the often overlooked Scope 3 emissions that define their full environmental footprint. For further information, call 01786 812 921 or visit Uk.westfraser.com Building, Design & Construction Magazine | The Choice of Industry Professionals

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