The Crown Estate Launches £322m Contractor Race for Landmark St James’s Market Redevelopment
The Crown Estate has launched the search for a main contractor to deliver the £322 million second phase of St James’s Market in London’s West End, advancing plans for a major office-led redevelopment that will combine contemporary commercial space with the restoration and integration of historic buildings. The ambitious scheme will transform a prominent urban block in the heart of the capital, delivering approximately 312,500 sq ft of new office accommodation alongside retail, restaurants and improvements to the surrounding public realm. Contractors will compete for a £222 million main construction package, with a further £100 million potentially available through an optional redevelopment of the neighbouring 130 Jermyn Street property. Up to four contractors are expected to be shortlisted for the complex project, which has been designed by Make Architects and will form the next major chapter in The Crown Estate’s regeneration of the St James’s Market district. The first phase of St James’s Market was delivered by Balfour Beatty and completed in 2017, establishing a new commercial destination within one of London’s most prestigious office, retail and leisure locations. The second phase will bring together six existing buildings to form a single urban block, bounded by Haymarket, Charles II Street, St Alban’s Street and Norris Street. At the centre of the redevelopment is the Grade II-listed Carlton Cinema on Haymarket, which will be retained and incorporated into the new development. The architectural proposals will see modern office accommodation constructed around and above the historic cinema, requiring a sophisticated structural engineering solution to accommodate the new building while preserving the heritage asset beneath. A key feature of the construction strategy will be the installation of storey-deep steel trusses spanning almost 30 metres over the retained cinema structure. This substantial engineering intervention will enable the creation of new commercial floorspace above the existing building, while addressing the structural challenges associated with developing within a tightly constrained historic urban environment. The scheme will also retain and adapt the existing Charles II Street façade, incorporating it into the redevelopment while accommodating modern office floor heights. The proposed eight-storey building will provide flexible commercial accommodation, with offices occupying the upper levels and retail and restaurant uses contributing to the activity and character of the surrounding streets. Two basement levels will accommodate essential building infrastructure, including mechanical and electrical plant, cycle parking and supporting facilities. The development’s central London location presents a number of technical and logistical challenges for the successful contractor. In addition to working around retained historic structures and neighbouring buildings, construction teams will need to carefully manage interfaces with existing London Underground infrastructure, Thames Water assets and the safeguarded route of the proposed Crossrail 2 railway. These constraints will require detailed construction sequencing, temporary works planning and coordination with infrastructure stakeholders throughout the programme. The main contract will also include the shell and core refurbishment of the Carlton Cinema, the installation of new electrical substations and improvements to the surrounding public realm. The successful contractor will additionally assume responsibility for a separate demolition package through a novation arrangement, bringing the enabling works and principal construction programme under a coordinated delivery structure. Sustainability and building performance are central to the redevelopment, with The Crown Estate targeting some of the highest environmental certification standards for the completed development. The office accommodation is being designed to achieve BREEAM Outstanding, while the retail elements will target BREEAM Excellent. The development will also pursue WELL Gold certification, reflecting an emphasis on occupant health, wellbeing and the quality of the internal working environment. Air source heat pumps will form part of the building’s energy strategy, supporting the delivery of efficient heating and cooling systems within the new commercial accommodation. The project brings together an experienced multidisciplinary design and consultancy team. Gardiner & Theobald has been appointed as project manager and cost consultant, while AKT II is providing structural engineering expertise for the technically demanding redevelopment. Watkins Payne is responsible for building services engineering and sustainability, with BIM Technologies acting as project information manager. Hyland Edgar Driver has been appointed landscape architect, supporting the integration of public realm improvements into the wider scheme. The redevelopment represents a significant investment in the future of London’s West End office market, where demand for high-quality, sustainable commercial buildings continues to influence the refurbishment and repositioning of existing property assets. By combining new office accommodation with heritage preservation, active ground-floor uses and improved environmental performance, the St James’s Market project aims to create a modern commercial destination while maintaining the architectural character of its historic surroundings. The approach also demonstrates the increasing complexity of major office developments in central London, where the integration of existing structures, constrained construction sites and demanding sustainability standards requires close collaboration between architects, engineers and specialist contractors. Construction is scheduled to commence in June 2027, with the programme expected to continue until January 2031. Once completed, the second phase of St James’s Market will represent another major addition to The Crown Estate’s West End portfolio, delivering substantial new commercial floorspace while demonstrating how historic London buildings can be incorporated into the next generation of sustainable office developments. Building, Design & Construction Magazine | The Choice of Industry Professionals
Waitrose Launches £1bn Retail Expansion with First New Supermarket in Eight Years
Waitrose has opened its first new full-line supermarket in eight years, marking a significant milestone in the retailer’s £1 billion investment programme to expand and modernise its UK store portfolio. The opening of an 18,000 sq ft supermarket in Cricklewood, North London, signals a renewed commitment to physical retail investment, with further store openings, new site acquisitions and an extensive refurbishment programme planned across the country. The new Cricklewood supermarket, operating under the retailer’s ‘Home of Food Lovers’ concept, represents Waitrose’s first newly opened full-line supermarket since 2018 and forms part of a wider strategy to strengthen its presence in established and emerging residential communities. The investment comes as major UK retailers continue to reassess their property portfolios, focusing on modern store environments, improved customer experiences and locations that can support long-term growth. New Supermarkets and Convenience Stores Planned Across the UK Following the Cricklewood opening, Waitrose is preparing to launch another supermarket in Hale Barns, Greater Manchester, in November 2026. The retailer has also confirmed the acquisition of four additional sites, with new stores expected to open from 2027 onwards. These include a neighbourhood supermarket in Oakham, Rutland, alongside three convenience stores in Bedminster, Bristol; Chalk Farm, London; and Springstead Village, Cambridge. The latest acquisitions demonstrate Waitrose’s approach to expanding its retail estate through a combination of larger supermarkets, neighbourhood stores and smaller convenience formats. This strategy will enable the retailer to establish a presence in different types of locations, from established urban centres to growing residential developments. For the commercial property and construction sectors, the expansion represents a pipeline of retail development opportunities, with new stores requiring investment in building design, interior fit-out, mechanical and electrical installations, refrigeration, building services and associated infrastructure. £1bn Investment Programme Driving Store Modernisation The new openings form part of Waitrose’s £1 billion multi-year investment strategy, which encompasses the expansion of its physical retail estate, improvements to existing supermarkets and continued development of its online and wholesale operations. A substantial element of the programme is focused on upgrading established stores to meet changing customer expectations and improve the overall shopping environment. Waitrose is undertaking 29 store refurbishments during 2026, highlighting the importance of reinvesting in existing retail property alongside new developments. These refurbishment projects represent a significant programme of work across the retailer’s estate, supporting the continued evolution of supermarket interiors, store layouts and customer facilities. The investment reflects the wider transformation of the UK grocery sector, where retailers are increasingly combining physical store improvements with digital services and more flexible shopping formats. Tina Mitchell, Retail Director at Waitrose, highlighted the importance of the supermarket estate to the company’s future growth. “Our supermarkets provide the ultimate showcase for everything that sets Waitrose apart – from our unmatched quality and industry-leading welfare standards to the expert service of our partners,” she said. “Opening Cricklewood as our first new full-line supermarket in eight years marks an important step in bringing Waitrose closer to more communities.” Mitchell added that the retailer would continue investing in appropriate locations while developing its online offering and wider store network. Further Retail Developments in Bristol and Berkshire Alongside the newly acquired locations, Waitrose is progressing plans for two previously announced developments. These include a new convenience store in Ascot, Berkshire, and a substantial 30,000 sq ft supermarket at Brabazon in Bristol. The Brabazon development is particularly significant from a property perspective, reflecting the role that major food retailers can play in supporting emerging residential neighbourhoods and large-scale regeneration projects. New supermarkets can provide important commercial anchors within mixed-use developments, helping establish local amenities, attract additional investment and create employment opportunities as new communities grow. The proposed Brabazon store will also add to Waitrose’s presence in Bristol, where the retailer has separately acquired a site for its new Bedminster convenience store. Together, the projects demonstrate how supermarket operators are adapting their property strategies to serve both established communities and areas undergoing residential expansion. Renewed Confidence in Physical Retail Investment Waitrose’s latest expansion marks a notable return to new supermarket development after an eight-year period without a full-line opening. The combination of new-build stores, acquired locations and refurbishment projects also highlights the continued importance of high-quality physical retail environments, despite the growth of online grocery shopping. For developers, architects, contractors and specialist fit-out companies, investment programmes of this scale underline the opportunities associated with modernising the UK’s supermarket infrastructure. Retail developments increasingly require adaptable building layouts, efficient operational facilities and carefully considered customer environments, alongside the integration of modern building services and technology. Waitrose’s strategy also demonstrates the importance of selecting locations that align with changing residential patterns and the growth of new communities. With the Cricklewood supermarket now open, Hale Barns scheduled to follow in November and further locations planned from 2027, the retailer is entering a new phase of investment in its UK property portfolio. Supported by its £1 billion expansion and modernisation programme, Waitrose is positioning its physical store network as a central element of its future growth, bringing new retail facilities to communities while creating further opportunities for the UK construction, commercial property and retail fit-out sectors. Building, Design & Construction Magazine | The Choice of Industry Professionals
NHS SBS launches Hard FM3 framework to support safer, more resilient healthcare estates
Leading corporate services provider, NHS Shared Business Services (NHS SBS) has launched its third-generation Hard Facilities Management framework, Hard FM3, providing NHS organisations and the wider public sector with a compliant route to access a comprehensive range of hard facilities management services, maintenance solutions and specialist estates support. Procured in accordance with the Procurement Act 2023, the framework provides a transparent, flexible and efficient route to market. Replacing the current Hard Facilities Management framework (Hard FM2), it has been developed in response to demand for more efficient procurement routes that help estates and capital teams procure essential services efficiently while responding to pressures including ageing infrastructure, increasing statutory and regulatory requirements, workforce constraints, backlog maintenance and the transition to net zero. Worth up to £400 million over its full-term, the new Hard FM3 framework runs from 20 October 2026 to 19 October 2028, with the option to extend to 19 October 2030. It provides access to suppliers across 28 specialist lots, ranging from building management systems, electrical and mechanical maintenance, medical gas pipeline services and statutory inspections, critical ventilation services, standby power systems, estates consumables and fully managed hard FM services. The launch comes at a time when NHS estates face significant challenges. The latest Estates Returns Information Collection (ERIC) data from NHS England show the estimated cost of eradicating backlog maintenance across the NHS estate continues to grow and has now risen to £15.9 billion, highlighting the importance of effective maintenance, compliance and asset management strategies. Unlike many frameworks that focus on a narrow range of services, Hard FM3 brings together specialist and managed service solutions under a single route to market, helping organisations reduce procurement complexity, strengthen operational resilience and access expertise for planned and reactive works. The framework places particular emphasis on supporting statutory compliance, building safety and long-term estate transformation. The framework also incorporates sustainability and social value considerations and is structured to encourage participation from both national suppliers and SMEs through a regional delivery model. Olivia Mallett, Principal Category Manager, said: “Estates teams are managing increasingly complex challenges, from ageing infrastructure and backlog maintenance to statutory compliance and the transition to more sustainable estates. “Our Hard Facilities Management 3 Framework (SBS10524) has been designed to meet the evolving needs of NHS and wider public sector organisations by providing a compliant, flexible and efficient route to market. “Procured in accordance with the Procurement Act 2023, the framework provides a transparent and effective way for organisations to access the expertise and services they need, while supporting competition, supplier diversity and value for money. “We are proud to offer a framework that supports statutory compliance, estate resilience, value for money and sustainability and long-term improvement across public sector estates.” Building, Design & Construction Magazine | The Choice of Industry Professionals
Statom Secures Prestigious Super Prime Residential Contract in London’s Bayswater
Statom’s specialist turnkey delivery business, Fancourt Property Group, has secured a prestigious super prime residential construction contract in Bayswater, Westminster, involving the redevelopment of Esca House into 17 luxury residences. Appointed by Sunley Project Solutions, Fancourt Property Group will oversee a technically demanding redevelopment that combines demolition, façade retention and new construction within one of central London’s most desirable residential locations. The project will involve the demolition of existing elements of Esca House, while retaining the façade across the first two floors, followed by the construction of a new four-storey residential building. A significant engineering challenge will be the development’s location directly above the London Underground’s Circle and District lines, which run beneath the site. This sensitive setting will require careful coordination of demolition, piling, structural engineering and foundation works to ensure the successful delivery of the new building while addressing the constraints associated with constructing above operational railway infrastructure. The scheme represents a substantial undertaking within London’s specialist luxury residential construction market, where complex urban sites, retained architectural features and demanding structural requirements frequently influence the design and delivery process. Integrated Construction Expertise A key feature of the Esca House project will be the involvement of Statom’s vertically integrated construction businesses, enabling multiple specialist disciplines to contribute to the redevelopment under a coordinated delivery structure. Statom Demolition will undertake the demolition works, while Franki Foundations will provide specialist piling expertise. Apex Engineering will be responsible for design services, with Statom Group delivering the foundations and structural frame. Trident Lifting Solutions will provide tower crane services, while Harvill Brickwork will undertake the brickwork package. Mechanical and electrical installations will be delivered by Spark Tech MEP, completing the integrated team responsible for the principal construction disciplines. The involvement of these specialist businesses will enable Fancourt Property Group to coordinate key stages of the programme, from initial demolition and groundworks through to structural construction and building services installation. This approach is particularly relevant to projects involving complex site constraints, where close collaboration between engineering, structural and construction teams is essential. Building Above London’s Underground Network The location of Esca House above the Circle and District lines introduces an additional layer of technical complexity to the redevelopment. Construction projects situated above or close to operational underground railway infrastructure require detailed consideration of structural loading, ground conditions, vibration and the potential impact of construction activities on surrounding assets. For the Esca House development, the combination of demolition, retained façade elements and new structural works will make the coordination of the building’s foundations and frame a particularly important aspect of the delivery strategy. The involvement of Franki Foundations and Apex Engineering will bring specialist expertise to the ground engineering and structural design elements of the project. Meanwhile, the use of Statom’s wider construction capabilities will support the coordination of works across the constrained central London site. Delivering Super Prime Residential Accommodation Bayswater has become an increasingly prominent location within London’s luxury residential market, benefiting from its central position, established architectural character and proximity to Hyde Park and the wider West End. The redevelopment of Esca House will contribute 17 new super prime residences to the area, transforming the existing property into a modern residential building. Projects within this sector frequently require a combination of architectural sensitivity, specialist construction expertise and high standards of building services integration. The retention of existing façade elements at Esca House will also require careful consideration of how the historic or established external building fabric is incorporated into the new structure. For Fancourt Property Group, the appointment demonstrates the capabilities of Statom’s integrated construction model in delivering complex residential developments involving multiple specialist trades and challenging engineering conditions. The scheme also highlights the continuing opportunities for specialist contractors within London’s super prime residential market, particularly where redevelopment involves constrained sites, retained structures and significant below-ground infrastructure. With seven specialist construction businesses contributing to the project, the Esca House redevelopment will bring together expertise spanning demolition, piling, structural engineering, lifting operations, brickwork and mechanical and electrical services. The completed four-storey development will deliver 17 luxury residences in Bayswater, representing another example of the technically demanding construction and redevelopment projects shaping London’s high-end residential property sector. Building, Design & Construction Magazine | The Choice of Industry Professionals
Landlords explore major portfolio changes ahead of Autumn Budget
Heightened speculation surrounding property taxation ahead of the upcoming Autumn Budget has prompted UK landlords to actively evaluate their long-term portfolio strategies, according to new research from CIA Landlords. Analysis of Google Trends data reveals a surge in property owners seeking information across multiple operational paths ahead of potential financial changes. Searches for “transfer property to limited company”[1] and “property SPV”[2] (Special Purpose Vehicle) both increased by over 5,000% in the past month, compared with the preceding month, while searches for “buy to let limited company”[3] were up more than 5,000% on the same period last year. Interest in tax and selling also climbed over the same period. Searches for “landlord tax change”[4] recorded a breakout rise of more than 5,000%, as did “sell buy to let”[5] and “selling rental property”[6]. Taken together, the data suggests landlords are considering a range of options, from restructuring how they own their properties to scaling back. These search trends reflect exploration rather than confirmed decisions or transactions. But whichever route landlords are considering, changes to ownership can affect how a property needs to be insured, and CIA Landlords is encouraging property owners to check their cover before making any major moves. Ensuring protection after incorporation Transferring a property into a Limited Company or SPV changes who legally owns it, and therefore who needs to be insured. A policy taken out in a landlord’s personal name will no longer be valid once the title deed has been transferred. Therefore, landlords will need to take out a new policy, issued under their new registered company name to remain compliant. Landlords with more than one property should also check that each one is covered under the right policy and the right name, particularly if only some of their portfolio is being moved. Navigating the void period during potential sales Selling remains an option that some landlords are considering, and with the average time to sell a home sitting at 5 months[7] landlords need to be aware of any potential void periods and ensure they’re properly protected. Most standard landlord insurance policies contain specific unoccupancy terms. If a property remains empty for more than a set period of time – often 30 to 60 consecutive days – owners may require specialist unoccupied property cover. Otherwise, they could find themselves unprotected against risks such as escape of water, fire, or accidental damage. Terms vary between insurers, so it’s worth checking the policy wording or speaking to your insurer early. Nick Long, Managing Director of CIA Landlords, comments: “Our research shows that speculation before the Autumn Budget is driving property owners to look at their portfolios and evaluate their options. What’s important to understand is that if a landlord moves a property into a limited company or SPV, it’s usually the company, not the landlord personally that will need to be named on the insurance policy. To avoid coming into complications down the line, it is better to have this arranged with your insurance broker or insurer before the transfer than to find out afterwards that something has been missed.” “This also applies to properties that are between tenants or are on the market. Landlord insurance policies typically have conditions around how long a property can be empty, so it’s important to check the wording of the policy. Whether a landlord decides to move a property into a limited company or sell up, they should speak to qualified financial advisor and their insurance broker or insurer to ensure that they are covered.” Building, Design & Construction Magazine | The Choice of Industry Professionals
ROCKWOOL Wall Systems achieves 50-year life expectancy under new Kiwa certification
Selected stone wool render systems now offer a 50-year assessed life expectancy above and beyond the 30-year industry standard, with no additional system costs. ROCKWOOL Wall Systems has announced that four selected stone wool external wall insulation render systems now have a 50-year assessed life expectancy under new Kiwa certification. Available for registered projects, the certification gives architects, specifiers, contractors and building owners additional evidence to support long-term façade decisions. For projects requiring a system life expectancy beyond the 30-year benchmark, these selected systems offer a 50-year assessed life expectancy—an additional 20 years, or a 66.7% increase—with no additional system investment required as a result of the extended assessment. The certification covers masonry and direct-fix steel frame systems incorporating stone wool insulation with HECK 4S Silicone Render or A1 Mineral Render finishes. Further assessment supports long-term confidence The milestone follows an in-depth assessment of hygrothermal and freeze-thaw testing, examining how the systems respond to cycles of heat and moisture, and repeated freezing and thawing. The new Kiwa certification supports a 50-year life expectancy for the specified system configurations, subject to its scope and conditions. For an industry making decisions that affect buildings for decades, this provides additional durability evidence to consider alongside thermal performance, fire classification and suitability for the project. Joe Ragdale, Technical Director at ROCKWOOL Wall Systems, said: “When specifying an external wall insulation system, confidence in its long-term performance matters. This new Kiwa certification supports a 50-year life expectancy for four of our stone wool render systems, giving project teams stronger evidence to support their decisions. “There are no additional system costs or installation steps arising from the extended assessment. That is a significant benefit for customers considering durability and long-term value in their next project.” Meeting longer-term specification requirements at no additional system cost. For projects requiring a system life expectancy beyond the 30-year benchmark, our selected systems offer a 50-year assessed life expectancy under new Kiwa certification. This represents an additional 20 years—a 66.7% increase—with no additional system costs arising from the extended assessment. The specified products and installation method remain unchanged, with no additional installation steps required. For architects and specifiers, this provides additional evidence to support longer-term durability requirements when selecting a complete wall insulation system. For contractors and installers, the 50-year assessed life expectancy is available on eligible projects, provided the requirements of the new certification are followed. For housing associations, local authorities and building owners, it supports informed investment decisions, asset planning and consideration of whole-life value. Supporting a longer-term approach to buildings Durability also has a role in responsible resource use. Keeping suitable building systems in service for longer can help avoid or delay replacement materials and associated works. Any resulting cost or environmental benefits depend on the individual project, its maintenance and replacement assumptions. Four eligible system configurations The 50-year assessed life expectancy is available for using the following configurations covered by the new Kiwa certification: The assessed life expectancy is subject to the scope and conditions of the relevant Kiwa certification, including requirements for design, installation, inspection and maintenance. To discuss an eligible new project or request the relevant certification, contact ROCKWOOL Wall Systems at www.wall-systems.co.uk. Building, Design & Construction Magazine | The Choice of Industry Professionals