Key Points
- The Proposal: EPR Architects has officially submitted a planning application to demolish existing mid-rise office buildings and construct an 85-metre-high, 23-storey hotel.
- The Location: The development site is located at 202-208 Blackfriars Road in South London, in close proximity to the Southwark tube station.
- The Project Team: The scheme is being designed by the Lambeth-based AJ100 practice EPR Architects on behalf of developer Citygrove and the aparthotel provider Staycity Group.
- Capacity and Features: The proposed building will feature up to 300 hotel rooms, generous studios, and suites, alongside more than 300 square metres of other uses, including a public café and lounge.
- Design Evolution: Following extensive pre-application feedback from Southwark Council, the architectural massing was adjusted to step down to 17 storeys on each side to transition smoothly into the neighbouring context.
- Local Planning Context: The application follows a December approval for a nearby 15-storey student accommodation scheme designed by AHMM directly above the recently Grade II-listed Southwark tube station.
Southwark (South London News) July 7, 2026 — EPR Architects has formally submitted a detailed planning application to Southwark Council proposing the demolition of underutilised office buildings to pave the way for a new 23-storey hotel tower. The scheme, situated near Southwark tube station, aims to optimize the site’s footprint by delivering up to 300 hotel rooms alongside a dedicated public realm. Developed for Citygrove and the aparthotel specialist Staycity Group, the 85-metre-tall building represents the latest high-density proposal within an evolving South London tall building cluster.
What Are the Details of the Proposed Blackfriars Road Hotel Scheme?
According to official planning documentation prepared by EPR Architects, the proposals for 202-208 Blackfriars Road seek to address a distinct lack of optimized space on the current plot.
The Lambeth-based AJ100 architectural practice stated that the development would optimize the site’s capacity and “contribute positively to townscape quality.”
The project requires the complete demolition of the mid-rise office buildings currently occupying the plot, which developers describe as “underutilised” in the context of modern transit-oriented development. In their place, the proposed 85-metre-high replacement structure will establish a lifestyle-driven hospitality hub.
As detailed in the core planning text, the internal program comprises:
- Up to 300 individual hotel rooms.
- Generous, well-designed studios and suites tailored for longer stays.
- More than 300 square metres of ancillary and multi-use floor space.
- Shared internal infrastructure including a communal lounge.
The ground floor of the development is heavily geared toward community integration. In the planning documents submitted to the local authority, the architectural practice noted that the development was “conceived as a vibrant, lifestyle-led destination, combining the comfort of home with the service of a hotel.” This vision is supported by the inclusion of a ground-floor café and lounge area designed specifically to remain fully accessible to the general public.
How Did Pre-Application Feedback Shape the Design and Massing?
The architectural scale and structural massing of the tower underwent significant modifications prior to the formal submission.
Documents reveal that the height and massing of the hotel evolved through a detailed, iterative pre-application process conducted directly with the Southwark Council planning department.
Initially conceptualized with alternative structural boundaries, the final submission showcases a distinct stepping strategy.
The central portion of the building reaches the headline 23 storeys, but the height of the proposed building now drops down to 17 storeys on each side.
This structural step-down was integrated as a direct response to the technical pre-application feedback received from local authority planners.
Explaining the architectural justification for the visual profile, the design team at EPR Architects stated:
“The final form has been refined to sit comfortably within the surrounding tall building cluster, with a clear stepping strategy that responds to adjacent buildings … This approach reduces perceived bulk, mediates between differing heights, and ensures an appropriate transition to neighbouring context.”
Furthermore, the external aesthetics of the tower rely on structural uniformity to blend with the existing urban landscape. Planning documents describe a façade organised as “a consistent vertical rhythm and ordered window grid” which works to create a “coherent and well-proportioned expression that reflects the scale of the surrounding townscape.”
Background of the Southwark Tube Station Development Zone
The submission by EPR Architects arrives amidst a broader, highly regulated transformation of the immediate urban precinct surrounding Southwark tube station.
The area has increasingly become a focal point for high-density, high-rise architectural applications, balancing modern commercial demands against heritage preservation mandates.
Crucial to the local planning context is the status of Southwark tube station itself. The station was recently awarded a Grade II listing, recognizing its architectural significance as a post-modern piece of transport infrastructure designed by MacCormac Jamieson Prichard during the Jubilee Line Extension in the late 1990s.
This listing introduced rigorous protections regarding the visual and structural impact of any development immediately adjacent to or above the station.
Despite these heritage constraints, dense development has continued to secure approvals. Last December, the prominent architectural firm Allford Hall Monaghan Morris (AHMM) received fresh approval for a separate 15-storey student accommodation scheme.
Notably, this AHMM-designed development is situated directly above the tube station itself, proving that Southwark Council and historic preservation bodies are amenable to tall buildings in the immediate vicinity, provided they clear strict design thresholds.
EPR Architects’ proposal at 202-208 Blackfriars Road sits within this newly validated context, utilizing a stepped design specifically to justify its place inside the designated tall building cluster without infringing on protected local views or overwhelming nearby low-rise structures.
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Prediction: How This Development Can Affect Local Residents and Business Owners
Should the planning application secure formal approval from Southwark Council, the development is anticipated to significantly alter the economic and physical dynamics for two distinct local audiences: local residents and independent business owners.
For residents living in the immediate vicinity of Blackfriars Road, the construction of an 85-metre tower will permanently modify the local townscape.
While the architectural “stepping strategy” is designed to mitigate the perceived bulk of the building, nearby residential properties will experience a shift in daylight patterns and local microclimates, which are typical side effects of high-density infill developments.
Furthermore, the introduction of a lifestyle aparthotel means a transition from a static office workforce to a transient visitor population.
This change will likely alter evening pedestrian volumes along Blackfriars Road. While the inclusion of a public café and lounge offers a new neighborhood amenity, it may also increase local foot traffic and demand on local public transport services during off-peak weekend hours.
Economic Implications for Local Business Owners
For independent business owners operating within the Southwark and Bankside areas, the insertion of a 300-room aparthotel represents a substantial injection of localized purchasing power.
Unlike traditional corporate office buildings, which remain empty overnight and over weekends, aparthotel models attract medium- to long-term guests who consume hospitality services throughout the week.
Local restaurants, pubs, laundromats, and convenience retailers are likely to experience a sustained increase in footfall.
However, the continuous gentrification and densification of Blackfriars Road could exert upward pressure on commercial rents. Small business owners without long-term lease protections may face challenges if property values in the immediate vicinity rise in response to high-value hospitality operations.
