PLP Unveils Elephant & Castle Co-Living Tower Design 2026

Key Points

• PLP Architecture has revealed plans for a mixed co‑living tower and hotel at 99–101 Newington Causeway, Elephant & Castle, on the site of the former Salvation Army headquarters.
• The scheme is backed by developer Arada and was presented at a public consultation in late June 2026.
• The existing building, vacated by the Salvation Army three years ago following its move to a new TateHindle‑designed headquarters in Denmark Hill, would be demolished.
• The residential tower would feature en suite bedrooms with shared lounges, kitchens, dining areas, co‑working spaces and fitness facilities, reflecting a co‑living model.
• Consultation documents indicate the co‑living tower would reach a height similar to Allies and Morrison’s 41‑storey Two Fifty One building opposite the site, completed in 2017.
• A separate building would accommodate a hotel, while a café and a new public plaza are also proposed.
• Landscaping measures include trees, public seating, gardens and a “green passage” through the site.
• The buildings’ appearance and façade design are said to have been informed by the architecture of Newington Causeway and the wider Elephant & Castle district, using a simple, consistent material palette with vertical elements to break down scale.
• The consultation boards were displayed at the end of June 2026, and the proposals are now subject to further public and statutory review before any planning determination.
• The development situates Elephant & Castle’s ongoing transformation within a broader pattern of high‑rise residential and hospitality growth around the junction of the A3 and A23.
• No final Planning Committee decision has yet been announced; the project remains at the consultation and design‑development stage.
• The proposal does not include specific unit counts, affordability ratios or detailed phasing in the published consultation material, though these will normally be required as part of a formal planning application.

Elephant & Castle (South London News) July 13, 2026 – PLP Architecture has unveiled designs for a co‑living tower and hotel on the site of the former Salvation Army headquarters in south London, marking another significant step in the long‑term redevelopment of the Elephant & Castle neighbourhood.

The practice shared images of its proposals for 99–101 Newington Causeway at a public consultation event in late June 2026, with the scheme backed by developer Arada.

The plans would see the demolition of an existing building that was vacated by the Salvation Army three years ago, following the organisation’s move to its new TateHindle‑designed headquarters in nearby Denmark Hill.

In its place, PLP proposes a residential tower featuring en suite bedrooms alongside shared lounges, kitchens and dining areas, as well as co‑working and fitness spaces.

Consultation documents suggest the planned co‑living tower will reach a similar height to Allies and Morrison’s 41‑storey Two Fifty One building opposite the site, which completed in 2017. A separate building would include a hotel. A café and new public plaza are also proposed.

How will the co‑living model work, and what does it mean for different types of residents in south London?

The proposed residential tower is designed around a co‑living model, in which private, en suite bedrooms are combined with extensive shared facilities. Consultation material outlines that residents would have access to shared lounges, kitchens and dining areas, plus dedicated co‑working and fitness spaces.

This approach is intended to appeal to a range of users, including young professionals, students and short‑term occupants seeking flexible, service‑oriented housing rather than traditional long‑lease apartments.

As reported by the Architects’ Journal in its coverage of the consultation, the design aims to balance privacy with community, offering “en suite bedrooms” while centre‑ringing shared social and working environments.

The inclusion of co‑working spaces reflects broader trends in post‑pandemic urban living, where remote and hybrid work patterns have increased demand for on‑site work environments.

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What scale and height are proposed, and how does that compare to neighbouring buildings?

Consultation boards indicate that the co‑living tower would reach a height similar to the 41‑storey Two Fifty One tower directly opposite the site. That building, designed by Allies and Morrison and completed in 2017, has become a landmark in Elephant & Castle’s evolving skyline.

By aligning the new tower’s height with Two Fifty One, the proposal seeks to maintain a coherent high‑rise rhythm along Newington Causeway, rather than introducing a significantly taller or shorter massing.

PLP’s consultation statement describes the façade design as using

“a simple and consistent palette of materials, with vertical elements helping to break down the scale of the buildings”.

According to the consultation boards, the buildings’ appearance has been informed by the architecture of the road and the wider Elephant & Castle district, suggesting an intent to respond to local streetscape patterns rather than impose a generic aesthetic.

What public space and landscaping improvements are included in the PLP scheme?

The consultation documents outline a range of landscaping and public‑space measures designed to improve the quality of the site and its surroundings.

These include the introduction of trees, public seating, gardens and a “green passage” through the site, which would create a pedestrian‑focused route linking different parts of the development and potentially connecting to adjacent streets.

A new public plaza is also proposed, alongside a café, which would provide an active frontage and potential social hub for both residents and visitors.

These elements are intended to contribute to the broader public‑realm upgrades that have been part of Elephant & Castle’s regeneration strategy over the last decade, including improvements to pedestrian routes, cycling infrastructure and green space.

How does this proposal relate to the Salvation Army’s move and the history of the site?

The site at 99–101 Newington Causeway formerly housed the Salvation Army’s London headquarters, which was vacated three years ago after the organisation relocated to a new facility in Denmark Hill, designed by TateHindle.

That move freed up the Newington Causeway building for redevelopment, and the PLP scheme now seeks to replace it with a mixed co‑living and hotel development.

The transition from institutional use to high‑density residential and hospitality reflects a wider pattern in south London, where former public‑sector and charitable buildings have been repurposed as part of urban regeneration programmes.

The consultation material notes that the demolition of the existing building is a necessary step to enable the new tower and hotel, though it does not specify detailed heritage assessments in the published boards.

What is the current planning status, and what further steps are expected?

The proposals were presented at a public consultation event in late June 2026, with consultation boards displayed at the end of that month.

At this stage, the project remains at the design and consultation phase, prior to the submission of a formal planning application to the relevant local authority, likely the London Borough of Southwark.libguides.southernct

Following submission, the application would be subject to statutory public consultation, technical assessments (including transport, design, sustainability and affordability), and consideration by planning officers and, potentially, the Planning Committee.

No final decision date has been announced, and the timetable will depend on the completeness of the application and any issues raised during the consultation process.

Background: The Development of 99–101 Newington Causeway and Elephant & Castle’s Regeneration

The site at 99–101 Newington Causeway has been occupied for decades by the Salvation Army’s London headquarters, an institutional building that played a central role in the organisation’s operations in the city.

Three years ago, the Salvation Army moved to a new headquarters in nearby Denmark Hill, designed by TateHindle, leaving the Newington Causeway building vacant and available for redevelopment.

Elephant & Castle itself has undergone significant transformation over the last 15 years, driven by major infrastructure investments, including the reopening and upgrading of Elephant & Castle railway station, enhancements to bus routes, and the broader South Bank and Elephant regeneration frameworks.

The completion of Two Fifty One in 2017, a 41‑storey residential tower by Allies and Morrison, marked a turning point in the area’s skyline and demonstrated the viability of high‑density living at the junction of the A3 and A23.

PLP’s proposal for a co‑living tower and hotel continues this trajectory, introducing a new housing model that emphasises shared facilities and flexible tenures, alongside hospitality and public‑space elements.

The scheme is backed by Arada, a developer with a track record in London residential and mixed‑use projects, and has been designed to align with the architectural language and scale of the surrounding district, as outlined in the consultation materials.

Prediction: How Could This Co‑Living and Hotel Development Affect Residents, Workers and Visitors in Elephant & Castle?

If the PLP scheme is approved and implemented, it is likely to have a range of impacts on different groups in Elephant & Castle.

For existing residents, the addition of a high‑rise co‑living tower and hotel could increase local population density and change the mix of occupants in the neighbourhood, potentially bringing more transient residents and short‑term visitors into the area.

This could affect demand for local services, including shops, cafes, transport and community facilities, and may改变 the social dynamics of streets previously dominated by long‑term households.

For young professionals, students and other flexible‑tenure users, the co‑living model could provide a new housing option in south London, offering en suite bedrooms with shared amenities and on‑site work and fitness spaces, which may be particularly attractive in an area close to central London and major employment hubs.

The inclusion of a hotel and café, together with a new public plaza and “green passage,” could also enhance the quality of the public realm, potentially making the area more attractive for visitors and supporting local retail and hospitality businesses.

However, the development could also raise concerns about affordability, density and the character of the neighbourhood, particularly if the co‑living units are priced at levels that are not accessible to lower‑income residents, or if the scale of the tower further intensifies the high‑rise environment already present on Newington Causeway.

The outcome will depend on the details of the final planning application, including affordability commitments, design refinements, and the extent of public‑space and transport improvements that are secured as part of the development.