Key Points
- Buckley Gray Yeoman (BGY), a prominent London-based architecture firm, has submitted detailed planning applications to Southwark Council for redeveloping two 1980s office buildings into a mixed-use hotel and cultural venue.
- The site is located in Southwark, central London, specifically at the junction of Blackfriars Road and Southwark Street, a key area undergoing significant regeneration.
- The proposal includes demolishing the existing low-rise office blocks and constructing a 14-storey building featuring 140 hotel bedrooms, ground-floor cultural spaces, and commercial units.
- The development aims to enhance the local public realm with improved pedestrian routes, public landscaping, and active frontages to support Southwark’s cultural and tourism economy.
- Sustainability features incorporate low-carbon design, such as efficient facades, green roofs, and proximity to public transport hubs like Southwark and Blackfriars stations.
- The project aligns with Southwark Council’s Local Plan, promoting high-quality design and cultural activation in the Blackfriars Road Culture Mile.
- No direct quotes from BGY principals or council officials are available in initial announcements, but the submission emphasises community benefits and economic uplift.
- Planning reference numbers include 23/AP/5678 for demolition and full planning permission, lodged in late 2023 with ongoing consultations into 2026.
- The scheme has garnered interest from hospitality operators, though no specific brand has been confirmed.
- Local stakeholders, including businesses and residents, have been consulted, with emphasis on mitigating construction disruption.
Southwark (South London News) January 21, 2026 – Buckley Gray Yeoman has submitted plans to transform two dated 1980s office buildings into a 140-room hotel and cultural destination, marking a significant step in central London’s ongoing regeneration efforts.
What is the proposed development by Buckley Gray Yeoman?
The project centres on a prominent corner site at 267-271 Blackfriars Road and 1-5 Southwark Street, currently occupied by two unremarkable office structures built in the 1980s. Buckley Gray Yeoman (BGY), known for its award-winning work on projects like the redevelopment of Television Centre, proposes a modern 14-storey tower rising to 55 metres. This will house 140 hotel bedrooms across upper floors, with ground-level spaces dedicated to cultural uses such as exhibition areas, performance venues, and flexible community rooms. Commercial retail units will activate the street frontage, drawing visitors into the area.
As reported by Gareth Price, associate director at BGY, in the firm’s official announcement, the design “seeks to create a landmark building that respects the scale and character of Southwark while delivering vibrant public spaces.” The practice highlights how the scheme replaces underutilised offices with a dynamic hospitality-led destination, supporting the borough’s ambition to become a global cultural hub.
Where exactly is the Southwark hotel site located?
Situated in the heart of Southwark, the site benefits from exceptional connectivity, lying just 300 metres from Southwark Underground station (Jubilee Line) and within walking distance of Blackfriars and Mansion House stations (District, Circle, and Thameslink lines). Blackfriars Road forms part of the emerging “Culture Mile,” a corridor linking cultural institutions like the Old Vic Theatre, Southwark Playhouse, and the future Blackfriars Theatre. The location’s proximity to the Tate Modern and Shakespeare’s Globe further positions it as ideal for tourism-driven development.
According to Southwark Council’s planning portal, the site’s zoning under Policy PN 1 permits hotel uses alongside cultural facilities, provided they enhance the public realm. BGY’s submission includes detailed site plans showing widened pavements, cycle parking, and green buffers to improve pedestrian flow along one of London’s busiest thoroughfares.
Why are the existing 1980s offices being demolished?
The current buildings, constructed in the early 1980s, are described across reports as “tired,” “outdated,” and “inefficient” in terms of energy use and layout. Multiple sources note their low occupancy rates and failure to contribute meaningfully to the streetscape. Demolition application 23/AP/5678 argues that retention is unviable due to structural limitations and asbestos presence, common in era-specific constructions.
Planning consultant Gerald Eve, acting for the applicant, states in the submission that “the existing structures do not meet modern standards for sustainability or user experience, offering little heritage value.” This aligns with broader trends in central London, where post-pandemic office repurposing has accelerated, with hotel conversions rising 25% since 2023 per industry data.
What cultural features will the new hotel include?
A standout element is the emphasis on cultural activation at ground level. BGY envisions 1,200 square metres of flexible spaces for galleries, pop-up performances, workshops, and events, programmed in partnership with local arts organisations. Rooftop terraces will offer public views over the Thames, complementing the hotel’s 140 bedrooms, which include accessible and family rooms.
As detailed by architect Matt Bruce of BGY in an interview with Architects’ Journal,
“These aren’t ancillary spaces; they’re designed as destinations in their own right, fostering creativity in the Culture Mile.”
The facade employs a rhythmic brickwork pattern echoing local warehouses, with large glazing to invite passers-by.
How does the design prioritise sustainability?
BGY integrates multiple low-carbon strategies, targeting a 40% reduction in embodied carbon compared to standard builds. Features include a terracotta rainscreen cladding for thermal efficiency, air-source heat pumps, solar shading, and green roofs supporting biodiversity. The building achieves BREEAM Excellent provisional rating, with 20% of energy from renewables.
The submission to Southwark Council outlines passive design principles like optimised glazing ratios and natural ventilation, reducing reliance on mechanical systems. “Sustainability is woven into the fabric,” notes BGY’s sustainability lead, per their project page.
Who are the key players behind the project?
Buckley Gray Yeoman leads as architect, with longstanding experience in hospitality (e.g., the 1 Hotel Mayfair). The client remains undisclosed, though speculation points to a major operator given the scale. Gerald Eve handles planning, while structural engineers Max Fordham and environmental consultants Greengage contribute expertise.
Local ward councillors for Borough & Bankside have acknowledged receipt, promising review. No objections have surfaced yet, but consultation with the Southwark Planning Forum continues.
What is the planning process and timeline?
Submitted in December 2023, applications encompass demolition, full planning, and listed building consent (despite no listing). Determination deadline is March 2026, following public consultation ending February 15. If approved, construction could commence mid-2026, with opening projected for 2029.
Southwark Council’s officer report, as previewed, praises alignment with Policy DMP21 on place-making. Neighbouring businesses like Itchy Feet Travel have welcomed the proposal for boosting footfall.
How does this fit into Southwark’s regeneration?
Southwark has seen over £5 billion in investments since 2020, with Blackfriars Road transforming via projects like the 25-storey One Blackfriars. This hotel adds to 2,000 new rooms planned borough-wide, per council figures. It supports 300 construction jobs and 150 ongoing roles.
As reported by Planning Resource’s James Ma,
“This exemplifies Southwark’s pivot from offices to experiential economy drivers.”
Critics, however, question density, though BGY counters with transport assessments showing 80% sustainable trips.
What have stakeholders said about the plans?
BGY partner Neil Black stated,
“We’re excited to deliver a scheme that catalyses cultural life here.”
Southwark Council’s head of development management, Helen Norris, confirmed,
“The application is under active consideration.”
The Victorian Society offered neutral observation, noting no heritage impact. Local resident group Bankside Open Spaces voiced support for public realm gains.
Will there be any community benefits?
Beyond cultural spaces, the project pledges 10% affordable workspace within commercial units and section 106 contributions for local infrastructure, estimated at £2 million. Skills training for apprentices from underrepresented groups is mandated.
