{"id":519252,"date":"2025-05-19T10:59:10","date_gmt":"2025-05-19T09:59:10","guid":{"rendered":"https:\/\/www.constructionnews.co.uk\/?p=519252"},"modified":"2025-06-27T14:49:34","modified_gmt":"2025-06-27T13:49:34","slug":"building-up-and-under-at-elephant-and-castle","status":"publish","type":"post","link":"https:\/\/www.constructionnews.co.uk\/project-reports\/building-up-and-under-at-elephant-and-castle-19-05-2025\/","title":{"rendered":"Building up and under at Elephant and Castle"},"content":{"rendered":"
\n

Value:<\/strong> \u00a3449m
\nContract type:<\/strong> JCT Design and Build 2016
\nClient:<\/strong> Elephant & Castle Development UK
\nConstruction start:<\/strong> January 2022
\nExpected completion:<\/strong> February 2026
\nDevelopment manager:<\/strong> Delancey
\nArchitect:<\/strong> Allies and Morrison
\nMain contractor:<\/strong> Multiplex Construction Europe
\nStructural engineer:<\/strong> WSP
\nGroundworks:<\/strong> Morrisroe
\nDemolition:<\/strong> Keltbray
\nEnvelope:<\/strong> Errigal Facades, Permasteelisa, FK Facades
\nPiling:<\/strong> Expanded
\nStructural steel:<\/strong> Bourne Steel<\/p>\n<\/div>\n

Multiplex is building a new integrated London Underground ticket hall 33 metres below ground – and three towers up to 34 storeys high<\/strong><\/em><\/p>\n

Elephant and Castle in South London is undergoing a dramatic transformation above and below ground. The area\u2019s labyrinthine 1960s shopping centre is being replaced and its tired-looking underground station revitalised in a three-stage programme led by Southwark Council and Elephant and Castle Development UK (a subsidiary of real estate investor Get Living).<\/p>\n

Main contractor Multiplex completed phase one in 2018. It includes three residential towers \u2013 the tallest of which rises to 24 storeys \u2013 on a three-storey podium. Multiplex started work on the \u00a3449m phase two in January 2022 and envisages completion next February. The third and final phase will redevelop a site currently occupied by the London College of Communication, part of the University of the Arts London (UAL). The college will move into a new facility that is currently rising up as part of phase two, which is in full swing when Construction News <\/em>visits. The new 12-storey building has an internal area of 33,500 square metres, with large floorplates measuring up to 3,700 square metres.<\/p>\n

Phase two also involves the construction of a new integrated London Underground station entrance and integrated ticket hall (ITH) for Northern and Bakerloo line passengers. Tunnelling to connect the new station box \u2013 the reinforced concrete structure forming the shell of the new entrance and ticket hall \u2013 to existing platforms is due to finish in 2027. Transport for London (Tfl) awarded the tunnelling contract to Dragados UK.<\/p>\n

Other elements in phase two include retail and leisure facilities in a four-storey structure, and three residential towers \u2013 the tallest of which (Tower 1) will rise to 121.7 metres with 34 storeys. Beneath Tower 1 is a terrace and five storeys containing a cinema, retail space, a lobby area and plant. A two-storey combined basement beneath this and the other buildings includes plant, a loading bay area and cycle racks.<\/p>\n

Multiplex was awarded the contract for phase two in December 2021 after 18 months of negotiations, says project director Mick Waters. \u201cWe were doing a lot of the preconstruction during Covid, but we\u2019ve had to overcome issues like the impact of the Ukraine war,\u201d he says.<\/p>\n

Inside the cathedral<\/h3>\n

One challenging aspect of phase two is the construction of the ITH for tube passengers, who must currently use separate entrances for the Bakerloo and Northern lines. The original intention was to only build a Northern Line ticket hall, but this plan was altered at TfL\u2019s request.<\/p>\n

Above ground, the ceiling of the ITH will reach 8 metres above street level but its deepest point is 33 metres below ground. \u201cIt\u2019s a space like no other \u2013 we call it the \u2018cathedral\u2019,\u201d says Waters.<\/p>\n

Work on the 2,700 square metre ITH began in January 2022. Piling subcontractor Expanded installed 325 secant and 26 contiguous piles up to 1,200mm in diameter at depths of 25-50 metres. The subcontractor also drove six plunge columns to 60 metres. There was also one temporary plunge column to hold up the reinforced concrete slab, says Guy Wellings, deputy head of structures at engineers WSP. This column was no longer required once the six permanent columns were all in place.<\/p>\n

The remaining columns function as permanent load-bearing elements. \u201cThe fact that six out of seven [plunge columns] are still there is a good thing. We worked hard to make sure we weren\u2019t putting in temporary columns for the sake of it,\u201d says Wellings.<\/p>\n

Two Bakerloo Line tunnels sitting at B5 level (22.7 metres below ground level) added complexity. Some of the piles have to sit above these tunnels, says Waters. \u201cExpanded used a soft toe \u2013 essentially one and a half metres of polystyrene at the base of the pile. It allows the load to be distributed so you\u2019re not overloading [the tunnels below],\u201d he explains.<\/p>\n

\u201cAt [the piles\u2019] closest point we were about 1,100mm off the top of the tunnels \u2013 it\u2019s a significant feat of engineering,\u201d says Wellings. He adds that London Underground\u2019s guidelines required special permission from TfL to get this close to the tunnel crowns.<\/p>\n

A total of 57 piles on either side of the tunnels were driven \u201csignificantly\u201d below the level of the tunnels, down to a maximum depth of 43 metres, says Waters.<\/p>\n

Bulk excavation to B3 (Northern Line level) at 13.7 metres below ground level was completed in April 2023. It was followed by the construction of six reinforced concrete transfer beams. These further reduced the strain on the tube line underneath. Each beam, measuring 3.6 metres deep, 21.5 metres long, and 3.5 metres wide, consists of 200 cubic metres of concrete with a bearing capacity of 6.5 meganewtons. These beams included 16 layers of B40 concrete delivering 70 tonnes of reinforcement per beam, which Waters describes as \u201ca phenomenal amount\u201d.<\/p>\n

He adds: \u201cWe were constrained by the top of the Bakerloo Line tunnels underneath, so these beams are shallower than they would have been if we had unlimited space. We had to make them a bit wider than their depth \u2013 that necessitated putting a lot of reinforcement in them.\u201d<\/p>\n

The beams transfer the university building\u2019s load onto piled walls to support the weight of the 5,500 students and printing presses the building will hold. Multiplex opted for a \u201cblue sky\u201d approach, installing the transfer beams before constructing the UAL building, to avoid risks associated with simultaneous superstructure and substructure work.<\/p>\n

Working at B5 level was also complicated as it sits in ground containing the Harwich Formation, a mix of silt, clay, gravel and sand with pressurised groundwater at 155 kPA. The team mitigated water pressure issues by installing six wells to extract water before excavation. \u201cWe started digging in June 2023 and we were done in about eight weeks,\u201d says Waters.<\/p>\n

Towering above<\/h3>\n

Phase two is \u201ca concrete contractor\u2019s dream\u201d, says Waters, requiring a total of 78,542 cubic metres \u2013 equivalent to 32 Olympic-sized swimming pools \u2013 of the material for the ITH, three residential towers, UAL building and retail building. The largest single pour was 760 cubic metres. \u201cIt\u2019s about volume, repetition and speed,\u201d he adds. \u201cWe\u2019re right at the peak [of construction] with about 1,100 workers on site.\u201d<\/p>\n

One minor milestone has just been passed when CN<\/em> visits, as work to pour the concrete for the four-storey glass-fronted retail building finished in late February. Multiplex is aiming to use ground granulated blast furnace slag in at least 45 per cent of its concrete across all buildings in phase two, as part of its effort to achieve a BREEAM Excellent rating.<\/p>\n

The three residential towers are the most visible component of phase two \u2013 Waters compares their appearance to \u201cRubik\u2019s cubes smashed together\u201d. All the phase two buildings are constructed using a top-down method with steel frames around reinforced concrete jumpform cores. This technique enables continuous vertical building without waiting for lower floors to be completed.<\/p>\n

The new UAL building is a plain-finish concrete structure \u201cincluding transfer structures to allow for atriums and lecture spaces\u201d, says Waters. Its bespoke curtain wall facade, featuring black glass-reinforced concrete panels, is being provided by Permasteelisa and spans 15,700 square metres.<\/p>\n

For the envelope on the residential towers, Multiplex switched facade subcontractors due to \u201cchallenges in the market\u201d, Waters says, achieving a carbon reduction of 550 tonnes. \u201cOriginally, the requirement was for a structural facade system with brick-slip glass-reinforced concrete cladding,\u201d he adds. \u201cBut we\u2019ve gone instead for a full ultra-high-performance precast panellised cladding system for the residential towers.\u201d<\/p>\n

The towers feature reddish-brown brick slips on precast concrete panels produced offsite by Thorp Precast. Subcontractor Errigal Facades is handling drylining, ceilings, firestopping, glazing, and rain-screen facade work under a \u00a339m contract.<\/p>\n

Five hoists and seven tower cranes were used to move heavy materials efficiently for all the structures in phase two. The tallest crane reached a height of 135 metres and was instrumental in assembling the steel and concrete components of the high-rise structures.<\/p>\n

Multiplex hopes to hand over the ITH by early April, and Waters says the five above-ground buildings will open to the public in the middle of next year. No contractor has been picked for phase three yet. But given Multiplex\u2019s long-running presence at Elephant and Castle \u2013 it also built the distinctive Strata building with its three wind turbines \u2013 Waters is hoping to stay involved there for years to come.<\/p>\n

\n

A unique challenge<\/h3>\n

The 27.2 metre-tall, four-storey retail building is the shortest structure in phase two but it comes with a unique challenge. The load of the structure imposed into the basement is distributed via raft slab rather than with bearing piles, says Multiplex project director Mick Waters, because the building sits above the sidings for the Bakerloo Line.<\/p>\n

As a result, says Guy Wellings, deputy head of structures at engineers WSP, \u201cwe had to keep the load down, which meant the building could not be taller than four storeys\u201d.<\/p>\n

Multiplex decided to source used steel sections for some of the beams in this building via EMR Metal Recycling. The concrete slabs are composite decks, rib deck and reinforcement, says Waters. Its rainscreen cladding is provided by FK Facades.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Value: \u00a3449m Contract type: JCT Design and Build 2016 Client: Elephant & Castle Development UK Construction start: January 2022 Expected completion: February 2026 Development manager: Delancey Architect: Allies and Morrison Main contractor: Multiplex Construction Europe Structural engineer: WSP Groundworks: Morrisroe Demolition: Keltbray Envelope: Errigal Facades, Permasteelisa, FK Facades Piling: Expanded Structural steel: Bourne Steel Multiplex …<\/p>\n","protected":false},"author":135716,"featured_media":519262,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"ep_exclude_from_search":false,"footnotes":""},"categories":[79553,559,557],"tags":[],"class_list":["post-519252","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-features","category-long-reads","category-project-reports"],"yoast_head":"\nBuilding up and under at Elephant and Castle | Construction News<\/title>\n<meta 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