London
Halcyon Development Partners & Mitheridge Capital Management
HTA Design
Procurement
Hayne Tillet Steel
Integration
Set within Loughborough Junction, the project transforms a collection of outdated industrial units into a phased, mixed-use development comprising 320 co-living homes alongside a separate three-storey light industrial building, supported by significant public realm improvements. The development responds to local planning policy by balancing new housing delivery with the retention and enhancement of industrial space, reinforcing the area’s role within Lambeth’s Creative Enterprise Zone.
Circle is appointed as Quantity Surveyor and Employer’s Agent, working alongside Halcyon Development Partners & Mitheridge Capital Management, HTA Design, Hayne Tillet Steel, Integration and Maddox Planning to guide the scheme through design with a clear focus on deliverability, value and long-term quality.
co-living units
of light industrial floorspace
reduction in regulated carbon emissions for the residential element
biodiversity net gain
Circle’s role combines cost management with strategic client representation, ensuring commercial rigour while supporting design ambition. From early stages, our team has helped shape a realistic procurement and delivery strategy for a highly constrained site bordered on two sides by active railway lines. Early contractor engagement has been central to this approach, enabling informed decisions around buildability, logistics and programme risk.
A key area of input has been the façade strategy. By advising a shift from a fully precast solution to a hybrid approach combining precast elements along the railway elevations with traditional brickwork elsewhere, Circle has helped balance cost certainty, construction practicality and architectural intent.
The scheme is carefully massed to integrate with its surroundings, using stepped building heights to reduce visual impact and create a coherent townscape. The tallest element rises to just under 48 metres, responding to neighbouring developments while maintaining a human-scaled street presence at lower levels.
New routes through the site improve permeability, linking Wellfit Street and Hardess Street and opening up previously inaccessible areas. These interventions help stitch the development into the wider neighbourhood and support safer, more intuitive movement for pedestrians and cyclists.
Environmental performance underpins the design strategy. The development targets BREEAM Outstanding and incorporates green roofs, photovoltaic panels and high levels of urban greening. Drainage and flood mitigation measures are integrated from the outset, while biodiversity enhancements significantly exceed baseline requirements.
Circle’s cost and risk oversight supports these ambitions by testing sustainability measures against long-term value, ensuring environmental goals are achievable within a robust commercial framework.
Beyond housing delivery, the project is structured to generate lasting social and economic benefit. The light industrial building provides modern, flexible workspace that supports local creative and productive industries. Within the co-living element, shared amenities including lounges, co-working areas and fitness spaces are designed to foster a strong sense of community.
Public realm upgrades introduce new landscaped spaces and improved connections, while financial contributions towards affordable housing and community initiatives reinforce the project’s wider civic role. As Employer’s Agent, Circle helps safeguard these commitments, aligning client objectives with planning obligations and delivery outcomes.
