Have your say

10 Leake Street

Read on to find out how you can get involved in our public consultation.
Have your say

HB Reavis is bringing forward plans to redevelop 10 Leake Street to purpose built student accommodation

With a proven track record in Central London and as the long-term owners of nearby Elizabeth House, we’re proposing new student housing accommodation to meet rising need for student housing in London.
Excellently situated just 50-metres from Waterloo Station, the project will transform a vacant office block into a well-designed hub for students from across the UK and the world who choose to make London their home.
Designed for modern student life, our plans will deliver a sustainable building with a mix of student homes, alongside shared amenity spaces for study and socialising, a high-quality architectural intervention that will revitalise the access to Waterloo Station and Leake Street Arches.
We are keen to engage with the local community and want to hear your feedback before submitting a planning application to Lambeth Council. Read on to find out how you can get involved in our public consultation.
Have your say

The existing site at 10 Leake Street

The team

HB Reavis is bringing forward high-quality, student accommodation in Waterloo, building on our strong track record delivering people-focused developments in London and across Europe. We’ve assembled an experienced team to design a scheme that supports student wellbeing, meets the capital’s growing need for purpose-built student housing and adds real value to Waterloo.

Community engagement

PLP Architecture logo

Architects

1-DP9

Planning consultants

Situated just 50 metres from the new Sidings entrance at the recently upgraded Waterloo Station, 10 Leake Street offers unrivalled connectivity.

The existing six storey building is an outdated office building, with poor technical performance and an inability to meet current sustainability and safety standards.
Following analysis of several opportunities, we have found the refurbishing the existing building is not feasible. A sensitive redevelopment will bring fresh energy and activity to this prime location.
Situated just 50 metres from the brand new Sidings entrance at Waterloo Station, 10 Leake Street offers exceptional connectivity, access to Waterloo’s local amenities and cultural destinations.
The site’s proximity to major universities and excellent public transport connections, with convenient access to National Rail, tube and bus services, make it the ideal location for new student accommodation.
View Location
The existing building at 10 Leake Street
The existing building at 10 Leake Street
The existing building at 10 Leake Street
The existing building at 10 Leake Street
Walking Routes
Walking Routes
Caption needed

The site sits within a part of Waterloo that has seen and continues to see major regeneration, and is surrounded by a mix of education, visitor facilities, major infrastructure and cultural spaces.

Lambeth is celebrated for its cultural vibrancy, diverse communities, and iconic landmarks like the London Eye and the Southbank Centre. The proposed development at 10 Leake Street sits prominently within this thriving environment.
Located near several significant regeneration sites, we are in ongoing discussions with Lambeth planning officers to ensure the proposed scale and design of the new building is carefully developed to sit comfortably within its surroundings.

Why students?

Waterloo is strategically located near several prestigious universities, making it an ideal site for new student homes. This development addresses the clear demand for purpose-built student accommodation, easing pressures on conventional housing stock in the borough.
Our student management strategy will also mitigate potential neighbourhood impacts, ensuring harmonious integration into the local community.
0

Supports economic sustainability through consistent student expenditure. Universities are catalysts for employment in related sectors. According to the Times Higher Education Commission, in 2021–2022, universities’ activities supported local businesses, such as restaurants and retailers, to the tune of an extra 382,500 full-time equivalent jobs, approximately 17% of which were in London, underscoring the students’ role in sustaining the city’s job market.

High-quality, purpose-built student accommodation (PBSA) provides numerous community advantages:
0
Alleviates local housing shortages by freeing up traditional accommodation options.
0
Ensures accommodation affordability, creating inclusive access to education for a diverse student population.
0
Encourages increased footfall and spending in local shops, markets, restaurants and leisure facilities.

Our proposals

Our proposal for 10 Leake Street aims to optimise the site's potential, creating high quality Purpose-Built Student Accommodation (PBSA) while respecting local context and heritage.

Necessary student housing

Transforming an outdated building into modern, high quality accommodation

Local investment

Students add to London’s economy, by working and spending in their local area

Opportunity for community benefits

Exploring opportunities for community benefits supported by the redevelopment of 10 Leake Street

Well connected

Close to Waterloo Station, connecting students to major universities in London's knowledge hub

Sustainable

Holistic sustainable approach. Innovative, low carbon design to create an energy efficient building

Thoughtful design

Careful massing and height management to respect local heritage and visual amenity

High-quality student housing

The new building will offer a mix of student homes, including studios and ensuites, complemented by dedicated amenity spaces on each floor.
All the new homes will be designed to meet modern standards, with 10% of the units being fully accessible. Our design incorporates shared kitchens, communal lounges, and intimate retreat spaces to foster social connection and enhance student wellbeing, addressing urban isolation and mental health challenges.
Addressing the clear demand for PBSA alongside an affordable contribution, will help to create opportunities and increase access to higher education for aspiring students from a range of socio-economic backgrounds. It is important to us that young people in Lambeth have access to affordable housing.

Ambitious sustainability targets

Our design will aim to meet ambitious environmental standards. This includes targeting low-carbon emissions through reduced operational and embodied energy, integrating renewable energy technologies and providing high-quality, secure cycle parking to encourage sustainable travel.
The proposed 10 Leake Street redevelopment will target a BREEAM ‘Excellent’ rating, ensuring environmental responsibility from construction through to operation.
HB Reavis are keen to remain long-term partners in the local area and are exploring opportunities to support community initiatives and projects in the area around 10 Leake Street.
Do you have any suggestions for community projects we could look at supporting?
Do you know any local colleges or youth organisations that we should be speaking to whose students will benefit from this proposal? Click here to tell us

Phase 1 consultation - May 2025

Timeline

May
2025

First public consultation with in-person events and online feedback opportunities.

June
2025

Second phase of consultation, refining plans based on community feedback.

Summer
2025

Target submission of planning application, informed by extensive community engagement.

Have your say

You can find out more and provide your feedback by attending our public exhibitions or filling in our consultation survey.

Public exhibitions

  • Date: Saturday 10th May
  • Time: 11am - 2pm
  • Location: Old Crypt, St Johns Church, 73 Waterloo, SE1 8TY
Location
  • Date: Wednesday 14th May
  • Time: 4pm - 7pm
  • Location: Old Crypt, St Johns Church, 73 Waterloo, SE1 8TY
Location

Online survey

  • We are keen to hear your feedback on the proposals. Complete our survey to have your say!
Complete survey

Contact us

HB Reavis is bringing forward plans to redevelop 10 Leake Street with on-site affordable student housing in Waterloo
Created by Studio Sustancia. All Rights Reserved.