Image source: Gensler
Gleeds is providing cost management services for the transformation of 110 The Queen’s Walk, formerly the iconic London City Hall on the South Bank. Originally designed by Norman Foster and completed in 2002, the building is being comprehensively refurbished to deliver a high-quality workplace for a global corporate occupier.
The project involves a major refurbishment down to the structural core, including new terracotta façades, a reconfigured domed roof, and the introduction of terraces across each level. Significant structural interventions will enable increased net internal area, alongside new retail and market hall spaces at basement level, and enhanced amenity areas. The surrounding public realm is also being reimagined, with upgraded paving, landscaping and public spaces to create a more vibrant destination along the South Bank.
The challenge
Refurbishing 110 The Queen’s Walk presented its own complexities, largely driven by a unique geometry and landmark status. The oval floorplate and offset core created inefficiencies across structural, façade and MEP design, making traditional benchmarking unreliable. As the design developed, the extent of temporary works, including scaffolding, crash decks and enabling works, proved greater than anticipated at early stages. At the same time, evolving construction methodologies and programme changes extended the delivery timeline, impacting preliminaries and inflation allowances. The mechanical and electrical package also diverged from typical Central London refurbishment benchmarks, reflecting the constraints of the building form and programme demands.
Our solutions
Gleeds has provided cost management from early concept through to the current delivery phase, maintaining strong commercial control throughout. We developed early-order cost estimates ahead of the wider consultant team, establishing a clear budget baseline. As the design evolved, we closely monitored cost movements, proactively identifying risks and opportunities. During Stage 02, we identified an increase in structural steel tonnage of over 1,000 tonnes above initial allowances. Early intervention enabled redesign, reducing costs by approximately £12m. We also advised on procurement and design responsibilities, notably identifying a gap in façade secondary steelwork design. Addressing this early on avoided potential delays and additional cost.
Integrated services and proactive cost-saving strategies created increased cost value. Gleeds in-house life cycle costing capability aligned seamlessly with cost planning, enabling long-term assessment efficiencies alongside capital costs. Gleeds also advised on and managed an early strip-out contract to de-rate the building, reducing business rates liability ahead of the main works, delivering immediate benefit to the client. Additionally, early market testing of key trade packages provided robust cost benchmarks, strengthening commercial confidence during main contractor procurement.
Value engineering was also embedded throughout the project, with a focus on maintaining design intent while improving commercial outcomes. Gleeds advised on adopting a Cat-A contribution approach in place of a full fit-out, reducing upfront capital expenditure. Façade options were also reviewed, including alternative systems and material specifications, to identify more cost-effective solutions. Engagement with suppliers enabled further savings through alternative specifications for finishes and equipment, ensuring overall value without compromising quality.
Overall
The redevelopment will transform 110 The Queen’s Walk into a high-quality, sustainable workplace, while enhancing the surrounding South Bank public realm. Gleeds’ early involvement and proactive cost management have been key to navigating the project’s complexity, supporting informed decision-making and maintaining commercial control throughout.
