26 St James’s Square

Our work reimagined a tired and outdated post-modernist office building on the prestigious St James Square, London. Creating an award-winning best-in-class workspace, setting new standards in workplace design we removed parts of the original post-modern design to create a more useable, modern space.R

Located within the St James’s Conservation Area, 26 St James’s Square occupies a prominent corner with dual frontages on St James’s Square and Pall Mall, offering views of the gardens to the north and the river and city to the south.

Rebuilt between 1987 and 1989 as a post-modernist office by Gibberd and Coombes Partners, the building features upright window panels, a central attic bay, and emphasised ground and first floors, echoing the character of the square.

Adjacent to the Grade II-listed No. 24, this unlisted building sits within walking distance of Piccadilly Circus, Regent Street, St James’s Park, and Green Park, combining a peaceful square setting with excellent city access.

At the outset of this project the building was at the end of its useful life, requiring major reconfiguration of its existing elements to reposition it in todays marketplace.  Our scheme provides increased daylight, natural ventilation and connection to the St James Square via external balconies. The top floor was reconfigured to provide a new floor and plant space. 

The team were driven by a desire to soften the jarring postmodern elements allowing the building to sit more comfortably with its context. We chose traditional materials used in contemporary ways to balance the existing structure with the more modern aspects of the facades. Adding mass and extending the lift to the top floor provided an additional rentable floor. We were able to raise the plant onto a new roof level, behind a double mansard, within a roof profile that was fitting with the streets existing profile. 

We sought to retain as much of the character of the original building as possible, while providing a modern, light and accessible workplace that will be utilised for many years to come, extending the life span of the building.  

We removed the compromises and awkwardness of the original building. Removing the disorienting scissor stair and providing a single stair solution with advanced fire freighting provision, improving the safety credentials of the building. A level entrance was developed with access to WC and shower facilities at ground level improving accessibility and the inclusion of dual frontages increased street presence and retail opportunities. 

We provided both design and delivery services on a traditional contract for this project. The end solution required major structural interventions into the core and upper levels. Ceiling co-ordination was key to achieve the floor to ceiling heights with acoustic considerations as was the careful adaptation of windows, stonework and dropping the rear ground floor slab.  

Building setting out was challenging as the existing building twisted, resulting in two setting out grids, one lower floor and one on the upper floors. Detailing the fine edges of the roof within the folded zinc roof. We worked hard to ensure the veneration grills fitted seamlessly into the façade details to create a finessed result. 

The buildings façade was upgraded to reduce heat loss, while large windows allowed for greater natural daylight penetration and views out to the park. All gas was removed and replaced by electric alternatives and large openable windows provide natural ventilation and a connection to the park and surrounding area. The external courtyard provides an alternative breakout space for occupants, increasing well-being and an enhanced working environment. 

Morgan Capital : Client

Davies Maguire : Structural Engineer

Chapman BDSP : MEP Engineer

Basha-Franklin : High End Finishes

Geraldeve : Planning

Sweco : Fire