Developer HB Reavis has submitted plans for a new 17-storey purpose-built student accommodation tower at 10 Leake Street, Lambeth, marking its first UK student housing project. Designed by PLP Architecture, the scheme prioritises sustainability, affordability, and community integration in one of London’s key regeneration zones.
Developer HB Reavis has submitted detailed plans to replace a vacant Edwardian office building adjacent to London’s Waterloo Station with a striking 17-storey purpose-built student accommodation (PBSA) tower. Designed by PLP Architecture, the scheme at 10 Leake Street proposes to deliver 233 student bedrooms across a mix of studios and ensuite rooms, alongside a range of communal and amenity spaces aimed at fostering a vibrant student community.
The scheme is part of HB Reavis’s first venture into the UK’s student housing market, complementing its established portfolio of office developments in the capital. As announced in May, the plans come after two rounds of public consultation earlier this year, during which local residents and stakeholders emphasised the need to retain Leake Street’s distinctive cultural character, ensure affordability for students, and address noise and servicing concerns. The revised proposal reflects this feedback, aiming to weave residential, social, and cultural elements into a dynamic, integrated environment.
Significantly, the design incorporates sustainability at its core, targeting a BREEAM Excellent rating. The building will feature renewable energy systems and low-carbon technologies, alongside infrastructure encouraging sustainable travel, including 176 secure cycle parking spaces. Accessibility has also been prioritised, with 5% of the units fully accessible and another 5% adaptable for future needs. Communal kitchens, lounges, quiet retreat spaces, and a wellbeing-focused fitness area are planned to promote both social interaction and student wellbeing. A rooftop terrace will provide panoramic views across London, adding to the scheme’s appeal.
The 10 Leake Street site sits within a regeneration zone in Lambeth, directly opposite the award-winning Waterloo International platforms designed by Grimshaw and close to Leake Street Arches, a well-known viaduct tunnel renowned for its street art and vibrant nightlife. Its proximity to multiple universities and excellent transport links via Waterloo station make it an ideal location for student accommodation. The project team includes structural engineers Robert Bird, MEP specialists GDM Group, planning consultants DP9, and other experts covering transport, townscape, and fire safety.
The current plans represent a significant evolution from an earlier scheme approved in 2014 but never implemented. That previous proposal, designed by BPTW, sought to refurbish and extend the original 1906 building. However, HB Reavis has stated that refurbishing the existing structure is economically unviable given current sustainability and safety standards, prompting the new design for a taller, purpose-built tower in line with modern requirements.
PLP Architecture’s Andrei Martin remarked on the project’s ambition, noting that it aims to reflect the “expressive character” of Leake Street, stacking living, learning, and socialising into a vibrant ecosystem that integrates with the neighbourhood’s unique cultural fabric.
This development adds to the growing portfolio of PBSA projects in London, addressing the critical need for affordable, high-quality student housing near major transport hubs and universities, while also contributing to the broader regeneration aims in the Lambeth area.
Reference Map:
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Source: Noah Wire Services
- https://pbsanews.co.uk/2025/08/07/hb-reavis-submits-plans-for-lambeths-10-leake-street-pbsa/ – Please view link – unable to able to access data
- https://plparchitecture.com/plp-architecture-appointed-to-design-new-student-living-hub-at-leake-street-london/ – PLP Architecture has been appointed by HB Reavis to design a new purpose-built student accommodation (PBSA) scheme at 10 Leake Street, adjacent to Waterloo Station. The development will offer a mix of studio and shared living options, alongside communal facilities and social spaces. The building aims to achieve BREEAM ‘Excellent’ certification and will incorporate renewable energy systems, low-carbon technologies, and high-quality cycle infrastructure to promote sustainable lifestyles. The design reflects the expressive character of its surroundings, weaving together residential, social, and cultural elements into a unified, vibrant ecosystem.
- https://hbreavis.com/uk/media/we-are-entering-pbsa-market-with-proposed-redevelopment-of-10-leake-street/ – HB Reavis is consulting on plans to transform 10 Leake Street, near Waterloo Station, into purpose-built student accommodation (PBSA). This marks the company’s first step into the UK’s student housing market. The project will provide high-quality student homes that reflect HB Reavis’s people-centric approach to development, alongside affordable on-site student housing. The development will offer a mix of studios and shared accommodation, with communal areas on each floor, and 10% accessible units. The scheme will integrate renewable energy systems, low-carbon technologies, and high-quality cycle storage to support sustainable living.
- https://www.building.co.uk/news/hb-reavis-submits-plans-for-student-resi-tower-next-to-waterloo-station/5137268.article – HB Reavis has submitted plans to replace a vacant Edwardian office building next to Waterloo Station with a 17-storey student accommodation tower. The 10 Leake Street scheme would contain 233 student rooms and has been designed for HB Reavis by PLP Architecture. The site is in a part of Lambeth earmarked for regeneration, located directly opposite Grimshaw’s Stirling Prize-winning Waterloo International platforms and next to the Leake Street Arches, a long viaduct tunnel entirely covered in graffiti and lined with bars and restaurants.
- https://www.propertywire.com/news/purpose-built-student-accommodation-to-be-built-next-to-waterloo-station/ – There are plans to redevelop an office near Waterloo Station in London into purpose-built student accommodation (PBSA). This marks European developer HB Reavis’s first step into the UK’s student housing market after so far focusing on office developments in London, most recently at Worship Square. The development will offer a mix of studios and shared accommodation, with communal areas on each floor, and 10% accessible units. The scheme will integrate renewable energy systems, low-carbon technologies, and high-quality cycle storage to support sustainable living.
- https://www.estatesgazette.co.uk/news/hb-reavis-to-enter-uk-student-accommodation-market/ – HB Reavis is consulting on plans to transform an office building at 10 Leake Street, SE1, into purpose-built student accommodation. This marks the company’s first step into the UK’s student housing market, following its track record of delivering office developments in London. The project will provide student homes that “reflect HB Reavis’ people-centric approach to development”, alongside affordable on-site student housing. The development will offer a mix of studios and shared accommodation, with communal areas on each floor, and 10% accessible units. The scheme will integrate renewable energy systems, low-carbon technologies, and high-quality cycle storage to support sustainable living.
- https://www.bdonline.co.uk/news/plp-picked-to-turn-rundown-waterloo-office-block-into-student-homes/5135944.article – HB Reavis has appointed PLP to overhaul a six-storey office building in London and turn it into student accommodation. The Slovakian-based developer behind JRA’s Bloom Clerkenwell office building in Farringdon is looking to revamp 10 Leake Street into new homes for students. The developer said it would be its first foray into the sector, having last year completed its most recent development an office scheme called Worship Square, situated between Old Street and Shoreditch and designed by Make. The building at 10 Leake Street is close to Waterloo train station with HB Reavis promising it will offer a mix of studios and shared accommodation.
Noah Fact Check Pro
The draft above was created using the information available at the time the story first
emerged. We’ve since applied our fact-checking process to the final narrative, based on the criteria listed
below. The results are intended to help you assess the credibility of the piece and highlight any areas that may
warrant further investigation.
Freshness check
Score:
8
Notes:
The narrative is based on a press release from HB Reavis dated 8 May 2025, announcing their entry into the UK student accommodation market with plans for 10 Leake Street. ([hbreavis.com](https://hbreavis.com/uk/media/we-are-entering-pbsa-market-with-proposed-redevelopment-of-10-leake-street/?utm_source=openai)) The PBSA News article from 7 August 2025 reports on the submission of planning applications, reflecting the latest developments. ([pbsanews.co.uk](https://pbsanews.co.uk/2025/08/07/hb-reavis-submits-plans-for-lambeths-10-leake-street-pbsa/?utm_source=openai)) The earlier press release provides foundational information, while the PBSA News article offers the most recent updates.
Quotes check
Score:
9
Notes:
Direct quotes from the press release, such as Steven Skinner’s statement about the project marking an exciting next step for HB Reavis, are present in both the press release and the PBSA News article. ([hbreavis.com](https://hbreavis.com/uk/media/we-are-entering-pbsa-market-with-proposed-redevelopment-of-10-leake-street/?utm_source=openai), [pbsanews.co.uk](https://pbsanews.co.uk/2025/08/07/hb-reavis-submits-plans-for-lambeths-10-leake-street-pbsa/?utm_source=openai)) The consistency of these quotes across sources suggests they are directly sourced from the press release.
Source reliability
Score:
7
Notes:
The narrative originates from PBSA News, a specialised publication focusing on purpose-built student accommodation. While it provides detailed coverage, its niche focus may limit broader recognition. The press release from HB Reavis is a primary source, offering direct insights into the company’s plans. ([hbreavis.com](https://hbreavis.com/uk/media/we-are-entering-pbsa-market-with-proposed-redevelopment-of-10-leake-street/?utm_source=openai))
Plausability check
Score:
8
Notes:
The development of a 17-storey PBSA tower at 10 Leake Street aligns with HB Reavis’s strategic expansion into the UK student accommodation market. The project’s design by PLP Architecture and the emphasis on sustainability and community integration are consistent with current industry trends. The proximity to Waterloo Station and major universities enhances the project’s feasibility. ([hbreavis.com](https://hbreavis.com/uk/media/we-are-entering-pbsa-market-with-proposed-redevelopment-of-10-leake-street/?utm_source=openai), [plparchitecture.com](https://plparchitecture.com/plp-architecture-appointed-to-design-new-student-living-hub-at-leake-street-london/?utm_source=openai))
Overall assessment
Verdict (FAIL, OPEN, PASS): PASS
Confidence (LOW, MEDIUM, HIGH): HIGH
Summary:
The narrative is based on a recent press release from HB Reavis, detailing their plans for a PBSA at 10 Leake Street, and is corroborated by a subsequent article from PBSA News. The consistency of quotes and alignment with industry trends support the credibility of the information. No significant discrepancies or signs of disinformation were identified.
