Paradise

As the largest mass timber office building in the UK since more stringent fire regulations were introduced, it represents a breakthrough in fire performance, scale and sustainability. Featuring an exposed CLT and glulam structure, Paradise has transformed a disused site into an exemplar workplace - prioritising wellbeing, sustainability and biophilic design.

Located in Lambeth, next to Old Paradise Gardens, the project has transformed a neglected Costa Coffee roastery into an innovative, low-carbon workspace. Featuring an offsite manufactured CLT and glulam structure, with exposed V-shaped feature columns throughout, Paradise provocatively attracts workers to the area as London’s largest mass timber office building.

The specification of timber was born from the client’s desire to embrace health and wellbeing in every element of the building and find a key market differentiator, taking advantage of timber’s biophilic benefits. With tenants becoming increasingly conscious of their carbon credentials, the use of an offsite structural timber solution has positioned Paradise as one of the lowest carbon office buildings in London.

The offsite benefits of structural timber were key at Paradise, given the tight site restrictions, and helped overcome significant logistical challenges. Located between the main railway line into Waterloo and a public park, the use of structural timber enhanced speed of construction, increased quality control, and reduced onsite alterations, minimising disruption to the local community.

Paradise’s CLT and glulam frame features visual-grade exposed timber elements, requiring exceptional precision in manufacture and installation, and structural timber's applicability for DfMA proved crucial. The structural frame was modelled virtually and checked against site conditions, meaning individual members were manufactured to exacting tolerances, and fitted together perfectly on site.

The design team, including Feilden Clegg Bradley Studios, Webb Yates and Engenuiti, with fire engineering by OFR, worked through detailed comparative studies at each design stage, with buildability and cost considered in parallel with sustainability. BKS and Gilbert-Ash supported Bywater with full-scale fire testing, collaboratively developing a fire strategy as a definitive route to demonstrating compliance within changing fire safety regulations.

BKS facilitated the delivery of the structural elements, including 2111m² of Stora Enso Sylva™  CLT, 262m² of Glulam and supporting steelwork elements – manufactured in-house – ensuring seamless coordination across materials.

The first of its kind to achieve 90-minute fire rating for fully exposed CLT and glulam elements, the project exceeded standard Eurocode limitations of 60 minutes. Working with Gilbert Ash and B&K Structures, Bywater funded and supported full-scale fire testing, as a definitive route to demonstrating compliance with the fire safety requirements - a first for a commercial building of this scale with fully exposed timber elements.

The building's carbon credentials are exceptional - overall the 63,250 sqft commercial scheme has saved 1,993 tonnes of CO2e compared to RIBA 2030 targets, making the building carbon negative for approximately 60 years. In addition, the project achieves BREEAM Excellent, WELL Gold rating enabled, and Wiredscore Platinum certification.

Significantly, the project has been transformative for Bywater Properties, who now have a timber-first presumption - with each new building assumed to be built using timber from the outset.

Paradise is now setting a low-carbon precedent for future offices in London.