MP3 is phase 3 of Lend Lease’s Master Plan redevelopment of the old Heygate Estate, Elephant and Castle, south London.  The phase is divided into two plots, H4 and H5, and is located on the south side of the New Kent Road.  Each plot comprises a 25 storey tower with midrise blocks up to 12 storeys.  This phase will deliver 828 apartments which are a mixture of market, shared ownership and affordable rental.  Retail, plant space and service yard are provided at ground floor level.  Buildings on each plot are linked at first floor level by a landscaped podium slab providing amenity space and dedicated child play space. Plot H4 is earmarked for Private Rented Sector (Build-To-Let) usage and as such will provide enhanced amenities to meet modern tenant requirements.


Key Technical Challenges

Key Technical Challenges include: a high density of existing piles from former buildings affecting proposed piling solutions; protected trees which affect foundation design and construction methodologies; stringent floor-to-floor heights (meeting maximum parameters) affecting slab thickness, movement and tolerance and service zones.  RBG technical solutions include:


  • A 2/2.5m deep pile cap under 25 storey towers and conventional pile-caps for mid-rise cores; tailored pile position strategy to avoid existing piles.
  • 200mm deep PT slabs are used to maximise floor-to-ceiling heights.  This is achieved in the mid-rise blocks by supporting the brick façade at every other level. On every other level a 250mm deep 1200m wide perimeter band beam supports a double height façade.
  • RBG reduced number of transfer systems by careful positioning of columns; 250mm deep PT slabs transfer roof columns at step-back levels.
  • 500mm deep RC slab at podium level supports high landscaping loads and offers long spans over the service yard below.
  • Axial shortening of columns considered in the tower to prevent differential settlement of the tower floor plate relative to the core.
  • Assessment of bathroom pod weights and tracking.

Key Innovation

At Stage 3 RBG developed principles for slab edge co-ordination and evolved zonal arrangements for PT tendons, balcony brackets, cast-in channels, punching shear rebar and barrier protection systems.  Generating this level of detail early de-risked the design and simplified construction operations.  BIM Level 2 is used throughout with fully coordinated consultants’ models combined into a federated model allowing for clash detection. Plot H5 BIM model considered additional plug-in software to enable comprehensive costing take-offs for the client.

Year Completed:


Building Metrics:

828 Apartments
8 – 26 Storeys
25 to 82m height
Site Area: 16,550m2




Lend Lease



Robert Bird Group Services:

Structural, Civil and

Geotechnical Engineering Design

Additional Information

Additional information is available for you to view regarding services and sectors RBG provide.


Robert Bird Group provide outstanding innovative and buildable structural design solutions in all sectors across the globe.



Robert Bird Group’s Civil Engineers provide engineering design services from concept and planning through detailed design on to construction and maintenance, with the potential for ongoing management and advice for the operating life of a project.



Robert Bird Group provides in-house geotechnical services to both buildings and infrastructure projects within the London and Dubai offices.



Residential developments define the modern city – where and how we live drives urban spread, social cohesion, and plays a huge part in quality of life, for all of us.


Related Projects

Contact Us

We're not around right now. But you can send us an email and we'll get back to you, asap.

Not readable? Change text. captcha txt

Start typing and press Enter to search