The Other Palace (St James Theatre)

A constrained site, requiring complicated engineering design at basement level

This site had two main in-ground constraints, a brick culverted sewer directly under the site and the future provision for Crossrail 2 tunnels at depth.

A theatre auditorium was proposed in the double-storey basement and therefore the basement footprint needed to be maximised. A permanent sheet piling solution was adopted for the basement walls with specialist installation techniques allowing the wall to be installed tight to the high-level culvert and the adjacent party walls.

The development site sat within the protected corridor for the future Crossrail 2 tunnels and therefore the foundation system and basement construction techniques had to be tailored accordingly. Deep load-bearing piles were not permitted and sheet piling lengths were restricted.

Below the basement Walsh developed a rafted solution, carrying out a ground movement assessment to see the effect of a range of possible tunnel alignments. The limited sheet pile embedment was overcome with a two level temporary propping system coordinated around the permanent works.

To accommodate the eight-story residential element, all being transferred at first floor level. We used long-span post-tensioned concrete beams creating column-free theatre space. Deep beams were incorporated into the walls of the theatre to bridge the superstructure over the sewer.

  • Roseberry Homes
  • Foster Wilson Size
  • HKR
  • Proma Construction
Completion Date2012
  • Victoria

Please click on images below to open a full-screen gallery.

Explore Related Projects

Build to Rent (BTR & PRS)

100 West Cromwell Road

Analysing foundation capacity and future-proofing structures [...]

Read more


50 & 65 Harbord Square

Designing sustainable mixed-use buildings using concrete [...]

Read more


9 Millbank

Reuse and renovation strategy significantly reduces cost, carbon & programme [...]

Read more

Mixed Use

Beorma Quarter Tower

Structural scheme delivers open span office layouts with flexible residential units above [...]

Read more


Calders Wharf

Seamless integration of engineering disciplines makes development viable [...]

Read more


Camden Goods Yard

Basement optimisation saved £2m and increases parking bays with NWR & TW constraints [...]

Read more

Taking Sustainability Seriously

Sustainability is in our DNA and we have our own ambitious goals to achieve Net Zero as a business and with our designs. With innovative in-house monitoring tools, Walsh clients have seen on average reductions of 10-20% total embodied carbon, with some of our flagship work achieving 60-70% reductions compared with baseline figures.