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Updated proposals for the future of 40 Berkeley Square

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Proposed Building Viewed from Berkeley Square

Aviva Investors’ vision for a sustainable, best-in-class office building at 40 Berkeley Square

Introduction

Aviva Investors is pleased to share proposals for the refurbishment and sensitive extension of 40 Berkeley Square.

The proposal, designed by Orms Architects, will retain the building in office-only use while adapting it to meet evolving workspace needs. The upgrades will be delivered via a retrofit-first approach which retains a majority of the existing structure, delivering best-in-class Grade A office space whilst avoiding the disruption and carbon cost associated with demolition. Revised layouts and enhanced amenities will deliver high-quality, sustainable workspace that respects the building’s historic setting while ensuring its long-term viability.

Following the public consultation in November-December 2025 and conversations with officers at Westminster City Council, we have carefully reviewed all the feedback received to bring forward our updated proposals. Read on for full details of the updated proposals.
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Updated Proposals

Engagement on the emerging proposals for 40 Berkeley Square has been constructive and focused balancing ambition for high-quality office space with sensitivtiy to the historic setting.

Stakeholders responded positively to the retrofit-first approach and the commitment to significantly improving the building’s sustainability and quality. Feedback was overall positive on our design approach and centred on ensuring the design sits comfortably within its historic setting and protects neighbouring amenity . In response, the design team has refined the scheme, including reducing the building’s overall height, improving its relationship with neighbouring buildings, and enhancing its architectural detailing, to deliver a more contextual and considerate proposal.

You said

we did

Support for the retrofit-first approach
We are committed to a retrofit-first strategy, retaining and upgrading most of the existing structure, optimising the building’s performance and significantly reducing embodied carbon, compared with demolition.
The building should sit comfortably in its townscape and neighbouring context
Refined the scheme and reduced the overall height by over 2 metres through structural, roof and plant optimisations to better align with neighbouring buildings. Greening is integrated across the development through landscaped terraces and planted features, delivering increased biodiversity and urban greening across the site.
The relationship with nos. 36–38 Berkeley Square is important in key views
Set back upper levels, reduced parapets and refined the massing so the building complements its neighbours rather than competes with them.
The entrance should feel appropriately scaled and elegant
Reduced the entrance to a single-storey height and simplified its architectural expression.
The Farm Street elevation should adopt a more mews-like design
Introduced a stepped massing, a carefully articulated contextual mansard, and upper-floor setbacks to better respond to the neighbouring mews character and setting of the listed building at no. 41.
Materials should harmonise with the surrounding buildings
Updated the material palette with lighter, more neutral tones to better complement the local townscape.
Cycle parking and servicing should work well and meet policy expectations
Reconfigured the ground floor to provide 100% policy-compliant cycle parking and refined door arrangements to improve servicing and safety.

Updated Visuals

Before
After
Before
After
Before
After
Before
After

The site

40 Berkeley Square sits at the heart of Mayfair, bordering one of London’s most prestigious historic garden squares.

Completed in 2004 to replace a 1930s structure, the existing building provides eight floors of office accommodation together with basement car parking.
View location
Although not listed, the building is within the Mayfair Conservation Area, surrounded by listed Georgian townhouses and recent high-quality redevelopments such as 36–38 Berkeley Square and Lansdowne House.
Despite its prime location, the building faces challenges: an underwhelming reception and arrival experience, poor natural light in many areas, limited terrace provision, outdated façades, and below-standard energy performance (currently EPC D). With current services and fabric nearing end-of-life, a major refurbishment is required to meet future sustainability and workplace standards.
The existing tenants are due to vacate in 2029, providing a significant opportunity to reposition 40 Berkeley Square as a modern, sustainable office building that respects its historic context while supporting Westminster’s role as a world-class commercial centre.
Junction at Farm Street - Hill Street
Junction at Farm Street - Hill Street
Berkeley Square Elevation
Berkeley Square Elevation
Aerial from South West
Aerial from South West
Aerial from North East
Aerial from North East
Our Proposals

A heritage-led design that enhances Mayfair’s conservation setting

A considerate approach that respects neighbours during both construction and operation

A retrofit-first scheme to reduce carbon and deliver highly sustainable workspace

Retaining office use while adapting the building for evolving workspace needs

Social value through local jobs, training and community partnerships

Further information on the proposals will be uploaded to this website following our public consultation events.

Respecting Heritage
and Context

The design is being developed in close dialogue with heritage specialists and Westminster officers. The building’s façades will be sensitively reimagined to better reflect the character and rhythm of the square, while new terraces and extensions are positioned to minimise overlooking and protect privacy.
Our approach will ensure the building sits comfortably within its historic setting while meeting the needs of future occupiers.

A retrofit-first approach

In line with Westminster City Council’s “retrofit-first” policy, the proposals will retain the majority of the existing structure, helping to cut the carbon emissions linked to construction. They will address the building’s current shortcomings, including its EPC D rating, outdated energy performance, and elements of the fabric that will soon need upgrading. The project will significantly boost energy efficiency, aiming for EPC A and BREEAM Outstanding ratings, with an ambition to meet the UK Net Zero Building Standard. Diverse planting and greening will also be introduced to improve biodiversity, and create a more pleasant environment.

Continued, Upgraded Office Spaces

The proposals will deliver flexible, efficient Grade A office floors designed to meet the evolving needs of contemporary occupiers. By relocating the core into the lightwell, the scheme unlocks larger, clearer floorplates that maximise natural light and allow for a variety of layouts, from single headquarters tenants to multi-occupier configurations. Ceiling heights and servicing will be upgraded, while modern mechanical and digital systems will ensure high levels of efficiency and comfort. The design will also include a an enhanced, managed outdoor amenity space to improve tenant wellbeing. This future-proofed approach will ensure 40 Berkeley Square remains a competitive, adaptable workplace for decades to come, supporting the long-term vitality of the Central Activities Zone.
Proposed Illustrative View

Respecting Neighbours and Enhancing Community Value

The proposals have been carefully developed to respect the character and amenity of neighbouring streets such as Farm Street and Hill Street. By retaining the building in office-only use, activity will be focused within standard business hours, avoiding the noise and disturbance associated with late-night operations. The primary entrance will remain on Berkeley Square elevation, away from residential neighbours. Considerate servicing and loading arrangements on Farm Street will reduce traffic impacts, while a detailed Construction Management Plan will ensure works are undertaken with minimal disruption. Alongside these design measures, Aviva Investors will deliver a dedicated social value programme, creating local jobs, providing skills training, and partnering with Westminster charities to ensure benefits extend well beyond the site itself.

Respecting Heritage
and Context

The design has been developed in close dialogue with heritage specialists and Westminster officers. The building’s façades will be sensitively reimagined to better reflect the character and rhythm of the square, while new terraces and extensions are positioned to minimise overlooking and protect privacy.
Materials will be carefully chosen to complement the area’s mix of Georgian townhouses and more recent developments. Portland Stone has been selected for the Berkeley Square frontage, providing a high-quality finish that sits well with neighbouring buildings old and new. Along Farm Street, the existing stock brick at lower levels will be retained to reflect the mews character, with stone introduced above to create a smooth transition. This approach ensures the building sits comfortably within its historic setting while meeting the needs of future occupiers.

A Retrofit-First Approach to Sustainability

The design has been developed in close dialogue with heritage specialists and Westminster officers. The building’s façades will be sensitively reimagined to better reflect the character and rhythm of the square, while new terraces and extensions are positioned to minimise overlooking and protect privacy.
Proposed Illustrative View

Creating Next-Generation Workspaces

The proposals will deliver flexible, efficient Grade A office floors designed around the needs of today’s and tomorrow’s occupiers. By relocating the core into the lightwell, the scheme unlocks larger, clearer floorplates that maximise natural light and allow for a variety of layouts, from single headquarters tenants to multi-occupier configurations. Ceiling heights and servicing have been upgraded, while modern mechanical and digital systems will ensure high levels of efficiency and comfort. This future-proofed design means 40 Berkeley Square will remain a competitive, adaptable workplace for decades to come, supporting the long-term vitality of the Central Activities Zone.
Proposed Illustrative View

Respecting Neighbours and Enhancing Community Value

The proposals have been carefully developed to respect the character and amenity of neighbouring streets such as Farm Street and Hill Street. By restricting the building to office-only use, activity will be focused within standard business hours, avoiding the noise and disturbance associated with late-night operations. Improved servicing and loading arrangements on Farm Street will reduce traffic impacts, while a detailed Construction Management Plan will ensure works are undertaken with minimal disruption. Alongside these design measures, Aviva Investors will deliver a dedicated social value programme, creating local jobs, providing skills training, and partnering with Westminster charities to ensure benefits extend well beyond the site itself.

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INDICATIVE IMAGES

Existing Berkeley Square View
Existing Berkeley Square View
Proposed building viewed from Berkeley Square
Proposed building viewed from Berkeley Square

EXHIBITION BOARDS

Below you can view the exhibition boards that were presented during the previous public consultation in November-December 2025.

The Team

Aviva Investors is a leading developer and long-term investor in commercial real estate, with a strong track-record in creating schemes which incorporate strong energy efficiency credentials and can deliver social value to the communities they sit within.

It delivers projects that combine architectural quality with the highest standards of building efficiency and wellbeing.

Its redevelopment track record includes flagship refurbishments such as 30 Golden Square, where extensive modernisation created a sustainable, Grade A office building with new communal and end-of-journey facilities, achieving BREEAM Excellent, Gold Wire Score and WELL accreditation. Through projects like 40 Berkeley Square, Aviva Investors continues to demonstrate its ambition to create future-proofed workplaces that can respect heritage, and enhance communities.

We have assembled a first-class team to work across all aspects of the proposals:
Project Manager
Project Manager
Community Engagement
Community Engagement
Structural Engineer
Structural Engineer
Architects
Architects
Landscape Architect
Landscape Architect
Planning Consultant
Planning Consultant
Heritage and Townscape
Heritage and Townscape

Have your say

Thank you for your feedback on our proposals for 40 Berkeley Square.

Thank you for participating in our public consultation from October 2025 – March 2026, our consultation survey is now closed.

Online
Community Meeting

  • Wednesday 4th March
  • 6pm-7pm
Please use the details below to confirm your attendance:
RSVP here ⟶

Consultation
survey

Complete the online survey to share your feedback on our updated proposals. The survey will be available until Friday 13th March.
Fill the typeform ⟶

Public
Exhibition

  • Thursday 6th November
  • 3pm-7pm
  • London Jesuit Centre, 114 Mount St, London W1K 3AH
View Location ⟶

Online Survey

  • Available until 14th November