The long-anticipated redevelopment of Liverpool Street Station, one of the UK’s busiest transport hubs, faces another delay as Network Rail’s revised plans have been sent back for further public consultation. Initially expected to receive approval by the end of this year, a final decision on the estimated £1 billion redevelopment scheme has now been postponed until 2026. This comes after additional information was submitted to the City of London Corporation’s planning register, necessitating renewed scrutiny by both key stakeholders and the public.
Network Rail remains resolute in its commitment to the project, emphasising that the supplementary details, comprising further transport analysis following engagement with Transport for London and City of London highways officials, as well as upgrades to connections and landscaping, will be publicly accessible for comment. The company insists the redevelopment can proceed without imposing costs on passengers or taxpayers. However, the journey to this current juncture has been marked by significant public opposition and considerable debate over the scheme’s impact on the historic station and its surroundings.
The original proposal, lodged in 2023 with Sellar and Herzog & de Meuron as lead developer and architect respectively, envisioned a 21-storey tower rising above Liverpool Street Station and the adjacent Grade II*-listed Andaz Hotel. The ambitious design was met with substantial resistance, including over 2,000 formal objections citing concerns about its scale and effect on the heritage site. Following this opposition, the scheme was withdrawn and reworked, with Acme taking over architectural duties and Sellar stepping away from the project.
The revised plan reduced the tower height from 21 to 19 storeys and realigned the structure to avoid overshadowing the Andaz Hotel. Additional modifications included redesigned station entrances and landscaping around the Kindertransport Statue, a prominent memorial on the site. Though Historic England, previously a staunch critic, has recognised the revised application as a significant improvement, it still warns of a "high level of harm" to the listed station’s character. Public objection remains high, with more than 2,100 submissions opposing the current plans while a smaller number, over 1,000, express support.
Beyond heritage concerns, environmental groups and conservation bodies have sharply criticised the redevelopment for its environmental impact and failure to meet net zero standards. Campaigners from Save Britain’s Heritage and the Victorian Society argue that the plans represent outdated, energy-intensive construction that contradicts contemporary sustainability goals. A report commissioned by the Liverpool Street Station Campaign condemned the scheme for insufficient ambition in reducing carbon emissions, criticising the extensive demolition of existing infrastructure and a lack of detailed exploration of retrofitting options on adjoining buildings. Notably, Simon Sturgis, a government advisor on sustainability, described the project as a "huge and unnecessary waste of resources," warning of likely commercial redundancy upon completion.
The financial viability of the project has also been called into question. A report by JLL assessing the scheme’s economic model concluded it is "not technically viable" due to insufficient surplus income once station improvement costs are factored in. While JLL acknowledged the early stage of development and cyclical nature of the office market, the findings have been described by critics such as James Hughes from the Victorian Society as a "billion-pound gamble."
Local authorities add further weight to the objections. Westminster City Council voiced significant concerns about the impact on strategic views towards landmarks like St Paul’s Cathedral, while Tower Hamlets council warned that the proposed tower could "overpower" and unsettle the area between the City and the East End. Historic England and a coalition of heritage organisations have expressed fears that approval would set a dangerous precedent for listed buildings across the UK.
Despite these challenges, the London Mayor’s office and Transport for London have shown conditional support for the project, acknowledging the need for station improvements to accommodate increasing passenger volumes, especially following the Elizabeth line’s success that has made Liverpool Street the busiest station nationwide. TfL, however, emphasised the importance of mitigating construction impacts, managing demand on services, and ensuring accessibility improvements such as level boarding on London Overground and Underground trains.
As the planning process now re-enters a new phase of public consultation, the debate over Liverpool Street Station’s future continues to balance the pressing demand for modernised transport infrastructure against the preservation of historic character and environmental responsibility. The outcome will not only shape one of London’s key gateways but may also influence how the capital approaches the complex interplay between heritage conservation, urban development, and sustainable design well into the future.
📌 Reference Map:
- [1] MyLondon - Paragraphs 1, 2, 4, 5, 6, 7, 8, 9, 11
- [2] Evening Standard - Paragraphs 3, 10, 13
- [3] Evening Standard - Paragraphs 4, 5, 8, 9, 12
- [4] Evening Standard - Paragraph 7
- [5] London World - Paragraph 1, 2, 3, 6, 10
Source: Noah Wire Services