Controversial £1.2 Billion Liverpool Street Station Redevelopment Gets Green Light
City of London Corporation councillors have voted overwhelmingly to approve a highly contentious £1.2 billion redevelopment scheme for Liverpool Street station, the UK's busiest railway hub, despite significant heritage concerns and a record number of objections.
Heritage Groups Voice Strong Opposition
The Planning Applications Sub-Committee voted in favour of Network Rail's proposal, with just three members opting to refuse the application. Heritage organisations speaking at the committee meeting argued that the scheme would cause "a very high degree of harm" to the station's historic assets.
Griff Rhys Jones, President of the Victorian Society and the Liverpool Street Station Campaign, described the decision as "a sad day for the capital", stating that "the City of London deserves better than this for its station".
Office Block to Fund Station Upgrades
The controversial redevelopment involves constructing a 19-storey office block above the station to fund a comprehensive range of upgrades. Network Rail officials argue this approach is essential to deliver transformational change to a station that recorded 98 million visitors in 2025/26 and requires significant improvements to meet future demand.
Ellie Burrows, Managing Director for Network Rail Eastern Region, described the existing station as presenting a "significant challenge" requiring major investment to resolve issues including lack of step-free access and connectivity problems.
Record Objections and Financial Concerns
The application attracted a record 3,700 objections compared to 1,153 expressions of support. Among the objectors was hotel company Hyatt, owner of the Grade II*-listed Andaz hotel adjacent to the station, which raised concerns about disruption, noise pollution, and questioned the scheme's financial viability.
Campaign group SAVE Britain's Heritage urged deferral of the decision to allow consideration of alternative proposals, including one from architectural firm John McAslan + Partners, which has worked on major station redevelopments including King's Cross and New York's Penn Station.
Planning Committee's Justification
Deputy Ben Murphy, one of two Bishopsgate councillors supporting the application, acknowledged objectors' fears but argued the station is currently "not fit for purpose" and cannot adequately serve future needs. However, Common Councillor William Upton KC questioned whether the committee had sufficient information to justify the scheme, suggesting the heritage harm was greater than officers had presented.
Following the vote, Deputy Tom Sleigh, Chair of the Planning and Transportation Committee, described the decision as "a late, but very welcome Christmas present for the nation", praising the "soaring Brick arches and bold architecture" that would cement Liverpool Street's status as "a modern temple to transport".
Future Passenger Growth and Next Steps
Liverpool Street station currently connects 118 million people annually, with passenger numbers expected to grow to 158 million by 2041. The station serves multiple transport links including the Overground, Underground, and Elizabeth Line.
The application will now be referred to the Mayor of London and the Secretary of State for final approval, marking the next stage in a development process that has already seen Network Rail replace lead architect Herzog & de Meuron with Acme and drop development partner Sellar.
