The Euston Area Plan (EAP), a long-awaited regeneration scheme for one of London's busiest intercity stations, will now be decided by the independent Planning Inspectorate, following years of delays and local opposition over the loss of green spaces and the scale of demolitions.
First initiated in 2015, the plan to modernise Euston station and its surrounding neighbourhoods has faced multiple revisions and setbacks, including the government's pause on HS2 works and the abandonment of earlier designs deemed "unfeasible" for the interchange. Camden Council submitted an updated version of the plan in January, but has since altered proposals after objections from at least 40 local residents and Historic England.
Council promises jobs and homes, but residents voice concerns
Camden Council states that the completed scheme will deliver 2,000 new homes and 17,000 jobs, while also reinforcing the area's role in London's Knowledge Quarter. However, despite the council's efforts to reassure residents, many remain sceptical about the "desecration" of green spaces, increased emissions, and disruption to daily life.
Alice Brown, an architect and former Green Party candidate, told councillors at the Town Hall cabinet meeting on Tuesday (September 8) that the EAP would worsen the climate emergency due to heavy greenhouse gas (GHG) emissions from construction. She argued that the council was pursuing the scheme solely to boost "inward investment," which she deemed unnecessary because Euston had already received £1bn in recent years as a result of HS2 and "doesn't need more."
The local authority has introduced new safeguards, including a preference for retrofitting over demolition and a reduction of a proposed 75-metre building to a maximum of 53 metres. However, Ms Brown accused the council of indulging in "fantasy" by claiming it could convert an office block on Euston Road into a residential tower without demolishing the entire building.
Residents warn of disruption and loss of green spaces
Chris Roberts, speaking on behalf of Tolmers Square estate residents, said the redevelopment of 250 Euston Road would involve "years of disruption" from noise and dust. He argued that the EAP risked upsetting the historic square's balance of homes, workplaces, and green spaces, and impacting people's "everyday quality of life" due to the "likely" impacts of demolition and construction works.
Camden's own report acknowledges the permanent loss of local parks and green spaces due to railway works and construction in recent years, including the sweeping away of St James's Gardens. Dennis McNulty, a lifelong Camden resident and chair of a local tenants and residents association (TRA), warned that the plans would force children to grow up on a "demolition site."
Mr McNulty claimed the project had become a "gravy train for building cartels for private enterprises taking away our iconic buildings or open green spaces." He also highlighted the particular impact on the elderly, who were losing places to "ponder or enjoy the trees, flowers, wildlife that nature brings with a green environment of peace and tranquillity."
Council defends plan, but decision lies with Planning Inspectorate
In response, the council insists that the plan mandates HS2 to deliver replacement green spaces as well as any new open spaces attached to developments under the EAP. Several sites have already been suggested as potential locations for a major green public space, including Drummond Street.
Cllr James Slater, Cabinet Member for Planning and Sustainable Camden, said the updated EAP would make "best use of the space" and that demolition would only occur where benefits outweighed the harm. "We are seeking to provide a framework that delivers development in a sustainable way across the Euston area and conform with planning policies we need to do to unlock Euston's potential," he said, adding that opponents could take their concerns to the Planning Inspectorate.
Since the scheme is of national significance, the independent Planning Inspectorate will now decide whether to approve or reject it. Public hearings are expected to take place in early 2027.
