Controversial £1.2bn Liverpool Street Station Redevelopment Gets Green Light
London's busiest railway station, Liverpool Street, is set for a major £1.2 billion redevelopment that has sparked fierce debate over heritage preservation versus modernisation needs. The City of London Corporation's Planning Applications Sub-Committee voted overwhelmingly in favour of the scheme, with only three members opposing it.
Record Objections and Heritage Fears
The application drew a record number of objections, with more than 3,700 submissions against the plans compared to 1,153 in support. Heritage groups including the Victorian Society and SAVE Britain's Heritage warned that Network Rail's proposal would cause "a very high degree of harm" to the station's historic assets.
Griff Rhys Jones, President of both the Victorian Society and the Liverpool Street Station Campaign, described the decision as "a sad day for the City of London," adding that "a disfiguring billion pound office block on top of a major heritage asset is not essential to the City's development plans."
The Redevelopment Plan
Network Rail's proposal involves constructing a 19-storey office block above the station to fund extensive upgrades to the transport hub. The station, which recorded approximately 100 million visitors in 2025/26, requires significant improvements to meet future demand according to transport officials.
Ellie Burrows, Managing Director for Network Rail Eastern Region, described the existing station as presenting "a significant challenge" that needs "major investment to ensure it is fit for the future." Issues cited include lack of step-free access and connectivity problems.
Financial and Practical Concerns
Critics have raised questions about the scheme's financial viability, noting a £220 million funding gap detailed in Network Rail's documents before accounting for costs such as compensation for train companies. The Grade II*-listed Andaz hotel adjacent to the station also objected, citing concerns about disruption and noise pollution during construction.
Common Councillor William Upton KC questioned whether the committee had sufficient information to justify the scheme, stating: "I don't think we have the information before us to do that, and I think the level of harm is greater than the officers are putting forward."
Alternative Proposals Ignored
Campaigners urged the committee to defer the decision to allow consideration of alternative proposals, including one from architectural firm John McAslan + Partners, which has worked on station redevelopments at King's Cross and New York's Penn Station. John McAslan himself called for deferral, suggesting his firm's alternative could meet requirements "more cheaply, more efficiently, more quickly."
Supporters' Perspective
Deputy Tom Sleigh, Chair of the Planning and Transportation Committee, described the approval as "a late, but very welcome Christmas present for the nation," adding that "the soaring Brick arches and bold architecture will cement Liverpool Street's status as a modern temple to transport."
Deputy Ben Murphy, one of the Bishopsgate councillors supporting the application, acknowledged objectors' fears but argued the station is not currently "fit for purpose" and "cannot adequately provide what we need for the future."
Next Steps
The application now moves to the Mayor of London and the Secretary of State for final approval. This represents Network Rail's second attempt to secure redevelopment approval for the site, following withdrawal of a previous proposal after significant opposition.
The decision highlights the ongoing tension between preserving London's architectural heritage and meeting the demands of a growing city with increasingly strained transport infrastructure.
