The long-awaited decision on the controversial £1 billion redevelopment of Liverpool Street Station has been delayed, with a verdict now not expected until 2026.
Fresh Consultation Pushes Back Timeline
Network Rail submitted additional information to its planning application, forcing the City of London Corporation to initiate a new round of public consultation. A decision was previously anticipated by the end of 2025.
A spokesperson for Network Rail confirmed the move, stating the new details involve further transport analysis from talks with Transport for London and upgrades to the connection with the neighbouring 1 Appold Street development.
A Contentious and Evolving Plan
This is the latest twist in a saga that began when Network Rail, having scrapped an earlier proposal, filed revised plans in April 2025. The initial design, a collaboration with Sellar and architect Herzog & de Meuron, featured a 21-storey tower above the station and the Grade II*-listed Andaz Hotel, attracting over 2,000 objections.
The current proposal, designed by Acme after Sellar and Herzog & de Meuron were dropped, is a scaled-back version. Key amendments include:
- Reducing the tower height to 19 storeys
- Realigning the building to avoid the Andaz Hotel
- Redesigning entrances and landscaping around the Kindertransport Statue
Despite these changes, the scheme has still drawn significant criticism, with more than 2,100 objections submitted. However, it has also garnered over 1,000 representations in support.
Financial Viability and Stakeholder Reactions
Historic England, a key objector to the original plans, has softened its stance, calling the new application a significant improvement, though it still anticipates a high level of harm to the heritage site.
A separate financial viability report for the project, authored by JLL and revealed in June, found the proposal was not technically viable due to a lack of surplus income after accounting for station improvement costs. JLL noted the project was early-stage and the office market cyclical.
In response, James Hughes, Director at the Victorian Society, labelled the plan a billion pound gamble. Network Rail maintains it is confident the scheme can proceed at no cost to customers or taxpayers.
The public will now have another opportunity to review the additional details and submit their feedback before the City of London Corporation makes its final ruling next year.
