Network Rail’s controversial Liverpool Street Station redevelopment is to go back out for consultation in a further delay for the project.
A decision on the £1 billion scheme was expected from the City of London Corporation by the end of this year though this has been pushed back into 2026 after further details were added to the application.
A spokesperson for Network Rail said they “remain committed to our proposals and the additional detail submitted will be available to view on the Planning Register”.
Network Rail filed its revised plans for Liverpool Street Station with the City of London Corporation in April having scrapped a previous proposal.
Its initial submission, filed jointly with Sellar and designed by lead architect Herzog & de Meuron, would have seen a 21-storey tower built over the station and the Grade II*-listed Andaz Hotel. It drew substantial criticism with more than 2,000 objections sent in.
Broadcaster Stephen Fry and artist Tracey Emin were among dozens of public figures to object to the pans.
The new plans, for which Sellar and Herzog & de Meuron were dropped with Acme drawing up the designs, are scaled back, though have still attracted objections over the impacts on heritage. More than 2,100 representations against the scheme have been submitted with over 1,000 also filed in support.
Historic England, one of the key objectors to the original plans, has also softened its stance and described the application as a “significant improvement” despite an expected “high level of harm”.
Amendments made to the scheme included reducing the size of the tower above the station to 19 storeys, realigning the building to avoid interfering with the Andaz Hotel, redesigning entrances, and landscaping and benches around the Kindertransport Statue.
It has since emerged that Network Rail has submitted more information to the application, requiring it to go back out to public consultation and so delaying a decision by the Corporation.
A spokesperson for Network Rail said: “The additional content submitted on our planning application (and associated Listed Building Consent applications) to transform Liverpool Street station is further analysis on transport matters following engagement with Transport for London and the City of London’s Highways team, and an upgrade to the connection, landscaping and level access with the neighbouring development, 1 Appold Street.
“We remain committed to our proposals and the additional detail submitted will be available to view on the Planning Register. Key stakeholders and the public will have the opportunity to respond, should they wish.”
In June the Local Democracy Reporting Service (LDRS) revealed how a report filed as part of the application assessing its financial viability found the proposal is “not technically viable”.
JLL, which authored the report, drew up a range of potential costs and rental values for the scheme. The concern over viability was due to a lack of surplus income “once the costs of the station improvement works are taken into consideration”.
JLL however continued to note that the project is early in the process and that the City office market is “inherently cyclical”, improvements to which are likely to be inspired by planning consent.
James Hughes, Director at the Victorian Society, labelled the proposal a “billion pound gamble” in response. A spokesperson for Network Rail said they are “confident” the scheme can be progressed with no cost to customers or the taxpayer.
Timeline of Liverpool Street redevelopment plans
May 2023
The original team of Network Rail, Sellar and MTR, with designs by Herzog & de Meuron, submits plans with the City of London Corporation.
Early 2024
Significant opposition to the proposal indicated by the ‘thousands’ of objections filed with the Corporation. The reformed Liverpool Street Station Campaign is among the most vocal opponents.
November 2024
The submitted scheme is dropped and a new proposal drawn up. Sellar is no longer involved and Herzog & de Meuron is replaced with Acme.
April 2025
The new plans appear on the City of London Corporation’s planning portal. The designs have been scaled back, with changes including reducing the size of the office block above the station.
June 2025
Trade publication Building reports that Sellar is working on its own scheme in an attempt to revive the scrapped proposal, allegedly “without the blessing of landowner Network Rail”.
August 2025
Simon Sturgis, founder of Targeting Net Zero and a Government advisor, publishes a report claiming the planned redevelopment fails to meet key carbon emission policies and should be refused.
November 2025
Further details are submitted to the proposal, meaning it must go out for consultation again and so delaying a decision into the new year.
