Sellar, the developer of London Bridge Quarter and Paddington Square, Hong Kong's MTR, the global operator of rail transport services including the Elizabeth line and Network Rail, have unveiled plans for an £1.5 billion redevelopment of Liverpool Street station including a major office, retail and leisure scheme.
Sellar, MTR and Network Rail are working with stakeholders including Transport for London and the Hyatt, owner of the Andaz London Liverpool Street hotel next to the station, to bring forward the plans.
The development is being worked up by Pritzker Prize-winning architect Herzog & de Meuron, and aims to create what the partners are describing as a "world-class transport hub and landmark seven-day-a-week destination in its own right, delivering a new retail and leisure hub for visitors, passengers, and the local community".
Originally opened in 1875, and by some reckonings London’s busiest station, Liverpool Street serves seven Underground lines, the Elizabeth line, London Overground and Greater Anglia services to destinations including Norwich, Cambridge and Stansted airport.
The station had a major upgrade in the late 1980s and has seen passenger numbers lift to around 135 million annually.
The partners said it now suffers from overcrowding, poor pedestrian accessibility and connectivity into and within the station, which will be exacerbated by increasing passenger numbers. There is no step-free interchange with London Underground and just one Disability Discrimination Act-compliant lift serving the entire station.
The scheme is proposing a £450 million programme of infrastructure works funded by the private sector partnership via a major mixed use commercial development.
The number of lifts will be increased from one to seven, six more escalators will bring the total to 10 and the partners will improve the London Underground station concourse and entrance.
The historic elements and facade of the Grade II listed Andaz hotel, which originally opened as the Great Eastern hotel in 1884, will be restored. The work will focus on connecting the hotel to the concourse and a new public realm, while its rooms, including the Masonic temples and ballroom, will be made more accessible to the public, as meeting, leisure, and exhibition space.
Existing memorials such as the Great War memorial and other statues will also be conserved and given more prominence. The "Kindertransport – The Arrival" statue that serves as a memorial to the thousands of unaccompanied European Jewish children who fled to London on the Kindertransport in the Second World War will be restored and maintain its place in an upgraded Hope Square.
The plans for a new mixed-use commercial development above the concourse comprise up to 10 floors of workspace below a newly built Andaz hotel which would be operated by Hyatt. There will be a new culture, retail,and leisure district.
Initial sustainable and wellness development initatives include the provision of flexible office floorplates, which will be among the largest in the Square Mile, incorporating collaborative spaces and including external terraces with access to green space and biodiversity, the partners said
The plans aim to "meet the highest levels of sustainability by minimising the carbon footprint in construction and operation, including the conservation of energy and water, and enhancing public health and wellbeing".
It will be an all-electric building using energy saving features that include redirecting heat emitted from the office space to heat the hotel and using a new publicly accessible pool as a thermal store.
The proposals are targeting Outstanding BREEAM certification.
The proposals also include 1.5 acres of public realm in and around the main station building and Hope Square as well as the pedestrianisation of Liverpool Street.
A large-scale new public roof garden with 24/7 access and leisure uses is also being proposed, while leisure retail and dining offers will be included in the commercial development and the station concourse. The plans do not affect the track-side elements of the station past the ticket barriers which will allow the station to remain functioning throughout.
Consultation will start in the coming weeks and initial proposals for the project, including station improvements, will be shared with the public on 21-23 November 2022 at the Andaz London Liverpool Street hotel, as part of a formal consultation exercise ahead of an anticipated planning application submission in 2023.
James Sellar, chief executive at Sellar, said in a statement: “While working patterns have shifted post-COVID, passenger numbers are rebounding quickly and it is vital we continue to invest in London’s transport infrastructure to ensure it is fit for the future. Poor commutes are a barrier to London’s growth and it is extremely rare to have the opportunity to positively improve millions of passenger journeys every year. Our vision to significantly upgrade Liverpool Street station will alleviate its chronic overcapacity issues and future-proof it for generations at zero cost to the tax or fare payer.
“With additional wellness focused workspaces, retail and leisure, as well as enhanced public realm – all reflecting the changes to people’s lifestyles which have accelerated as a result of COVID, Liverpool Street will be transformed into a destination in its own right. London is at a pivotal moment post Brexit and post pandemic and we need to show a willingness to commit to infrastructure improvements. We believe that the proposed station upgrade will also help ensure that the City remains competitive and maintains its position as one of the world’s most innovative, inclusive and sustainable business ecosystems and as a highly attractive place to invest, work, live, learn and visit.”
Robin Dobson, group property director at Network Rail, said: “Network Rail is working in partnership with Sellar and MTR, alongside key stakeholders, on plans to unlock this strategic regeneration opportunity in this part of the City. The plans will deliver a world-class transport interchange alongside new workspace with a new 24-7 leisure district at its heart. Central to this are the significant improvements to passenger journeys, accessibility, alongside high-quality facilities, and new landmark public space.
“The plans would transform Liverpool Street station into an exciting mixed-use destination in its own right, whilst sensitively restoring and showcasing the station’s heritage architecture. This project demonstrates the pivotal role the railway can play in unlocking sites which deliver growth. We’re delivering it through a public and private partnership, which will provide long-lasting benefits for the local community and the region.”
Steve Murphy, chief executive at MTR UK said: “Just as we are honoured to operate the Elizabeth line on behalf of TfL, reflecting our vision for the future of rail transport in London, we are also excited to offer our vision for the railway station of the future. This will transform Liverpool Street into a world-class destination in its own right that will offer an enhanced experience to the local communities we serve.”
James Francque, global head of transactions at the Hyatt, said: “We are proud to share the early concepts that bring the vision for Liverpool Street station and the newly developed Andaz London Liverpool Street to life with our colleagues and with the public in collaboration with Sellar and MTR. The greatly enhanced new Andaz London Liverpool Street is expected to be an exceptional component of this pioneering development, enhance our hospitality offering and deliver long-term value to our colleagues, guests, and stakeholders.”