The proposal pitches a different approach to redeveloping Liverpool Street Station than Network Rail’s live application
The architects behind the redevelopment of King’s Cross Station have unveiled an alternative proposal for Liverpool Street Station with backing from a number of key heritage groups. Produced by John McAslan + Partners (JMP) the designs present a different approach to redeveloping the station to Network Rail’s controversial application, expected to be decided by the City of London Corporation next year.
Network Rail’s submission, which would see a 19-storey office block built over the station alongside a host of works to boost accessibility, has drawn significant criticism due to its proposed demolition of part of the historic structure. JMP in contrast claims its scheme would involve almost no demolition, that it would result in fewer CO2 emissions and cost far less than the Network Rail proposal, while still providing office space.
John McAslan, Founder of JMP, said the proposal seeks “to embrace the past, present and future in a way that celebrates transport architecture by retaining and protecting the station’s historic fabric and also future-proofs it – an approach we adopted at King’s Cross Station”.
The Network Rail scheme currently with the City of London is its second submission, with the first application withdrawn due to the extent of the opposition. The Local Democracy Reporting Service (LDRS) revealed in June that a report commissioned by Network Rail had indicated the scheme was not “technically viable”, though with the caveats that this may change depending on the City’s office market.
The LDRS more recently reported how the application, which was expected to go to a City of London planning committee this year, has been pushed into 2026 due to the submission of additional details. According to JMP, its proposal would be financially viable and ‘aims’ to match the upgrades to accessibility and capacity included in Network Rail’s plans.
The office and retail space would be constructed above the existing roof and accessed via 50 Liverpool Street, which JMP says it would retain.
According to a release: “The low-carbon design, wrapped in a high-quality sustainable façade, would hang nine floors of cross-laminated timber from a lightweight steel frame, avoiding the need for internal columns or demolition of the platform roofs. It would remove the unsightly retail mezzanine, declutter the concourse to ease passenger movement and open up heroic views along the trainshed from its publicly accessible landscaped walkway.”
The proposal has not been submitted as a planning application though is intended to present a potential alternative vision for the station.
Network Rail has said the JMP vision is similar to one of the options it explored in detail and included in its application, though concluded it would be undeliverable. This has however not prevented the alternative designs receiving the backing of several heritage groups.
Henrietta Billings, Director of SAVE Britain’s Heritage, said: “This fresh and exciting vision is a valuable contribution to the debate about what’s possible at this important site. It shows that there are alternative approaches to upgrading this celebrated public building in more sympathetic and imaginative ways that won’t cause years of disruption to commuters.”
Catherine Croft, Director of the Twentieth Century Society, said the group is “delighted that John McAslan’s concept explores an alternative strategy”.
James Hughes, Director of the Victorian Society, added: “This proposal demonstrates that there are alternative approaches to delivering the discrete upgrades that Liverpool Street Station requires. We welcome the long overdue opening up of the debate instigated by John McAslan’s alternative proposal.”
Mr McAslan said: “At Liverpool Street Station we seek to embrace the past, present and future in a way that celebrates transport architecture by retaining and protecting the station’s historic fabric and also future-proofs it – an approach we adopted at King’s Cross Station.
“Importantly, our emerging ideas for Liverpool Street Station are proportionate in scale to the existing structure and aligned with the level of additional development required to finance the station’s upgrade.
“Our approach is phasable and will ensure Liverpool Street Station remains operational with minimal disruption during its construction period. Thanks to our team’s ecologically led fabric-first design approach which embeds our practice ethos of ‘enoughness’, we do no more than is needed to deliver a successful outcome for the station and its passengers.”
A spokesperson for Network Rail said: “Network Rail’s Liverpool Street transformation delivers for passengers and London’s future. We welcome SAVE’s recognition that Liverpool Street station needs investment – a view backed by over 1,000 customers who formally support our plans. Our scheme delivers a comprehensive solution: a transformed station with the capacity, accessibility and connectivity London needs for generations to come.”
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