Objection to redevelopment plans at Liverpool Street Station:
We are extremely concerned about the emerging proposals to redevelop London’s Liverpool Street Station. Many of our residents and businesses are regular users of the station and as such have opinions on any proposals brought forward.
Network Rail / Platform 4 working with ACME, have submitted their proposals for substantial new works to the existing station and the neighbouring Great Eastern Hotel, both listed buildings set within the heart of the city. We are making a strong objection to this planning application.
The proposed redevelopment of the station would have a severe impact on the Bishopsgate Conservation Area, and more widely on the extraordinary historic character of the City of London. The scheme would obfuscate the rear and side elevations to the Former Great Eastern Hotel, which was recently upgraded to II*. The sheer bulk of development proposed over the station concourse is so large that it is also likely to encroach on views of some of London’s great landmarks.
The scheme includes improvements to railway infrastructure, but these are not comparable with recent successes at London Bridge, King’s Cross and St Pancras Stations, where the special heritage of various buildings has been showcased and celebrated. Unlike at those stations, the improvements offered by the scheme at Liverpool Street Station would only be achieved at heavy cost to the character of one of London’s most valued historic places.
Liverpool Street Station is one of London’s great Victorian stations, with a distinctive and special character. While we recognise the need for upgrades to the site so that it can better serve the millions of people that pass through its doors, these proposals are oversized and insensitive.
We believe that this scheme is fundamentally misconceived and misses the opportunity to unlock real public benefits while also enhancing the station’s heritage. We are in favour of development where it secures a sustainable future for our best public and private buildings. This scheme does not… [and while not a live application – SAVE with McAslan Architects have proposed an alternative scheme.]
This letter is a direct response to the current planning application concerning the proposals to partially demolish Liverpool Street Station. We understand these proposals have been developed over many years. This ‘consultation’ during this period has given gives no opportunity to consider less harmful options [as demonstrated by SAVE] and uses images that display the uncomfortable juxtaposition of the new slab block building proposed above the entrances to the station.
Rather than a sensitive response to listed buildings in a conservation area, the proposals appear to be an attempt to maximise commercial return by the uncomfortable glass clad massing over the stations internal ticketing hall.
Worse is the developer’s reported statement that the scheme ‘will not harm the historic station’. While different opinions on the level of harm are possible, stating that there will be no harm is obviously false.
The justification for these harmful proposals is a need to improve passenger flow at the station. However, the plans have been in development for years i.e. before the pandemic changed working patterns – probably forever. It is not clear that passenger numbers, let alone passenger number growth, will return to what was predicted pre pandemic. Furthermore, the proposals fail to consider the Elizabeth Line’s impact on the number of passenger interchanges at Liverpool Street. With so much still uncertain it seems far too early to embark on such a damaging scheme.
The proposed redevelopment of the station and hotel would irreparably damage its character and architectural and historical significance. The fine late 20th century Victorian style roof and entrances to the station – which tie the surviving the 19th century parts of the station and hotel together – it is proposed these would be demolished and replaced by a new Gothic brick vaulted structure designed to support the slab block over. This would cause serious harm to the listed buildings and their settings, eroding the special character of the station. This is not a light touch!
It is not clear what in detail is now proposed for the grade 2* listed former Great Eastern Hotel (now Andaz). However, it is clear the proposals would harm the daylighting and functionality of this fine building which has functioned as a hotel for nearly 140 years.
It is also not clear how such a project might be realised without extremely severe disruption to customers for a significant period.
The proposed slab block would have a serious effect on the ticketing hall it would be constructed over, the setting of nearby listed buildings and the wider Bishopsgate Conservation Area. Currently the Liverpool Street Station and its immediate surroundings are characterised by medium and low scale buildings, a substantial slab block on top of the Station concourse would destroy this.
Yours sincerely
Chris Dyson Architect
For an on behalf of the Spitalfields Society
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