The Planning Applications Sub-Committee of the City of London Council met on Tuesday, 10 February 2026. The primary item scheduled for discussion was a significant planning application concerning Liverpool Street Station and its surrounding area. The meeting also included items for information regarding valid planning applications and delegated decisions.

Liverpool Street Station Redevelopment

The committee was scheduled to consider a comprehensive planning application for the site comprising Liverpool Street Station, 50 Liverpool Street, Sun Street Passage, 40 Liverpool Street (in part), Hope Square, and Bishopsgate Plaza, London, EC2M 7PY. The application, registered under reference 25/00494/FULEIA, sought full planning permission for a phased development involving partial demolition and alterations to the station, including its concourse, trainsheds, and entrances. It also included the demolition of 50 Liverpool Street and parts of the Bishopsgate Square and Hope Square entrances.

The proposals included the reconstruction and remodelling of the station's basement, lower and upper concourse levels, the introduction of new station columns, truss, and roof elements, as well as new lifts, escalators, and a service spine. The development also planned for increased operational space, new ticket gates, and the creation of new station entrances from Hope Square and Bishopsgate Square. Furthermore, new units for Class E uses (shops, cafes, restaurants), hot food takeaways (Sui Generis), and pubs/bars (Sui Generis) were proposed for the lower and upper concourse levels. New upper concourses and public access from Exchange Square, including new walkways, were also part of the application.

A significant component of the proposal was the provision of over-station development (OSD) reaching a maximum height of 97.67m Above Ordnance Datum (AOD). This OSD was intended to accommodate Class E uses (commercial, service, and business), an auditorium (Sui Generis) at Level 18 with an ancillary terrace, and a public amenity terrace (Sui Generis) at Level 18 with access from the Hope Square entrance. The application also included proposals for private office terraces, cycle parking, associated access ramps, servicing, refuse, and ancillary plant. Alterations to pedestrian and vehicular access, including a new ramp, and public realm works to Hope Square and Bishopsgate Square were also scheduled for discussion.

Associated Listed Building Consents were also to be considered, including applications for works to 40 Liverpool Street (Andaz, Great Eastern Hotel), dismantling and relocation of the Great Eastern Railway War Memorial, dismantling and relocation of the London Society of East Anglians War Memorial, and the temporary dismantling and reconstruction of a Police Call Box in Hope Square.

The report pack detailed extensive consultation responses, including objections from heritage bodies such as Historic England, the Victorian Society, and the Georgian Group, as well as support from organisations like the London Property Alliance. Concerns raised included the scale and massing of the OSD, its impact on heritage assets, sustainability credentials, and the financial viability of the project. The report also outlined the proposed public benefits, such as station capacity and accessibility upgrades, improved public realm, and the creation of new office and retail space.

Valid Planning Applications Received

The committee was also scheduled to receive a report for information on valid planning applications received by the Environment Department since the previous meeting.

Delegated Decisions

Additionally, a report detailing delegated decisions made by the Chief Planning Officer and Development Director was listed for information.

Questions on Sub-Committee Work

The agenda included an item for members to raise questions on matters relating to the work of the Sub-Committee.

Any Other Business

Finally, any other business that the Chairman considered urgent was to be addressed.