The Square Mile is a globally renowned blend of the old and the new, a striking mix of historic buildings and tiny side-streets with towering sheets of glass and metal. The area’s governing body, the City of London Corporation, is on a particular drive for more and taller skyscrapers as it targets 1.2 million square metres of additional office space by 2040.
The number of such structures either being built or in the pipeline has drawn both accolades and concern, with ranging stakeholders locking horns over the changing face of the City. The perpetual redevelopment of the Square Mile is not limited to skyscrapers either, with major ongoing works including bringing the new London Museum to Smithfield. Below we list some of the projects worth keeping an eye on in 2025.
One Undershaft
Set to become the joint-tallest building in Western Europe, One Undershaft required two bites at the cherry before being approved by the Corporation on December 13. Initial plans were deferred at a meeting in July due to concerns about them encroaching on St Helen’s Square, a public space at the foot of the 74-storey tower.
When they returned, the designs had been reworked to retain more of the square with other amendments including a new digital screen showing events such as sports games. Under the plans, designed by Eric Parry Architects for applicant Aroland Holdings, the existing Aviva Building will be demolished to make way for the tower.
It is to be primarily office space, though other uses including food and drink spots are also planned plus an area earmarked for the London Museum. It is also to have a public viewing gallery on floor 73 and a garden podium at level 11. The podium in particular drew attention for its design, and was compared to objects including a spoon and a toilet seat.
Opposition continued against the amended scheme by bodies such as Historic England, in part due to its expected impact on the Tower of London and other heritage assets. Following the approval, Pua Seck Guan of Aroland Holding said One Undershaft ‘will provide significant economic and public benefits for the City and wider London’.
London Wall West
In what was one of the busiest planning meetings all year, Corporation members in April approved knocking down the former Museum of London building and Bastion House by the Barbican estate and to build three office blocks in their place.
The proposal, for which the City was both applicant and planning authority, proved contentious primarily due to it involving the demolition of two distinct structures and the associated carbon emissions. Former Housing Secretary Michael Gove issued a Section 31 Holding Direction prior to the decision being made, preventing the final approval from being given at the meeting.
This was however later lifted, meaning the City’s indicative decision stood. Since then the Corporation has been awaiting its request from the Government for a Certificate of Immunity from listing (COI) for the two buildings, which was granted in November. It also just recently agreed a deal with the Worshipful Company of Ironmongers to purchase Ferroners’ House, which sits on the site and is necessary for the redevelopment.
60 Gracechurch Street
Japanese construction company Obayeshi Properties’ 60 Gracechurch Street scheme is not the first to be proposed on the Central London highway in recent years. A 32-storey block was approved for 85 last March, while plans for a redesign of a 33-storey tower at 70 were revealed back in the summer.
The application for 60 Gracechurch Street, approved by members earlier this month, will see the existing nine-storey structure knocked down and replaced with a new 36-storey office block. There will also be retail and café use, as well as a public garden on level 35.
Concerns were raised about the height of the building and its impact on heritage assets, though the proposal was given the green light by the Corporation. Construction is expected to begin once the building is vacated in 2026.
Tenter House
While not as tall as some of the other entries, the approved redevelopment of Tenter House by the Barbican into a part-14 and part-21-storey office building nonetheless drew notable opposition.
More than 100 objections were filed against the proposal, raising fears including the size of the building and disturbance caused by vans driving down a small side-street.
Several residents and members spoke at the planning meeting about the impact on the lives of locals if the scheme was approved, and asked why early concerns about the noise from vehicles turning around in the servicing yard had not been addressed.
The proposal did however receive praise for features such as its inclusion of community space, and was ultimately approved.
The latest scheme is the latest in a long line of proposals submitted for the site. A previous application for a smaller 18-storey block was agreed in 2020, since when some demolition works have begun.
99 Bishopsgate
The 54-storey 99 Bishopsgate is yet to go before members for a decision, but given it would be one of the tallest buildings in the Square Mile if approved, it has warranted inclusion in the list.
Located in the Eastern Cluster, and so in the same area as the Gherkin, The Cheesegrater and One Undershaft, the proposal would involve the part-demolition of the existing 26-storey 1970s block.
The new tower would be largely office space, though a standalone six-storey cultural building is also envisaged, providing facilities including a ground-floor studio. New pedestrian routes and a City Market are similarly in the plans.
A spokesperson for applicant Brookfield Properties previously told the LDRS the proposal “will enable the site to respond to the future needs of the City, while maintaining a focus on community, wellness, and sustainability”.
Liverpool Street Station
The proposed redevelopment of Liverpool Street Station, which included building a 16-storey tower above the Grade-II* listed Andaz Hotel, has had something of a turbulent time. A huge backlash to the original 2023 plans headed by groups such as the Victorian Society led to Network Rail withdrawing its support for the original scheme devised by property company Sellar.
The office block was intended to fund a range of improvements to the station, including step-free access to all Tube platforms. Network Rail subsequently published new plans for a smaller office building which would adopt a ‘stepped’ design. It would also be built over the concourse, not the hotel.
The Standard reported last month that the new application is expected to be submitted in December, with sources saying the Corporation is expected to want to make a decision ‘quickly’.
London Museum
Plans to deliver a new London Museum in Smithfield were approved in 2022, though with an opening slated for 2026, the site will see some significant developments over the next 12 months. The Victorian General Market, which will house the museum’s permanent galleries, is expected to open in two years. The temporary exhibitions, in the Poultry Market, will however not open until 2028.
The museum received a £50 million boost from its primary funders, the Corporation and the Mayor of London, earlier this year to further support the £437m move. Once complete it will be one of Europe’s largest cultural projects. Sharon Ament, Director of the London Museum, said the intention is to deliver ‘a transformative, world-leading museum that will be worthy of this great global capital’.
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