A major new phase of waterfront redevelopment is taking shape in Liverpool, where a £1.2 billion mixed-use masterplan known as Kings is advancing to public consultation.
Backed by developer interests linked to retail entrepreneur Tom Morris, the proposal outlines a cluster of 10 high-rise buildings, anchored by a 70-story tower that would become the tallest structure in the city. Designed by SimpsonHaugh, the landmark building is planned to accommodate a five-star hotel across its lower 23 floors, with 212 rooms, and 563 residential units above.
The wider masterplan, led by Brock Carmichael Architects, spans the King Edward Industrial Estate site and introduces approximately 2,750 apartments, 200,000 square feet (18,580 square meters) of office space, and a mix of leisure, retail, and hospitality uses. Additional components include a 25,000-square-foot (2323-square-meter) events venue and extensive public realm improvements, structured across three zones that organize residential, commercial, and leisure functions across the site.
The development seeks to extend Liverpool’s central business district toward the docks while reinforcing connections to surrounding neighborhoods, including Waterloo Dock and Pall Mall. Its scale and mix of uses position it as one of the most ambitious regeneration proposals currently under consideration in the city.
Public consultation will run in early May, with both in-person exhibitions and a digital platform allowing stakeholders to review and comment on the plans ahead of a hybrid planning application expected later this year. The process is intended to refine elements such as massing, heritage integration, and public realm design, particularly given the site’s prominence along the waterfront and its visibility from across the River Mersey.
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