The City of London’s Planning Committee has today unanimously approved Brookfield Properties’ redevelopment plans for 99 Bishopsgate.
Designed by RSHP, the new 54-storey office tower with over 60,000 sq ft of vibrant public and cultural amenities, is set to transform the northern gateway into the City Cluster.
Meeting the evolving needs of the future City workforce, the development is expected to deliver 1 million sq ft of best-in-class office accommodation in 2031, contributing 8.3% of the additional office space required by the City by 2040 to support employment growth and solidify the City’s position as a leading global financial district.
The scheme will significantly enhance the experience for workers and visitors while demonstrating a strong commitment to sustainability. 99 Bishopsgate prioritizes adaptive reuse, retaining the existing foundations, which make up nearly 50% of the building's mass, to reduce embodied carbon. Vertical gardens and expansive terrace spaces will enhance employee well-being and foster biodiversity, while urban greening initiatives at ground level will further enrich the visitor experience.
The development will also introduce seamless new pedestrian routes, connecting Liverpool Street Station to the heart of the City. These routes will be animated by extensive landscaping, the City Market—a vibrant 7-day-a-week food and beverage destination—and Open Gate, a striking standalone 6-storey cultural building designed to attract new audiences.
Graham Stirk, Senior Design Director at RSHP, said:
99 Bishopsgate reimagines the northern gateway to London’s financial district, honouring its historic heritage and context. Building on our Whole Life and Operational Carbon assessments, retaining the piled raft foundation generates a series of architectural and engineering features that manifest themselves in the overall architectural composition and language of our proposals.
The structure creates a simple, flexible office floorplate and provides a visual framework that allows the building to be legible when viewed from distance, and at pedestrian level. This defines a number of small-scale façade typologies that reflect the functional office and wintergarden activities within. Terraces conceptually allow landscape to erode the structural framework creating a creating a visibly green building that defines the distinct character to the architecture.
At ground level, 18m-high public arcades, a publicly accessible cultural building, and a vibrant City Market are all provided within an enhanced step-free public realm, blending historical significance with sustainable, innovative design for a revitalized urban experience.”
Dan Scanlon, President at Brookfield Properties, said:
“We are delighted with today’s decision from the City of London to approve our plans for 99 Bishopsgate, affirming our continued commitment to invest and develop in the City.
Our proposals for 99 Bishopsgate will be transformational, delivering a scheme of exceptional design quality which aptly combines best-in-class office space with newly created pedestrian routes and significant public and cultural amenity.
As the demand for high quality commercial space intensifies, we look forward to delivering 1 million sq ft of desirable, well-being focused office space to support employment growth in London’s globally competitive financial district. We are also particularly pleased that our ongoing engagement with young creatives has culminated in a cultural offer that is unique in the City and will deliver wide-ranging benefits for diverse groups, helping to change perceptions and attract new audiences to the City. I would like to thank our expert professional team and the City’s design and planning officers for their collaboration and efforts to reach this important milestone, shaping a scheme which will transform this strategic site and showcase the ambitions and appeal of the City to all.”