Euston's 60-Acre Overstation District Will Take Until 2054 to Build

Lendlease and The Crown Estate have unveiled a 26-year building programme for Euston station's mega development, with completion and full occupation set for 2054. By then, most of today's first-year apprentices will be eyeing retirement plans. Construction, subject to approvals, starts in 2028.

The partners' Impact Partnership joint venture is leading the 60-acre regeneration above and around the rail hub as the Government's master development partner. An environmental scoping report submitted to Camden Council lays out the scale: up to 650,000 sq m of development, with landmark buildings rising to 25 storeys.

Allies and Morrison is leading the masterplan design, supported by landscape architect Field Operations. KPF is designing the details for the first phase.

What does the first phase include?

The early package would deliver up to two office and research buildings of around 500,000 sq ft, rising to 15 storeys, alongside demolition, enabling works and potential basement excavation beyond the HS2 works. The team intends to seek detailed permission for this phase through a hybrid planning application, with the bulk of the scheme submitted in outline.

The Crown Estate said the planning application is expected in spring 2027, according to the scoping plan.

Much of the new district would sit on structural decks delivered by HS2 and Network Rail above their stations and railway infrastructure. Building a neighbourhood on top of live railway is not a small ask. It's the whole design brief.

The masterplan envisages around 1,500 homes alongside offices, research space, shops, leisure and cultural uses. Housing would be concentrated in the north, with commercial buildings mainly in the south. Most buildings would rise between seven and 15 storeys, with a handful of taller landmarks.

Which buildings come down?

Demolition is expected to include 1 Eversholt Street and its podium building, the piazza and the Ampthill Square Estate community building on Barnby Street. Separate Network Rail enabling works could include alterations to the parcel deck, support structures along Eversholt Street and the realignment of sidings west of Mornington Terrace.

The wider transport redevelopment is being overseen by the Department for Transport's Euston Delivery Company, working with HS2, Network Rail, Transport for London and Lendlease.

Public funding will support enabling works and masterplan development, while the majority of the property scheme is expected to be privately funded. The Department for Transport and Network Rail will share in the value generated.

Contractors would be required to use fossil fuel-free construction machinery and equipment — a requirement that will define procurement long before the final tower tops out in 2054.

If the spring 2027 application stays on track, Camden residents get their first formal look at a district most of them will grow old alongside.