Welcome to the consultation website on the emerging ideas for 99 Bishopsgate


Brookfield Properties are developing emerging plans for the future of 99 Bishopsgate, London, EC2M 3XF.

Brookfield Properties have a strong track record of delivering best-in-class, highly sustainable buildings both in the City of London and globally. We have assembled an expert professional team to begin exploring opportunities for the future of 99 Bishopsgate that will allow it to respond to the needs and demands of the future city workforce, with a particular focus on wellness and sustainability.

The team have also been tasked with developing a future for the site that better connects it to the surrounding area and the Elizabeth Line connection to Liverpool Street Station.

Whilst at an early stage, our emerging vision for the site will see a new landmark high rise commercial building within the Eastern Cluster, an area which is designated for tall building within the London Plan.

The team are committed to engaging early with the local community and we would welcome the opportunity to hear your feedback on the existing building and on our emerging vision for the future of the site. Find out more about how you can get involved in the Have your Say section.

Site Outline in Red


Project Team

The team leading on the emerging plans for the future of 99 Bishopsgate have extensive experience in the development sector, including within the City of London:

Brookfield Properties develop and operate real estate investments on behalf of Brookfield Asset Management — one of the largest alternative asset managers in the world. From office to retail, logistics to multifamily, and hospitality to development, Brookfield work across sectors to bring high-quality, sustainable real estate to life around the globe every day.

RSHP is an award-winning, architectural practice, operating globally. The practice’s architecture responds to social, environmental and economic challenges alike, shaping the way people engage with place and, in turn, the planet. RSHP’s design approach is rooted in thoughtfulness, problem-solving and ingenuity, always with adaptability, inclusiveness and sustainability in mind. Social responsibility is at the heart of RSHP, with £19.8 million distributed through the practice’s charity to date.

DP9 is established as one of the leading expert consultancies in planning, development, and regeneration in London and the UK.

DP9 has a proven track record of delivering high profile planning consents and is currently advising on more than 500 live projects, ranging from small scale instructions to large, complex master planning proposals across all sectors.

Kanda Consulting are leading on the consultation and engagement for the proposals. They are passionate about creating great places to live, work and visit and have a deep understanding of the local area. They believe in achieving social value and sustainable development through positive community engagement.

Site Background

The existing building was designed by GMW Architects and completed in 1976. In 1993, the building was extensively damaged by an IRA bomb.

It is not within a conservation area but sits in close proximity to St Helen’s Place, Bishopsgate, New Broad Street, and Bank Conservation Areas. A number of protected views of London will influence any redevelopment of the site.

We are also mindful of a number of key heritage assets in the immediate vicinity; St Ethelburga’s Bishopsgate (Grade I) and St Botolph-without-Bishopsgate (Grade II*).

The area is currently undergoing extensive change, recently completed developments at 8, 22 and 100 Bishopsgate, existing consents for 100 Leadenhall, 1 Undershaft and 85 Gracechurch Street and the recent resolution to grant consent for 55 Bishopsgate.

We are aware of emerging plans for the future of Liverpool Street Station, the Tower 42 Estate, 55 Old Broad Street, Winchester House and 1 Undershaft – all of which seek to contribute to enhanced pedestrian permeability in and around the area in line with the aspirations of the City of London Corporation.

99 Bishopsgate from Wormwood Street



The Existing Building

The existing building at 99 Bishopsgate does not make use of the site’s full potential due to a number of reasons. These reasons include:

The existing building does not maximise the potential usage of the site

The existing building presents a solid barrier around the site, especially on Wormwood Street. There is very little active frontage onto external pavements.

There are no pedestrian routes through or around the site, despite being located in a high footfall area

The dense structural grid impacts on the building's versatility

Existing tenants have limited access to external space

There is currently no cultural or educational offer contributing towards the City of London’s Destination City ambitions

Our Vision

Our emerging vision for the future of the site will see a new landmark high rise commercial building within the Eastern Cluster, an area designated for tall buildings within the London Plan. The proposals will seek to respect protected views, have extensive vertical greening which will be visible from street level, and provide a new cultural offer.

Whilst at an early stage, our emerging vision for the future of the site would see:

A new landmark building which which makes full use of site through densification whilst respecting protected views

Extensive new animated public realm at ground floor, creating new wayfinding routes through and around the site connecting to other public realm improvements coming forward in the area

A new public offer in a standalone building, in line with the City’s Destination City Vision, helping to animate the new public realm and drawing visitors into the area

A greater provision and variety of commercial and retail space in support of the London Plan

A new visibly green building, enhancing the biodiversity of the site

A new flexible building that is sustainably best-in-class

Have Your Say

Thank you for taking the time to view our emerging vision for the future of 99 Bishopsgate.

The opportunity to provide your feedback on our emerging vision has now closed. However, you can still view the materials on display at our first round of consultation below.

We are now taking time to review the feedback recieved during our consultation ahead of presenting our detailed proposals in the New Year. If you have any questions, please do not hesitate to get in touch at 99BishopsgateConsultation@kandaconsulting.co.uk and a member of the team will be happy to assist.



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Contact us

Thank you for taking the time to visit our website on our emerging ideas for the future of 99 Bishopsgate.

If you have any questions or would like to speak with a member of the team, you can get in touch by using the contact details or by completing the form below:

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Get Involved

Our online consultation has now closed. To find out more about our emerging ideas that were presented at out first consultation, please visit the Have your Say section.