Kings Liverpool Consultation: £1.2bn Waterfront Regeneration Scheme Could Redefine the City’s Northern Gateway
A major moment for Liverpool’s waterfront is now underway.
The public consultation has launched for Kings Liverpool, a proposed £1.2bn regeneration scheme planned for the King Edward Industrial Estate, between Liverpool’s commercial district and Peel’s Prince’s Dock at Liverpool Waters.
This is not a small development story. If delivered as proposed, Kings would help transform one of the most important remaining development areas at the northern end of Liverpool city centre, creating a major new waterfront destination with homes, hotels, offices, leisure, food and beverage space, public realm and a potential landmark tower.
At Lion Rose, we have already had our say.
Now the public can have theirs.
You can view the consultation and complete the confidential survey here:
https://kingsconsultation.com/consultation/
What Is Kings Liverpool?
Kings Liverpool is a proposed £1.2bn mixed-use waterfront development led by Beetham Davos, chaired by Hugh Frost, a developer already known for major Liverpool schemes including Beetham Plaza, Beetham Tower and West Tower.
The site sits on the current King Edward Industrial Estate, close to Liverpool Waters, Princes Dock, the commercial district, Ten Streets and Everton’s new stadium area.
The plans are significant.
The proposed masterplan includes around 2,750 apartments, 200,000 sq ft of office space, a new 25,000 sq ft events arena, and around 250,000 sq ft of commercial leisure, retail, food and beverage space.
The centrepiece of the scheme could be a 70-storey tower, which would become the tallest building ever built in Liverpool if delivered at that scale. The proposed tower is expected to include a five-star hotel across the lower floors, with luxury residential accommodation above.
This would represent a major addition to Liverpool’s skyline and a clear statement of intent for the next phase of the waterfront.
A Phased Development Through to 2035
Given the scale of Kings, the scheme would be delivered over several phases.
According to reported details, the first phase is expected to be a 28-storey “pathfinder” development at the northern end of the site, delivering around 255 one, two and three-bedroom apartments. This first building has already secured planning consent, with construction expected to begin in the first half of 2027 and completion targeted around mid-2029.
The wider masterplan is expected to be submitted to Liverpool City Council, with the long-term ambition for the full scheme to be completed by around 2035, subject to planning, market conditions and delivery.
This staged approach matters.
Large regeneration projects of this type are not delivered overnight. They evolve with market demand, funding structures, occupier interest, planning input and city priorities.
For Liverpool, the key point is that Kings has the potential to unlock a major site that currently acts as something of a break between the commercial district and the expanding waterfront regeneration around Liverpool Waters.
Why This Site Matters
The King Edward Industrial Estate sits in a strategically important position.
It is close to Liverpool’s established business district, Princes Dock, Liverpool Waters, Ten Streets and the new Everton stadium at Bramley-Moore Dock. In regeneration terms, this is a critical link between some of the city’s most important growth areas.
At present, the area does not fully reflect the direction Liverpool’s waterfront is moving in.
Kings aims to change that.
If the scheme can improve connectivity between the commercial district, waterfront, Liverpool Waters and Ten Streets, it could help create a stronger northern gateway into the city centre.
This is where the opportunity becomes bigger than one development.
Liverpool’s waterfront is no longer just a heritage asset. It is becoming a major growth corridor for homes, offices, hospitality, tourism, public realm and investment.
A New Cluster for Liverpool’s Skyline
One of the most talked-about elements of the Kings proposal is the potential 70-storey tower.
Liverpool has historically been cautious with tall buildings, especially around the waterfront. However, the city has already seen significant skyline change over the past two decades, with schemes such as Beetham Tower and West Tower helping establish high-rise living in the commercial district.
Kings would take that to another level.
The proposed 70-storey building would include a five-star hotel, luxury residences, restaurants, bars, gym facilities, meeting space and a rooftop terrace. If delivered, it would become one of the most recognisable buildings in Liverpool.
However, the wider point is not just height.
The bigger question is whether Kings can create a proper mixed-use neighbourhood with strong public realm, active ground-floor uses, hospitality, employment space and residential density that supports the wider city.
That is what will determine whether the scheme becomes a genuine place, not just a skyline moment.
Homes, Offices, Leisure and Public Space
The proposed Kings development is expected to include a broad mix of uses.
This includes residential towers, a five-star hotel, office space, leisure uses, restaurants, bars, retail, food and beverage, workspaces and public areas.
There is also expected to be a focus on different housing tenures, including market-led residential, build-to-rent, shared ownership and rent-to-buy elements. That mix will be important if the development is to feel inclusive and properly connected to the city rather than simply becoming a high-end island.
The office element is also important.
Liverpool has a known shortage of Grade A office space, but speculative office development remains challenging due to rental levels and funding viability. Kings could help address this if the right occupiers, anchor tenants and commercial demand are secured over time.
From a city growth perspective, more high-quality workspace is essential if Liverpool is to attract and retain major employers, professional services firms, tech businesses and regional headquarters.
Credit to the Wider Waterfront Regeneration Effort
Kings does not sit in isolation.
It is part of a much wider waterfront story that has been building across Liverpool for years.
The continued work of Peel Ports Group and Liverpool Waters has played a major role in pushing forward the long-term regeneration of Liverpool’s waterfront and northern docks. Their investment, infrastructure, land assembly, placemaking and long-term vision have helped create the conditions for major proposals like Kings to come forward.
At Lion Rose, we believe credit should be given where it is due.
Waterfront regeneration takes patience, capital, planning, public-private cooperation and long-term conviction. It is not easy. It is not quick. But when it is done well, it can change the trajectory of a city.
Kings is another potential chapter in that wider story.
Lion Rose View
At Lion Rose, we believe Liverpool is entering a defining period in its next growth cycle.
The city’s waterfront, commercial district, Ten Streets, Liverpool Waters, the northern docks and Everton’s new stadium are beginning to connect into one much bigger story.
Kings Liverpool sits right in the middle of that conversation.
This is not simply about another tall building or another development headline. The real importance is what a scheme like this can do for confidence, connectivity, public space, employment, tourism and long-term investment into the city.
Sam Sadler, CEO of Lion Rose Holdings, said:
“Liverpool has always been a city built on ambition, trade, culture and movement. The waterfront is one of the strongest property stories in the UK, and Kings is exactly the type of proposal that shows the city is not standing still. For investors, residents, businesses and visitors, regeneration of this scale can help drive confidence, create demand and push Liverpool into its next chapter. At Lion Rose, we have had our say on the consultation, and we believe anyone who cares about the future of the city should do the same.”
That is the key point.
Liverpool needs ambition, but it also needs thoughtful development, proper public realm, credible delivery and schemes that create long-term value for the city.
Public consultation is part of that process.
Why Investors Are Watching Liverpool
Liverpool continues to attract attention from investors because of its combination of regeneration, affordability compared with other major UK cities, rental demand, tourism, student population, business growth and waterfront transformation.
The northern waterfront in particular has become one of the most closely watched areas in the city.
Liverpool Waters, Ten Streets, Everton’s new stadium, Central Docks and now Kings all point toward a city that is actively reshaping its waterfront economy.
For investors, these signals matter.
When housing, hospitality, public realm, commercial space, tourism, employment and infrastructure begin to align, confidence tends to follow.
That does not mean every scheme is automatically the right investment. It means the area deserves serious attention.
Have Your Say
The public consultation is now live, and members of the public can complete a confidential survey to share their views on the proposals.
At Lion Rose, we have had our say.
Now you can have yours.
Complete the consultation here:
https://kingsconsultation.com/consultation/
Whether you are a resident, investor, business owner, developer, visitor or simply someone who cares about Liverpool’s future, this is an opportunity to engage with one of the city’s most significant proposed waterfront schemes.
Final Thought
Liverpool’s waterfront has always told the story of the city.
Kings Liverpool could become one of the next major chapters in that story, bringing new homes, hotels, employment space, leisure, hospitality, public realm and long-term investment into a strategically important part of the city centre.
For anyone interested in Liverpool property, regeneration or the future of the waterfront, this is a consultation worth paying attention to.
Lion Rose has had its say. Now you can have yours.
Live well. Invest better.