Pall Mall Phase One Indicative Design
Indicative design of the first phase at Pall Mall, the red-clad block and bronze-clas blocks shown in centre, by Allies & Morrison

Development team named on Liverpool’s £200m Pall Mall

A joint venture between CTP and Kier Property have won the tender to redevelop Pall Mall Exchange in Liverpool city centre, providing up to 400,000 sq ft of offices over three new buildings.

The long-awaited project will quadruple the city’s supply of Grade A offices in Liverpool’s commercial business district, which has seen available capacity drop below 100,000 sq ft.

Pall Mall Exchange is currently part-public realm, part-car park, across a three-acre site between Tithebarn Street and Leeds Street. The site is next to the Exchange Station and St Paul’s Square office developments.

The council said it will also explore with Kier how it can work with the new owner of the adjoining seven-acre NCP car park to deliver a redevelopment of the site, for a mixed-use scheme including a hotel, car park, leisure uses and up to 2,000 new homes.

The council estimates that the two phase project, which lies within the city centre’s Enterprise Zone, could be worth £200m.

It is anticipated that a planning application will be submitted later in the year, after a period of consultation.

Kier Property and CTP were supported in their bid by architect Allies & Morrison, along with Curtins, G&T, Ernest Griffiths, Eversheds and Sweco. CTP and Kier Property were advised by Colliers International and Worthington Owen.

David Topham, chief executive at CTP, said: “We have tracked the Pall Mall site for over ten years and we are delighted to now have the opportunity, along with our partners Kier Property and Liverpool City Council, to bring forward fresh and exciting proposals to expand and enhance the Liverpool CBD. For CTP this is a major project and builds on our long experience at developing high quality place making and workspace for the community to work, visit and live in.”

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So, in other words, a 400,000 sq ft development in a city that has lost over 1.5 million in the last couple of years alone. Groundbreaking.

By Mike

And “hotel, car park, leisure uses and up to 2,000 new homes” on the land adjoining. Because of course Liverpool lacks all of those and has far too much space for commercial jobs, after all.

By Mike

More commercial space would be nice, still trying to figure out all these new homes being built is the population growing or bigger than we are led to believe? If so great, then more commercial space is needed, something seems a little strange though, on how our population estimates are recorded are we being undersold?

By Man on bicycle

Disappointed in you Mike – thought you were better than that. The 1.5M lost over the last few years was made up of largely redundant stock that would never return to office use. Residential and hotel conversion is a great solution for these buildings and enables the City to represent itself – instead of having millions of square feet of terrible stock, we now have much less but all good quality.
The City are showing real ambition here and should be applauded – if the scheme requires the addition of some enabling uses then so be it.

By John

CTP and Kier Property: Liverpool is longing for a step-change commercial development akin to the Liverpool ONE effect in retail, over nine years ago. We need a £2bn investment rather than £200m in this city, our inward investment leads need to start banging some overseas tables fast.

By LEighteen

John, two huge buildings in the vicinity of that area used to be productive buildings until just a few years ago and had every prospect of being able to be improved to add to a vibrant working district. Between them they represent around the same or possibly even in excess of the amount proposed here. That’s just two buildings which I evidently know more about than you do.

This isn’t what I’d call “ambition”, it’s just filling a space with some rather ordinary average sized office buildings that look kind of awkward. Nice view of the Cotton Exchange that’s being obscured there, by the way.

If you listen to the words of those who are happy to see Liverpool’s existing office buildings converted to housing willy nilly then what are the chances of filling them? Or are these arguments now going to be finally rejected? On what basis?

The city needs a catalyst, and while I accept that this site might not be able to hold the number of jobs to be the actual catalyst and the council might not be able to afford any more, it should at least be the spark. Instead that the majority of this space will be apartments and a hotel just says that’s your lot.

Three buildings, a hotel and apartments, about 1500 extra jobs (if it’s all filled) for a depressed population of well over a million, and that’s Liverpool’s business district complete is it? Given the way that almost all the buildings on Water Street have been shut down as workspaces, that shift north looks more and more like the incredible shrinking city. Perhaps everyone really is going to be expected to work in hotels or commute to Manchester after all.

No one deserve a pat on the back for just belatedly doing the ordinary. Direct your “disappointment” where it belongs.

By Mike

Pencil in some new office development in 2029 then.

By Karl

Wow Mike, I bow to your superior knowledge of the City’s office buildings and those that we have apparently lost. All I see are small inefficient floor plates being converted in period buildings which would hardly attract the large corporate occupiers that the City so desperately needs.
I conceded that buildings have been lost which perhaps shouldn’t have been and which could have contributed to the overall office picture but the City’s stance on PD rather means that that horse has bolted I’m afraid. And either way I reject that many of these buildings had a future.
The vast amount of vacant space and contrasting lack of demand has long since been an embarrassment and a contributing factor to the lack of investment in the City’s core. The fact that so much of this has now been eroded only makes the City (perhaps I accept from afar) appear more vibrant.
Being able to attract a large out of town occupier remains the holy grail and surely you accept that buildings such as Martins Bank or Silkhouse Court aren’t the answer here. And before you say it HMRC’s occupation of India buildings does not dispel this but instead has more to do with the lack of any alternative new build option and is credit to their vision of what can be. They should be applauded for this decision by the way but let’s not kid ourselves – if this was a SE based private co seeking to outsource to Liverpool do we really think they would have the patience or vision for such an undertaking? No chance, they would just turn their attentions elsewhere.
My personal view as someone with clearly less experience of the City’s buildings than you is that if we are to have any chance of being able to attract the sort of occupiers that we so desperately need, then speculative grade A stock must be built. Given the current marketplace, expecting the private sector to do this is simply unthinkable. We will be waiting for an eternity for Peel to break ground so in the face of the above, I believe the Council are taking a real proactive and brave approach in trying to address this problem.

By John

John, I absolutely agree that grade A stock is needed, and lots of it. I don’t disagree with the building of 400,000 sq ft of it.

What I consider would be “brave” however is delivering a business district plan, not just building three ordinary office blocks which will be surrounded by residential developments. The majority of the Pall Mall car park site will not now house offices. It is not right for this to be marked out for anything other than further office developments and a mere smattering of anything else.

Same goes for the land opposite and perhaps even above Moorfields station.

I think that in another non-PD-horse-bolted scenario there is every prospect the private sector would have developed just 400,000 sq ft of office space, but all things considered I think the least we should be able to expect is that the private sector is worked with in tandem to ensure that this is able to spark further such development.

Companies want to be where the business action is but just new three buildings with the rest of the available land going over to residential and hotel development just doesn’t strike me as what’s left representing much of a business district, especially considering the amount of commercial space being lost. That sort of sized commercial footprint might be OK for Chester or Stockport, but this is supposed to be one of Britain’s major cities we’re talking about.

If the total sum total of office based employment space the business district is going to be able to offer for the foreseeable future totals just 400,000 sq ft, on every level I don’t think that’s much to applaud.

By Mike

It’s encouraging but my concern is that will rather dull given the partners involved. Why didn’t Urban Splash, Capital&Centric, U+I or someone that can ‘place make’ have a go at bidding. These two old school outfits won’t be able to take our city forwards.

By Peter

This is the start or should I say ‘spark’ so, so needed to ignite new development in this area of the city, traditionally known as the Commercial District. The development of much needed (up to) 1 million sq ft of new office development won’t happen in one go, so this is the very start.

The whole area, including St Paul’s Square, could well become the equivalent of Spinningfields in Manchester – why not? Maybe not in sheer scale, but mix, ambition and delivery…… definitely.

Mike – this isn’t the city shrinking because one area changes use (Water Street), it is purely evolving through change which we should all embrace. Manchester has done exactly the same which is why they remain so successful, commercially.

There’s no silver bullet, so it’s a step in the right direction and hopefully will bring on more new build commercial development as outside investors/developers come along for the ride!

Is Mike’s real name Robert Diggle?