Liverpool Strand Marshalls Hotel

Marshall plots ‘landmark’ Strand hotel

Charlie Schouten

The developer has submitted proposals for a 167-bedroom hotel at the former Kingston House between James Street and Strand Street in Liverpool city centre.

The proposed site has been vacant since the demolition of Kingston House in 2010, and while planning permission was previously granted for a 99-home, 14-storey residential development, this was never progressed.

Marshall CDP has now acquired the site, which sits with the UNESCO World Heritage Site buffer zone and has put forward plans for a “landmark hotel development” opposite Mann Island.

The 167-bedroom hotel covers 10 storeys and will also feature a public bar and restaurant at ground floor level, along with a new layby on James Street for servicing and deliveries.

Studio Mutt is acting as architect and has designed a primarily brick-clad building which will be accessed via a colonnaded entrance on Strand Street. The hotel is split level hitting 10 storeys at its highest point.

According to a planning statement, the proposals for the Kingston House site are expected to create around 120 full jobs and would “generate a new high-quality hotel offer within the city attracting increased visitor numbers and dwell time”.

The professional team on the project also includes Curtins, Sandy Brown, Booth King, and Wardell Armstrong.

Marshall CDP has delivered a number of other hotel developments in the North West, including Hotel Gotham on King Street in Manchester. It is also currently on site delivering a hotel and casino for Brooklyn on Portland Street, also in Manchester, and has completed Travelodges in Northwich and Burtonwood, Warrington.

Elsewhere, it has delivered De Vere Hotels in Edinburgh and Glasgow; a Ramada Encore in Gateshead; a Premier Inn in Halifax; and a Travelodge in Darlington.

According to data from Colliers released last month, Liverpool remains one of the UK’s strongest-performing markets for hotels, and is the leading city in the country for hotel revenue per room.

Liverpool Strand Marshalls Hotel 2

The proposed entrance from Strand Street

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Looks a bit rubbish. The brick/cladding and particular the tiny windows do not look right to my eye. Size seems about right, though I think 14 stories would be better and looking at that graphic would not be overbearing either. Just my two pennies worth!

By Chris

Landmark? It looks awful for any plot, never mind such a prominent spot on the Strand, should be laughed out by the planners.

By L19

First of all I welcome the development of this important site, long overdue. I am not enamoured with it’s design and shape. This is a WHS and the subsequent renderings should reflect that. Ideally if it was possible? Maybe a copy of the old White line building to create a gateway for James Street, ah dream on.

By Lovepool

Landmark? This needs to be refused at planning. Absolutely horrendous. If their Manchester development is anything to go by then it’ll be even worse in person. Reject!

By liliput

April fools was last week. This can’t be a serious proposal.

By Allergic to Squirrels

Red-brick on the Strand? What were they thinking?
Pokey windows on the Strand? Are they mad?

We don’t want to repeat the mistakes of the past on Liverpool’s greatest thoroughfare.

Zero quality. Ugly. Cheap. Doesn’t reflect the opportunities in 2019-era Liverpool.

Got to be a rejection.

By Denby

Wow. Awful. Actually worse than the old building. Use stone or modern materials. Totally wrong materials used here.

By That's it?

Awful. There’s no need for a warehouse inspired building on this part of the strand. At least change the bricks to grey…otherwise this is going to end up like that one by the bombed out church that had a sudden change from contemporary to Albert Dock chic – the city is famous for
It’s bold architecture – try harder…

By Try Harder

I rather like this. Well done.

By Adam Ash

Royal Albert Dock to the left. Three Graces to the right.
If this design was alive it would die of embarrassment.

By Livernow

Looks bloody awful. More so given the profile of the site


Absolutely horrendous. This can’t surely be considered appropriate or acceptable for such a location?


Absolutely horrible design which HAS to be refused by the planners. This corner plot, opposite Albion House and across from the Three Graces needs and demands a quality landmark building, preferably commercial in use. Glass, Portland Stone and modern looking. Why not build an iconic office building and try to tempt Cunard back to the city. So much history of theirs nearby and right opposite James Street station so ideal for workers. This is an abomination.

By Simon Rattled

Word on the street is that this is a Travelodge or similar. Please, God, no: it’s about as premium a site as you could hope for.

By Sceptical

This is just not good enough for such a prime location. Ugly and dated, hope this gets rejected.

By Liverpolitan

All NIMBYs welcome.

By Anonymous

Rather than being rejected at planning, I understand that this abomination follows pre-application engagement with them.

Their interventions soiled the ambitions of the building a couple of yards along, so why anyone would expect them to improve the public realm this time is beyond me.

Definitely object. But the people who make the decisions to recommend approval are the ones who count. It’s their output more than anyone’s that needs scrutiny.

It’s an affront to the WHS, and the nonsensical weasel words accompanying the images only adds insult to injury.

By Mike

Also, this is what was supposed to go there:


This is back from 2007, when a) Liverpool’s economy was still only emerging from a 30 year decline, and b) when it was already acknowledged that the city had a pending shortage of decent office space and needed to build more.

It’s been made all too easy for property developers to profit from the opposite of what the city needs.

By Mike

This design is very depressing. For such a great location we should be seeing interesting designs and an interesting hotel operator offering something unique. Larger windows to offer a light, contemporary space and perhaps some biophilic design would help to make this stand out and offer something different to the Liverpool hotel market.

By Anonymous

This may not be the best piece of architecture ever but Liverpool is often best appreciated for its long views and ‘vistas’. Looking at the site from Salthouse Dock – Albert Dock quay – which I have just done, the red colour should balance nicely the White Star Building across James Street. This area will become a square, looked at from Mann Island, once the Strand is traffic calmed and trees are planted. I don’t think it’ll jar too badly on this site, and does complement its neighbour. We can’t build another White Star Building and we need something that’ll work for the space that Mann Island looking up James Street will become.

By Roscoe

Looking at the image again, perhaps the red panels could be ‘toned down’ to a lighter shade?

By Roscoe

Really not good enough. The design must complement the adjacent former White Star Line building and the wider waterfront. This bland design does not do this.

By Tom

Might be a refreshing change to the tired Signature hotel opposite?

By Carl

This is far to significant plot in Liverpool’s skyline for such an ill-mannered piece of architecture. Hopefully the city region’s new design adviser can get involved and get this scheme rejected as not of sufficient design quality….please!


Looks like a cheap block of student housing that would be considered a blight on London Road, let alone the waterfront. Shame on those daring to put it forward.

A prime spot from which they’d profit aplenty. And this is what they’d give us. It’s offensive.

By Mike

This looks great. It’s about time some quality and considered buildings are built in Liverpool. Enough of the low quality glass monstrosities that are appearing on the Strand

By lovinthecity

About time somebody took this site on. People need to be realistic, nobody is ever going to build another White Star building and a development of this type will bring continued investment into our city which needs to be encouraged.
I think the architects have taken into account the need to pick up the fabric and proportions of surrounding buildings and in my opinion it works. A welcome relief from the soulless glass and cladding developments we have had recently.

By Jimbob

Landmark indeed! I thought the city-region had a design champion these days? Do they have no sway over this type of tat? Such a prime site ready to be butchered.

By Mark Gilbertson

I think this is an interesting design. It demonstrates creativity and has a strong narrative, the red brick is clearly a response to the ‘Streaky Bacon Building’ opposite.

Could be a bit taller but I think it’s great.

By Phil

Difficult to tell exactly from these images but it looks quite sophisticated to me.
Accepting the windows could be bigger, it’s a hotel and likely designed according to a prescribed interior formula. It’s admittedly reverential to the building opposite (isn’t that also predominantly brick?) but Liverpool doesn’t need another icon – if Cesar Pelli couldn’t produce a decent building on a Governor budget further down the Strand, this seems pretty adventurous, and actually considerate for a travelodge(?)
It looks well proportioned with an interesting approach to the facade – don’t really understand most of the comments myself.

By W

Stop building crap buildings Liverpool – you can do better than this. Traditional styles far outweigh these modern cheap approaches.

By Sam

That looks hideous! Particularly opposite the beautiful old White Star building.

By Colette Halliday

I like the stairs, keep the stairs that don’t go anywhere, well apart from up and down

By Mick

Add my voice to those below……really poor building….this is perhaps the most important site in the city centre … has to be better …and should reflect to white star building across the road

By Graham Burgess