A 70-storey tower comprising a five-star hotel and luxury residences has been unveiled as the centrepiece of the £1bn ($1.34bn) Kings development on Liverpool’s waterfront. The proposal was revealed today by Davos Property Developments jointly with Beetham Davos during a private event for investors and end-users at the MIPIM.
Designed by SimpsonHaugh, the tower will combine a five-star hotel with high-end residences managed by the hotel operator. The announcement follows the recent planning consent granted by Liverpool City Council for the development’s first tower, the 28-storey No. 1 Kings.
The wider Kings development, earlier known as King Edward Triangle, represents an emerging masterplan for an eight-acre site located to the north of Pier Head. The 70-storey tower provides the first detailed indication of the scale and ambition of the proposed neighbourhood.
70-storey tower to anchor Liverpool’s £1bn Kings waterfront development
The proposed tower will form the signature structure within the broader Kings project, which aims to connect Liverpool’s central business district with its waterfront and expanding cruise industry.
According to the developers, the building will accommodate a five-star hotel across its lower floors alongside luxury residential units above. The hotel component will occupy the first 23 floors and provide 212 high-specification rooms. Above this, 563 luxury residences are planned, with the residential element forming a substantial portion of the building’s overall footprint.
The tower is expected to deliver approximately 924,000ft2 of floor space. It will be the second largest building in Liverpool by floor area after the Tobacco Warehouse, when completed.
Commenting on the announcement, Hugh Frost, chairman of Beetham Davos, described the project as a demonstration of confidence in Liverpool’s long-term growth.
“This will be the scheme’s signature building and is the ultimate expression of our confidence in Liverpool and the council’s backing for our ambition,” he said.
Mr Frost added that discussions are underway with a global hotel brand that may take occupancy of the entire building. According to the developer, the prospective operator shares the view that Liverpool’s international outlook and waterfront location make it an appropriate fit for a global hospitality brand.
Architecture inspired by Liverpool’s maritime and industrial heritage
Architect Ian Simpson of SimpsonHaugh said the design aims to contribute a contemporary addition to Liverpool’s historic skyline, while drawing inspiration from the city’s architectural and maritime past.
“This is a landmark intervention for Britain’s most dramatic waterfront skyline,” he said. “It is rooted in the city’s architectural vernacular and its maritime history but offers a very contemporary expression of both.”
The tower’s design references naval engineering and industrial motifs associated with Liverpool’s maritime trade. Its façade also takes inspiration from Oriel Chambers, the pioneering structure designed by Peter Ellis in 1864, widely recognised as the world’s first metal-framed, glazed curtain-wall building.
Simpson noted that the building’s softened corners are intended to enhance panoramic views in multiple directions while allowing the structure to integrate with the surrounding public realm.
Cruise tourism expected to support hotel demand
The Kings development is also being positioned to benefit from Liverpool’s growing cruise sector. According to the developers, 135 cruise ships are expected to visit the city during the 2026 season, with numbers anticipated to increase as the new cruise terminal is completed and the landing stage is extended to accommodate two vessels simultaneously.
Approximately 350,000 passengers are expected to pass through Liverpool’s cruise terminal this year. Developers believe this growth will support demand for hotel accommodation, particularly as cruise passengers increasingly seek to begin or conclude their journeys with overnight stays in the city.
By the time the hotel component of the tower is completed, the developers expect Liverpool to host more than 200 cruise ship visits per season.
Kings masterplan to introduce a new waterfront neighbourhood
The 70-storey tower forms one of ten buildings proposed as part of the emerging Kings masterplan. The development is intended to create a new mixed-use district on the waterfront, incorporating residential towers, two hotels, Grade A office space, an arts venue, shared workspaces for start-ups and technology businesses, and a range of food and beverage outlets.
Public consultation on the masterplan is expected later this spring, ahead of a planning submission anticipated in late summer. The hybrid application will seek detailed consent for the site’s layout and services, alongside outline consent for the individual building plots.
The masterplanning team includes Brock Carmichael as masterplan architect, with Pegasus Group providing planning, economics, heritage and environmental impact services and Planit leading the design of the public realm. The 221.5m (727ft) tower will significantly exceed the height of Liverpool’s current tallest building, the nearby West Tower, which stands at 140m and was developed by Beetham in 2007.
