City of London showcases future skyline as planning pipeline gathers pace

The City of London Corporation has unveiled new skyline imagery illustrating how the Square Mile’s tall buildings cluster is expected to look in around six years’ time, underlining the scale of development activity across the financial district.

The ‘City Skyline CGI’, created by Didier Madoc-Jones of GMJ, depicts the City from the east once schemes that have either secured planning permission or are already under construction are completed. The imagery reflects what the Corporation describes as a record year for planning approvals in 2025.

The footage was showcased at the Planning & Transportation Chairman’s annual dinner at Mansion House, where it was revealed that January marked the busiest start to the year in seven years for planning submissions and decisions. The City recorded an 84% increase in planning applications decided in January compared to the same month last year.

The release of the imagery comes ahead of the City Corporation’s attendance at MIPIM 2026, Europe’s largest real estate conference, where it will seek to promote London’s competitiveness to global investors and developers. Led by Policy Chairman Chris Hayward and the City Business and Investment Unit (CBIU), the delegation aims to demonstrate the strength of the Square Mile’s development pipeline and long-term growth prospects.

According to the Corporation, more than half a million square metres of office space was granted planning permission in 2025, equivalent to more than ten Gherkins. Around half of this total is already under construction. In total, 30 major commercial schemes are currently underway.

Significant projects include 1 Undershaft, with 85 and 60 Gracechurch Street due to start imminently, together contributing more than 200,000 square metres of commercial space. The Corporation said this level of activity indicates that growth in planning applications is being driven by real occupier demand rather than speculative development.

Market data cited by the City points to continued demand for high-quality, sustainable Grade A office space. Vacancy rates in the City Core stood at 4.4% in Q4, with new build vacancy at just 0.1%. The Square Mile’s largest office building, 22 Bishopsgate, is fully occupied and achieving record rents.

The City Corporation said its role includes helping to unlock capital to deliver consented schemes and de-risk development through forward funding, pre-lets and alignment with occupier demand.

Chris Hayward said strong leasing performance, falling vacancy and rising rental values demonstrate that the City remains a resilient and attractive global business district. He added that London is entering its next phase of growth with a significant pipeline already under offer and a clear message to international capital that it can deliver complex schemes at scale.

Tom Sleigh, Chairman of the Planning and Transportation Committee, described commercial development in the Square Mile as “all systems go”, highlighting the volume of applications and approvals at the start of the year as evidence of investor confidence.

As the City heads to MIPIM, the Corporation is positioning its expanding skyline and robust development pipeline as tangible proof of long-term confidence in London’s role as a leading global financial and professional services centre.