Many architectural projects divide opinion. Sometimes proposals get support for how effectively they can transform sites and whole areas. However, other stakeholders may deride the same plans for things like a loss of character or the environmental impact. We want to have a look at one such project that is doing just that. The latest twist in the tale of the development of the Oxford Street M&S could have massive repercussions for architects in London and other parts of the UK.

The plans

In autumn 2022 plans from M&S to demolish and then rebuild their iconic building at Marble Arch went to public consultation. There were people for and against the proposal.

On one side there were campaigners against the carbon footprint of demolition and rebuilding. They said the project would release a massive 40,000 tonnes of CO2. In addition, they said it would be a loss of heritage.

On the other side, supporters said the work would rejuvenate the area. Oxford Street has had a difficult time, struggling with empty shops. However, redeveloping the M&S store could be the catalyst for modernising it.

Both sides had valid arguments. However, permission was ultimately granted by the local planning inspector. Many architects in London were happy to see the result because it gave them more confidence about similar proposals.

The battle

But, the first twist in the tale came in July 2023. Michael Gove, secretary of state for Department of Levelling Up, Housing & Communities (DLUHC), had issues with the proposals. As a result, he chose to overrule the local decision and deny permission.

M&S were shocked by the decision. They chose to issue a legal challenge to the ruling in August, arguing that Gove’s action was unlawful. As a result, the case went before the High Court.

We got the results of the High Court ruling on 1st March. Judge Mrs Justice Lieven chose to side with M&S. The court was in agreement about five of the six arguments. Most crucially, they said that Gove’s interpretation and application of planning policy was wrong. In addition, the said he had not given adequate reasons for denying permission.

M&S and other stakeholders, including architects and demolition companies, are celebrating the ruling. However, there could be another twist to come. Gove will have the chance to appeal the decision and solidify his reasoning for denying permission.

What could the impact be?

Architects in London and other stakeholders will be looking at the ruling and what happens next. This is a high profile project. If it does go ahead, it could lead to more proposals to redevelop older buildings in crucial areas in the city. But, if it doesn’t it could mean these properties have a difficult future.

The director of Save Britain’s Heritage, Henrietta Billings, said what we need is a robust national planning policy for retrofitting. It would reduce the number of demolish and replace projects. The goal instead should be to save historic buildings and resources. Plus, this kind of approach would help the Government in achieving net zero carbon targets.

Do you need help from architects in London?

Coffey Architects is a fantastic company to work with. We can look at various options for different projects, including refitting and starting from scratch. Creative designs can do surprising things with existing properties and resources. However, in some cases you can achieve more with a brand new build.

So, if you want to work with architects in London, please consider us. We’d love to help.