Marks & Spencer (M&S) has won approval to demolish its 94-year-old flagship store at Marble Arch on Oxford Street after a protracted four-year planning battle. The decision has reignited a fierce debate over the sustainability of demolishing ageing buildings versus retrofitting them to extend their lifespan.
Deputy Prime Minister Angela Rayner granted permission for the controversial project, citing the “significant employment and regeneration benefits” it would bring. The retailer plans to replace the 1930s Orchard House and two adjoining structures with a ten-storey development that includes a smaller M&S store, a pedestrian arcade, office spaces, a café, and a gym.
A long and bitter dispute
The approval ends years of contention between M&S and conservation groups. Henrietta Billings, Director of SAVE Britain’s Heritage, described the decision as a “missed opportunity,” criticising the government for failing to champion sustainable construction practices. “Our old, wasteful knock-it-down-and-start-again model is broken,” she said, advocating for repurposing historic buildings like Orchard House as a more environmentally and economically sound alternative.
However, M&S CEO Stuart Machin expressed relief, accusing prior delays of being rooted in political posturing. “After three unnecessary years of obfuscation, we can now get on with rejuvenating the UK’s premier shopping street,” he said. Machin emphasised the development’s promise to support 2,000 jobs and serve as a benchmark for sustainability.
Sustainability vs. progress
The debate surrounding the M&S redevelopment has become emblematic of broader questions about urban development and sustainability. Conservationists, supported by public figures like Bill Bryson and Kevin McCloud, argued for retrofitting the building to reduce carbon emissions. They cited examples such as the Tate Modern and repurposed textile mills, which have successfully blended heritage conservation with modern utility.
M&S countered that the existing building was beyond practical modernisation. The company described Orchard House as a “confusing warren” of misaligned floors, unsuitable for contemporary retail or office spaces. Studies commissioned by M&S suggested that emissions from constructing the new development would be offset by its lower-carbon operation over time.
Legal and political wrangling
The redevelopment saga saw its fair share of drama, including an intervention by former Housing Secretary Michael Gove, who blocked the project in 2022. Gove’s decision was met with sharp criticism from M&S, with Machin calling it “utterly pathetic.”
In March 2023, the High Court sided with M&S, ruling that Gove had misapplied planning rules. The court’s decision cleared the way for the matter to return to government review. Today’s ruling by Deputy Prime Minister Rayner marks the final word, affirming the planning inspector’s recommendation to proceed with the redevelopment.
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Economic and urban revitalisation
Proponents of the project argue that the new development is vital for the revitalisation of Oxford Street, which has struggled in recent years due to declining footfall and the rise of online shopping. Dee Corsi, Chief Executive of the New West End Company, welcomed the decision, calling it a positive signal for businesses and investors.
“Redevelopments like this reinforce the UK’s position as open for business,” said Corsi. “The new M&S flagship store will revitalise Oxford Street West and help cement the West End’s status as a global destination for shoppers and office workers alike.”
Richard Smart, Managing Director at CBRE, highlighted the project’s sustainable aspects, noting that modern construction methods often reuse existing materials and incorporate low-carbon technologies. “Growth doesn’t have to come at the expense of the green agenda,” he said.
Looking ahead
As demolition and construction begin, the decision remains divisive. Advocates see it as a necessary step to revitalise Oxford Street and adapt to modern retail needs, while opponents mourn the loss of an iconic building and the opportunity to set a precedent for sustainable urban development.
The debate has underscored the tension between heritage preservation and economic growth, a challenge cities worldwide must grapple with as they modernise. For now, M&S is moving forward with its vision to transform Marble Arch into a landmark of retail and office innovation, promising to shape the future of one of London’s most iconic streets.
