A full-blown row erupted on Thursday after Marks & Spencer was refused permission to knock down its iconic flagship store in Oxford Street.
Westminster council had approved plans to let the retailer demolish the Art Deco building near Marble Arch and build a new shop, along with offices, cafe and a gym.
But following significant opposition from heritage and environmental campaigners, the decision was last year called in by Communities Secretary Michael Gove who launched an inquiry.
On Thursday the plans were rejected over concerns that the public benefits of the proposal did not outweigh the harm to nearby landmarks, including the famous Selfridges department store and several nearby conservation areas.
The scheme’s carbon footprint and its failure to reuse existing resources, including the conversion of existing buildings, was also cited as a reason for refusal in the 110-page report.
M&S chief executive Stuart Machin responded furiously to the decision, accusing the Government of “ignoring” experts.
He threatened to pull the company out of the famous London shopping area altogether.
He branded the decision “particularly galling” as there were “17 approved and proceeding demolitions in Westminster and four on Oxford Street alone, making it unfathomable why M&S’s proposal to redevelop an aged and labyrinthian site that has been twice denied listed status has been singled out for refusal.”
He added: “We have been clear from the outset that there is no other viable scheme – so, after almost a century at Marble Arch, M&S is now left with no choice but to review its future position on Oxford Street on the whim of one man. It is utterly pathetic.”
But a government source responded: “It’s not just a tantrum, it’s an M&S tantrum.”
The reasons for the refusal, he added, were set out clearly in the decision letter.
M&S had earlier argued there was “no heritage reason” why the three buildings on the site should not be knocked down, as they are not listed, and do not sit within Westminster’s conservation areas.
“Any heritage harm will be significantly outweighed by the benefits,” Russell Harris KC for M&S had told the inquiry.
The company had warned it will close down the flagship shop altogether if it is not allowed to rebuild it. But Matthew Fraser, on behalf of the campaign group Save Britain’s Heritage, said the construction of a new building would release nearly 40,000 tonnes of CO2 — “the equivalent of driving a typical car 99 million miles, further than the distance to the Sun”.
Mr Fraser added that the retailer’s “threat” to leave the area was “not the constructive attitude of a retailer committed to the future of Oxford Street”.
Cllr Geoff Barraclough, Westminster City Council’s Cabinet member for planning and economic development, said: “The Marks & Spencer application had significant implications for the environment so it was right the case should be tested robustly. The Council’s position is to encourage landowners to refurbish buildings, not demolish them.
“Clearly this is a disappointing day for M&S but we hope they return with a revised scheme which meets the new tests presented by the climate emergency. Footfall on Oxford Street is improving and with our exciting plan for an overhaul of Oxford Street just launched, M&S can remain a powerful presence.”
Henrietta Billings, director of SAVE Britain’s Heritage, said: “This is a hugely important decision that rightly challenges the way we continually and needlessly knock down and rebuild important buildings across our towns and cities. Repurposing and converting buildings we cherish and saving thousands of tonnes of C02 in the process is a no brainer. This is a massive positive step and we salute the Secretary of State.”
It comes as Westminster Council launched a consultation into giving rundown Oxford Street a facelift.
Long-awaited plans to reduce traffic and increase space for pedestrians are planned for the world-famous shopping district following concerns the area is being blighted by US-style sweet and souvenir shops.
