The saga of Marks & Spencer’s redevelopment of its flagship Oxford Street store encapsulates the dysfunction and contradictions at the heart of the UK’s planning system. What began as a straightforward proposal to redevelop a prominent retail site has morphed into a symbol of broader failings in how we balance sustainability, heritage, and economic growth.

Marks & Spencer initially proposed demolishing its 1930s Orchard House building, along with adjacent structures, to construct a new 10-storey office block with ground-floor retail. The scheme, designed by Pilbrow & Partners, sought to address issues with the site, including poorly connected interiors, an unattractive undercroft on Orchard Street, and the low-quality urban environment on Granville Place.

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