What: M&S will begin work in 2027 on the long-delayed redevelopment of its Marble Arch flagship into a modern mixed-use building.

Why it is important: The redevelopment highlights how legacy retailers are rethinking flagship stores to balance retail productivity, urban regeneration and long-term relevance.

M&S will begin work in 2027 on redeveloping its Marble Arch flagship, ending years of delays and legal disputes over one of Oxford Street’s most closely watched retail property projects. The retailer plans to demolish the existing five-floor store and replace it with a 10-storey building that will include two and a half floors of retail space, alongside a gym and offices. The project was first submitted in March 2021 and approved by Westminster City Council later that year, but it became the subject of a public inquiry after opposition from environmental and heritage campaigners. The redevelopment was blocked by Michael Gove, then secretary of state for levelling up, housing and communities, before the High Court ruled against that decision in March 2024. Angela Rayner later approved the plans in December 2024. M&S argues that the existing site cannot be retrofitted into a modern flagship. It also frames the investment as part of Oxford Street’s recovery, citing nearby commitments from IKEA, HMV and Uniqlo, as well as pedestrianisation plans.

IADS Notes: M&S’s Marble Arch redevelopment fits into a wider UK retail shift toward flagship reinvention, urban recovery and mixed-use destinations. In July 2025, M&S’s Bristol flagship opening showed how the retailer is using large, modern city-centre stores to combine food, fashion, home, beauty and hospitality while supporting local retail recovery. Oxford Street’s own revival has also been gaining momentum: in September 2025, Retail Week reported on Sadiq Khan’s campaign to “rescue Oxford Street” through pedestrianisation, public-private investment and placemaking, while Fashion Network covered a one-day pedestrianisation preview designed to test a more accessible and experience-led shopping environment. The Marble Arch project also aligns with broader mixed-use retail strategies. In November 2025, Retail Gazette described British Land’s Broadgate Central as a central London hub combining retail, leisure, wellness and offices, while WWD’s January 2026 coverage of Britain’s marquee retailers showed how leading UK operators are refreshing flagship spaces and experimenting with new formats to strengthen local engagement and long-term resilience.

M&S to break ground on Marble Arch redevelopment