What: Marks & Spencer (M&S) is seeking approval to demolish and rebuild its flagship store on Oxford Street in London, citing the current building's inadequacy for modern retail needs.

Why it is important: The case highlights the tension between preserving historical architecture and meeting the evolving needs of modern retailers and consumers.

Marks & Spencer is pushing for approval to demolish and rebuild its Oxford Street flagship store in London, arguing that the current 160,000 sq ft space, comprising three mismatched buildings, is unfit for modern retail purposes. The retailer cites issues such as low ceilings, blocked toilets, uneven flooring, and inefficient layouts that hinder product displays and customer experience. M&S won a legal challenge against the government's initial block of the project and is now awaiting a decision from Labour communities secretary Angela Rayner.

The proposed redevelopment, valued at £150 million, would include a new store, restaurants, offices, and a gym. M&S argues that this project is crucial for the rejuvenation of Oxford Street, which has faced challenges with the closure of major stores and an influx of low-quality retail outlets. The plan has support from neighboring retailers like Selfridges and is seen as potentially catalytic for further investment in the area.

However, the project has faced opposition from architectural and environmental campaigners concerned about preserving the Art Deco facade and the environmental impact of demolition. M&S contends that refurbishment is not viable due to the building's poor condition and the presence of asbestos.

This case is part of a broader trend of retail transformation in central London. Other major projects include the £90 million Oxford Street upgrade plan and the redevelopment of former department stores like House of Fraser into mixed-use spaces. These initiatives reflect the changing nature of retail and the need to adapt historical shopping districts to modern consumer preferences and economic realities.

The outcome of M&S's proposal could set a precedent for how other retailers approach the renovation of historical properties in prime locations, balancing heritage preservation with the need for functional, attractive retail spaces that can compete in today's market.

Marks&Spencer expecting green light to refurbish historical building