City of Westminster (Parliament Politics Magazine) – A former college campus and office block spanning entire Oxford Street city block could see redevelopment if Westminster Council approves plans this month.
The block, which is surrounded by Cavendish Square, Holles Street, and John Prince’s Street, is being proposed for a “deep retrofit” and extension by Berkeley Estate Asset Management on behalf of long-term site owners Oxford and City Holdings Ltd.
Designed by TP Bennett and Douglas Rogers Stark of the London County Council Architect’s Department, it was first constructed in the early 1960s.
In order to create a more open-space layout, the site’s three buildings will be renovated and their cores removed.
According to a planning proposal that will be presented to the strategic planning committee of Westminster Council, the owners intend to demolish all of the low-rise structures known as a podium that surround the towers and replace them with contemporary retail space.
The plans call for demolishing the old College of Fashion campus and constructing an eight-story building with a deeper basement in its place.
The floors between the 17th and 19th stories may be converted into a viewing gallery, bar, and dining area, while the towers will continue to be used as office space. Office space, “cultural and creative” floorspace, restaurants, a pub, and a food hall will all be included in the newly constructed blocks.
Three 1960s buildings ranging in height from 21 to 9 stories, a mini-golf recreation center, a gym, a tavern, and a food hall are currently located on the property. Additionally, it has vacant classroom space that was previously used by the University of Arts.
Although most local community groups are in favor of the plan, some worry that its height and massing will make it “overbearing.”
The gross internal size of the current structure is 60,499 square meters. The new city block will be 88,787 square meters after demolition and restoration, an almost 50% increase.
They said that Oxford Street’s “rhythm” is compromised by the planned facade.
The planned demolition “is not justified,” according to one objector.
“The South Podium is a cultural asset, having housed the London College of Fashion for over half a century. Removing this building would sever a key part of that history and diminish Oxford Street’s unique identity.”
In a piece for Londonist, Matt Brown raises concerns about the building’s disappearance and discloses that former fashion students have launched a petition advocating for the site’s conservation-led reconstruction.
However, Westminster City planning officers are recommending it for approval, stating that it will create hundreds of local employment and is “highly commendable.” They claimed that the proposals improve the townscape and design while preserving over 50% of the original floorspace.
However, the proposals call for the elimination of the mini-gulf facility, gym, educational area, and 6,500 square meters of retail space. An additional 1,875 staff and 335 local workers are anticipated as a result of the 35,000 sqm via increase in office space.
Additionally, the new construction would be more energy-efficient.
“Overall, the proposals will create more and provide higher quality offices and thereby improve the office offer in the West End International Center,”
the council officials concluded. Both the community and the economy will gain from this.
The council said that the existing building’s
“deep, and poorly configured space”
was the reason for the loss of retail space and that the new plans will “revitalise” a significant Oxford Street area while offering businesses high-quality space.
Additionally, the designs call for adding greenery to the rooftops and terraces, which are currently lacking.
To discuss the proposal, the planning committee of Westminster Council will convene on Tuesday, December 9.
How would the redevelopment affect existing retail and cultural spaces?
The design involves demolishing some structures, including the corridor of theex-college point and tribune structures, removing around 6,500 sqm of current retail space. Still, this loss will be neutralized by the creation of advanced- quality and more flexible retail spaces designed to meet ultramodern demands.
The redevelopment includes an artistic hub featuring a 3,500 sqm theater , which is intended to host events similar as TED addresses, fashion shows, and other artistic conditioning, therefore enhancing the artistic immolations in the area and replacing some of the being artistic spaces in a refreshed form.
The scheme aims to amp the West End retail quarter overall, completing the elevation and modernization of retail and artistic amenities while furnishing green sundecks and rooftop spaces that contribute to the quality of life and aesthetic appeal.