Time to modernise Oxford Street, say landlords and occupiers

Landlords and occupiers on Oxford Street, W1, are demanding that higher priority be put on pedestrianisation and improvements to public realm as the road’s status as a global shopping destination comes under threat. The likes of John Lewis, Selfridges, Derwent London and Crown Estate have contributed to a new report by the New West End Company created by Publica, Volterra and Gerald Eve, recommending a strategy to improve the street’s hectic image and make the most of the opening of Crossrail next year. The report will form a response to a two-phase consultation launched in April by Westminster City Council, the mayor of London and Transport for London on how to safeguard Oxford Street. A further element to the consultation will commence in November aimed at finding best way to pay for the measures that are agreed upon. Lucy Musgrave, founding director of Publica, said Oxford Street faced five key challenges: poor air quality, poor road safety, inadequate public realm – the connection between streets often being unclear – as well as a shortage of commercial workspace and evolving retail trends in the face of fierce global competition. Safe movement of people Recommendations for the district include creating clear pedestrian and cycle routes to ensure the safe movement of people and improved air quality, enhancing the evening economy and increasing employment density to bring rates income in line with other commercial districts. Westminster is reviewing its tall buildings policy and it is recommended within the report that integrating more offices within retail and leisure developments would enhance employment numbers in the area. According to the report, just 27% of Westminster’s jobs are in retail. Most are in professional services. Yet the current shortage of commercial workspace is predicted to frustrate Westminster City Council’s ambition of creating 80,000 new jobs by 2026. Musgrave added: “A number of players have stepped forward and have committed to champion the vision. The Crown Estate is developing a plan for Oxford Circus – the gateway to the West End – while Selfridges is preparing a vision for Duke Street, Grosvenor has been championing the south of Oxford Street as the gateway to their Mayfair Estate and there is a champion in the east, in terms of the work Derwent is doing.” NWEC also wants to see wider public boulevards, more green spaces and buildings reconfigured with streamline serviced entrances in order make the area more appealing. Making construction hoardings more attractive by including viewing platforms and art was also recommended. Take back the night The evening economy could be enhanced by reconsidering planning policies that restrict leisure uses and implementing a programme of events to make the most out of buildings, diversify their uses and encourage dwell time with shoppers and residents. Musgrave said: “Because of the impact of online shopping and the high street, retail has moved away from traditional commerce to a very exciting and bold idea about leisure, culture and entertainment. This is something we identified that Oxford Street’s competitors are meeting internationally, such as Fifth Avenue in New York and the Ginza district in Tokyo.” Crown Estate’s clear vision “Regent Street is a great case study in London. The Crown Estate had a clear vision. It wanted to rethink flagships and office provision. Regent Street benefited from having consolidated ownership, while Oxford Street has many different players that could all contribute.” Jace Tyrell, chief executive of the New West End Company, believes implementing the strategy would cost more than £100m over a 15-year period. Office, leisure and retail development planned in the West End is expected to generate up to £206m of planning contributions and £160m of business rates. This money could be invested in improvements over the period. “We have to look at retaining more of what we pay in business rates: we pay £280m a year. We could unlock a huge amount of public or private capital to deliver this area. The immediate place to look is the gateways: Bond Street, Oxford Street and the new Crossrail station at Hanover Square.” The report suggests the next step would be for the West End Partnership boards, which comprise both private and public sector bodies, to start commissioning the recommendations in the report. The recommendations The New West End Company’s 25 recommendations to bring Oxford Street up to standard include: ■ increasing the safety of pedestrians and cyclists and air quality; ■ testing options for a district-wide consolidated delivery scheme; ■ exploring ways that mixed-use policy could be used to get the most out of buildings, including secondary uses such as exhibitions and cafés in retail spaces; ■ creating a programme of events to engage the community and visitors in the daytime and the evening; ■ drawing pedestrians off Oxford Street and encouraging exploration of the wider West End through improved connection of side streets and “spaces in between”; ■ exploiting underused spaces to accommodate basic amenities; and ■ making construction hoardings more engaging, incorporating viewing platforms, art and lights on cranes. To send feedback, e-mail Shekha.Vyas@egi.co.uk or tweet @shekhaV or @estatesgazette