458 Oxford Street, London, W1C 1AP

Main issues, as the Inspector framed them

• The extent to which the proposed development is consistent with Government policies for Conserving and enhancing the historic environment in NPPF (NPPF Chapter 16)
• The extent to which the proposed development is consistent with the development plan for the area

What decided it

The absence of any viable and deliverable refurbishment alternative meant that the substantial public benefits of the redevelopment (design, public realm, employment, regeneration and locational benefits) outweighed the less than substantial heritage harm to designated assets and the substantial harm from loss of the non-designated Orchard House.

The public benefits of the proposal (substantial weight to locational, design, public realm, employment and regeneration benefits; moderate weight to heritage and vitality/viability benefits) outweighed the very great weight given to harm to designated heritage assets and substantial weight to loss of the non-designated heritage asset, resulting in a favourable heritage balance and overall conclusion that permission should be granted.