The IHBC has formally welcomed the decision by Communities Secretary Michael Gove to block plans by Marks & Spencer (M&S) ‘to bulldoze and redevelop its flagship central London store’, while offering further analysis of its conservation context.
image: Gary Rogers / Marks and Spencer Commons Wikimedia
… the importance of the requirement for the planning system to encourage reuse…
Crispin Edwards, IHBC’s Green Panel lead, said: ‘The IHBC welcomes this support for addressing climate change by improving the energy performance of existing buildings, as well as shaping places to enable sustainable lifestyles.’
‘Along with other issues, this case illustrates the complexity of assessing the whole-life net carbon emissions balance between refurbishing existing buildings and building anew.’
‘The decision report highlighted that proposed payments for off-site carbon reductions, required by local plan policies, have not been demonstrated to actually offset the net carbon emissions of the development.’
‘Overall, the Secretary of State has underlined the importance of the requirement for the planning system to encourage reuse of existing resources, including converting existing buildings.’
IHBC Policy Secretary, Roy Lewis, added: ‘Whilst some commentators have focused on this decision as a victory for retention and re-use over redevelopment, it should be noted that great weight was given in the planning balance to harm to the settings of various designated heritage assets including the adjacent Grade II* listed Selfridges building and the nearby Stratford Place Conservation Area. Such harm was not outweighed by public benefits.’
‘Furthermore, the Secretary of State considered that harm from the loss of the non-designated heritage asset of Orchard House (the block on the corner of Oxford Street and Orchard Street) constructed 1929-30, attracted substantial weight. As such the decision does not hinge solely on sustainability issues.’
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