Have your say

Welcome to our consultation website

Proposals for the redevelopment of 31-37 Duke Street
View our proposals

Sketch view of proposal looking North on Duke Street

Duke Street Property is bringing forward proposals for the redevelopment of 31-37 Duke Street, to provide high-quality, modern office and retail, food & beverage and hospitality space.

The proposals will optimise office space within Westminster's Central Activities Zone, delivering best-in-class, flexible workspaces.

The existing buildings on the site are end-of-life and no longer fit for purpose, with poor accessibility, fragmented layouts, substandard fire safety, and structural and energy-performance constraints that limit their viability.
By replacing them with high-quality, sustainable workspaces, the proposals respond to the urgent need for adaptable offices and support the West End’s continued role as a commercial centre of international importance.
Located opposite the iconic Duke Street entrance of Selfridges, the development will also introduce complementary retail, food & beverage and hospitality floorspace and public realm enhancements designed to improve the experience of the area for visitors, residents and workers alike.
Ahead of submitting a planning application to Westminster City Council, we want to hear your feedback to shape the development of our plans. Read on for more details of our proposals and how you can take part in our public consultation.
Have your say
DSP is a creative property company for modern London, founded in 2022 to enhance and evolve the Duke Street portfolio following the sale of Selfridges.
Our ambition is to create, curate and sustain inspiring neighbourhoods shaped by modern values, delivering exceptional, design-led buildings and spaces with creativity and integrity.
We take a considered, long-term and value-based approach to investment and placemaking, ensuring people and businesses feel looked-after, connected and confident in the neighbourhoods we manage.
Sustainability is at the heart of what we do. Our genuine commitment is demonstrated through projects such as the award-winning retrofit of the Parcels Building, showcasing responsible, low-carbon development. Through smart monitoring, major emissions reductions, material reuse and progress toward B Corp certification, we invest in and transform places responsibly – creating neighbourhoods that can thrive for the long term.
Parcels Building
DSP X Fora
DSP X Fora
DSP X Fora
DSP X Fora
Ace & Tate
Ace & Tate

The existing buildings sit at the heart of the West End, directly facing the iconic Duke Street entrance of Selfridges.

The Existing Buildings
The site consists of 31-33, 35 and 37 Duke Street. Located just north of Oxford Street, it enjoys excellent public transport links, including the Elizabeth Line at Bond Street.
However, the existing buildings are end-of-life and no longer fit for purpose. They suffer from poor accessibility, fragmented layouts, substandard fire safety, and structural and energy performance constraints that limit their viability. In response, we are bringing forward a thoughtfully designed, highly sustainable building with retail, food & beverage and hospitality on the lower levels and offices above, securing the site’s long-term future. The constraints of the existing buildings mean that it’s not possible to retain either the whole or part of the site.
The redevelopment will enliven the public realm and help re-establish the pedestrian route connecting Grosvenor Square and Manchester Square, enhancing the area’s connectivity.
View location
Existing buildings on site
Existing buildings on site
Aerial view of the site from Oxford Street
Aerial view of the site from Oxford Street

The Need for Change

The existing buildings face a number of challenges that limit both their long-term viability and their contribution to the surrounding area. These include:

Click here to open the image

Unfit Workspace Layouts

The current offices are inefficient, poorly lit, and fall short of modern workspace standards, limiting both their commercial value and usability. The layout is cramped and feels secondary in design, with rooms facing Duke Street particularly narrow at less than 3 metres deep.

Click here to open the image

Poor Energy Performance

The buildings are energy-inefficient, resulting in poor EPC ratings, a high risk of non-compliance with forthcoming commercial standards in 2030, and a poor operational carbon profie.

Click here to open the image

Inactive Ground Floor Frontage

Much of the ground floor frontage is underused, with around 60% currently inactive. This includes vacant units, poorly configured layouts, and inactive frontages that detract from the street experience in this prime West End location.

Click here to open the image

Accessibility Failures

The current buildings are not inclusive or accessible for all users, falling significantly short of modern standards, with only 4 of the 9 ground floor entrances providing level access.

Click here to open the image

Lack of Amenity

The existing building provides no external amenity space or urban greening, offering limited environmental or social value. Internally, there is no provision for bicycle parking or modern bin storage, resulting in inefficient servicing and failing to support sustainable travel or best-practice building management. Overall, the site makes an inadequate contribution to its surrounding context and townscape, with a poor-quality built form that falls short of modern expectations.

Click here to open the image

Structural and Sectional Limitations

Mismatched floor levels, low ceiling heights below recommended standards, and inconsistent structural frames make it difficult to adapt or integrate the buildings for new and flexible uses, impacting their long-term viability. Reconciling the floor levels across all three buildings is not feasible due to significant misalignments, and attempting to do so would reduce the already inadequate floor-to-ceiling heights.

Unfit Workspace Layouts

The current offices are inefficient, poorly lit, and fall short of modern workspace standards, limiting both their commercial value and usability. The layout is cramped and feels secondary in design, with rooms facing Duke Street particularly narrow at less than 3 metres deep.

Poor Energy Performance

The buildings are energy-inefficient, resulting in poor EPC ratings, a high risk of non-compliance with forthcoming commercial standards in 2027, and a poor operational carbon profile, with no existing urban greening.

Poor Ground Floor Usage

Much of the ground floor space is underused, with around 60% currently inactive. This includes vacant units, poorly configured layouts, and inactive frontages that detract from the street experience in this prime West End location.

Accessibility Failures

The current buildings are not inclusive or accessible for all users, falling significantly short of modern standards, with only 4 of the 9 ground floor entrances providing level access.

Lack of Amenity

The existing building provides no external amenity space or urban greening, offering limited environmental or social value. Visually, the site makes an inadequate contribution to the surrounding context and townscape, with inactive frontages and a poor-quality built form.

Structural and Sectional Limitations

Mismatched floor levels, low ceiling heights below recommended standards, and inconsistent structural frames make it difficult to adapt or integrate the buildings for new and flexible uses, impacting their long-term viability. Reconciling the floor levels across all three buildings is not feasible due to significant misalignments, and attempting to do so would reduce the already inadequate floor-to-ceiling heights.
DSP seeks to find the most sustainable solution to secure the long-term future of every site.
DSP is committed to future-proofing every asset in the most sustainable way possible. In this case, introducing a new, highly flexible building offers the most appropriate and responsible approach, following detailed testing of all refurbishment and retrofit alternatives.

Our Proposals

More information on our proposals will be available at our public consultation events.
Further information will also be uploaded to our website following the events.
Existing buildings at the corner of Duke Street/Barrett Street
Proposed building at the corner of Duke Street/Barrett Street
Sketch of proposal from Duke Street looking north

High quality, considerate design which celebrates local heritage

The proposals adopt a refined architectural approach that responds sensitively to the rhythm, scale and materiality of the surrounding context and heritage buildings. The façade will adopt a distinctive pleated expression that celebrates the site’s heritage, referencing the former Barrett Street Trade School – established next to the site and later part of the London College of Fashion. A set-back roof extension has been carefully recessed to minimise its visual impact while providing much-needed additional office capacity.
At street level, improved façade composition and more active frontages will contribute to a livelier public realm, supporting a vibrant and welcoming streetscape. The proposals will also provide opportunities for urban greening and biodiversity gains, improving the visual outlook.

Enhancing the public realm and retail offer

The proposals will introduce a carefully curated mix of retail, food & beverage and hospitality at basement and ground floor, bringing new life to the area for residents, workers and visitors. These spaces will create activity throughout the day and into the evening, making the neighbourhood feel more vibrant and welcoming. Retail frontages along Duke Street, Barrett Street and Picton Place will animate the streets and provide natural surveillance, helping people feel safer as they move through the area.
Building on the success of Selfridges Plaza, the project will also deliver new high-quality public realm, introducing landscaping, planting and greenery at the key Duke Street/Barrett Street junction. These enhancements will complement the emerging masterplan by Publica for wider public realm improvements across the area. Servicing will also be rationalised to reduce disruption from vehicular movements, creating a safer and more pleasant environment.
Link to the survey
duke-front
Proposed Duke Street frontage
Driving jobs, footfall and investment within the Central Activities Zone
Driving jobs, footfall and investment within the CAZ

Supporting the local economy

The proposals will deliver best-in-class office space in a highly accessible brownfield location within Westminster’s Central Activities Zone (CAZ). Modern, flexible workspaces will meet the needs of today’s businesses, attracting leading occupiers and providing a significant uplift in both the quantum and quality of Grade A office floorspace, supporting Westminster City Council’s growth objectives.
Complementary retail space will strengthen the CAZ and West End Retail and Leisure Special Policy Area, while the scheme will create around 198 office jobs and 36 retail jobs and deliver training and apprenticeship opportunities. The development will also make significant financial contributions to deliver local improvements through Community Infrastructure Levy and Section 106 agreements, and generate a substantial uplift in business rates to support Council services.

Sustainable workspace that meets modern needs

The proposals will deliver a next-generation workplace that embeds circular-economy principles and modern building technologies from the outset. Re-used materials, low-carbon construction methods and zero-waste façade fabrication will minimise embodied carbon, while smart building systems will constantly monitor performance to optimise energy use. High-efficiency services, heat-recovery ventilation, blue-roof rainwater management and rooftop photovoltaics will reduce operational demand, supported by solar shading and façade detailing that limit heat gain and improve thermal comfort. The result will be a future-proofed office environment that prioritises wellbeing, resilience and environmental performance, creating a resource-efficient building that meets and exceeds modern occupier expectations.
The new building will deliver major sustainability gains, targeting an EPC ‘A’ rating (up from C-E), BREEAM ‘Outstanding’, Nabers 5* and carbon emissions below regulatory requirements.
105 Wigmore Street (New Reception & Amenities)
Reception space at 105 Wigmore Street

Benefitting the local area

The proposals will deliver a range of social and economic benefits, contributing to the continued vitality of the West End. By creating high-quality, flexible office space and an enhanced mix of retail and leisure uses, the development will support job creation during both the construction and operational phases. This uplift in employment, alongside an improved offer for workers and visitors, will help generate increased footfall and spending in the local area.

The Wider Team

Engagement consultant
Engagement consultant
Planning, heritage and townscape consultant
Planning, heritage and townscape consultant
Project manager
Project manager
Architect
Architect
Structureal engineer
Structureal engineer
Pre-redevelopment and circularity consultant
Pre-redevelopment and circularity consultant

Have your say

More information on our proposals will be available at our consultation events. Come along to one of our public exhibitions, attend our online webinar or complete our online survey to have your say.

Public
Exhibitions

  • Monday 3rd November 2025
  • 11am - 2pm, 4pm - 7pm
  • Arcadia Missa, 35 Duke Street
View Location

Online
Webinar

  • Thursday 6th November 2025
  • 6pm - 7pm
Sign up here

Online
Survey

  • Available until Tuesday 11th November 2025
Survey link