Proposals for the redevelopment of 31-37 Duke Street
Sketch view of proposal looking north on Duke Street
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.
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.
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.
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.
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.
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 help retain and attract major employes to the area, while F&B and retail uses will reinforce its wider appeal.
Complementary retail space will strengthen the CAZ and West End Retail and Leisure Special Policy Area, while the scheme will create around 180 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.
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.
For further information and enquiries please get in touch via the details below.
We are pleased to confirm that following engagement with the local community last year, Duke Street Property have submitted their application to Westminster City Council for the redevelopment of 31-37 Duke Street. You can view our application and provide your support here or by visiting the Council’s planning portal and entering the application reference number (26/01893/FULL).
We would like to thank everyone who took the time to provide their feedback on our proposals for the future of this important site.
If you have any further questions for the project team, please get in touch via the details below.
