Oxford Street: Pedestrianisation Consultation Update

Consultation has launched on early  pedestrianisation of Oxford Street West

Further detail of pedestrianisation and transport measures for Oxford Street West have now been published for consultation until 16 January 2026, anticipating pedestrianisation in summer 2026. This note sets out the background to the Oxford Street Mayoral Development Corporation, an overview of the consultation and a wider update on policy matters in Westminster and Camden.

What has happened so far?

After years of discussion on the future of Oxford Street and Sadiq Khan’s manifesto promise in 2016 to pedestrianise the street, the Mayor consulted on establishing the Mayoral Development Corporation (‘MDC’) and the principle of pedestrianising the street earlier this year. That consultation included a Vision for Oxford Street, to rejuvenate the street and transform it into a world-class public place rivalling other leading cities. Following that consultation, the Mayor formally announced his intentions to proceed, both with pedestrianisation and the assumption of town planning powers in the Oxford Street area, by creating the MDC. This will formally transfer powers from Westminster City Council (‘WCC’) and the London Borough of Camden (‘LBC’) to the Mayor. Earlier this year, control of the street itself (highways) transferred from WCC to Transport for London (TfL).

Where are we now?

1. MDC Status and Timings: An ‘establishment order’ has been laid in Parliament to set up the MDC from 1 January 2026. A second ‘functions order’ is due to be laid early next year and will give the MDC full planning powers from 1 April 2026. Scott Parsons (formerly Westfield and Landsec) is due to be appointed as the Chair.
2. Planning Function
   1. Applications and decision making: The MDC will have its own Planning Officer team, operating separately from both LBC and WCC. The Planning Committee is due to have some members selected by WCC and LBC but the majority will be Mayoral appointees.
   2. Policy making: The Head of Policy (once appointed) will begin evidence gathering to create a new Local Plan for the MDA, which is likely to be a 2-year process.
3. Transition: We anticipate that responsibility for determining pending planning applications will switch to the MDC on 1 April 2026. For live applications, we understand that the MDC will look to adopt a consistent approach with the boroughs, where matters are progressing smoothly.  A pre-application advice service will be offered as MDC officers come into post, albeit some informal engagement may happen on larger proposals in the meantime.
4. Funding: The first two years of the MDC are likely to be funded via the GLA budget and in due course, the Mayor has spoken about other funding sources, including advertising.

Oxford Street West Consultation

The Mayor has launched the consultation on proposed transport and highway changes to enable early pedestrianisation between Orchard Street (Selfridges) and Great Portland Street (Ikea) from summer 2026 (see map below). The Mayor recently appointed architecture practice, East, and urban design practice, Publica, to lead the design on this first phase of pedestrianisation. Hawkins/Brown, supported by landscape practice, Aspect Studio, have been appointed to develop the whole street masterplan. Any future detailed transport and pedestrianisation plans would be subject to a separate consultation.

Oxford Street West Pedestrianisation – Key Points

• Closed to all vehicular traffic including buses and cycles, save for emergency access as well as servicing between midnight and 7am (supporting freight consolidation)
• Several north-south routes maintained to enable traffic flow
• Regent Street to remain open to traffic
• Would require changes to surrounding streets which are managed by WCC who MDC will work with to bring forward

Westminster City Council Planning Update

1. Partial Review of the City Plan – the Partial Review of the existing City Plan – which focuses on specific policies on embodied carbon/retrofit, affordable housing from small sites and site allocations – is due to be adopted by the City Council on 21 January 2026, following the recent publication of the Inspector’s Report. On behalf of the Westminster Property Association, Newmark has worked closely with WCC on the retrofit policy, including appearing at the EiP. Notwithstanding amendments to the policy during the examination process, some concerns remain about the implication of the policy on redevelopment.
2. Full New City Plan – WCC has recently concluded its ‘early scoping engagement’ and call for sites to help inform the detailed policy drafting. This was the first official stage of consultation for the new Plan, after which WCC aim to begin the statutory stage of consultation (Regulation 18) which is anticipated to take place between August 2026 and October 2027. Given the anticipated timeframes for the Oxford MDC Local Plan, it may be that the two plan processes run concurrently.
3. Supplementary Planning Documents – we understand that the Environment SPD (and Retrofit First Policy Guidance) is due to be adopted following formal adoption of the Partial Review of the City Plan. Separately, updates to the Planning Obligations and Affordable Housing SPD (2024) will be required as a result of the Partial Review and we understand that a consultation on the revised SPD is planned for the New Year.
4. Regent St/Haymarket and Piccadilly Circus – WCC and The Crown Estate are working on plans to transform the public realm in this area.

London Borough of Camden Planning Update

1. Revised Local Plan – following consultation on the Regulation 19 version of the Plan earlier in the summer, the Plan has been submitted for independent examination. Hearing dates have not yet been confirmed but at this stage it is expected that hearings will commence in early 2026 with adoption in winter 2026.
2. Area Visions – the Council is also in the process of bringing forward Visions for Camden Town and Bloomsbury, both of which set guiding principles for the area.

Concluding Thoughts

The Mayor has made no secret of his commitment to transform Oxford Street, and most would agree with his sentiment to help the street perform to its full capacity. The Oxford Street West consultation is the first time we have seen more proposals for how his plan might work in practice in the short term. We expect that many interested parties will have detailed comments, even if it contains little detail on the final streetscape design.

In planning terms, everything is being lined up such that from April next year, the MDC will be taking over all planning applications in the area, which will be a significant change to the existing process. We look forward to working with the MDC team to minimise inevitable short term practical problems during the transition.

If you would like to discuss the ongoing consultation or any other aspect of this note further, please do not hesitate to contact our Planning and Development team.