A MAJOR overhaul of Baker Street has got the green light despite strong criticism from the city’s planning committee, including the chair who said: “I absolutely hate the idea of this building being up there for 50 years or more”.

Five buildings in Baker Street, Blandford Street and Dorset Street will be demolished and replaced with Derwent Lazari Ltd’s eight-storey “grade A” office complex with retail and homes.

Boos rang out from objecting residents – who had compared the scheme to the serpent monster “Leviathan” and a “ski slope” – after it was unanimously approved by councillors who made a series of statements about how they did not want to approve the massive block but felt powerless to reject it. The site’s location in a CAZ, or central activities zone, meant they could not reject officers’ recommendations it was said.

Derwent chief Paul Williams said the scheme had an “exceptional package of benefits” and was “industry-leading”.

But planning chair Cllr Ruth Bush said: “I am deeply disappointed with the size and design of this building. I just think of the lack of imagination, the lack of sensitivity, to what is around it. I know we have been told how it makes appropriate reference to the conservation area but I think these colossal verticals are completely out of place. I absolutely hate the idea of this building being up there for 50 years or more. Every time we make one of these decisions, a building stays for decades. This is too big a building to be where it is. But there are all the benefits and gains. Although my instincts are to vote against and refuse, rationally there will be jobs in these offices, there is gain. But it’s with a heavy heart, genuinely, that I will grant approval.”

Three resident reps spoke against the project including Heather Adlam, who has lived in Chiltern Street for 58 years. She said: “The proposal will have an awful effect on our lives. It seems to be a Leviathan towering over us. We will feel a sense of enclosure, cutting out daylight and not being able to see the sky. It makes the idea of a conservation area a nonsense.”

Jasmine Sohi, of Wendover Court in Chiltern Street, asked: “Why is it so high? We have been told that they need to have a huge building to justify wasting the embodied carbon. Make it smaller, avoid all this unnecessary damage to Marylebone. Nobody wants to live opposite a ski slope… this is overdevelopment.”

How the front of the ‘50 Baker Street’ development could look [Allford Hall Monaghan Morris]

Catherine Wilson, speaking for the Marylebone Association, said: “In addition to our overarching concerns, we have a number of concerns about the design. We have concerns about the impact of such a large building on residents in Chiltern Street.”

Office and retail units will run along Baker Street and Blandford Street while the flats will be built on the north east side of the block. There will also be a communal space dedicated to the spy HQ used by Britain during World War II, which will be run and rented by Baker Street Quarter for a peppercorn rate.

Cllr Paul Fisher said: “I think this is one of the most difficult applications I’ve had to consider. There is a very high demand for grade A office space in the centre of our city. And I can’t tinker with individual elements of the application. I don’t like the design. But, as has been explained to me, that’s not the test here.”

Cllr Laila Cunningham said: “I do think there will be a big community benefit. There will be a loss of light and the sense of enclosure. I can only apologise. I don’t like the design. So it’s with a heavy heart that I approve. I almost daren’t go against the big consensus for it…”

Council officers recommended approval as it meets the council’s and the Mayor of London’s planning guidelines.

Cllr Jason Williams said: “The design is rather nondescript. The community elements are moderate. They talk about semi-public space, I don’t know what they mean by that, I am concerned about that, but it is in the CAZ, it will help impact on workers in the area and the community and so on that basis I’m happy to approve.”

Former council leader Cllr Rachael Robathan said: “There are indeed some extremely challenging aspects to this, not least the impact on the neighbouring residents, which is very concerning. However, this is the CAZ. There is a huge need for grade A office space. It will be a huge boost to growth. It’s important for Westminster that they have these opportunities. I welcome the delivery of affordable housing and actually like the design on the Baker Street side.”

Following feedback, Derwent Lazari scaled down the bulk and height of its original designs and reduced the number of flats to 17 from 21. It said it will contribute £1.25million to employment training and carbon off-set funds and will install solar panels on St Mary’s Bryanston Square Primary School as part of its programme.

Mr Williams added: “We are proud of our award winning and sustainable buildings. The proposal is the product of two years’ engagement that led to improvements including revisions to the design and scale, and the setting back of upper levels. We recognise and respect the concerns of immediate neighbours.”

Chief executive of Baker Street Quarter Partnership Penny Alexander said: “In terms of the local economy leading office occupiers want to move here but only do so if there is office accommodation of the highest quality.

“There are alternatives for leading occupiers at King’s Cross and Battersea, and we must attract them here.”