217HR Limited are bringing forward proposals for 120 homes at 217-221 Harrow Road, W2 5XQ.
The proposals include the delivery of affordable homes.
We would like thank those who joined us at our public drop in sessions and provided their feedback on our proposals.
If you were unable to attend, the consultation materials are available on this website.
Please don’t hesitate to get in touch using the contact details at the bottom of the page if you have any questions.
217HR Limited has assembled the following team to bring forward revised proposals for 217 Harrow Road.
The architects
The planning consultants
The community engagement consultants
Illustrative view from Harrow Road, east
The red line in the above represents the location of the site
The Site was subject to a previous resolution to grant proposal, that was brought forward by its previous owner, St Mungo’s, in 2022 (Ref. 21/06475/FULL).
Since then, St Mungo’s decided that the site no longer fit with their future as their previous resolution to grant scheme was found to be unviable. They subsequently sold the site to 217HR Limited to bring forward a residential-led proposal.
The previous proposals included a homeless hostel with move-on units fronting Harrow Road and build-to-rent units located to the rear. These proposals were split into two separate buildings of ground plus 19 storeys an ground plus 8 storeys, as seen in the diagram below.
Illustrative view of the previous application
217HR Limited’s revised proposals for the site include:
Circa 120 new homes, with a focus on family sized homes.
A high proportion of affordable homes provided on site; this includes social rent homes.
Retail units on the ground floor helping to activate the surrounding streets and local area.
All homes to be dual aspect and have access to amenity space, this includes sheltered balconies for all homes, and communal roof gardens and play space.
The proposed maximum heights of the building remains the same as the resolution to grant scheme, in keeping with the local area.
Like with the previous scheme, the height is split into two distinctly separate elements with one part being ground plus 19 storeys and the other being ground plus 7 storeys, as seen in the diagram below. The height of the taller element is in keeping with taller developments locally, whilst the height of the lower-rise element relates to the lower elements in the townscape along Harrow Road such as the neighbouring Health Centre, Westminster Academy, and the Warwick Estate.
Whilst the height of the current proposals remains the same as the previous application, we are proposing to combine the previously separate buildings into one. This amalgamation will maximise the amount of homes and affordable homes at the Site, allowing us to deliver circa 120 homes on the site, where 98 were previously proposed. This will help reduce the local housing shortage whilst also ensuring the building meets safety regulations in relation to fire.
Height of the revised application
With the combination of the previous separate buildings, we have been able to create a more unified design. Internal efficiency has been improved, allowing for an optimised layout of homes. The new scheme has two fire fighting stair cores and associated evacuation lifts meeting the latest fire safety regulations.
The building has been designed with multiple chamfered edges to let in more natural light, and ensure each home is dual aspect. These changes have allowed for all homes to have balconies or winter gardens.
The building has been broken up into vertical sections to break down the building form and create a strong vertical rhythm with contrasting horizontal elements of windows and balconies.
Left: Illustrative view showing the design strategy of the building
Right: Illustrative view of the top of the proposals
The building will use a warm, buff brick in a light sandy stone. This was chosen to match nearby buildings like St Mary Magdalene’s Church, Porchester Hall, the Brindley Estate and Torquay House.
Proposed materials
The ground floor will include retail units, helping to activate the local area.
The ground floor plans include a larger retail unit along Harrow Road. We are currently in talks with retailers to have a supermarket chain take up the space, serving the needs of local people. We are also considering ways of incorporating an ATM and/or postal service in this space. We are also seeking views from the community on how best to use this space.
The smaller retail unit along the Westway will be a flexible space that could be taken by a number of different occupiers. This could include a café or shop.
Residents will access the residential building along either Harrow Road or the Westway via gated entrances to the east of the building. The access route widens in the centre to a courtyard area.
Left: Ground floor plan showing the location of the retail units
Middle: Illustrative view of the commercial unit along the Westway
Right: Illustrative view of the elevation along Harrow Road
The team is committed to delivering a high standard of sustainability at 217 Harrow Road. The goal is to make the building 35% more energy efficient than current regulations require, using a ‘Fabric First’ approach achieved through excellent insulation, air source heat pumps, and solar panels.
We’re also focused on reducing carbon emissions by:
Using recycled or low-carbon materials wherever possible.
Creating an all-electric building with on-site renewable energy.
Meeting carbon targets set by Westminster City Council and the Greater London Authority.
The proposals include a 0–4-year-old play area on the level 9 terrace and level 19.
The proposals also include two roof terraces for all residents of the building. The landscape designs for these terraces will create a series of garden rooms for various play and seating areas. These will also support local biodiversity.
Each home will also have their own private sheltered balcony.
Left: Illustrative view of the level 19 terrace Right: Illustrative view showing the location of the amenity terraces and balconies
Access for the servicing of the building will be via the Torquay Street.
There is an access route through the site for residents. This is along the eastern side of the building from Harrow Road to the Westway. This will be gated and only accessible for residents and servicing to the larger retail unit on Harrow Road.
Residents will be encouraged to use the local click and collect facilities for smaller home deliveries, to better manage traffic.
Refuse and delivery vehicles will access the development from Torquay Street which is a no-through road and is gated.
Left: Illustrative view of the residential entrance
Right: Illustrative view of the residential entrance
This will be a car free development which is in line with the London Plan. Residents will have access to cycle parking located on the second floor. Bicycle parking for visitors will also be provided at ground floor level within the site.
Ground floor plan showing the servicing area and access through the site
Affordable homes being provided on site. Exact number of affordable homes being discussed with the council. This potentially includes some additional affordable homes to be provided in relation to another residential development in Westminster.
Job creation, both during construction and the commercial units being provided on site.
Circa 120 new homes contributing to local housing targets.
Improvements to the pedestrian experience through an improved street scape.
Community Infrastructure Levy and Section 106 contributions to the Council.
Investments into local programmes to support local needs e.g. youth provision.
If you were unable to attend, you can view the information shared at the events by clicking the button below:
Should you have any questions or would like to get in touch with the project team, please use the details below:
For the contact page
