217 - 221 Harrow Road, London, W2

217 - 221 Harrow Road is located in Westbourne Green in the City of Westminster. The building fronts Harrow Road (A404) to the north, with the A40 Westway flyover to the immediate south. The Grand Union Canal is 250 metres to the north.

Maida Vale, Little Venice and Paddington Green are located north of the canal. Westbourne Green and Bayswater are located to the south of the Westway. Royal Oak London Underground Station (Circle and Hammersmith & City Lines) is 350 metres to the east, Warwick Avenue (Bakerloo Line) is 650 metres to the north east and London Paddington (Elizabeth, Bakerloo, District, Circle and Hammersmith & City Lines and National Rail Services) is 900 metres to the east.

The existing building was built in the 1960's and was originally designed for use as office space. St. Mungo's converted the building into a facility for providing temporary accommodation and support for rough sleepers in the early 1990's and it is still currently in occupation under that use.

The site falls within the jurisdiction of the City of Westminster. The property is not listed, nor are there any listed or locally listed buildings on or adjacent to the site. It is not in a Conservation Area. It is within the North West Economic Development Area. The property is a hostel, used as accommodation for the homeless, and is a sui generis use.

A resolution to grant planning permission (Ref: 21/06475/FULL) was passed at Committee in September 2022, subject to concurrence of the Mayor of London and completion of a S106 agreement. The application was withdrawn in November 2023.

The proposed scheme was for:

"Demolition of the existing building to redevelop the site to provide a part-20 storey and part-
9 storey mixed use building comprising residential (Class C3, a commercial unit (Class E).
Homeless accommodation and facilities (Sui Generis) and associated move-on units (Class C3),
landscaping, public realm and other associate works".

Details of the scheme and the Committee Report and Minutes, which include details of the
required Planning Obligations and an estimate of the CIL Liability, are available on the dataroom and Westminster City Council website.

The withdrawn scheme establishes a precedent for the potential redevelopment of the site to
provide significantly increased massing. The total GIA for the scheme was 9,795 sq m (105,432
sq ft) and the combined net areas of the C3 and Sui Generis accommodation was 6,363 sq m
(68,491 sq ft).