A proposal to build a new 20-storey tower to house King’s College London students in Paddington is expected to be given the greenlight despite strong objections from residents and councillors. An application before Westminster City Council shows Travis Perkins and student accommodation provider Unite Group Plc want to turn the site, which currently houses a Travis Perkins store, into a 605-bedroom student dorm and community space.
The proposal includes a new canal side path along the Grand Union Canal and a revamped space for Travis Perkins at the ground and lower level at 149 Harrow Road. But the development, which will need Sadiq Khan’s approval, has been met with resistance by residents and local councillors.
Labour and Tory councillors from Westminster City have joined forces to oppose the scheme claiming it is “excessive” and would create a “canyon” effect for neighbouring cafés, restaurants and barges who they said would be dwarfed by the 20-storey structure. They also expressed concern about the amount of affordable rooms being offered and anti-social behaviour.
The development includes a new footpath along Grand Union Canal
(Image: Make/Unite Students/Travis Perkins)
Reporting by the Local Democracy Reporting Service found residents in the area already live in constant fear after rough sleepers broke into and defecated in hallways and smoked drugs. The Service also spoke to rough sleepers living on the roundabout opposite Travis Perkins.
Some 108 objections were also submitted by residents who said they are concerned the giant structure, which is expected to consist of a 12-storey tower and a 20-storey building, would lead to a loss of daylight and “overwhelm” local services with an influx of students.
But the applicant said they had already scaled down plans for a 800+ bedroom development following consultation with local stakeholders and said any future tenants would be required to follow rules around acceptable behaviour. They said King’s College London will be the university partner on the scheme and will have their own processed in place to manage and support students.
The site is currently home to a Travis Perksins store
(Image: Make/Unite Students/Travis Perkins/WCC)
They also said the design reduces the impact on surrounding views and is “sympathetic” to residents’ concerns about access to daylight. They added the site entrance had been relocated to Harrow Road upon feedback from the Met Police while a second entrance along the canal would be “appropriately managed”.
They have also agreed to provide 30pc of bedroom at an ‘affordable’ rate. It comes after a previous but similar scheme was rejected in 2022. over concerns about height and mass. According to the current application, Westminster City Council said the development could see £3m in financial contributions to its affordable housing fund.
The local authority also argued the development would free up private housing elsewhere in the borough and provide a new community spare “at peppercorn rent”. The report read: “The principle of the demolition of the buildings on site is considered to be acceptable with the new replacement building providing a much higher density development and which provides both affordable and market student accommodation along with the re-provision of the builders merchant.
A previous scheme (pictured) was refused in 2022 over concerns about height and mass
(Image: Make/Unite Students/ Travis Perkins)
“The new buildings will be efficient, meeting BREEAM ‘excellent’, and include biodiversity and greening features to help promote the natural environment. The proposals will also provide additional public realm completing this last piece of the canal walkway in this part of the City.”
The council said while the development would cause “some harm” to neighbouring residential amenities and result in a “small loss” of the floorspace for Travis Perkins, the proposal was in line with the council’s Development Plan when read as a whole. According to the application, the development will include a three-storey podium building covering the entire site, a 9-storey tower sitting atop the western side of the plinth and a 17 storey towards on the ease side.
The proposal includes floorspace for a Travis Perkins store
(Image: Make/Unite Students/Travis Perkins)
It is also expected to open up the canal footpath under Bishops Bridge Road, providing a continuous link from Brunel Building to Stone Wharf Park. The Greater London Authority has so far said the development is “supported in strategic planning land use terms”. Transport for London and the Canal and Rivers Trust have also backed the plan.
Westminster City Council will review the application during a planning committee meeting on Tuesday, January 21.
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