An exemplary residential led mixed use development providing 144 much-needed homes for the City of
Westminster, including 24 adult social care homes and an innovative covered play space.

291 Harrow Road resolves a complex brief through disciplined, intelligent design. On a constrained 0.47-hectare brownfield site in North Paddington — marked by fragmented street-scape, high crime and sustained underinvestment — Westminster City Council asked for three distinct tenure types, 50% affordable housing, specialist Adult Social Care provision and 144 homes of exemplary quality.

Buildings A, B and C are mirrored in plan, reducing 144 homes across all three tenures to just ten apartment types and enabling a standardised structural, MEP and façade strategy suited to Modern Methods of Construction. This disciplined economy is also a spatial achievement: the mirrored, radial plan simultaneously delivers 100% dual aspect across every home, positions every living room at the building corner - bringing natural light and outlook in two directions - and generates generous recessed corner balconies flowing from the living spaces. Full-height, casement windows give residents control of light and ventilation. Every resident, regardless of tenure, enjoys the same spatial qualities and shares access to a landscaped courtyard.

A dedicated rooftop garden serves Adult Social Care residents, carers and staff. At the corner of Harrow Road and Elmfield Way, a distinctive red 240m² all-weather play space, co-designed with local children at St Peter’s Primary School, gives the site a new civic identity and becomes a beacon on Harrow Road. Elmfield Way, is widened by 8 metres, and transformed with rain gardens, 34 trees and informal seating and play.

Building B provides 24 specialist Adult Social Care homes for social rent - among the first purpose-built dwellings of their kind in Westminster - replacing an existing on-site provision.

The architectural language consists of handset masonry, precast concrete detailing, and full-height openings, and drawing on Westminster’s tradition of enduring mansion buildings. 291 Harrow Road answers a complex brief with conviction and clarity.