Extension of Warren Street and Euston Road site granted

Councillors on Camden’s planning committee have given the go ahead this month for the refurbishment and extension of a commercial and residential site near Warren Street station, after the developer offered to contribute to the council’s affordable housing fund.

The site at 69, 70 and 71 Warren Street and 301-305 Euston Road in Fitzrovia will be extended upwards to provide new commercial office space, and an additional floor will be added to a residential town house. 

Much of the existing structure will be kept, and new facades and retail frontages at street level will be created for the commercial part of the project.

Beyond Collaboration Ltd and Araglin Holdings Ltd bought the freehold of the site in 2023. The planning application was made in the name of Warren Street Commercial Ltd and Warren Street Residential Ltd. Initial plans for the redevelopment were revealed earlier this year and a planning application was submitted in July.

According to the planning officers’ report, 70 percent of the structure in the commercial building will be retained. The refurbished building is expected to meet a high environmental sustainability rating. 

The site lies immediately next to a row of Grade II listed Georgian buildings which are part of the Fitzroy Square Conservation Area. The Charlotte Street Association community group criticised the plans saying the new upper floors would have a negative impact on these heritage assets.

However, officers assessed that “less than substantial harm” would be caused to the setting of the listed buildings, and that the harm would be outweighed by the public benefits from the scheme.

During the meeting, planning officer Edward Hodgson was keen to articulate how the development would improve the appearance of both the Euston Road and Warren Street sides, tying in better with the street scene.

When Councillor Adam Harrison (Labour, Bloomsbury) asked officers whether the elevations on Warren Street would include any architectural detailing, senior urban designer Alastair Crockett confirmed that it would. He assured the committee that the design would avoid a flat, plain white frontage and instead incorporate features that add visual interest to the building. 

The development will not include new housing on-site, contrary to local policy, and the developer originally did not offer a payment-in-lieu for affordable housing.

In their comments on the application, the Charlotte Street Association said the lack of housing and the absence of a payment-in-lieu was a reason to reject the application.

However, in October the applicant wrote to planning officers to offer a full, policy-compliant payment-in-lieu of £499,000 which will be secured by a s106 agreement.

Camden Council’s “mixed-use” policy requires an increase in commercial floorspace to be matched by an increase in residential accommodation. The payment will go towards funding affordable homes elsewhere in the borough. 

As the development will have roof terraces for the commercial premises a condition will be attached to the planning permission limiting their use to between 8am and 8pm Monday to Friday with no use permitted during weekends or public holidays.

Planning officers concluded that the scheme would bring economic benefit from additional office and retail space, employment, as well as financial contributions towards housing. 

Councillors unanimously voted in favour of the application.

Camden Council, Planning Committee, Thursday 13 November 2025: 69-70 & 71 Warren Street & 301-305 Euston Road, London NW1 3AD. Agenda. Webcast. Planning application reference: 2025/2958/P.

Additional reporting by Linus Rees.

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