Don't pull down the Nicholsons Centre, urge climate groups

Applicants planning the redevelopment of the Nicholsons has responded to strong criticisms by environmental groups as a decision date draws closer.

Currently, a hybrid planning application is under assessment by RBWM (25/01099/OUT) from developer Areli, including 755 homes, 11,000sqm of commercial space (offices) and up to 850sqm for retail/other flexible use.

There are now more than 380 documents in RBWM’s planning portal including comments and 27 objection letters. Among the objectors are ECO Action for Windsor and Maidenhead and the Climate Emergency Coalition (CEC)

The CEC has 15 Community eco group members that collectively have 10,000 supporters, whom the objection letter attempts to represent.

Specifically, they are concerned about how well the application pays heed to a key document made by RBWM, outlining its own vision for the borough.

This is called the Sustainability Supplementary Planning Document (SSPD). An SPD is a council guide which gives more detail on how its planning policies should be applied in practice.

This document says developers should make every effort to keep the existing building – but by contrast, this redevelopment seeks a complete demolition of the Nicholsons Centre.

A letter written by Dave Scarbrough of the CEC and Dr Graham Owens, ECO Action trustee and a senior engineering expert, reads:

“This issue is not a minor technicality but crucial to reducing the carbon intensity of the construction sector, currently 22 per cent of entire emissions in the UK.

“We have searched the supporting documents for signs of any influence of this crucial requirement in the SSPD on the design approach adopted for this application.

“No such evidence could be found.”

Now the groups have asked that Areli seriously consider retrofitting the old building rather than tearing it down, which they say is highly polluting.

“We are aware of the substantial requirement for additional housing in the Borough Local Plan,” they wrote.

“However, at this time of climate emergency, ways must be found for meeting this need without avoidable embodied carbon emissions and pollution.

“At a time of increasing climate breakdown, ‘business as usual’ must not be an option for future construction, especially for urban environments.”

In response, DP9 Planning Consultants, on behalf of Areli, wrote that some buildings will be retained and refurbished to varying degrees – but the demolition of others is ‘necessary’ because of their poor condition.

There are the council's own targets to consider – ie what has been agreed for this site in the Borough Local Plan.

Moreover, minimising carbon emissions was factored into the design from an early stage, DP9 Ltd added.

Lastly, the applicants believe that the demolition is the only option to ensure the development can provide ‘excellent’ energy efficiency rating in the office spaces.

Areli is still hoping to be granted planning permission for its proposals at a meeting later this month, with demolition starting in the first quarter of 2026.

An ‘extension of time’ document was uploaded to the planning portal last month, but this concerns more time to complete legal agreements (by December), rather than the date councillors will make their decision.

An Areli spokesperson said: “We are targeting the planning application being presented at planning committee on September 25, and the associated S106 legal agreement drafting being concluded in December 2025.

“Subject to a positive decision in September, work is due to start on site in Q1 2026.”

An extraordinary development management meeting has been scheduled in the RBWM diary for September 25.