PL/0080/25

- The proposed development would, by reason of excessive site coverage by the proposed building, result in overdevelopment of the site to the detriment of neighbouring residents and the character of the immediate area along Whitby Road, contrary to the National Planning Policy Framework (2024), Policies D3.D1, D.11 and T5 of the London Plan (2021), Policies DM1, DM12, DM23 of the Development Management Policies Local Plan (2013) and the adopted Supplementary Planning Document: Residential Design Guide (2010).

- The application has failed to adequately assess noise and vibration from surrounding land uses and infrastructure upon future residential occupiers of the proposed building. Without such an assessment the authority is unable to determine the suitability of the development in the first instance and whether mitigation measures may be required to address such amenity concerns. As such, the proposal is contrary to the National Planning Policy Framework (2024), Policies D4, D14 of the London Plan (2021), Policies DM1, DM12 of the Development Management Policies Local Plan (2013) and the adopted Supplementary Planning Document: Residential Design Guide (2010).

- The proposed development would result in a lack of defensible space and poor outlook to the side and front elevations of the building. The proximity of the ground floor flats habitable windows, to the service road on the northern elevation and to the front forecourt onto Whitby Road, would not provide for a defensible buffer, and would result in direct overlooking of the windows from members of the public and also result in poor outlook from those windows, to the detriment of the residential amenities of the potential future occupiers of the flats, contrary to The National Planning Policy Framework (2024). Policy 7.6B of The London Plan (2011), Policy DM 1 of the Harrow Development Management Policies Local Plan (2013) and the adopted Supplementary Planning Document Residential Design Guide (2010).

- The proposed building position, scale and depth would adversely impact upon residential amenity of the existing single storey dwelling (no. 6 Whitby Road) located alongside the application site (i.e. to the southern boundary). The proposed building depth would result in poor outlook and loss of light to the single storey dwelling, the proposed rear balconies at first and second floor levels would allow substantial overlooking to the rear garden of the adjoining single storey dwelling and result in an unreasonable loss of privacy to those occupiers whilst the external finish materials proposed to the side/southern elevation, specifically a reflective material, would adversely impact upon the residential amenity of neighbouring occupiers, contrary to The National Planning Policy Framework (2024), policy D4 of The London Plan (2011), Policy DM1, DM27 of the Harrow Development Management Policies Local Plan (2013) and the adopted Supplementary Planning Document Residential Design Guide (2010).

- The proposal, by reason of the refuse and waste recycling bins in the front garden area fail to provide sufficient capacity for the number of occupants proposed and would result in a cluttered and poor-quality environment to the detriment of the amenity of future occupiers and the character and appearance of the subject property and the street scene. The proposal therefore fails to accord with the high quality design aspirations of the National Planning Policy Framework (2024), Core Policy CS.1B of the Harrow Core Strategy, Policy SI8 of the London Plan (2021), Policies DM1, DM45 of the Development Management Policies Local Plan (2013) and the adopted Supplementary Planning Document: Residential Design Guide (2010).

- The proposal, by reason of insufficient and poor quality cycle storage provision, located within the front forecourt area, would result in the unsatisfactory provision of safe cycle storage facilities, contrary to the National Planning Policy Framework (2024), Policy T5 of The London Plan (2021) and Policy DM 42 of the Harrow Development Management Policies (2013).

- The application has failed to adequately assess flooding and drainage impacts as a result of the proposed development within a critical drainage area. Without such an assessment the authority is unable to determine the suitability of the development in the first instance and whether mitigation measures may be required to address such amenity concerns. As such, the proposal is contrary to the National Planning Policy Framework (2024), Policies SI12, SI13 of the London Plan (2021), Policies DM1, DM9 of the Development Management Policies Local Plan (2013) and the adopted Supplementary Planning Document: Residential Design Guide (2010).