PL/0373/26

- Option 1: The proposed development, notwithstanding amendments to reduce its bulk and height and the introduction of a pitched roof, would result in an incongruous and poorly integrated form of development that would be at odds with the character and proportions of the existing dwelling. The pitched roof, although intended to reduce visual impact, would appear awkward and unbalanced and would fail to relate satisfactorily to the host building. The development would remain visually dominant and would continue to erode the important first floor visual gap between adjoining properties, harming the established pattern of development, sense of spaciousness and character of the area. Furthermore, the proposal would continue to compromise key views through this gap towards the Grade II* listed Church of St John the Baptist and the Pinner High Street Conservation Area, resulting in less than substantial harm to the significance of these heritage assets, as previously identified by the Planning Inspector in the dismissed appeal (Ref: APP/M5450/W/25/3366424). The proposal is therefore contrary to the National Planning Policy Framework (2024) Policies D3 and HC1 of the London Plan (2021), and Policies GR1 and HE1 of Harrow Local Plan (2021-2041)

- Option 2: The proposed development, notwithstanding amendments to reduce its overall bulk and height, remains unacceptable as it would result in an Incongruous form of development that fails to respect the character and appearance of the host dwelling and the established spatial pattern of development within the street. The proposal would continue to erode the important first floor visual gap between buildings, undermining the sense of spaciousness that characterises the area and contributing to a perception of enclosure. Furthermore, the scale, massing and roof form would remain poorly integrated with the existing dwelling, resulting in a development that would appear disproportionate and harmful within the street scene. In addition, the proposal would fail to preserve the setting of nearby designated heritage assets, particularly the Grade II* listed Church of St John the Baptist and the Pinner High Street Conservation Area. By diminishing key views through the existing gap between properties, the development would continue to cause less than substantial harm to the significance of these heritage assets, harm which was previously identified and afforded considerable weight by the Planning Inspector in the dismissed appeal (Ref: APP/M5450/W/25/3366424). The limited public benefits of the proposal are insufficient to outweigh this harm. The proposal is therefore contrary to contrary to the National Planning Policy Framework (2024), Policies D3 and HC1 of The London Plan (2021), Policy GR1 and HE1 of the Harrow Local Plan (2021-2041)