PL/0382/26
NOWER COURT Nower Hill, Pinner, Harrow
Construction of five x 1 bedroom flats at roof level
- The proposal, by reason of failure to provide family sized units with 3 or more bedrooms and its preponderance of smaller 1-bed and 2-bed units, would result in an inappropriate and inadequate housing mix, having regard to the location of the site and the character of its surroundings as well as the evidence of local need which identifies the need for more larger family sized units, and would fail to create inclusive and mixed communities, contrary to the provisions of the National Planning Policy Framework (2024), policies H1, H2 and H10 of the London Plan (2021) and policy HO1 of the Harrow Local Plan (2021-2041).
- The proposal, by reasons of the insufficient total Gross Internal Area and insufficient floor space for the combined living/dining/kitchen area provided for the proposed Flats 12 and 13, the lack of sufficient floor to ceiling height for the proposed flats and the lack of provision of at least 10 percent of dwellings to comply with the Building Regulation Requirement M4(3) for ‘wheelchair user dwellings’ with no exceptional circumstances to justify otherwise, the proposed development would not result in a satisfactory living conditions for the future occupiers, contrary to the National Planning Policy Framework (2024), policies D3.D(7), D6, D5 and D7 of the London Plan (2021), policies GR1C and E and HO2 of the Harrow Local Plan (2021-2041) and the Residential Design Guide SPD (2010).
- Insufficient information has been provided to demonstrate that the proposed development would not have any adverse impact on the protected species, contrary to the National Planning Policy Framework (2024), policy G6 of the London Plan (2021) and GI3 of the Harrow Local Plan (2021-2041).
- In the absence of a Section 106 agreement, the proposal fails to demonstrate how it would achieve the statutory minimum 10% Biodiversity Net Gain (BNG), as required by the Environment Act 2021. In the absence of this information, the Local Planning Authority cannot be satisfied that the development would not result in a net loss of biodiversity or that it would deliver the required net gain. The proposal is therefore contrary to the National Planning Policy Framework (2024), Policy G6 of the London Plan (2021) and policy GI3 of the Harrow Local Plan (2021 - 2041).