PL/0390/23

-The proposal by reason of its large scale, footprint, massing, siting, use, design, modern character, and loss of greenery and trees, would significantly harm the special character and appearance of the Old Church Lane Conservation Area and the setting of two grade II* listed churches which are focal points, and the wider locally listed churchyard of St John and Old Stanmore (including various grade II listed monuments). It would remove important openness and greenery, and create a dense, obtrusive urban character at odds with the coherent, comprehensive Old World village character of the conservation area, which comprises a genuinely medieval and Tudor (and 1930s Tudor revival) character and appearance with principal mansion house, ancillary cottages, locally listed churchyard with grade II* listed churches, nationally listed monuments, and important historic green, open spaces. There is not clear and convincing justification for the harm, nor public benefits to outweigh them, contrary to the requirements of National Planning Policy Framework (2023). The proposal is therefore contrary to Sections 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990, the National Planning Policy Framework (2023), London Plan HC 1C, Harrow Core Strategy Policies CS1 B and D, Harrow Development Management Policies Local Plan policy DM7, and the Old Church Lane Conservation Area Appraisal and Management Strategy.

-The proposed redevelopment of the site, by reason its excessive building footprint and its encroachment on a private rear garden area, would represent overdevelopment of the site, and would result in an inappropriate form of development, at odds with the Councils spatial strategy for growth to the detriment of the character and appearance of the locality. In the absence of any compelling material considerations in relation to matters of wider public interest, the proposal is contrary to the National Planning Policy Framework (2023), core policies CS1 A and CS 1 B of the Harrow Core Strategy and the adopted Supplementary Planning Document: Garden Land Development (2013).

-The proposed development, in the absence of a Legal Agreement to provide appropriate public benefits, monitoring and mitigation that directly relate to the development, would fail to adequately ameliorate the impact of the development on the application site and wider area including the Old Church Lane Conservation Area and surrounding designated heritage assets and provide for necessary wider public socio economic public benefits, environmental and infrastructural improvements arising directly from the development. The proposal is therefore contrary to the National Planning Policy Framework (2023), policies HC1 C, G1, G6, G7, SI2, T2, T4 and DF1 of The London Plan (2021), Core Strategy (2012) policy CS1 and policies DM 1, DM 7, DM 20, DM 22, DM43 and DM 50 of the Harrow Development Management Polices Local Plan and the Supplementary Planning Document: Planning Obligations (2013).