PL/0774/26

- The proposed development, by reasons of the proposed housing mix, in particular, the lack of a three (3) bed unit, its location with poor access to public transport and the substandard quality of accommodation to be provided, would not be fit for purpose to the detriment of future occupiers. The proposed development would therefore fail to achieve an appropriate housing mix, having regard to the location of the site and its surroundings as well as the evidence of local need which identifies a need for larger family sized units and would therefore fail to contribute to the creation of inclusive and mixed communities, contrary to the provisions of the National Planning Policy Framework (2024), policies H1 and H10 of the London Plan (2021) and policies HO1A and B and HO2 of the Harrow Local Plan (2021-2041).

- The proposed development fails to provide direct access of private outdoor amenity spaces for the first floor flat, which would result in sub-standard level of living accommodation for the future occupiers of the proposed dwellings, contrary to Policy D6 of the London Plan (2021), Policies GR1Cb and HO2(2)e and Strategic Policy 03 of the Harrow Local Plan (2021-2041), Housing Design Standards London Plan Guidance (2023) and Residential Design Guide Supplementary Planning Document (2010).

- The application fails to provide any information to demonstrate how the proposed development 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 Policies G6 of the London Plan (2021), GI3 and Strategic Policy 07 of the Harrow Local Plan (2021-2041).

- The site has a Public Transport Accessibility Level (PTAL) of 2, indicating poor accessibility, and is located on roads not within a Controlled Parking Zone, with double yellow line restrictions at the junction of Shrewsbury Avenue and Glenalmond Road. The existing dwelling does not provide off-street parking. The proposed vehicle crossover and single parking space (Drawing No. SI 2500 125 SA) is unacceptable as it would require vehicles to reverse onto and from the public highway at a junction, resulting in unacceptable highway safety risks. The proposal is therefore contrary to the safety objectives of the National Planning Policy Framework (2024), Policy T5 of the London Plan, and Policy M2 of the Harrow Local Plan.