PL/1922/24

- The proposal would result in the loss of the public house use which provides an important local service and would thereby significantly reduce the range of service provision available in the locality. The applicant has failed to clearly demonstrate that it is not possible for a public house use to continue in this location as a viable business and in the absence of marketing evidence and robust viability of the public house use, the loss of the public house would result in the potential harmful impact on the economic viability and vitality of the shopping parade and the positive contribution it makes to the local area. The proposal would thereby be contrary to Policy HC7B of the London Plan (2021), Policy DM47 of the Harrow Development Management Policies (2013), Policy LE2 of the emerging Local Plan and the policy guidance set out in the National Planning Policy Framework (2023).

- The proposal due to poor plans, detailing and lack of heritage statement would harm the special character of the existing building and appearance of the associated group listed buildings. There is not clear and convincing justification for, nor public benefits to outweigh the identified harm, contrary to the requirements of the NPPF. The proposal therefore conflicts with Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990, Paragraphs 200 – 214 of the NPPF (2023), Policy HC1 of the London Plan (2012), Harrow Core Strategy Policy CS1, Development Management Policies Local Plan Policy DM 7, Policy HE1 of the emerging Local Plan, Planning Practice Guidance on Conserving and enhancing the historic environment.