PL/2112/24

- The proposed development, by reason of the excessive number of occupiers that it accommodates together with cramped and poor internal layout, lack of defensive space and privacy for the ground floor front windows, lack of private amenity space provision for Flat C, and the inadequate, cramped access to the rear garden arising from the construction of the single storey side extension and the resulting loss of the existing access along the western flank of the building, represents an overly intensive use of the site which would be likely to give rise to undue levels of disturbance and noise to adjoining occupiers, as well as a cramped and poor standard of living accommodation for future occupiers, which would not be practical or functional, be accessible, and would not have appropriate and satisfactory privacy and amenity, to the detriment of the living conditions of the future and neighbouring occupiers of this development. The development is therefore contrary to the high design standards of the National Planning Policy Framework (2024), Policies D3.D(5),(7) and (9), D5.B, D6, D11 and D14 of The London Plan (2021), Policy CS1.K of the Harrow and policies DM1, DM2.A(d), DM26 and DM27 of the Development Management Policies, the London Planning Guidance: Housing Design Standards (2023), and the Supplemental Planning Document: Residential Design Guide (2010).

- The proposal, by reason of the inadequate access between the front and rear curtilage arising from the construction of the single storey side extension and the resulting loss of the existing access along the western flank of the building, would fail to adequately serve the functionality of the proposed development and would fail to provide satisfactory cycle storage and waste storage for the development, and for that reason would not accord with policies DM42 and DM45 of the Harrow Development Management Policies Local Plan.

-The proposed development, by reason of its siting in local surface water flood zone 3a and a critical drainage area, in the absence of an adequate Flood Risk Assessment to assess the future impacts and provide adequate mitigation measures, would be likely to result in the displacement of water onto adjacent land and fail to provide resilience to flooding, to the detriment of the safety of future occupiers of the application site and adjacent sites, contrary to policy CS1.U of the Harrow Core Strategy (2012), policy SI 12 of the London Plan (2021) and policies DM9 and DM10 of the Harrow Development Management Policies Local Plan (2013).

- The proposed development, by reason of its siting and proximity to the designated Site of Importance for Conservation (SINC), and in the absence of an appropriate ecological and Biodiversity Net Gain assessment and mitigation measures to off-set the impacts of the proposed development, would be likely to result in harm to the SINC and its flora and fauna, contrary to Policy G6 of The London Plan (2021) and Policies DM20 and DM21 of the Harrow Development Management Policies Local Plan (2013).