PL/2506/25

- The proposed development by reason of its poor design, scale, proportions and siting would appear contrived, cramped and out of keeping with the wider pattern of development to the detriment of the character and appearance of the surrounding area. This is accentuated by its poor architectural detailing which would therefore be contrary to the high-quality design aspirations of the National Planning Policy Framework (2024), Policies D3 and D6 of The London Plan (2021), Policy CS.1B of the Harrow Core Strategy (2012), Policy DM1 of the Development Management Plan Local Policies (2013) and the adopted Supplementary Planning Document: Residential Design Guide (2010) and Policy GR1 of the emerging Harrow New Local Plan (2021- 2041) (Regulation 19 Version) (2025).

- The proposed building, by reason of its scale, massing and its close proximity to the neighbouring residential property at ‘Our Place’ (west), would result in an unduly overbearing form of development. The siting of the new building would significantly diminish the outlook from habitable areas in the affected dwelling and its private amenity areas, creating a sense of enclosure harmful to the living conditions of existing occupiers. The proposal therefore fails to provide an appropriate relationship between buildings and would materially harm residential amenity, contrary to Policies D3 and D6 of the London Plan (2021), Policy DM1 of the Harrow Development Management Policies Local Plan (2013), the Mayor of London’s Housing Supplementary Planning Guidance (2016), and the Residential Design Guide Supplementary Planning Document (2010) and paragraph 135(f) of the National Planning Policy Framework, which seeks to ensure development creates a high standard of amenity for existing and future users.

- The proposed development would result in the residential units providing an unsatisfactory standard of accommodation due to poor internal layouts, inadequate levels of natural light and outlook, and compromised privacy arising from the development’s poor design. As a result, the scheme would deliver substandard, poor quality living conditions to the detriment of the residential amenities of future occupiers. The proposal is therefore contrary to Policies D3 and D6 of the London Plan (2021), Policy DM1 of the Harrow Development Management Policies Local Plan (2013), the Mayor of London’s Housing Supplementary Planning Guidance (2016), and the Residential Design Guide Supplementary Planning Document (2010).

- The proposed under croft level parking spaces located in the basement level of the development fail to demonstrate the required dimensions to be considered adequate for the parking of vehicles. The development has also failed to illustrate appropriate access to the cycle parking spaces and servicing of refuse has not been addressed. Considering the substandard parking spaces and lack of suitable access arrangement, the development is considered to result in harm to the function of the allocated parking and storage spaced and potential future conflict with public pedestrian access. As such, the development is contrary to Policies T5, T6 and of the London Plan (2021), Policies DM42 and DM45 of the Harrow DMP (2013) and Policies M3 and M3 of the emerging Local Plan (2025).