PL/2880/25

- The proposed development, by reason of its location in an area of low PTAL that has poor access to local services and facilities, gives rise to an unsustainable use of the site to the detriment of future occupants of the site. The proposal would therefore be contrary to Policy CS1B of the Harrow Core Strategy (2012), Policies DM1 and DM30 of the Harrow Development Management Policies Local Plan (2013) and Policy HO10 (2)(3) of the Harrow Draft New Local Plan (2021-2041) (Regulation 19 Version).

- The proposal would give rise to poor quality accommodation by reason of the lack privacy to the rear ground floor bedroom windows and poor outlook and access to natural light for bedroom and kitchen windows on the western flank elevation of the property. The proposal is therefore not in accordance with The National Planning Policy Framework (2024), Policy D6 of the London Plan (2021), Policy CS1 of the Core Strategy (2012) and Policy DM 1 and DM27 of the Harrow Development Management Policies Local Plan (2013).

- The proposed windows on the western flank elevation, by reason of their size, siting and orientation, would result in actual and perceived overlooking to the rear garden of no.149 Eastcote Lane. The development would therefore result in an unacceptable loss of privacy to existing neighbours, contrary to the National Planning Policy Framework (2024), Policy D3.D(7) of The London Plan (2021), policy DM1 of the Harrow Development Management Policies Local Plan (2013), the adopted Supplementary Planning Document: Residential Design Guide Supplementary Planning Document (2010).

-The proposed development, by reason of the excessive number of occupiers that it accommodates represents an overly intensive use of the site which would be likely to give rise to undue levels of disturbance and noise resulting in a detrimental impact on the amenities of future occupiers and adjoining properties. The proposal is therefore contrary to the National Planning Policy Framework (2024), policies D3.D(7), D3.D(9), and D3.D(10) and D14 of The London Plan (2021), policies DM1 and DM30 of the Development Management Policies (2013) and policy HO10 of Harrow's New Draft Local Plan 2021-2041 (Regulation 19 Version).

-The applicant has failed to submit accurate and reliable information to demonstrate how the proposal would achieve the statutory minimum 10% Biodiversity Net Gain (BNG), as required by the Environment Act 2021. The submitted biodiversity information is incorrect and insufficient, the Local Planning Authority therefore 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 the National Planning Policy Framework (2024), Policy G6 of the London Plan (2021), CS1 of the Harrow Core Strategy (2012) and policies DM20 and DM21 of the Harrow Development Management Policies Local Plan (2013).

-The applicant has failed to provide sufficient information to demonstrate how the site will appropriately accommodate the operational requirements of the development, including servicing arrangements, waste generation, storage and collection. In the absence of this information, the Local Planning Authority is unable to assess whether the proposal can operate without giving rise to conflict between competing on-site uses. The Local Planning Authority cannot be satisfied that the proposal would achieve a safe and efficient servicing arrangements within the site. The proposal is therefore contrary to Policy CS1 of the Core Strategy and Policy DM45 of the Harrow Development Management Policies Local Plan (2013).