PL/2887/25

- Loss of office accommodation The proposal has failed to provide any form of evidence, including details regarding all opportunities to re-let the accommodation being fully explored, and evidence of suitable marketing for a period of at least 12 months, regarding the loss of office accommodation in this location. The proposal has therefore failed to accord with Policy DM32 the Development Management Policies Local Plan (2013) and Policy LE1 within the Harrow Local Plan (2021-2041) (Draft).

- Over-intensification use of site The proposed development, by reason of a high concentration of bedroom accommodation, the lack of any communal areas on each floor with bedroom accommodation and poor quality external amenity space, would result in an over intensive form of development on site to the detriment of neighbouring occupiers and future occupiers of the proposed development. The proposal is therefore contrary to the National Planning Policy Framework (2024), Policy H16 of the London Plan (2021), Policy DM30 of the Development Management Policies Local Plan (2013) and Policies GR1 and HO10 within the Harrow Local Plan (2021-2041) (Draft).

- Basement Provision The proposal has failed to provide sufficient information, in the form of a construction method statement, to adequately assess the suitability of basement provision in this location. As such, the proposal is therefore contrary to the National Planning Policy Framework (2024), Policy D10 of the London Plan (2021), Policy DM1 of the Development Management Policies Local Plan (2013) and Policy GR4A of the Harrow Local Plan (2021-2041) (Draft).

- Flooding and Drainage The proposal, by reason of insufficient information relating to flooding and drainage impacts, has failed to demonstrate that the proposed development would result in a net reduction in flood risk, be resistant and resilient to flooding and would not exacerbate the risk of flooding within the site or increase the risk and consequences of flooding elsewhere. The proposal is therefore contrary to the National Planning Policy Framework (2024), Policies SI12 and SI13 of the London Plan (2021), Core Policy CS1 U of the Harrow Core Strategy (2012), Policies DM9 and DM 10 of the Development Management Policies Local Plan (2013) and Policies CN1 and CN3 within the Harrow Local Plan (2021-2041) (Draft).

- Secure By Design The proposed development would result in adverse amenity impacts for future occupiers of the development through the provision of a poor quality internal layout, the lack of defensible space at ground floor level, lack of building security measures throughout the building for occupants or any form of management plan which would result in poor levels of security and safety for future residents and neighbouring occupiers. The proposal is therefore contrary to the National Planning Policy Framework (2024), Policies GG1, D4, D5 and H16 of the London Plan (2021), Policies DM1 and DM30 of the Harrow Local Plan (2013) and Policies GR1 and HO10 within the Harrow Local Plan (2021-2041) (Draft).

- External Amenity Space The proposal, by reason of its very limited provision and poor quality external amenity space for 26 no. residents, would result in a poor quality residential environment for future occupiers and would be contrary to the high quality design aspirations of National Planning Policy Framework (2023), Policies D3 (D1) and (D11) of The London Plan (2021), Core Policy CS1.B of The Harrow Core Strategy (2012), Policies DM1 and DM27 of the Harrow Development Management Policies Local Plan (2013) and Policies GR1 and HO10 within the Harrow Local Plan (2021-2041) (Draft).