®Planning appeal decision
Land to the Rear of Nos. 71 to 79 Masons Avenue, Harrow, HA3 5AN
Planning appeal 3244229 at Land to the Rear of Nos. 71 to 79 Masons Avenue, Harrow, HA3 5AN (London Borough of Harrow) was dismissed on 26 August 2021 by Inspector Langford-Tejrar K, by written representations. The main issue, as the Inspector framed it: The principle of development; specifically, the change of use of the land resulting in the loss of land in active industrial and business use.
Outline application for layout, scale, and appearance for: Four storey building comprising of a house in multiple occupancy (HMO) for up to 24 persons (amended description)
- Authority
- London Borough of Harrow
- Appeal type
- major · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Other Major Developments
- Inspector
- Langford-Tejrar K
- Postcode
- HA3 5AN
Main issues, as the Inspector framed them
- The principle of development; specifically, the change of use of the land resulting in the loss of land in active industrial and business use
- The effect of the proposal on the character and appearance of the surrounding area
- The effect of the proposal on the living conditions of occupants of neighbouring property
- Whether the proposal would provide adequate standards of living accommodation for future occupiers of the development, including whether the proposal would make sufficient secure and convenient provision for cycle storage
- Whether the proposal adequately addresses flood risk, including its effect on the infrastructure of a main river
What decided it
The proposal failed to justify the loss of land in active industrial and business use under the sequential approach, and this loss was not outweighed by the limited housing benefit, combined with multiple other policy breaches relating to character, neighbouring amenity, future occupier standards, and flood risk.
The limited benefit arising from a 24-person HMO did not outweigh the unjustified loss of Locally Significant Industrial Land in active use, and the proposal was contrary to the development plan as a whole.
What the Inspector cited
- Development plan policies
- Policy E4 of the LP 2021Policy E6 of the LP 2021Policy CS1O of the Harrow Core StrategyPolicy DM31 of the Harrow Development Management Policies Local PlanPolicy AAP15 of the Harrow and Wealdstone Area Action PlanPolicy CS1B of the CSPolicy DM1 of the DMP LPPolicies AAP3 and AAP4 of the AAPPolicies H16, GG2, D1, D3 and D4 of the LP 2021Policies DM1 and DM30 of the DMP LPPolicy AAP4 of the AAPPolicies D3, D4 and D6 of the LP 2021Policies DM1, DM28, DM30 of the DMP LPPolicies AAP 4, AAP13 of the AAPPolicies D1, D3, D4, D6 and H16 of the LP 2021Policies CS1U, CS1V of the CSPolicy DM0 of the DMP LPPolicy AAP9 of the AAPPolicy SI 12 of the LP 2021
How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.
See how each was appliedThe decision letter
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With an account
What an account adds to this decision
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.