®Planning appeal decision
Land to the rear of nos. 71 to 79 Masons Avenue, Harrow, HA3 5AN
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
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.
Plan policies cited: Policy E4 of the LP 2021, Policy E6 of the LP 2021, Policy CS1O of the Harrow Core Strategy, Policy DM31 of the Harrow Development Management Policies Local Plan, Policy AAP15 of the Harrow and Wealdstone Area Action Plan, Policy CS1B of the CS, Policy DM1 of the DMP LP, Policies AAP3 and AAP4 of the AAP, Policies H16, GG2, D1, D3 and D4 of the LP 2021, Policies DM1 and DM30 of the DMP LP, Policy AAP4 of the AAP, Policies D3, D4 and D6 of the LP 2021, Policies DM1, DM28, DM30 of the DMP LP, Policies AAP 4, AAP13 of the AAP, Policies D1, D3, D4, D6 and H16 of the LP 2021, Policies CS1U, CS1V of the CS, Policy DM0 of the DMP LP, Policy AAP9 of the AAP, Policy SI 12 of the LP 2021
The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.