PHOENIX WORKS, CORNWALL ROAD, PINNER, MIDDLESEX, HA5 4UH

demolition of existing industrial building and erection of new offices across 3 floors

Authority: London Borough of Harrow
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: employment-industrial · Change of use
Inspector: Ellison H

Main issues, as the Inspector framed them

The effect of the proposal on the character and appearance of the area
The effect of the proposal on flood risk
The effect of the proposal on the living conditions of neighbouring residential occupiers, with particular regard to outlook

What decided it

The proposal conflicts with the development plan due to significant harm to character and appearance and unresolved flood risk concerns, with no other considerations of sufficient weight to justify approval.

Framework references: 135, 14

Plan policies cited: Policy D3 of The London Plan, Core Policy CS1 of the Harrow Core Strategy, Policy DM1 of the Harrow Council Development Management Policies, Policies SI 12 and SI 13 of The London Plan, Policy DM9 of the Harrow Council Development Management Policies, Policy DM10 of the Harrow Council Development Management Policies

Read the decision letter on the Inspectorate’s site

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.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.