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Planning appeal decision

Notice varied and upheld7 January 20253349329

85 & 85a Draycott Avenue, Harrow, HA3 0DD

Planning appeal 3349329 at 85 & 85a Draycott Avenue, Harrow, HA3 0DD (London Borough of Brent) was allowed in part (a split decision) on 7 January 2025 by Inspector Merrett R, following a hearing. The main issue, as the Inspector framed it: the effect of the development on the vitality of town centres.

Without planning permission, the material change of use of the premises from two flats to short-term letting accommodation. AND/OR Without planning permission, the material change of use of the premises from two flats to two Houses in Multiple Occupation (HMO). ("the unauthorised change of use")

Authority
London Borough of Brent
Appeal type
enforcement · Enforcement Notice
Procedure
Hearing
Development
residential · Change of use
Inspector
Merrett R
Postcode
HA3 0DD

Main issues, as the Inspector framed them

  • the effect of the development on the vitality of town centres
  • the effect of the development on the living conditions of the occupiers of the properties in terms of the amount of internal space available
  • the effect of the development on neighbouring residents, having particular regard to disturbance from comings and goings and management of the properties
  • the effect of the development on the supply of family housing
  • the arrangements for cycle parking

What decided it

The conflict with the Council's policies safeguarding family housing stock and the inadequate internal space standards for occupiers was not outweighed by the benefits of the short-term letting use.

The harm from loss of family housing and inadequate internal amenity space for occupiers outweighed the benefits of flexible/affordable visitor accommodation and support to the local economy, so permission was refused.

What the Inspector cited

Development plan policies
Policy DMP1Policy BE9Policy BH7Policy BH10Policy BT1Policy D6Policy H9Policy T5

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 applied

The decision letter

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More decisions in London Borough of Brent

The authority’s record since 2016 · every decision in 2025

  1. Notice upheld30 September 20263359486
    30 Randall Avenue, London, NW2 7RN
  2. Planning permission granted25 September 20263377160
    26 Sidmouth Road, London, NW2 5HJ
  3. Notice upheld24 September 20263365164
    Land and Garage, Rear of 21 Ivy Road and Adjacent to 31 Cedar Road, London, NW2 6SN
  4. Split Decision17 September 20263357462
    61 Alder Grove, London, NW2 7DE
  5. Notice varied and upheld16 September 20263365031
    73A and the Rear Part of 73 Willesden Lane, Kilburn, London, NW6 7RR

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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.