St. Davids Pinner Hill, Pinner, HA5 3XU

Planning appeal 3365209 at St. Davids Pinner Hill, Pinner, HA5 3XU (London Borough of Harrow) was dismissed on 11 December 2025 by Inspector Clark L, by written representations. The main issue, as the Inspector framed it: whether or not adequate arrangements have been made with regard to biodiversity.

redevelopment of site to reconstruct original single family dwellinghouse with extensions; parking; landscaping; (Proposed); demolition of pre-existing house (Retrospective)

Authority: London Borough of Harrow
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Clark L
Postcode: HA5 3XU

Main issues, as the Inspector framed them

whether or not adequate arrangements have been made with regard to biodiversity
whether the proposal would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and any relevant development plan policies
the effect of the proposal on the openness and purposes of the Green Belt
whether any harm by reason of inappropriateness, and any other harms, would be clearly outweighed by other considerations, so as to amount to the very special circumstances required to justify the proposal

What decided it

The failure to demonstrate that the post-development biodiversity value of approximately 10% represented a genuine uplift from the pre-demolition baseline, as required by the Environment Act 2021 and mandatory biodiversity net gain legislation.

What the Inspector cited

Development plan policies: DM20DM21DM16G6G2CS1 F
National Planning Policy Framework: Paragraph 11Paragraph 143Paragraph 154

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.

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The decision letter

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More decisions in London Borough of Harrow

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

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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.