Agenda item

PROPOSAL:  demolition of existing buildings and redevelopment to provide 1 detached building comprising self-contained flats (use class C3), parking; landscaping; bin and cycle stores (amended plans) Details: Height 3 storeys, with eighteen self-contained flats (2 x 3 bed; 10 x 2 bed and 6 x 1 bed) (as amended by the Addendum and Supplemental Addendum).

Councillor Jerry Miles addressed the Committee and urged them to refuse the application.

Councillor Marilyn Ashton observed that this was the third time the application was being considered, with the first two having been refused.  Although the current application was better than the previous ones, in the context of the area, and other neighbouring properties, it would be overly dominant.

Councillor Marilyn Ashton proposed refusal for the following reasons:

1)              The proposal, by virtue of it scale, width and positioning, would add an unacceptable level of bulk and mass across the site, representing an over-intensification of residential development on the site and would therefore fail to represent a high quality of design to the detriment of the character of the surrounding street scene and would do harm to the existing spacious context of the site, contrary to policies CS1B Harrow Core Strategy (2012), DM1 Harrow Development Management Policy (2013) and D3 London Plan (2021).

This was seconded by Councillor Zak Wagman, put to the vote and agreed.

The Committee voted and resolved to refuse officer recommendations.

RECOMMENDATION A

The Committee was asked to:

a)              to agree the reasons for approval as set out in the report; and

b)              grant planning permission subject to authority being delegated to the Chief Planning Officer in consultation with the Director of Legal and Governance Services for the completion of the Section 106 legal agreement and other enabling legislation and issue of the planning permission and subject to minor amendments to the conditions (set out in Appendix 1 of this report) or the legal agreement.  The Section 106 Agreement Heads of Terms would cover the following matters:

a) Early and Late Stage Review Mechanism.

b) Construction Employment Opportunities through (a) a training and employment plan that will be agreed between the Council and the developer prior to start on site; and (b) (ii) a financial contribution towards the management and delivery of the construction training programme based on the construction value of the development.  This is usually calculated using the formula: £2,500 per £1,000,000 build cost.

c) Highways agreement for the undertaking of alterations to the existing vehicle crossings, with details of the proposals to be submitted prior to commencement of work on-site

d) A carbon-offset contribution of (TBC) shall be paid to the relevant department of the Council within one month of approval of the Revised Energy Strategy to offset 5.55 tonnes of carbon at a rate of £2,850 tonnes (£95 / tonne / year over 30 years).

e) Requirement for final “as-built” Part L calculations of the Building Regulations through energy efficiency measures to ensure at least a 10% reduction is achieved.  This is to be submitted within one month of practical completion of the development, confirming the actual carbon emissions to be offset, with any shortfall to be paid through a further offset.

f) Financial Contribution (TBC) towards off-site tree planting (and maintenance for 30 years) along the existing grass verges on Alexandra Avenue and directly opposite the site frontage on Eastcote Lane (as shown in Drawing: PL06).

g) Legal Fees: Payment of Harrow Council’s reasonable costs in the preparation of the legal agreement; and

h) Planning Administration Fee: Payment of [TBC] for the agreement administration fee for the monitoring of and compliance with this agreement.

RECOMMENDATION B

That if, by 29th November 2023 or such extended period as may be agreed in writing by the Chief Planning Officer, the section 106 Planning Obligation is not completed, then delegate the decision to the Chief Planning Officer to REFUSE planning permission for the following reason: the proposed development, in the absence of a Legal Agreement to provide appropriate improvements, benefits and monitoring that directly relate to the development, would fail to adequately mitigate the impact of the development on the wider area and provide for necessary social, environmental and physical infrastructural improvements arising directly from the development, contrary to the National Planning Policy Framework (2021), policies D7, H5, G6, E10, SI2, SI3, and DF1 of The London Plan (2021), policy CS1 of the Core Strategy (2012), policies DM1, DM13, DM20, DM21, DM24, and DM50 of the Harrow Development Management Polices Local Plan and the Supplementary Planning Document: Planning Obligations & Affordable Housing (2013).

DECISION:  REFUSE

The Committee wished it to be recorded that the decision to refuse the application was unanimous.