Agenda item

1/02, Albro House, 59 Palmerston Road, P/0842/21


PROPOSAL:  redevelopment to provide part 8 and part 9 storey connecting buildings comprising of dry cleaners (Use Class B2), and commercial laundry (Use class E(g)) to the ground floor. industrial use (Use Class B2 to the first floor, offices (Use class E(g)(iii)) to the second floor and 32 serviced apartments (C1) on the upper floors; landscaping; bin and cycle stores (demolition of existing building).


The Committee resolved to refuse officer recommendations.




The Committee was asked to:


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


2)              grant planning permission subject Conditions in the Appendix  and the planning obligations  and authority being delegated to the Interim Chief Planning Officer in consultation with the Director of Legal and Governance Services for the completion of the legal agreement under Section 106 and other enabling legislation and issue of the planning permission, subject to amendments to the conditions, and no objection from HSE regarding fire details, including the insertion or deletion of conditions as deemed fit and appropriate to the development or the amendments to the legal agreement as required. The S106 agreement Heads of Terms would cover the following matters:


Tenure and Management Strategy

a)      A tenure and management strategy.


Employment and Training

a)      A contribution to fund local employment and training programmes;

b)      The use of local suppliers and apprentices during the construction of the development

c)       A training and recruitment plan

d)      An employment management plan


Design Review and Design Code

a)      The retention of the existing architect (or one of equivalent standard) until the development is completed; or the submission of a Design Code for approval by the Council that details the quality of the development.


Decentralised Energy Network

a)      Payment of carbon offset contribution prior to commencement of development calculated at the rate of £2,850 / tonne (£95 / tonne x 30 years as per the London Plan) and using the carbon offset requirement outlined in the approved revised Energy Assessment submitted as a condition of any planning permission.

b)      Provisions safeguarding the potential for connection to any future heat network capable of serving the development.

c)       Submission of final ‘As Built’ carbon emissions calculations and payment of any additional carbon offset contribution upon completion (in order to ensure development achieves zero carbon).

d)      Compliance with requirements of the Mayor’s “Be Seen” energy monitoring guidance.

e)      Sufficient space and safeguarded route to allow connection to any future district decentralised energy network.


Legal Costs, Administration and Monitoring

a)      S106 legal and administrative costs.




That if, by 22 September 2022 or such extended period as may be agreed in writing by the Interim 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:


1)              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 D2, E10, SI2, SI3, and DF1 of The London Plan (2021), policy CS1 of the Core Strategy (2012), AAP9 of the Harrow and Wealdstone Area Action Plan (2013), policies DM1, DM13, DM34, and DM50 of the Harrow Development Management Polices Local Plan and the Supplementary Planning Document: Planning Obligations & Affordable Housing (2013).




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

Supporting documents: