51 Eton Avenue, Wembley, HA0 3AZ

1. 1.Due to the insufficient minimum floor areas, stacking of the first-floor kitchen, and the lack of detailed internal layouts, the proposed development has failed to demonstrate a suitable standard of internal amenity for the future occupiers of the HMO, in terms of appropriate private and communal facilities, Also, the lack of communal access to the rear garden for all occupiers would result in poor external amenity space provision. Furthermore, the ground-floor rear bedrooms would result in a loss of privacy from the rear garden, contrary to Policies D6 of the London Plan (2021), DMP1, BH7 & BH13 of Brent’s Local Plan (2019-2041) and the Houses in Multiple Occupation SPD (2022). The proposed development, by reason of the insufficient minimum floor areas of a number of habitable rooms, the poor functional arrangement and vertical stacking of internal uses (including the siting of the first-floor kitchen above ground-floor bedrooms), and the absence of sufficiently detailed and comprehensive internal layouts, has failed to adequately demonstrate that a satisfactory standard of internal living environment would be achieved for future occupiers of the HMO. In particular, the proposal has not demonstrated that appropriate and usable private and communal facilities would be provided in terms of their size, distribution, relationship to one another, and capacity to meet the needs of the anticipated number of occupants. Furthermore, the proposal fails to provide inclusive and convenient communal access to the rear garden for all residents, resulting in a poor standard of external amenity space provision which would not be readily accessible or equitably shared by occupiers. The arrangement of ground-floor rear bedrooms in close proximity to the garden would also give rise to an unacceptable relationship between internal habitable rooms and external communal space, leading to a loss of privacy and potential disturbance to occupiers, to the detriment of residential amenity. The proposal would result in sub-standard living conditions and an unsatisfactory quality of accommodation that would fail to provide a safe, functional and dignified living environment for future residents. The development is therefore contrary to Policy D6 of the London Plan (2021), Policies DMP1, BH7 and BH13 of the Brent Local Plan (2019–2041), and the Houses in Multiple Occupation SPD (2022).
2. 2.The existing and proposed drawings submitted in support of the application are inaccurate and internally inconsistent, and do not reliably or correctly depict the property in its current or proposed form. As a result, the Local Planning Authority has been unable to properly assess the proposal, including its implications for the living conditions of future occupiers and the functional operation of the development as a whole. The development is therefore contrary to Policy DMP1 of the Brent Local Plan (2019–2041), which requires development proposals to be supported by clear, accurate and comprehensive information sufficient to enable proper planning assessment.

From the council's decision notice.

Postcode

HA0 3AZ

Application type

Full Planning Permission

Scale / size

Small

Date validated

20 October 2025

Consultation expiry

14 November 2025

Neighbour consultation end

14 November 2025

Last date for comments

15 December 2025

Planning Portal ID

PP-14355483

Documents

13

Constraints

1