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775 Harrow Road, Wembley, HA0 2LW

26/0006Full Planning PermissionRefused
Full

Refused on 27 February 2026

Council decision: Permission RefusedDelegated (officer decision)2 reasons for refusal

Approximate site (title boundary)
Boundary © HM Land Registry, © Ordnance Survey · details

This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.

Proposal

Internal subdivision and refurbishment of the existing ground floor commercial unit to create a small-format commercial hub comprising retail units, two hot food take-away units and a self-service coin-operated laundrette, single-storey rear infill extension, new shopfront, installation of extraction and ventilation systems, provision of refuse and cycle storage and associated servicing arrangements

Received
2 January 2026
Decision level
Delegated (officer decision)
Ward
Sudbury
Agent
SY Design Studio
  1. Received2 Jan
  2. Validated2 Jan
  3. Consult.12 Feb
  4. Target
  5. Decided27 Feb

Decided in 56 days (council typically 56)

About this application

This is a full planning application for an extension at 775 Harrow Road, Wembley, HA0 2LW. Brent has handled 4,396 applications of this type. This one was decided in 56 days. The site is in a conservation area. There has been 1 other application at this address. In the past year there have been 65 applications across Sudbury. We hold 2,304 applications in total for the HA0 postcode area.

77% of full applications at London Borough of Brent were approved. Across all application types, the council typically decides in about 8 weeks (median).

Based on decided applications received in the last 3 years.See what's approved near your address

Why it was refused

  1. The proposed development, due to its sitting within a primary shopping frontage of a town centre and as it would exceed the local threshold for takeaway units, is contrary to planning policies that seek to protect the retail function of town centres, contrary to Policy E9 of the London Plan (2021) and policies DMP1, BE4 and BE5 of the Brent's Local Plan (2019-2041)
  2. By reason of insufficient and unclear information in relation to the site boundaries, the servicing of the units, access arrangements, extraction and ventilation details and noise impacts, the proposal cannot be adequately assessed, contrary to Policies DMP1 and BT3 of the Brent Local Plan (2019-2041).

From the council's decision notice.

Application details

Postcode
HA0 2LW
Application type
Full Planning Permission
Scale / size
Small

Planning application dates

Date validated
2 January 2026
Consultation expiry
12 February 2026
Neighbour consultation end
12 February 2026
Last date for comments
27 February 2026

Applicant and agent

Agent
SY Design Studio
Architect profile
SY DESIGN STUDIO LTD
Agent address
49 Durham Avenue, London, TW5 0HG

Additional information

Planning Portal ID
PP-14589884
Comments
0
Documents
12
Constraints
3

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Article 4 direction: Article 4 for HMOs+1 more
  • Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (23)

flood storage areas, conservation areas, listed buildings, tree preservation orders, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Source: Brent

Contains public sector information from the Planning London Datahub, licensed under the Open Government Licence v3.0.

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