142 Draycott Avenue, Harrow, HA3 0BZ

1. 1.The proposed communal kitchen, dining and living accommodation, while meeting minimum floorspace requirements in quantitative terms, is poorly designed and fails to provide a functional and acceptable shared amenity space. The narrow internal width results in cramped living and dining arrangements, restricted circulation, and inadequate usability for six occupants. In addition, kitchen storage provision is insufficient and the location of refuse storage outside the kitchen is impractical. As a result, the proposal fails to provide an acceptable standard of internal amenity and does not comply with Policy BH7 of the Brent Local Plan 2019-2041 and the requirements of the Brent Houses in Multiple Occupation Supplementary Planning Document (November 2022).
2. 2.The ensuite serving Bedroom 5 at first floor level fails to meet the minimum dimensional standards of the Brent Houses in Multiple Occupation Supplementary Planning Document, having an internal width of approximately 0.8m where a minimum of 0.9m is required. This results in a cramped and poorly functioning bathroom and an unacceptable standard of accommodation. The proposal therefore fails to comply with Policy BH7 of the Brent Local Plan 2019-2041 and the requirements of the Brent Houses in Multiple Occupation Supplementary Planning Document (November 2022).
3. 3.The application site lies within Flood Zone 3a (surface water) and no Flood Risk Assessment has been submitted. As a result, it has not been demonstrated that the development would adequately manage surface water or incorporate appropriate sustainable drainage measures, nor that it would not increase flood risk on site or elsewhere. The proposal is therefore contrary to London Plan Policy SI5 and Policy BSUI4 of the Brent Local Plan 2019-2041.
4. 4.The proposed development fails to provide an adequate level of soft landscaping within the front garden, with less than 50 percent provision, contrary to Policy BT2(e) of the Brent Local Plan, which requires front gardens to include at least 50 percent soft landscaping and permeable surfaces. This is of particular concern given that the site lies within Flood Zone 3a (surface water). In addition, while the submitted Urban Greening Factor calculation indicates a score above the required target, it does not accurately reflect the proposals, as it fails to account for the removal of existing trees and includes elements not shown on the submitted proposed site plan. As such, the calculation cannot be relied upon to demonstrate compliance with the required UGF target. The proposal is therefore contrary to Policy G5 of the London Plan (2021) and Policies BH4 and BT2 of the Brent Local Plan (2019-2041).

From the council's decision notice.

Postcode

HA3 0BZ

Application type

Full Planning Permission

Scale / size

Small

Date validated

7 April 2026

Consultation expiry

11 May 2026

Neighbour consultation end

11 May 2026

Last date for comments

2 June 2026

Agent

ASEA LTD

Architect profile

ASEA LTD

Agent address

24 LAUNCESTON ROAD, PERIVALE, UB6 7EU

Planning Portal ID

PP-14779422

Comments

0

Documents

15