Planning application · Harrow
PL/2880/25.
147 Eastcote Lane, Harrow, HA2 8RR
Full / Other Planning at 147 Eastcote Lane, Harrow, HA2 8RR, received 5 Nov 2025 — refused on 19 Dec 2025 (delegated, Sarah Odu).
ApprovedRefusedOther
At a glance · this applicationHarrow profile →
Refused
Outcome
19 Dec 2025
6 wks
Decision time
inside the 8-week target
—
Conditions
not captured
15
Documents
15 linked
—
Objections
not captured
No
Appeal
none recorded
Record from the Harrow planning register as captured; documents link to the council's own files. Nearby applications are context, not part of this application.
Application
What is it?
Outline application (Scale and Layout Only) for the front, side, rear and loft extension of the house at 147 Eastcote Lane conversion to form 15 person large HMO (Sui Generis). All matters reserved save for Scale and Layout
Reference
PL/2880/25
Type
Outline Planning Permission
Applicant
Agent / consultant
Case officer
Postcode
Ward
Council
Received
5 Nov 2025
Target date
31 Dec 2025
Decision date
19 Dec 2025
Decision route
Delegated (officer)
Status
Decision Issued
Premises record
Council register
Reference
PL/2880/25
Type
Outline Planning Permission
Show all 16 rows
Applicant
Agent / consultant
Case officer
Postcode
Ward
Council
Received
5 Nov 2025
Target date
31 Dec 2025
Decision date
19 Dec 2025
Decision route
Delegated (officer)
Status
Decision Issued
Premises record
Council register
Documents
What was filed?
Document
Published
View
Show all 10 rows
Documents open on the Harrow portal. View the application page ↗
Decision
What happened?
Refused on 19 Dec 2025, delegated decision by Sarah Odu — 6 weeks from submission.
Timeline
Date
Event
5 Nov 2025
Application received
31 Dec 2025
Statutory target date
19 Dec 2025
Delegated decision: Refused · Sarah Odu
5 Nov 2025
Application received
31 Dec 2025
Statutory target date
19 Dec 2025
Delegated decision: Refused · Sarah Odu
Why it was refused
Reason
As stated on the decision notice
1
- The proposed development, by reason of its location in an area of low PTAL that has poor access to local
services and facilities, gives rise to an unsustainable use of the site to the detriment of future occupants of the
site. The proposal would therefore be contrary to Policy CS1B of the Harrow Core Strategy (2012), Policies
DM1 and DM30 of the Harrow Development Management Policies Local Plan (2013) and Policy HO10 (2)(3)
of the Harrow Draft New Local Plan (2021-2041) (Regulation 19 Version).
2
- The proposal would give rise to poor quality accommodation by reason of the lack privacy to the rear
ground floor bedroom windows and poor outlook and access to natural light for bedroom and kitchen windows
on the western flank elevation of the property. The proposal is therefore not in accordance with The National
Planning Policy Framework (2024), Policy D6 of the London Plan (2021), Policy CS1 of the Core Strategy
(2012) and Policy DM 1 and DM27 of the Harrow Development Management Policies Local Plan (2013).
3
- The proposed windows on the western flank elevation, by reason of their size, siting and orientation, would
result in actual and perceived overlooking to the rear garden of no.149 Eastcote Lane. The development
would therefore result in an unacceptable loss of privacy to existing neighbours, contrary to the National
Planning Policy Framework (2024), Policy D3.D(7) of The London Plan (2021), policy DM1 of the Harrow
Development Management Policies Local Plan (2013), the adopted Supplementary Planning Document:
Residential Design Guide Supplementary Planning Document (2010).
4
-The proposed development, by reason of the excessive number of occupiers that it accommodates
represents an overly intensive use of the site which would be likely to give rise to undue levels of disturbance
and noise resulting in a detrimental impact on the amenities of future occupiers and adjoining properties. The
proposal is therefore contrary to the National Planning Policy Framework (2024), policies D3.D(7), D3.D(9),
and D3.D(10) and D14 of The London Plan (2021), policies DM1 and DM30 of the Development Management
Policies (2013) and policy HO10 of Harrow's New Draft Local Plan 2021-2041 (Regulation 19 Version).
5
-The applicant has failed to submit accurate and reliable information to demonstrate how the proposal would
achieve the statutory minimum 10% Biodiversity Net Gain (BNG), as required by the Environment Act 2021.
The submitted biodiversity information is incorrect and insufficient, the Local Planning Authority therefore
cannot be satisfied that the development would not result in a net loss of biodiversity or that it would deliver
the required net gain. The proposal is therefore contrary to the National Planning Policy Framework
(2024), Policy G6 of the London Plan (2021), CS1 of the Harrow Core Strategy (2012) and policies DM20
and DM21 of the Harrow Development Management Policies Local Plan (2013).
6
-The applicant has failed to provide sufficient information to demonstrate how the site will appropriately
accommodate the operational requirements of the development, including servicing arrangements, waste
generation, storage and collection. In the absence of this information, the Local Planning Authority is unable to
assess whether the proposal can operate without giving rise to conflict between competing on-site uses. The
Local Planning Authority cannot be satisfied that the proposal would achieve a safe and efficient servicing
arrangements within the site. The proposal is therefore contrary to Policy CS1 of the Core Strategy and Policy
DM45 of the Harrow Development Management Policies Local Plan (2013).
1
- The proposed development, by reason of its location in an area of low PTAL that has poor access to local
services and facilities, gives rise to an unsustainable use of the site to the detriment of future occupants of the
site. The proposal would therefore be contrary to Policy CS1B of the Harrow Core Strategy (2012), Policies
DM1 and DM30 of the Harrow Development Management Policies Local Plan (2013) and Policy HO10 (2)(3)
of the Harrow Draft New Local Plan (2021-2041) (Regulation 19 Version).
2
- The proposal would give rise to poor quality accommodation by reason of the lack privacy to the rear
ground floor bedroom windows and poor outlook and access to natural light for bedroom and kitchen windows
on the western flank elevation of the property. The proposal is therefore not in accordance with The National
Planning Policy Framework (2024), Policy D6 of the London Plan (2021), Policy CS1 of the Core Strategy
(2012) and Policy DM 1 and DM27 of the Harrow Development Management Policies Local Plan (2013).
3
- The proposed windows on the western flank elevation, by reason of their size, siting and orientation, would
result in actual and perceived overlooking to the rear garden of no.149 Eastcote Lane. The development
would therefore result in an unacceptable loss of privacy to existing neighbours, contrary to the National
Planning Policy Framework (2024), Policy D3.D(7) of The London Plan (2021), policy DM1 of the Harrow
Development Management Policies Local Plan (2013), the adopted Supplementary Planning Document:
Residential Design Guide Supplementary Planning Document (2010).
Show all 6 rows
4
-The proposed development, by reason of the excessive number of occupiers that it accommodates
represents an overly intensive use of the site which would be likely to give rise to undue levels of disturbance
and noise resulting in a detrimental impact on the amenities of future occupiers and adjoining properties. The
proposal is therefore contrary to the National Planning Policy Framework (2024), policies D3.D(7), D3.D(9),
and D3.D(10) and D14 of The London Plan (2021), policies DM1 and DM30 of the Development Management
Policies (2013) and policy HO10 of Harrow's New Draft Local Plan 2021-2041 (Regulation 19 Version).
5
-The applicant has failed to submit accurate and reliable information to demonstrate how the proposal would
achieve the statutory minimum 10% Biodiversity Net Gain (BNG), as required by the Environment Act 2021.
The submitted biodiversity information is incorrect and insufficient, the Local Planning Authority therefore
cannot be satisfied that the development would not result in a net loss of biodiversity or that it would deliver
the required net gain. The proposal is therefore contrary to the National Planning Policy Framework
(2024), Policy G6 of the London Plan (2021), CS1 of the Harrow Core Strategy (2012) and policies DM20
and DM21 of the Harrow Development Management Policies Local Plan (2013).
6
-The applicant has failed to provide sufficient information to demonstrate how the site will appropriately
accommodate the operational requirements of the development, including servicing arrangements, waste
generation, storage and collection. In the absence of this information, the Local Planning Authority is unable to
assess whether the proposal can operate without giving rise to conflict between competing on-site uses. The
Local Planning Authority cannot be satisfied that the proposal would achieve a safe and efficient servicing
arrangements within the site. The proposal is therefore contrary to Policy CS1 of the Core Strategy and Policy
DM45 of the Harrow Development Management Policies Local Plan (2013).
Policies cited
CS1BDM1DM30D6CS1DM27NPPFD14HO10G6DM20DM21DM45
Public response
Comment counts were not captured for this application.
People
Who is involved?
Name
Role
Applicant — the party who applied, not necessarily the owner
Agent · consultant profile
Case officer — delegated decision
Applicant — the party who applied, not necessarily the owner
Agent · consultant profile
Case officer — delegated decision
Place
What affects it?
Context around the site — not part of this application. Designations over the site: use the map's designations filter (conservation areas, listed buildings, Article 4, flood risk …). Decisions within 250 metres of the site are listed below — context, not this application.
Other applications within 250 metres (context — nearby, not this application)
No other geocoded decision is recorded within 250 metres.