Planning application · Westminster
25/02120/FULL.
Basement Part And Ground Floor Front 526 Harrow Road London W9 3QF
Full / Other Planning at Basement Part And Ground Floor Front 526 Harrow Road London W9 3QF, received 28 Mar 2025 — refused on 23 May 2025 (delegated, Kimia Khatmian).
ApprovedRefusedOther
At a glance · this applicationWestminster profile →
Refused
Outcome
23 May 2025
8 wks
Decision time
inside the 8-week target
—
Conditions
not captured
20
Documents
20 linked
2
Objections
0 in support
No
Appeal
none recorded
Record from the Westminster 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?
Use of ground floor and part basement as a studio flat (Class C3).
Reference
25/02120/FULL
Type
Full Planning Permission Application
Applicant
Agent / consultant
Case officer
Postcode
W9 3QF
Ward
Council
Received
28 Mar 2025
Validated
9 Apr 2025
Target date
4 Jun 2025
Decision date
23 May 2025
Decision route
Delegated (officer)
Status
Decided
Council register
Reference
25/02120/FULL
Type
Full Planning Permission Application
Show all 16 rows
Applicant
Agent / consultant
Case officer
Postcode
W9 3QF
Ward
Council
Received
28 Mar 2025
Validated
9 Apr 2025
Target date
4 Jun 2025
Decision date
23 May 2025
Decision route
Delegated (officer)
Status
Decided
Council register
Documents
What was filed?
Document
Published
View
Show all 10 rows
Documents open on the Westminster portal (the portal needs its documents tab opened first — the link handles that). View the application page ↗
Decision
What happened?
Refused on 23 May 2025, delegated decision by Kimia Khatmian — 8 weeks from submission.
Timeline
Date
Event
28 Mar 2025
Application received
9 Apr 2025
Application validated
4 Jun 2025
Statutory target date
23 May 2025
Delegated decision: Refused · Kimia Khatmian
28 Mar 2025
Application received
9 Apr 2025
Application validated
4 Jun 2025
Statutory target date
Show all 4 rows
23 May 2025
Delegated decision: Refused · Kimia Khatmian
Why it was refused
Reason
As stated on the decision notice
1
Your development would lead to the loss of a ground floor use that has an active frontage and
serves visiting members of the public within the Harrow Road District Centre as defined in our
City Plan 2019 - 2040 (April 2021). This would harm the commercial character and function of
the area which would not meet Policy 14 of the City Plan 2019 - 2040 (April 2021). (X10AC)
2
Your development would result in the loss of employment floorspace suitable for small and
medium enterprises within the North West Economic Development Area. The benefits of the
proposal would not outweigh the contribution made by the employment floorspace to providing
jobs for local residents, and meeting Westminster's employment targets or business and
employment needs. This would not meet Policies 5 (A), and 13 (E) of the City Plan 2019 -
2040 (April 2021). (X02BB)
3
The application fails to provide an acceptable Flood Risk Assessment (FRA) and supporting
information necessary to demonstrate that the development would be safe from flooding and
would not increase flood risk elsewhere. As such, the proposal is contrary to the requirements
of the National Planning Policy Framework (paragraphs 170, 172, 173, 176, 177, 180, 181,
and 187), the Planning Practice Guidance, and Policy 35 of the Westminster City Plan.
1
Your development would lead to the loss of a ground floor use that has an active frontage and
serves visiting members of the public within the Harrow Road District Centre as defined in our
City Plan 2019 - 2040 (April 2021). This would harm the commercial character and function of
the area which would not meet Policy 14 of the City Plan 2019 - 2040 (April 2021). (X10AC)
2
Your development would result in the loss of employment floorspace suitable for small and
medium enterprises within the North West Economic Development Area. The benefits of the
proposal would not outweigh the contribution made by the employment floorspace to providing
jobs for local residents, and meeting Westminster's employment targets or business and
employment needs. This would not meet Policies 5 (A), and 13 (E) of the City Plan 2019 -
2040 (April 2021). (X02BB)
3
The application fails to provide an acceptable Flood Risk Assessment (FRA) and supporting
information necessary to demonstrate that the development would be safe from flooding and
would not increase flood risk elsewhere. As such, the proposal is contrary to the requirements
of the National Planning Policy Framework (paragraphs 170, 172, 173, 176, 177, 180, 181,
and 187), the Planning Practice Guidance, and Policy 35 of the Westminster City Plan.
Policies cited
City Plan 14Westminster City Plan 35NPPF para 170
Public response
Measure
Count
Objections
2
In support
0
Total comments
2
Objections
2
In support
0
Total comments
2
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.