The Overview and Scrutiny Committee of Harrow Council met on Tuesday 23 January 2024 to discuss the business plans for the Harrow Strategic Development Partnership (HSDP). The committee resolved to refer its comments on the HSDP business plans to the Cabinet for consideration.

Harrow Strategic Development Partnership Business Plans

The committee discussed the business plans for the Harrow Strategic Development Partnership (HSDP), a joint venture between Harrow Council and Wates Residential established in July 2021. The HSDP aims to deliver over 1,000 new homes across three council sites: Poets Corner, Byron Quarter (Phase 1), and Peel Road.

It was noted that the Peel Road development has been paused due to cost and viability issues. For Byron Quarter (Phase 1), planning submission is expected in May 2024, with a target of 30% affordable housing (approximately 44 homes). Poets Corner (Phase 1) is projected to deliver 15% affordable housing (approximately 159 homes), with 6% in the first phase (around 30 homes).

To address new safety regulations, specifically the two-staircase requirement, the height of buildings in the Byron Quarter development has been reduced, which is expected to improve the scheme's viability. Poets Corner is planned as a build-to-rent scheme and will be forward funded ¹. A primary school was initially planned for the Poets Corner site, but the decision was made in March 2022 that it was no longer needed.

The Milton Road development, a 100% affordable housing scheme, has been redesigned from seven to six storeys and is currently under construction, with completion anticipated later this year. Planning permission for Byron Quarter is expected by Summer 2024, and for Poets Corner in late Autumn 2024.

Members raised concerns about the quality of new accommodation, with assurances that detailed proposals and designs, including responses to new standards, would be developed once the business plans are approved. Parking for residents was discussed, and while parking will be available, the area's good public transport links, particularly at Poets Corner, align with the London Plan's encouragement of public transport use.

Concerns regarding costing and unpredictable interest rates were addressed by assurances that independent financial advice has been sought to mitigate financial risk, and safe assumptions have been made. The Leader and Deputy Leader highlighted that risks have been assessed and mitigated as much as possible. The forward funding of Poets Corner is expected to mitigate some of the council's risk exposure. The first properties are anticipated to be completed in 2028, assuming the sites progress as planned.

The sustainability of the scheme was discussed, with reductions in building height and overall development scale contributing to its viability, achievability, sustainability, and affordability. Further details on the number and sizes of flats, energy costs, and rent structures will be discussed in the next phase of detailed planning, involving engagement with planning authorities, the market, and the Greater London Authority.

The committee resolved to request that Cabinet include the voluntary sector in the list of consultees for the development. They also requested that officers review project milestones and propose them to Scrutiny Leads or the Chair and Vice Chair of the Committee. Furthermore, the committee requested additional financial information from officers regarding the development.

The committee's comments were referred to Cabinet for consideration.