The Planning Committee of Harrow Council convened on Wednesday 12 March 2025, with Councillor Marilyn Ashton in the chair. The committee granted planning permission for a major mixed-use development at the former Kodak Administrative Offices in Headstone Drive, Harrow, comprising co-living accommodation and employment space. They also approved the creation of two new flats at 30 Bethecar Road and granted permission for a fourth-floor extension to add six flats at 35-69 Odds, Imperial Drive. However, the committee refused permission for the demolition of the existing Scout Hut on Kenton Road to build a Hindu Temple, citing concerns over noise, traffic, and parking.

Former Kodak Administrative Offices, Headstone Drive, Harrow, HA1 4TY

The committee granted planning permission for the demolition of the existing building at the former Kodak Administrative Offices and its replacement with a part 6, part 7, and part 8-storey mixed-use development. This development will include Class E(g) employment floorspace and co-living accommodation, along with associated car and cycle parking and landscaping. The decision was made subject to the negotiation and completion of a Section 106 legal agreement covering various aspects, including affordable housing reviews, energy monitoring, carbon offset contributions, district heating network provisions, training and employment initiatives, biodiversity net gain, street tree contributions, highway improvements, and a travel plan. The agreement also includes provisions for monitoring fees and legal costs.

The proposal was called in for committee review due to its scale, exceeding 400 sqm of non-residential floorspace. The site is designated as Strategic Industrial Land (SIL), but officers considered a pragmatic approach due to the site's context and former use as ancillary office space within a predominantly residential redevelopment area. Marketing evidence from 2018 indicated low demand for the site's existing use. The co-living aspect, comprising 223 units, was deemed acceptable under London Plan Policy H16, despite limited local demand, as it contributes to housing choice within the wider Kodak redevelopment. The design, massing, and scale were considered appropriate for the wider Kodak masterplan site, with the eight-storey height on Headstone Drive supported by existing precedents and approved developments on adjacent plots. Residential amenity was assessed as acceptable, with co-living units exceeding minimum space requirements and communal spaces providing adequate facilities. Concerns regarding noise, overheating, and daylight/sunlight were addressed through conditions and design measures. Highway and parking arrangements were deemed acceptable, with a car-free approach for the co-living units, limited disabled parking, and adequate cycle provision. The development also incorporates sustainable drainage, biodiversity net gain, and energy efficiency measures.

30 Bethecar Road, Harrow, HA1 1SE

A Certificate of Lawful Development was granted for proposed works at 30 Bethecar Road. The application sought to replace one rear window with two, replace the existing garage door with a window, replace the front door, and level the garage roof. The committee agreed that these alterations fell within the parameters of permitted development under Schedule 2, Part 1, Class A of the Town and Country Planning (General Permitted Development) (England) Order 2015.

35-69 Odds, Imperial Drive, Harrow, HA2 7DT

Planning permission was granted for the creation of a fourth-floor level to add six one-bedroom flats across three existing detached blocks of flats at 35-69 Odds, Imperial Drive. The development also includes front and rear dormers, rear inset terraces, an air source heat pump, parking, EV charging points, landscaping, bin and cycle storage, and communal amenity space. The decision was unanimous, with the committee noting that the proposal would contribute to the borough's housing stock and that the design was considered sympathetic to the local area. The committee also agreed that the development would not have an undue harmful impact on the character of the surrounding area or the residential amenities of neighbours.

Everest Lounge, 60 Peel Road, Wealdstone, Harrow, HA3 7QU

Planning permission was granted for the redevelopment of the former Everest Lounge site at 60 Peel Road to provide a two-storey building with habitable roof space, comprising nine self-contained flats (seven two-bedroom and two three-bedroom). The development includes vehicle access, parking, landscaping, bin and cycle stores. The decision was granted subject to the completion of a Section 106 legal agreement, which will include provisions for resident parking permit restrictions, legal fees, and a monitoring fee. The committee noted that the proposal would contribute to the borough's housing supply and was considered acceptable in terms of character, design, residential amenity, highway safety, parking, drainage, and sustainability.

Scout Hut, The John Wright Hall, Kenton Road, Harrow, HA3 9QN

The committee refused planning permission for the demolition of the existing Scout Hut and its redevelopment as a Hindu Temple with ancillary accommodation. The refusal was based on two primary grounds:

1. Noise and Nuisance: The proposed use would lead to an excessive increase in the frequency of events, opening hours, and the number of attendees compared to the existing Scout Hut. The submitted Noise Impact Assessment was deemed insufficient to demonstrate that adverse noise and nuisance impacts on surrounding residents could be adequately addressed, contrary to London Plan policies D13 and D14, and Harrow's DM1 and DM46B(c).
2. Traffic, Access, and Parking: The development was considered to have insufficient access and parking arrangements, leading to a significant increase in trips to and from the site. The poor configuration within the site and accessibility for servicing and deliveries were also cited as concerns, potentially causing conflicts with highway users and exacerbating on-street parking pressures, thereby impacting the safe and efficient operation of the public highway. This was deemed contrary to London Plan policies T4, T6, T6.1, T6.5, and T7, and Harrow's DM42, DM43, and DM44.

The committee noted that while the proposal aimed to provide a new community facility, the identified adverse impacts on residential amenity and highway safety outweighed the benefits.

Former Kodak Admin Offices, Headstone Drive, HA1 4TY

Planning permission was granted for the demolition of the existing building at the former Kodak Admin Offices and its replacement with a mixed-use development. This includes co-living accommodation and employment floorspace, along with associated parking and landscaping. The decision was subject to the completion of a Section 106 legal agreement covering various contributions and obligations, including affordable housing reviews, energy monitoring, carbon offset payments, training and employment initiatives, biodiversity net gain, street tree planting, highway improvements, and a travel plan.

30 Bethecar Road, Harrow, HA1 1SE

A Certificate of Lawful Development was granted for proposed works at 30 Bethecar Road, including window replacements, garage door conversion to a window, front door replacement, and levelling of the garage roof. The committee found these alterations to be within the scope of permitted development.

35-69 Odds, Imperial Drive, Harrow, HA2 7DT

Planning permission was granted for the addition of a fourth floor to three existing blocks of flats at 35-69 Odds, Imperial Drive, to create six one-bedroom flats. The development also includes dormers, terraces, parking, EV charging points, landscaping, and bin and cycle storage. The decision was unanimous, with the committee satisfied that the proposal would contribute to housing supply and was sympathetic to the local area's character and residential amenities.

Everest Lounge, 60 Peel Road, Wealdstone, Harrow, HA3 7QU

Planning permission was granted for the redevelopment of the former Everest Lounge site at 60 Peel Road to create nine self-contained flats. The development includes vehicle access, parking, landscaping, and bin and cycle storage. The approval is contingent upon the completion of a Section 106 legal agreement, which will include provisions for resident parking permit restrictions, legal fees, and a monitoring fee. The committee found the proposal acceptable in terms of character, design, residential amenity, highway safety, parking, drainage, and sustainability.

Quarterly Calendar Year Appeals Report (Quarter 3)

The committee noted the Quarterly Calendar Year Appeals Report for Quarter 3, which summarised appeal decisions, cost applications, and the council's performance.

The meeting was chaired by Councillor Marilyn Ashton and included Councillors Peymana Assad, Christopher Baxter, Rashmi Kalu, Nitin Parekh, Norman Stevenson, and Samir Sumaria. Reserve Members Councillor Anjana Patel, Councillor Norman Stevenson, Councillor Stephen Hickman, and Councillor Ghazanfar Ali were also in attendance.