A developer has tabled plans to demolish a Caribbean restaurant in Harrow Town Centre to make way for a seven-storey apartment block – however, the scheme would deliver no affordable housing or play space for young children.
Quintas Homes is looking to build the new housing block by demolishing the existing building at 382 – 384 Station Road in Harrow – currently occupied by Jamaican restaurant Smokey Fridays – to redevelop the site into new homes, alongside commercial space on the ground floor.
The developer claims the brownfield site offers “an excellent opportunity to enhance the streetscape and provide new flats” in the area. The plans have been recommended for approval by council officers despite cost and space constraints meaning it is set to provide no affordable housing or space for children to play in.
Plans for 12 flats and commercial space
The proposed development involves the demolition of all existing structures and building on the site to enable the construction of a seven-storey building, comprising 12 flats and commercial space on the ground floor. The residential units would be made up of one one-bedroom, ten two-bedroom, and one three-bedroom apartments.
Concerns have been raised about the potential impact residential units may have on the existing night-time economy – as new residents may complain about the nearby Trinity Bar open until 4am. One objector suggests that the loss of the bar and music venue would be a “major cultural loss” for the borough should noise complaints threaten the venue’s viability.
Harrow Council officers moved to alleviate any fears by making assurances that the new development must respect existing businesses and “not result in future conflict” with Trinity Bar. They added that “robust planning conditions” should be applied to ensure that it respects the business needs of the venue, as well as other night-time premises.
Development would provide no affordable housing
Although the London Plan outlines that private developments need to deliver 35 per cent affordable housing numbers, the scheme would fail to deliver any. Financial viability assessments commissioned by both the developer and Harrow Council stated that the scheme could make no affordable housing contributions – with commercial losses of between £353,000 and £678,240 even when it is formed of 100 per cent market housing.
Council officers added: “Questions could be raised regarding why a development which is not viable by a significant quantum would be considered appropriate for development. It is considered that this is not the preserve of the [council] to determine this matter, ultimately if a development is to be built at a loss, then this is a business decision for the applicant and not a planning matter in isolation.”
No on-site play space for children
As well as a lack of affordable housing, the development would also deliver no on-site children’s play space – despite the London Plan stating that these types of projects should “increase opportunities for play and informal recreation”.
Instead, the developers will be providing an off-site contribution of £1,520, which will be targeted at “improving and funding existing and future older children play space respectively in the immediate location”.
Planning committee to consider proposals
In recommending the plans for approval, council officers said: “The proposed development would make efficient use of brownfield land in a sustainable location within a designated Harrow Town centre and opportunity area.” The scheme is set to be reviewed by Harrow Council’s Planning Committee at a meeting next week (July 22), where a decision on whether to green light the development will be made.
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Grant Williams is a journalist and Local Democracy Reporter (LDR) for Reach PLC, reporting on local government, politics and community issues across London. As part of the Local Democracy Reporting Service, he has contributed to Harrow Online, covering council decisions, housing developments, transport, planning matters and stories affecting local communities across Harrow and Brent.
