Planning in Harrow

Edgware and Burnt Oak

A. The Council will support the growth being promoted for Edgware major centre. Mixed-use redevelopment in the part of Edgware centre within the London Borough of Harrow will be encouraged where this does not conflict with heritage assets, is consistent with the role and function of the centre and improves pedestrian connectivity to Edgware Underground and bus station. B. The Council will work with the London Boroughs of Brent and Barnet, and the Greater London Authority as appropriate, to improve the vitality and public realm of Burnt Oak district centre in support of the significant growth proposed for the nearby Burnt Oak and Colindale Opportunity Area. C. Opportunities to enhance the environmental quality of Edgware major centre and Burnt Oak district centre will be sought and priority given to the co-ordination of public realm investment. D. Highway improvements in relation to Edgware Road that improve the capacity, reliability and general operating conditions for public transport, and reduce its impact as a barrier to pedestrians, will be prioritised. E. The Honeypot Lane Industrial Business Park will be retained for appropriate B1, B2 and B8 uses. Investment will be sought to improve the business environment and attractiveness of this strategic industrial location. F. Proposals for appropriate economic uses within the Spring Villas business use area will be supported. G. The mixed use redevelopment of Ballard Mews will be supported to provide employment and housing development where this enhances the site's relationship with Edgware major centre and surrounding heritage. H. New development will support restoration and deculverting projects along the Edgware Brook where these would achieve integrated flood management, biodiversity and where appropriate public access benefits as part of the Green Grid. I. The redevelopment of identified, previously developed sites to collectively contribute at least 1,229 homes towards the Borough's housing allocation, set out in Core Policy CS1 H, will be encouraged.

Pinner and Hatch End

A. Development will be managed to maintain the special character of Pinner Hill and its setting as part of the Harrow Weald Ridge Area of Special Character. B. The Council will work with owners/occupiers of Sites of Importance for Nature Conservation to implement the actions of the Biodiversity Action Plan. C. The London Loop strategic walking route and local public rights of way will be safeguarded and, where opportunities arise, be enhanced as part of the Borough's Green Grid projects. D. Opportunities to enhance the environment of Pinner High Street in accordance with the Conservation Area's management strategy will be sought, and priority given to the co-ordination of public realm investment. E. Opportunities to enhance the environmental quality of Hatch End local centre and improve its relationship with Hatch End London Overground Station will be sought, and priority given to the co-ordination of public realm investment. F. The Council will seek to maintain the viability of Harrow Arts Centre as the Borough's principal performing arts facility. The building's setting will be safeguarded and any development in the grounds should not detract from its architectural or historic interest. G. New development in the area will contribute to the management of the Yeading Walk Open Space and Roxbourne Park to maintain and enhance public access to, and the biodiversity value of, the Yeading Brook. Green Grid projects to enhance public access to, and the biodiversity value of, the River Pinn will be given high priority. H. Opportunities will be sought to open-up culverted sections of the River Pinn and Yeading Brook where this achieves sustainable flood risk management, habitat creation and, where appropriate, public access. I. The Council will support the renewal and regeneration of the Mill Farm Estate. J. The redevelopment of identified, previously developed sites to collectively contribute at least 161 homes towards the Borough's housing allocation, set out in Core Policy CS1 H, will be encouraged.

Harrow on the Hill and Sudbury Hill

A. Development will be managed to maintain the special character of Harrow on the Hill and its setting. Sensitive uses and alterations which secure investment and safeguard the future of statutory and locally listed buildings will be supported. The character or appearance of Harrow Hill's Conservation Areas will be preserved or enhanced in accordance with the management strategies for the area. The Development Management Policies DPD will set out criteria for the assessment of impacts on other heritage assets. B. The Council will work with owners/occupiers of Sites of Importance for Nature Conservation to implement the actions of the Biodiversity Action Plan. C. The Capital Ring strategic walking route and local public rights of way will be safeguarded and, where opportunities arise, enhanced as part of the Borough's Green Grid projects. D. St. Mary's Church will continue to be recognised as an important landmark and identified views of the Church will be safeguarded from inappropriate development by management of building heights through the Area Action Plan for the Harrow & Wealdstone Intensification Area. E. Opportunities to enhance pedestrian connectivity between Harrow on the Hill and Harrow town centre will be sought by the co-ordination of public realm investment and the identification of opportunities through the Area Action Plan for the Harrow & Wealdstone Intensification Area. F. Opportunities to enhance the environmental quality of Sudbury Hill local centre, consistent with its Metroland character and the setting of Sudbury Hill Underground Station, will be sought by the co-ordination of public realm investment. G. Proposals within the Northolt Road business use area for mixed-use redevelopment or conversions which make provision for a diversified range of appropriate employment generating uses will be supported. H. Proposals within the Brember Road industrial estate for redevelopment or changes of use which secure economic diversification and employment will be supported. I. The Council will work with institutions and landowners where necessary to support public access to sport and recreation facilities. Appropriate proposals for enhancement of such facilities will be supported. J. The Council will support proposals which achieve physical renewal and estate regeneration objectives at Grange Farm. K. The redevelopment of identified, previously developed sites to collectively contribute at least 300 homes towards the Borough's housing allocation, set out in Core Policy 1 will be encouraged.

Housing

H. The Area Action Plan for the Harrow & Wealdstone Intensification Area, and the Site Allocations DPD for the rest of the Borough, will allocate sufficient previously developed land to deliver at least 6,050 net additional homes between 2009 and 2026. I. New residential development shall result in a mix of housing in terms of type, size and tenure across the Borough and within neighbourhoods, to promote housing choice, meet local needs, and to maintain mixed and sustainable communities. This includes the provision of a range of affordable housing tenures including social and affordable rent, as well as intermediate housing products such as shared ownership and shared equity. The Development Management Policies DPD, the Area Action Plan and the Site Allocations DPD will provide further guidance on the tenure and mix to be provided, and on specific sites including that required for supported or sheltered housing. J. The Council will aim for a Borough-wide affordable housing target of 40% of the housing numbers delivered from all sources of supply across the Borough between 2009 and 2026. The Council will seek the maximum reasonable amount of affordable housing on all development sites with a capacity to provide ten or more homes (gross), having regard to: the availability of public subsidy; the need to promote housing mix and choice (see Policy CS1 I); the priority accorded to family affordable housing in both the London Plan and the Council's Housing Strategy; the size and type of affordable housing needed in particular locations; the site circumstances and other scheme requirements; development viability; and the need to meet the 40% borough-wide target. K. The Council will require a high standard of residential design and layout consistent with the London Plan and associated guidance. In mixed tenure schemes a consistent standard of design and layout will be required throughout the development. All new homes must meet 'Lifetime Home' standards and at least 10 per cent must achieve the enhanced 'Wheelchair Home' standards. The Area Action Plan and Development Management Policies DPD will provide criteria for the assessment of residential quality for all forms of residential development, and set out further details as appropriate for Accessible Homes.

Community Infrastructure Levy

All development will be required to contribute to the delivery of strategic infrastructure identified in the Infrastructure Delivery Plan. The Council will bring forward a Community Infrastructure Levy to help fund the following infrastructure: • A new primary school • A new secondary school • Flood mitigation works • A new health polyclinic • Performing arts space • Implementation of the Harrow Green Grid and Biodiversity Action Plan • Improvements in the accessibility to, and quality of, Harrow's network of parks • Provision of areas of play and facilities for young people in areas identified as being deficient • The provision of cemetery space • Junction improvements required to improve bus service efficiency The potential for re-using or redeveloping existing sites and facilities will be explored and, where necessary, land will be safeguarded for such infrastructure. Site specific requirements will be provided for through Planning Obligations.

Harrow & Wealdstone

A. Support the designation of the Harrow and Wealdstone growth corridor as an Intensification Area within the replacement London Plan through the preparation of a joint Area Action Plan covering the Intensification Area. B. Work with delivery partners to actively market and promote the Intensification Area as a focus for significant development, growth and investment. C. Through the Area Action Plan, identify and allocate sufficient sites to deliver a minimum of 2,800 net new homes over the Plan period, giving further clarity to the mix and density of housing, along with the quantum of other appropriate land uses, to be achieved on individual sites. Particular attention will be paid to scale and form of development on sites at the edge of the Intensification Area, ensuring these achieve effective transition, especially where they neighbour open space or low density suburban residential areas. D. All other development within the sub-area but outside of the boundary of the Intensification Area, will be managed in accordance with the overarching principles set out in Core Policy 1. E. The Council will consider, through the Area Action Plan for the Harrow & Wealdstone Intensification Area, the consolidation of the Wealdstone Strategic Industrial Location and the local industrial and business use areas (specifically the function and boundary of these designations), taking account of the assessments of industrial land demand and the strategic objectives for the Intensification Area. F. Promote consolidation and renewal of the office stock within Harrow town centre through appropriate provisions in the Area Action Plan aimed at improving the quality of the office stock and creating a more buoyant and attractive office market. G. Optimise the educational offer within the Intensification Area through partnership working with Harrow College and other education providers. H. Sites suitable for major comparison goods retail development, within or as an extension to the primary shopping area in Harrow Metropolitan centre, will be brought forward through the Area Action Plan. Convenience goods retail development, other main town centre uses and key community facilities will be directed to Harrow Metropolitan centre or Wealdstone district centre commensurate with the catchment and function of the centre. Uses that support the development of a diverse evening economy within Harrow Metropolitan centre will be supported, including leisure, cultural and tourism activities, subject to compatibility with the residential environment. I. Between Harrow Metropolitan centre and Wealdstone district centre, active commercial frontages will be sought at ground floor level on Station Road to include provision for economic development that is compatible with residential use. Main town centre uses between the centres in Station Road will be limited to re-provision of existing floorspace and extensions not exceeding 200 square metres. J. The Area Action Plan will establish a policy framework for tall, landmark buildings within the Intensification Area. Particular attention will be had to identified views, the opportunity to open up new views and vistas from within the Intensification Area, the setting of Harrow on the Hill Area of Special Character and heritage assets. K. Subject to feasibility being proven through the Area Action Plan, all major development within the Intensification Area will be expected to contribute to the provision of a district-wide combined heat and power network. Prior to the network being installed or extended, new development will be required to make provision for future connection to the network. L. Require all new development to help create coherent public spaces of high quality design, making the environment more attractive to all users, especially pedestrians. A Supplementary Planning Document, focusing on design will be prepared in support of the Area Action Plan. M. Accessibility, capacity, environmental and safety improvements at Harrow-on-the-Hill Underground Station and Harrow Bus Station will be sought as a priority. Where specific proposals for such improvements come forward, contributions towards delivery will be sought through the Harrow CIL. N. Work with the Environment Agency, the GLA

required Infrastructure

New development and growth will be co-ordinated and phased in tandem with the provision of appropriate physical and social infrastructure. Proposals for new development will be required to demonstrate adequate capacity exists or can be secured both on and off site to serve the development. The development or expansion of physical or social infrastructure will be permitted where it is needed to serve existing or proposed development, or required to meet projected future requirements. The loss of community facilities will be resisted unless adequate arrangements are in place for their replacement or the enhancement of other existing facilities.

Managing growth in Harrow

A. Growth will be managed in accordance with the Spatial Strategy. The Harrow & Wealdstone Intensification Area will be the focus for regeneration, providing for a significant portion of new development in accordance with Policy CS 2, including almost half of all new homes over the plan period. Growth throughout the rest of the Borough will be directed to town centres and strategic previously developed sites and managed in accordance with sub-area policies CS3-CS10. B. Proposals that would harm the character of suburban areas and garden development will be resisted. All development shall respond positively to the local and historic context in terms of design, siting, density and spacing, reinforce the positive attributes of local distinctiveness whilst promoting innovative design and/or enhancing areas of poor design; extensions should respect their host building. C. Proposals that would harm identified views or impede access to public viewpoints will be resisted. D. Proposals that would harm the significance of heritage assets including their setting will be resisted. The enhancement of heritage assets will be supported and encouraged. E. All new developmen

Kenton & Belmont

A. Support development that contributes to the vitality of the Kenton and Belmont Circle centres and improve the public realm in both centres and the relationship with the Brent side of Kenton. B. A net contribution to housing supply will be sought as part of mixed use conversion or redevelopment of sites within Kenton district centre and Belmont Circle local centre. C. Improved access to Kenton via public transport will be sought to clearly link and improve the connection between Kenton Station and Northwick Park Station in the neighbouring London Borough of Brent. D. The Council will work with partners to secure flood mitigation measures along the Wealdstone Brook and where possible enhance the flood storage role of open space. E. Improvements to the Belmont Trail will be sought and promoted as part of the Borough's Green Grid strategy to help connect the area's green spaces.

South Harrow

A. Opportunities to enhance the environmental quality of South Harrow district centre will be sought by the co-ordination of public realm investment. B. Support will be given to retail and associated town centre and mixed use development in South Harrow centre appropriate to the centre's function and district catchment. C. Proposals within the Northolt Road business use area for mixed-use redevelopment or conversions which make provision for a diversified range of appropriate employment generating uses will be supported D. Proposals for appropriate economic development within the business and industrial use areas of South Harrow Arches will be supported. E. New development will contribute to biodiversity improvements including Newton Park and Newton Farm Ecology Park, and to enhance community access to these facilities and areas of natural and semi-natural open space. F. Opportunities will be sought to open-up culverted sections of the Roxbourne River and Yeading Brook where this achieves sustainable flood risk management, habitat creation and, where appropriate, public access. G. The Council will support the ongoing renewal and regeneration of the Rayners Lane Estate. H. The redevelopment of identified, previously developed sites to collectively contribute at least 406 homes towards the Borough's housing allocation, set out in Core Policy CS1 H, will be encouraged.

Stanmore & Harrow Weald

A. Development will be managed to maintain the special character and identified views of Harrow Weald Ridge. B. The London Loop strategic walking route and local public rights of way will be safeguarded and, where opportunities arise, be enhanced as part of the Borough's Green Grid projects. Priority will be given to the extension of the Belmont Trail to complete the accessible link to the Green Belt. C. Identified views of Harrow Weald Ridge will be safeguarded from inappropriate development through the Development Management Policies DPD. D. Proposals to secure the future Bentley Priory and the Royal National Orthopaedic Hospital will be supported where there is no conflict with Green Belt policy and the special character of Harrow Weald Ridge would be preserved. E. Opportunities to enhance the environmental quality of Stanmore district centre and improve its relationship with Stanmore London Underground Station will be sought and priority given to the co-ordination of public realm investment. F. The Council will bring forward Stanmore Car Park and Anmer Lodge together for comprehensive, mixed use development which supports the vitality and viability of the district centre, enhances the Green Grid and makes an appropriate contribution to housing supply. G. Opportunities to enhance the environmental quality of Harrow Weald local centre will be sought, and priority given to the co-ordination of public realm investment. H. The Council will manage Bentley Priory Open Space, Stanmore Park and Montrose Walk to maintain and enhance public access to, and the biodiversity value of, the Edgware Brook. Green Grid projects to enhance public access to, and the biodiversity value of, the Edgware Brook will be given high priority. I. Opportunities will be sought to open-up culverted sections of the Edgware Brook where this achieves sustainable flood risk management, habitat creation and, where appropriate, public access. J. The redevelopment of identified, previously developed sites including the major developed sites in the Green Belt at Harrow Weald College, the Royal National Orthopaedic Hospital and Bentley Priory to collectively contribute at least 712 homes towards the Borough's housing allocation, set out in Core Policy CS1 H, will be encouraged.

Kingsbury & Queensbury

A. Support development that contributes to the vitality of Kingsbury and Queensbury centres and improve the public realm in both centres and the relationship with the Brent side of Kingsbury. B. The Honeypot Lane Industrial Business Park will be retained for appropriate B1, B2 and B8 uses. Investment will be sought to improve the business environment and attractiveness of this strategic industrial location. C. A net contribution to housing supply will be sought as part of the mixed use conversion or redevelopment of sites within Kingsbury district centre (Harrow part) and Queensbury local centre. D. Prince Edward Playing Fields will be maintained as an important sporting destination and opportunities for enhanced community access will be sought, whilst ensuring that its function as a flood storage area is not adversely affected. E. River restoration and deculverting projects along the Kenton Brook should achieve integrated flood management, biodiversity and where appropriate public access benefits. F. Green Grid projects which restore and improve access to Kenton Brook will be prioritised.

Overarching Principles

The Council will pursue the following overarching policy objectives: 1. Manage growth in accordance with the spatial strategy. 2. Resist any loss of Green Belt. 3. Safeguard and enhance Metropolitan Open Land. 4. Resist any net loss of open space and where possible seek to increase provision. 5. Enhance residents' access to open space, recreation, health care, education and community facilities. 6. Deliver a minimum of 6,050 net additional homes between 2009 and 2026. 7. Deliver homes which are affordable, accessible and meet their occupiers' needs including the elderly, the disabled, larger households, vulnerable adults and the Gypsy & Traveller community. 8. Protect the character of Harrow's suburbs and town centres. 9. Resist development on gardens. 10. Safeguard identified views and viewpoints from inappropriate development. 11. Strengthen Harrow town centre and maintain or enhance the vitality and viability of all town centres and neighbourhood parades (identified in Appendix B). 12. Promote job creation and business growth. 13. Maintain an integrated, sustainable transport network which supports growth. 14. Contribute to a 60 per cent reduction in London's carbon dioxide emissions by 2025. 15. Manage and mitigate flood risk. 16. Increase the sustainable management of waste. 17. Deliver the infrastructure needed to support growth. 18. Conserve and enhance Harrow's heritage assets, such as its conservation areas.

Rayners Lane and North Harrow

A. Retail and wider employment generating uses in North Harrow district centre will be supported where appropriate to improve the centre's viability and enhance its role as a convenience shopping destination, community and local service hub. B. Retail and mixed use development within Rayners Lane district centre that respects the area's character will be promoted. C. Office rejuvenation and conversions as part of mixed use schemes within Rayners Lane district centre will be supported, alongside other employment generating uses. D. Opportunities to enhance the environmental quality of Rayners Lane and North Harrow district centres, and to enhance the pedestrian link between Alexandra Avenue and Strongbridge Close, will be sought by the co-ordination of public realm investment. E. Headstone Manor as an important open space, group of listed buildings and Scheduled Ancient Monument will be protected, and opportunities for enhanced access secured. F. Development in Rayners Lane centre should have regard to the setting of the listed Rayners Lane station, Rayners Public House and Zoroastrian Centre buildings, and the character of the Rayners Lane Conservation Area. G. Local public rights of way will be safeguarded and, where opportunities arise such as at Yeading Walk, be enhanced as part of the Borough's Green Grid. H. New development will be expected to enhance access to, and the quality of, local parks and open spaces as part of the Borough's Green Grid. I. The redevelopment of identified, previously developed sites to collectively contribute at least 425 homes towards the Borough's housing allocation, set out in Core Policy CS1 H will be encouraged. A net contribution to housing supply will also be sought as part of the mixed use conversion or redevelopment of sites within Rayners Lane and North Harrow centres to help ensure their vitality and viability.

Transport for London Land Sales

The Council will continue to lobby Transport for London (TfL) and the Mayor of London to ensure that a significant portion of any receipts from the sale of TfL land in the Borough is reinvested in public transport improvements in the Borough, including improving the accessibility and capacity of stations.