Mumbai Junction restaurant (formerly John Lyon pub)
The rejected development
Exercising their delegated responsibilities Brent Council Planning officers have refused the planning application for 231 Watford Road, the site of the Mumbai Junction restaurant, formerly the John Lyon pub.
The Officer's report LINK notes that there were 485 comments received during the course of the application of which only 2 were in support of the proposal. An overwhelming majority for the objectors.
Objections were also received from Barry Gardiner, MP for Brent North and Cllr Keith Perrin and Cllr Margaret McLennan (Deputy Leader of Brent Council).
Local residents' association Sudbury Court and Sudbury Town also objected.
Interestingly the report also notes that the 'occupier' of 231 Watford Road submitted a letter of support with 44 signatures.
The developer could Appeal to the Secretary of State over the refusal.
The grounds officers give for refusing the application will repay careful study by any residents responding to developments in the future:
1 The proposed development by reason of its scale, design, bulk, massing and siting in relation to the suburban context of the site would appear as an excessively bulky building which would result in a poor transition to the suburban housing immediately to the south of the application site. The development would be detrimental to the character of the area and the street scene, contrary to Policy CP17 of Brent's Core Strategy 2010, policy DMP1 within Brent's Development Management Policy 2016, policies DMP1 and BD1 of Brent's Draft Local Plan 2020 and the guidance within Brent's Design Guide SPD 2018.
2 Based on the information provided the application has failed to fully assess the relationship between the proposed building and nearby Conservation Area. Therefore the proposal fails to demonstrate that the proposal will have an appropriate relationship with the Sudbury Court Conservation Area. The application therefore fails to comply with Policies DMP1 and DMP7 of the Development Management Policies 2016 and Policies BHC1 and BD1 of the Draft Local Plan and policy HC1 of the London Plan 2021.
3 The proposal would result in a poor standard of accommodation for future residents, by virtue of the following reasons:
- The bedroom serving G.01 would be located within close proximity to the main entrance of the development.
- Positioning of the south facing bedroom serving Unit G. 02
- The bedroom within Unit G.05 located to north would also obtain poor levels of outlook.
The proximity between the proposed flats to the rear of the site and the existing sub station would result in a poor relationship to the detriment of future occupiers based on the information submitted with the application. No evidence has been submitted to demonstrate that the future occupiers would not be adversely affected in health terms in respect of the substation in terms of electromagnetic waves and background noise.
Overall the development would fail to comply with Policy D6 and D14 of the London Plan, Policy DMP1 of the Development Management Policies, Policies DMP1 and BD1 of the Draft Local Plan and Brent’s Design Guide –Supplementary Planning Document 1.
4 The Sunlight and Daylight report has failed to provide an assessment in relation to an overshadowing to the adjacent residential garden areas on Amery Road. As such, the proposal has failed to demonstrate that the rear gardens of these properties would not adversely affected through undue levels of overshadowing. This would be contrary to policy DMP1 of Brent's Development Management Policies 2016, policy DMP1 of Brent's Draft Local Plan 2020 and the guidance set out in SPD1 "Brent's Design Guide" 2018.
5 The proposal by virtue of the proximity of habitable room windows and balconies/terraces to the upper floor flats at third floor level within the front section of the proposed building in relation to the boundary with No. 135 Sudbury Court Drive would result in outlook over the neighbouring site and unacceptable levels of overlooking and loss of privacy to the detriment of the amenities of the occupiers of No. 135 Sudbury Court Drive. In addition, by reason of the size and siting of the proposed development, the proposal would result in an over-bearing relationship with the garden and rear facing windows of No. 135 Sudbury Court Drive to the detriment of the amenities of the occupiers of that property. Overall, this would result in an adverse impact on the amenities of No. 135 Sudbury Court Driver through overlooking, loss of privacy and undue sense of enclosure. This would be contrary to policy DMP1 of Brent's Development Management Policies 2016, emerging policy DMP1 in Brent's Draft Local Plan 2020, and the guidance set out in SPD1 "Brent's Design Guide" 2018.
6 The proposal, by reason of the proximity of habitable room windows of the proposed development to the boundary with the adjoining site to the north, and lack of evidence on the access rights to the substation to demonstrate that this would need to be retained in the long term, would fail to have an appropriate regard to the nature of the adjoining site as a development site for mix-use purposes. As such, the submission fails to appropriately demonstrate that the proposal is will result an acceptable relationship with adjoining development site thus resulting in an impact on the capacity of the adjoining site for industrial and residential purposes. This is contrary to policy DMP1 and DMP14 of Brent's Development Management Policies and emerging policies E4 and E7 of the London Plan and policy DMP1 BE3 of Brent's emerging draft Local Plan.
7 The proposal has failed to demonstrate that adequate cycle parking provision in a secure and weather tight area can be provided. As such, it fails to comply with policy T5 of London Plan 2021 and draft policy BT1 of Brent's emerging Local Plan 2020.
8 The proposed development is not subject to a legal agreement under Section 106 of the Planning Act which would ensure that the delivery of the maximum reasonable amount of Affordable housing together with an appropriate Affordable Housing review mechanism, and an appropriate level of carbon reduction across the scheme. As such, the impacts of the development would not be mitigated and the proposal would be contrary to London Plan Policies H4, H5, H6, SI2, Core Strategy Policies CP1, CP2 and CP19 and Development Management Policy DMP15. The proposal would also fail to comply with the emerging policies BH5 and BSU1 of the emerging Local Plan, and Brent's S106 Planning Obligations SPD.