The redevelopment of the site will include the construction of three blocks, comprising both residential and commercial space(Image: Child Graddon Lewis)
Plans to demolish a former Iceland store in North London to make way for three blocks, comprising 63 flats and commercial space, has been given the go-ahead.
The development represents a “good optimisation” of the site, according to council officers, but there is “disappointment” about the total lack of affordable homes to be delivered – either on or off-site. Harrow Council has approved plans by Developers SRH Estates Limited to redevelop the Greenhill site in Harrow, comprising 368-372 Station Road.
Currently a single storey commercial building – formerly occupied by an Iceland store and now a banqueting hall catering company – and car park, the scheme will provide a mixed commercial and residential car-free development.
The Planning Committee gave the green light to the plans at a recent meeting (December 17), despite concerns about the site’s proximity to Trinity Bar – the borough’s last remaining live music venue – and the lack of affordable housing.
A number of recommendations have been made by council officers “to stop occupiers complaining about the noise” from Trinity – which has a licence until 3am from Monday through to Sunday. A Harrow Planning Officer said: “One would hope that people moving into these flats would be aware of their surroundings but, nonetheless, we must secure that one way or another.”
It is hoped this will be achieved by carrying out a full noise assessment to determine the appropriate mitigation measures to limit disturbances for the future residents, which could include increased window glazing, noise insulating wall fabric and enclosed terraces.
The redevelopment of the site will involve the construction of three new blocks, ranging from three to nine storeys, providing 63 residential flats and more than 1,200sqm of commercial floor space – for businesses including shops, gyms, and medical services
The nine-storey Block A building would be entirely for residential use, comprising a total of 56 flats. Block B would be a mixed commercial and residential three-storey building, containing the remaining seven flats on the first and second floors, whilst ‘Block C’ would be for commercial use only.
The total 63 flats would be made up of 26 one-bedroom, 31 two-bedroom, and six three-bedroom units. However, none of these would contribute to affordable housing numbers “either on-site or via off-site financial contribution” following the results of a viability assessment.
Chair of the Planning Committee, Cllr Marilyn Ashton, said she is “as disappointed as anyone else” regarding the lack of affordable homes. She added: “We really desperately need affordable homes, it’s just that with the market out there you can’t build them – it’s impossible. […] It’s very expensive to build anything these days.”
The application will still be subject to an early and late-stage viability review, which could determine that delivering affordable homes as part of the development becomes feasible – but a number of factors would need to change for that to happen.
The Planning Officer said: “In the scenario that there was a massive change in the London housing market, and prices shot up and build costs plateaued, then conceivably there could be affordable housing – more likely off-site contribution – but that is very much a market driven stipulation rather than a planning one.”
The plan had received objections from some residents, citing concerns over the “excessive height” of the building in relation to the rest of the neighbourhood, the potential “strain on infrastructure”, and increased traffic congestion.
These concerns were dismissed by officers, who had recommended that the plan be approved. They claim that the height of the development is considered “appropriate for this site”, whilst adding that 63 units “would not diminish the transport capacity locally” and that, as the development is car-free, increased car use is “not considered a factor”.
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