Resolving Drainage Issues and Optimising Development Potential
Successfully coordinated drainage consultants and challenged the Council's interpretation on the legislations to secure approval for a single-storey rear extension, enhancing two ground-floor flats and increasing rental values
Harrow Council
Authority:
Location:
Canterbury Road, North Harrow
Background
The client’s property was converted into 4 flats in the 1990s. In 2019, he submitted a pre-application inquiry for a new attached dwelling which was not supported by the Council. In response, he pursued a two-storey side and rear extension to expand the existing flats. Unfortunately, the application was refused on the grounds of character and quality of accommodation. Attempts to contact the case officer were unsuccessful. Hence, we were brought in to explore development options.
Our Approach
We presented multiple options to the client and engaged with a drainage consultant and the Council’s Infrastructure Team throughout the application stage due to the presence of a public culvert within the site. However, during the consultation of the planning application, the Infrastructure Team raised additional issues. Given that the site was already hard-surfaced and flood risk not being cited as a refusal reason in the initial application, we indicated that an appeal would be pursued if the application were rejected.
To reach a resolution, the client and the Council agreed on an extension of time to address the technical drainage concerns. Additionally, we challenged the Infrastructure Team regarding inconsistencies in their advice between pre-application and application stages. We argued that their concerns should be addressed under the Drainage Act rather than the Town and Country Planning Act.
Outcome
The full planning application for a single-storey side-to-rear extension was granted. This will provide new open-plan kitchen and dining areas for the two ground-floor flats, offering direct access to the rear garden. The upgrade not only improves functionality but is expected to increase rental values for both units.
Key Takeaways
Some Councils face staffing shortages and are increasingly reluctant to accept amendments during the application stage.
A skilled planning consultant is essential for coordinating technical teams, resolving complex issues, and holding Councils accountable for consistency in decision-making and the proper application of regulations.
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